HomeMy WebLinkAbout02 PC REPORT CUP 2024-0005 ESCAPE ROOM Docusign Envelope ID:D221594D-CE61-4886-A33A-DAF7214F1235
AGENDA REPORT ITEM #2
MEETING DATE: JULY 23, 2024
TO: PLANNING COMMISSION
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: CONDITIONAL USE PERMIT (CUP) 2024-0005
APPLICANT: PROPERTY OWNER:
JIAPENG ZHAO VESTAR/KIMCO TUSTIN, L.P.
RUN ENTERTAINMENT LLC 2437 PARK AVENUE
11782 STARLILY COURT TUSTIN, CA 92782
CORONA, CA 92883
LOCATION: 2439 PARK AVENUE
GENERAL PLAN: TUSTIN LEGACY SPECIFIC PLAN (SP-1)
ZONING: TUSTIN LEGACY SPECIFIC PLAN (SP-1), PLANNING AREA 16-19
ENVIRONMENTAL THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO THE
STATUS: CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) SECTION
15301 (CLASS 1).
REQUEST: TO ESTABLISH A COMMERCIAL RECREATION USE (ESCAPE
ROOM) LOCATED AT 2439 PARK AVENUE
RECOMMENDATION:
That the Planning Commission adopt Resolution No. 4493 approving CUP 2024-0005 to
establish a commercial recreation use (Escape Room) at 2439 Park Avenue.
APPROVAL AUTHORITY:
SP-1 Section 3.14.3 establishes use regulations for Planning Area (PA) 16-19 and identifies
commercial recreation facilities (Escape Room) as conditionally permitted uses. Tustin City
Code (TCC) Section 9291 grants the Planning Commission the authority to review and act
on CUP applications for commercial recreation uses.
Docusign Envelope ID:D221594D-CE61-4886-A33A-DAF7214F1235
Planning Commission
July 23, 2024
CUP 2024-0005
Page 2
BACKGROUND & DISCUSSION:
Site Location
The project site is within the regional commercial center known as The District, located within
PA 16-19 of SP-1. The subject tenant site is more than 1,000 feet from the nearest
residential use (Amalfi Apartments) and faces the interior of the promenade at The District.
The proposed Escape Room would occupy approximately 1,637 square feet (SF) of space
within a vacant storefront. Only interior tenant improvements are proposed as part of this
project. Figure 1 depicts the general location of the proposed use within The District and
Figure 2 depicts the general location of the proposed use within the promenade.
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Figure 1. Project Location, Aerial View
Docusign Envelope ID:D221594D-CE61-4886-A33A-DAF7214F1235
Planning Commission
July 23, 2024
CUP 2024-0005
Page 3
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Figure 2. Project Site within the promenade of The District
Project Description
The applicant proposes to establish a family-friendly commercial recreation facility
(Escape Room)within an approximate 1,637 SF tenant space. The space will include
two separate rooms (one room 416 square feet, the second room 320 square feet).
Both rooms can be used as an Escape Room or for a Square Game.
An Escape Room is a game in which participants confined to a room or other enclosed
setting are given a set amount of time to find a way to escape (as by discovering hidden
clues and solving a series of riddles or puzzles). The proposed Escape Room option
would be limited to 10 participants and the game proposes critical thinking games and
puzzles that would last approximately 60 minutes.
Docusign Envelope ID:D221594D-CE61-4886-A33A-DAF7214F1235
Planning Commission
July 23, 2024
CUP 2024-0005
Page 4
A Square game is a game that allows players to walk, run, and jump in a large room
stepping on blue tiles while avoiding red tiles. Lights on the floor will encourage
players to move from tile to tile to complete the game (Attachment D and Figure 3).
The proposed Square game would be limited to five participants and the game would
last approximately 30 minutes.
III
Figure 3. Square Game Example
The proposed floor plan includes an entry lobby area that will provide lockers for
participants, general business areas, a 235 square foot party room, and a restroom
facility for participants and staff(Attachment C and Figure 4). Each room will comply
with accessibility requirements pursuant to the Federal Americans with Disabilities
Act (ADA). Security measures are described in more detail in the Security section of
this report.
Docusign Envelope ID:D221594D-CE61-4886-A33A-DAF7214F1235
Planning Commission
July 23, 2024
CUP 2024-0005
Page 5
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Figure 4. Proposed Floor Plan and Legend
At maximum capacity, the business anticipates hosting the following number of
people on-site.
Table 1. Maximum number of Employees and Customers
Maximum Occupants
20 Guests Total
Square Game-5 Guests per room (10 total max.)*
Customers Escape Room - 10 Guests per room (20 total max.)*
*Rooms can be used interchangeably and
maximum participants would not exceed 20 at
any given time.
Employees 2 Employees
22 occupants total
Total (Square Game and Escape Room will use the same
space with a maximum capacity of 20 people.)
Docusign Envelope ID:D221594D-CE61-4886-A33A-DAF7214F1235
Planning Commission
July 23, 2024
CUP 2024-0005
Page 6
Operation of Escape Room
Customers are generally expected to arrive in groups by reservation, however, the
business will serve walk-up customers for the purpose of participating in either
Square Game or an Escape Room. The space will include two separate rooms (one
room 416 square feet, the second room 320 square feet) that will be decorated and
contain critical thinking puzzle games. The rooms can be used interchangeably as an
Escape Room (maximum 10 people per room) or for the Square Game.
The applicant proposes hours of operation that are consistent with other uses in The
District and similar to an established escape room located at 1622 Edinger Avenue,
Suite C that is adjacent to residential uses. The proposed business hours are shown
in Table 2 below.
Table 2. Proposed Hours of Operation
Hours
Sunday to Thursday 11 a.m. to 9 p.m.
Friday to Saturday 11 a.m. to 11 p.m.
Noise
Amplified music is proposed within the game rooms, and as conditioned, the subject
tenant space will be soundproofed and volume shall comply with the City's Noise
Ordinance standards (TCC Article 4, Chapter 6) for both interior and exterior noise
levels at all times (COA 2.10). Therefore, noise impacts are not anticipated.
Security
Several security measures will be implemented in both the operation and design of
the business as conditioned. Specifically:
• All doors will remain unlocked during business hours
• Cameras will be installed to cover all interior spaces
• Emergency exit signage and exits
The Tustin Police Department reviewed the project and did not have concerns with
the establishment, as proposed.
Docusign Envelope ID:D221594D-CE61-4886-A33A-DAF7214F1235
Planning Commission
July 23, 2024
CUP 2024-0005
Page 7
Parking
The minimum number of required parking spaces for The District at Tustin Legacy is
established via a joint-use parking study and considers all existing and proposed uses
on-site. The applicant submitted a Supplemental Parking Assessment, prepared by
Linscott, Law, & Greenspan, Engineers (LLG), dated April 11, 2024, for The District,
analyzing parking needs for the center including the proposed escape room and other
existing and proposed tenants (Attachment E). The study concludes that sufficient
parking is provided on-site (4,833 parking spaces provided)to accommodate all uses
within The District at peak periods.
Environmental Review
The proposed project is Categorically Exempt from the provisions of the California
Environmental Quality Act (CEQA) per State CEQA Guidelines Section 15301 (Class 1 —
Existing Facilities) in that the project site is an existing facility and involves minor
alterations to the structure and negligible expansion to an existing commercial use.
CONCLUSION:
Based on the findings provided, staff recommends the Planning Commission adopt
Resolution No. 4493 approving CUP 2024-0005, authorizing the establishment of a
commercial recreation facility (Escape Room) at 2439 Park Avenue.
Prepared by:
DocuSigned by:
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Brenna Wengert, AICP, Planner Consultant
Approved by:
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Raymond Barragan, Principal Planner
DocuSigned by:
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Justina L. Willkom, Director
Docusign Envelope ID:D221594D-CE61-4886-A33A-DAF7214F1235
Planning Commission
July 23, 2024
CUP 2024-0005
Page 8
Attachments:
A. Location Map
B. Land Use Fact Sheet
C. Submitted Plans & Elevations
D. Business Plan
E. Supplemental Parking Assessment (April 11, 2024)
F. Resolution No. 4493
a. Exhibit A— Conditions of Approval
ATTACHMENT A
Location Map
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2439 Park Ave
Project # CUP 2024-0005
ATTACHMENT B
LAND USE APPLICATION FACT SHEET
1. LAND USE APPLICATION NUMBER(S): CUP 2024-0005
2. ADDRESS: 2439 Park Avenue
3. APN(S): 434-441-16
4. PREVIOUS APPLICATION RELATING TO THIS PROPERTY: CUP 2023-0023 FOR
ESTABLISHMENT OF THE WORLD OF RACING COMMERCIAL RECREATION USE AT 2473 AND
2475 PARK AVENUE (REF. ONLY FOR MOST RECENT PARKING STUDY FOR THE DISTRICT)
5. SURROUNDING LAND USES:
NORTH: REGIONAL COMMERCIAL CENTER (THE DISTRICT)
EAST: REGIONAL COMMERCIAL CENTER (THE DISTRICT)
SOUTH: INDUSTRIAL OFFICE (CITY OF IRVINE, ACROSS BARRANCA PKWY)
WEST: REGIONAL COMMERCIAL CENTER (THE DISTRICT)
6. SURROUNDING ZONING DESIGNATION:
NORTH: TUSTIN LEGACY SPECIFIC PLAN (SP-1)
EAST: TUSTIN LEGACY SPECIFIC PLAN (SP-1)
SOUTH: CITY OF IRVINE, ACROSS BARRANCA PKWY
WEST: TUSTIN LEGACY SPECIFIC PLAN (SP-1)
7. SURROUNDING GENERAL PLAN DESIGNATION:
NORTH: TUSTIN LEGACY SPECIFIC PLAN (SP-1)
EAST: TUSTIN LEGACY SPECIFIC PLAN (SP-1)
SOUTH: CITY OF IRVINE, ACROSS BARRANCA PKWY
WEST: TUSTIN LEGACY SPECIFIC PLAN (SP-1)
8. SITE LAND USE:
A. EXISTING: VACANT (PREVIOUSLY MULTITENANT COMMERCIAL))
B. PROPOSED: COMMERCIAL RECREATION FACILITY
C. GENERAL PLAN: TUSTIN LEGACY SPECIFIC PLAN (SP-1) (NO CHANGE)
D. ZONING: TUSTIN LEGACY SPECIFIC PLAN (SP-1) (NO CHANGE)
DEVELOPMENT FACTS:
9. LOT AREA: 9.99 ACRES.
10. BUILDING AREA: APPROX. 1,637 SF TENANT SPACE
11. PARKING: PER PARKING STUDY DATED APRIL 11, 2024
REQUIRED: 4,727 PARKING SPACES
PROPOSED: 4,833 PARKING SPACES
12. TENANT IMPROVEMENTS: INTERIOR TENANT IMPROVEMENTS, NEW SIGNAGE
13: SIGNAGE: PER THE DISTRICT MASTER SIGN PROGRAM
ATTACHMENT C
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ATTACHMENT D
RGB RUN
Business Plan
OPERATIONS PLAN
1 . General Summary
Square Battle is a 30 mins game that allows players to walk, run, or jump in
a wide room. Players need to step on blue tiles but avoid red tiles at the same
time. The lights on the floor will engage players to move and consume their
energy, and then reach the goals: Fitness and Fun.
The escape room game will use the same space of the 2 game rooms, doing
with some decorations and puzzles. There will be 2 escape room options,
which are not scary, not chasing, but critical thinking puzzle games.
2. Operation Schedule
a. 11 a.m. — 9 p.m. Sun-Thur
b. 11 a.m. — 11 p.m. Fri-Sat
Reservation & Walkin
3. Maximum Capacity
a. 10 Guests (5 Guests/Room/0.5 hour) and 2 Employee (Square game)
b. 20 Guests (10 Guests/Room/hour) and 2 Employee (Escape game)
*Same amount for hourly traffic. Square Game and Escape Game will use
the same space, so 20 will be the maximum capacity.
Pricing & Duration
a. $25/person - 30 mins (Square game)
b. $40/person - 60 mins (Escape game)
*May have minor modifications to fit the American market
Safety
a. All doors will keep unlocked during business hours.
b. Cameras will be installed to cover all interior space (Camera layout
attached)
c. For any emergency, people will be able to exit the building following the
standard exit signs (Exit Route attached)
Game Rooms
a. Two Game Rooms (26*16 ft, 20*16 ft)
Other Rooms
a. Lobby
b. Party Room
C. Restroom
Staffing
a. Owner Operator
b. 1 employee
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ATTACHMENT E
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MEMORANDUM `�
2 Executive Circle
To: Jiapeng Zhao, CEO Date: April 11, 2024 suite 250
Irvine,CA 92514
BJ Entertainment 949.825.5175 T
949V5.5939 F
From: Richard E. Barretto, P 'ncipal t_t_G Ref: 2.24.4803.1 www.ilgangineers.com
LLG, Engineers
Pasadena
cc: file Irvine
San Diego
Supplemental Parking Assessment for the proposed RGB Run
Subject Entertainment Venue- The District at Tustin Legacy
Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this Supplemental
Parking Assessment associated with the proposed RGB Run entertainment venue at
The District at Tustin Legacy. Pursuant to our discussions, we understand that the
preparation of a shared parking analysis addendum is required by the City as a part a
Condition Use Permit (CUP) application for proposed tenant modifications to allow
for the construction of the proposed Project.
Please note that this parking addendum also includes the parking implications
associated with tenant improvements for the Union Market Tustin to allow for the
operations of a Karaoke Lounge and a Japanese BBQ restaurant, as well as Pho N
Mor restaurant in place of retail, restaurant, and in-line food uses floor area as now
allowed, plus the tenant improvements associated with the World of Racing, a
proposed 7,002 SF virtual simulation racing venue.
Existing Development
The District at Tustin Legacy is an existing shopping center, inclusive of recently
approved tenant improvements, that consists of general retail, department stores, pet
supply store, a home improvement store, a membership warehouse with gas
dispensing station, financial institutions/banks and a grocery store with 755,183 SF of
retail floor, up to 134,543 SF food-uses/restaurants, a 12,123 Karaoke Lounge, a
7,002 SF World of Racing venue, a 24,000 SF Planet Fitness health club, a 68,150 SF
movie theatre with 1,581 seats (the recent remodel resulted in a loss of seats from an
original total of 3,003 seats), up to 18,223 SF of outdoor dining area and a 31,659 SF
outdoor garden center.
Proposed Project
The proposed RGB Run project includes tenant modifications to Suite 2439 Park David S.Shender,PE
Avenue to allow for the development of a 1,716 SF entertainment venue where John A.Boorman,PE
players/participants walk, run or jump in two (2) game rooms stepping on red, green Richard E.Barretto,PE
or blue tiles on the floor to achieve their goal while engaging in fitness and fun. Kell D.Maherry,PE
KC Yellapu,PE
Dove Roseman,PE
Shankar Ramakrishnan,PE
An L02W9 Company Faund Od 1966
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BJ Entertainment
April 11, 2024
Page 2
The proposed Project would operate Sunday through Thursday, from 11:00 AM to
9:00 PM. On Fridays and Saturdays, the Project would be open from 11:00 AM to
11:00 PM. The Project will have two (2) game rooms, with a maximum occupancy of
six (6)players in the first room and four (4)players in the second room. Each session
would be 30 minutes in duration. A small party room with a maximum capacity of 14
attendees is proposed as well. The use of the party room would require reservations
and linked to the use of the Project's game rooms. The Project would be closed to
"outside" customers when a"private parry" is scheduled. The Project's staff includes
two (2) employees, one (1) per room, plus one (1) manager/owner-operator. Given
the operational characteristics of the Project, a maximum of 34 players/participants
and a staff of three (3) employees would be on-site during the peak hour of the
Project's hours of operation. Conservatively, it is assumed that two (2) additional
employees would be on-site when a "private party" is scheduled to assist in the
operations of the facility and provide a memorable experience for the
players/participants.
Attachment I includes the Architectural Title Sheet for the Project, whereas
Attachment 2 presentt the preliminary Site Plan/Floor Plan for the RGB Run project,
provided by BJ Entertainment.
Given the RGB Run project proposed to occupy a 1,716 SF retail-designated suite an
"arcade" type entertainment use, the City's parking rate for the proposed use was
calculated at 1 space per 200 SF and considered for use in this analysis. To account
for the staff's peak parking demand when a "private party" is scheduled, 1 space per
employee was included based on a peak staffing of five (5) employees. Hence, a
code-parking requirement of 14 spaces is calculated ((1,716 SF x 1 space/200 SF) +
(5 employees x 1 space/employee) = 14 spaces).
To validate the Project's parking requirement a provide a conservative assessment, a
parking ratio of 1 space per 3 players/participant was applied to Project's maximum
occupancy to forecast the peak parking demand. Additionally, the employee demand
(5 employees) was added to the player/participant demands. Hence, the Project's
forecast peak parking demand results in a requirement of 16 spaces ((34 players/
participants x 1 space/3 players/participants) + (5 employees x 1 space/employee) _
16 spaces).
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BJ Entertainment
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Parking Analysis Addendum
Consistent with our prior supplemental analyses, this parking analysis only focuses on
requirements of The District during a peak non-holiday winter weekday and weekend
conditions, which represents the project's peak parking demand and utilizes an
overall parking supply of 4,833 parking spaces as verified in prior studies. The
parking assessment reflects all recent changes documented in the October 2015,
February 2016, April 2016, August 2016, May 2017, June 2022 parking studies, as
well as and the recent parking assessments that were prepared for the Costco
Mezzanine Expansion in September 2022, and the parking analysis for the proposed
Karaoke Lounge, Shiki Shimi Japanese BBQ and Pho N Mor, dated December 11,
2023, and the proposed World of Racing, dated November 14, 2023.
With the above referenced changes, the mix of uses at the District at Tustin Legacy,
which total 1,050,883 SF, will include 755,183 SF of retail floor, up to 128,183 SF
food-uses/restaurants/entertainment(inclusive of the 3,470 SF Pho N Mor restaurant),
a 24,000 SF Planet Fitness health club, a 68,150 SF movie theatre with 1,581 seats
(the recent AMC Theaters remodel resulted in a loss of 1,352 seats from the previous
total of 2,933 seats), up to 16,518 SF of outdoor dining area and a 31,659 SF outdoor
garden center, the conversion of Union Market Tustin to include a proposed 12,123
SF Karaoke Lounge and 6,360 SF Shika Shimi Japanese BBQ with 1,705 SF of
outdoor dining, plus World of Racing, a proposed 7,002 SF virtual simulation racing
venue that would replace prior tenants that included Union Ryde, a 2,500 SF health
fitness studio, and Bubble Pop, a 4,502 SF interactive bubble experience.
The methodology utilized in this report is similar to that of prior reports with the
exception that the shared parking profiles have been updated to reflect the current
shared parking methodology outlined in Urban Land Institute's (ULI) Shared
Parking, 3Yd Edition. For example, the current 3rd Edition ULI now has additional
land uses such as Discount Stores/Superstore and Home Improvement Stores which
were used for Costco and Lowes, respectively. Additionally, the current ULI has
made refinements to other profiles to more accurately represent current conditions.
Table A, located at the end of this letter report, summarizes the updated mix of land
uses and floor area for the District at Tustin Legacy with the recently approved tenant
improvements associated with the conversion of Union Market Tustin to allow for a
Karaoke Lounge and Japanese BBQ restaurant, as well as a Pho N Mor restaurant,
and the World of Racing virtual simulation racing venue project, plus all prior
approved and recent proposed tenancy modifications at The District, as noted
previously.
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For the proposed RGB Run project, the parking profiles were based on the Project's
weekday (Friday) and weekend (Saturday) hours of operation. As noted earlier, since
this is a unique use a parking ratio of 1 space per 3 players/participants was applied to
the maximum number of players/participants to forecast the peak parking demand.
Additionally, the employee peak demand (5 employees) was added to the customer
demands. To provide a conservative assessment and flexibility for the Project when
scheduling "private parties", it was assumed that the Project would operate at 100%
peak capacity throughout the weekday and weekend.
Application of Shared Parking Methodology
Tables B and C present the weekday and weekend parking demand profiles for The
District at Tustin Legacy based on the shared parking methodology, assuming the
occupancy of recently approved tenant improvements, current vacant suites and
completion of the proposed RGB Run Project.
Columns (1) through (14) of Tables B and C present the parking accumulation
characteristics and parking demand of current tenant mix/allowable uses at The District
at Tustin Legacy for the hours of 6:00 AM to midnight, whereas Column (15), Column
(16) and Column (17) present the hourly parking associated with the conversion of
Union Market Tustin to allow for a proposed Karaoke Lounge,proposed Japanese BBQ,
and proposed Pho N Mor restaurant, respectively. Column (18) presents the parking
demand associated with the proposed World of Racing project. Column (19) presents
the parking demand for the proposed RGB Run project. It is noted that the demand
associated with Union Ryde and Bubble Pop, as shown in Column (11) and Column
(12)would be replaced by the parking demand of the Project as shown in Column (18).
Column (20) presents the expected joint-use parking demand for the entire site on an
hourly basis, while Column (21) summarizes the hourly parking surplus/deficiency (no.
of spaces) for the retail center compared to a shared parking supply of 4833 spaces. Note
that the sizing(floor area) of each land use, and recommended parking rates are included
in the tabular headings of each type. Both tables highlight the forecast peak parking
demand for the Project.
Weekday Parking Assessment for Peak Non-Holiday
Table B presents the hourly shared parking demand forecast on a weekday day with
the proposed Project, in combination with all current and recently proposed uses. As
shown, the proposed Projects will not have a parking impact, as the peak weekday
afternoon parking demand for The District is forecast to total 4,541 spaces, with an
evening peak hour parking demand of 4,381 spaces. With a parking supply of 4,833
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Page 5 "N%Um
spaces, a parking surplus of 292 spaces is forecast at 1:00 PM during a non-holiday
weekday condition, whereas a parking surplus of 452 spaces is forecast at 6:00 PM
during a non-holiday weekday condition.
Weekend Parking Assessment for Peak Non-Holiday
Table C presents the hourly shared parking demand forecast on a weekend day with
the proposed Project, in combination with all current and recently proposed uses. As
shown, the proposed Project will not have a parking impact, as the peak weekend
afternoon parking demand for The District is forecast to total 4,733 spaces. With a
parking supply of 4,833 spaces, a parking surplus of 100 spaces is forecast at 1:00
PM during a non-holiday weekend condition.
As shown, the District's parking supply of 4,833 spaces satisfies the peak weekend
evening parking demand of 4,541 spaces projected to occur at 6:00 PM in the evening
during a non-holiday winter weekday condition.
Bar Charts A and B graphically illustrate the weekday and weekend hourly parking
demand forecast for The District with the proposed Project, respectively. Each land
use component and its corresponding hourly Shared Parking demand for various
mixes of uses, which were presented in Tables B and C, are depicted in these two
graphs relative to a total shared parking supply of 4,833 spaces. A review of these
figures indicates that The District's available parking supply spaces will adequately
accommodate the weekday and weekend hourly shared parking demand of all
existing and recently approved uses, including the proposed RGB Run project, for all
morning, midday, afternoon and evening hours.
Peak Demand by Month
The most current ULI now provides detailed monthly demands by land use. Tables D
and E present the hourly parking demand on a monthly basis for The District
inclusive of the proposed Karaoke Lounge. Review of Table D and E shows that
additional surpluses beyond what was identified in Tables B and C will be provided
throughout the year as each use peaks during their respective months.
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Page 6 "�
Conclusions
The parking supply of 4,833 parking spaces is sufficient to accommodate the shared
parking demands of The District, including proposed RGB Run project, plus the
proposed modification of the Union Market Tustin to accommodate the a Karaoke
Lounge, a Japanese BBQ and Pho N Mor restaurant, and World of Racing, plus all
previously approved and recently proposed tenant changes.
Hence, we conclude that the proposed Project, which includes tenant modifications to
convert a retail suite to an entertainment venue, will not have a parking impact and
the results of prior parking analyses for The District are still valid, inclusive of the
recent supplemental analyses.
If there are any further questions, or you require any additional information, please do
not hesitate to call me.
M Shane Green, P.E., Senior Transportation Engineer
of ES Slp�,.
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TABLE A
UPDATED PROJECT DEVELOPMENT SUMMARY I TENANT MIX[1]
RGB RUN AT THE DISTRICT AT TUSTIN LEGACY
Land Use Size[1]
Planning Area 16-Big Box Retail
Retail-Major 8 Costco[9] 161,373 SF[91
Retail-Majors 9&10 273,420 SF
Retail-Shop 9 6,161 SF
Restaurant-Pad 9/Shops 9 15,633 SF
PA 16 Building Floor Area: 456,587 SF
Garden Center-Major 9 31,659 SF
Outdoor Patio 1,500 SF
Including Garden Center and Patio: 489,746 SF
Planning Area 17-Other Maiors
Retail 44,908 SF
PA 17 Building Floor Area: 44,908 SF
Planning Area 19-West-Life Style Center
Retail[4] 38,325 SF
Restaurant[5] 49,386 SF
Bowling Alley w/30 lanes&2,287 SF Restaurant[2] 28,000 SF
Planet Fitness Health/Fituess Club[6] 24,000 SF
Bar Louie with Outdoor Patio[7] 7,837 SF
Union Ryde,a Spin Studio[8][15] -2,500 SF
Bubble POP,an interactive children venue[10][15] -4,502 SF
Entertain Venue w/275 seats(now vacant shell space) 3,728 SF
Office-Management-2429&2433 Park[3] 1,214 SF
Movie Theatre w/1,581 seats(previous total was 2,933 seats)[11] 68,150 SF
Karaoke Lounge[4][13] 12,123 SF
Sbika Shima Japaness BBQ[14] 6,360 SF
Sbika Slurna Japaness BBQ outdoor patio[14] 1,705 SF
Pho N Mor[14] 3,470 SF
Pho N Mor outdoor patio[14] 340 SF
World of Racing[15] 7,002 SF
Retail Suite Conversion[16] -1,716 SF
ROB Run[16] 1,716 SF
PA 19W Building Floor Area: 251,311 SF
Outdoor Patio[5][7] 10,799 SF
Subtotal 262,110 SF
Planning Area 19-East-Jamboree Shops
Retail-Majors 2 to 7,Pad 3-6,and Shops 10 202,090 SF
Restaurant-Pads 3-1,5,6&8 27,617 SF
Financial Institution/Bank-Pads 3-2&4 10,343 SF
Fast-Food Restaurant-Pad 1(Chick-fd-A) 4,767 SF[12]
Fast-Food Restaurant-Pad 2(In-N-Out) 3,378 SF
PA 19E Building Floor Area: 248,195 SF
Outdoor Patio 5,924 SF
Including Patio: 254,119 SF
Total Gross Building Square Footage 1,001,001 SF
Total Garden Center Square Footage 31,659 SF
Total Outdoor Restaurant Patio Area 18,223 SF
Total Project Scivare Footage 1,050,883 SF
[I]Source:The LAstrtct at Tasttn Legacy Stte Pdan prepm'ed by P+R&tenant fnf rvnatfon pr'orfded by Yestm'
[2]Floor area includes 2,287 SFof restaurant/bar square-footage(Source:Vestu)
[3]Represents Floor area dedicated to Management and Security offices,plus covversiov of Loft to office scut.tSou-LPAN star)
[4]includes covversiov ofmtall within fomer Uviov Market to Kuaoke Lounge.
[5]includes 823 SF for Two Hand ComDog to Suite 2485 Puk Avenue.
[6]Planet Fitness wW convert 24,000 SF ofretaildesigvated Floor area occupied by DSW to a health/fitness dub.
[7]Bar Louie will occupy the former Pan era Bread unit(4,771 SF)and cove eft 3,066 SF of the adjacent unit,resulting to a total SF of 7,937 SF.
Bar Lout, dlalso mdude 1,546 SF o f outdo or din ing/patio uea.
[8]Uviov Ryde wW occupy a 2,5W SF retail suite with a health/fitness dub(spiv studio).
[9]Costco Pq sta,iov Prot-t includes addition.of 834 SF of me-ho,space to accommodate employee to cker momaddition.
[10]BubblePOP wW occupy a 4,502 SF mtall suite with a"studio for art"(children,mfi,m th,e studio).
[I II AMC 14 Theater was m-modelled and vow has a total of 1,581 seats,a reduclio.of 1,352 seats fiom the previous total of2,933 seats.
[12]Chiclk-fil-A L pansiov Project includes addition.of 535 SFof Floor area to an eesting building of 4,232 SF for a total Floor area of 4,767 SF.
[13]includes covversiov of ratan within fomer Uviov Muket to Kmoke Lounge that includes a 1400 SF bar seating cepaclty of 68 persons and
20 V1P(kuaoke)Rooms with.total caps ity of 146 p...ovs.The poposed hours of opemtiov are Monday through Sunday,3:W PM to 2:W AM.
[14]includes covversiov of ratan/iv-line food uses within former Uviov Market to a Japanese BBQ(Shika Sha us),with 1,705 SF of outdoor patio,
as well as proposed Pho N Mor,whidr totals 3,470 SF ofallowable mstaurant space plus 340 SFof outdoor patio.
[15]W odd ofRa ing will completetevant hmprovemevts to occupy a 25W SF fovmerhealth sNdto suite(Uviov Ryde)and a 4,%2 SF fomer chlldrev's interactive studio(Bubble Pop)
with a state ofthe ut virtual racing center with 32 shoothdors.
[16]RCS Run will complete tenant hmpoo--ts to occupy a 1716 SF of a u,hd-esigvated suite(Suite 2439)with an mfi,ftsinrnevt venue
whem players/pstampants walk,my oqump in two(2)garne rooms with a combined max capaclty of 10 persons,plus a svua party room to accommodate up to 14 persons.
A staff oftwo(2)employees perroom,plus no, outto. downer-operator is planned during the Proj-t's hours of operation.
N:A4800A2244803-RGB Rim at The District at Tustin Legacy\Report\4803 RGB Rim at the District Parking Assessment 04-11-2024.doc
TABLE B
WEEKDAY MD(ED-USE SHARED PARKING DEMAND ANALYSIS
RGB RUN AT THE DISTRICT AT TUSTIN LEGACY
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TABLE C
WEEKEND MIXED-USE SHARED PARKING DEMAND ANALYSIS
RGB RUN AT THE DISTRICT AT TUSTIN LEGACY
Fs
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TABLE D
MONTHLY WEEKDAY MIXED-USE SHARED PARKING DEMAND ANALYSIS
RGB RUN AT THE DISTRICT AT TUSTIN LEGACY
Mouth Tauuary February March April May Tuue Tuly August September October November December Late December
Lime ofDay Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of
Spaces Spaces Spaces Spaces Spaces Spaces Spares Spaces Spaces Spaces Spares Spaces sp.-
6 00 AM 313 309 330 319 329 319 313 321 316 334 338 374 340
7 00 AM 489 484 534 529 554 539 532 542 513 541 117 619 564
8:00 AM 796 797 884 879 925 903 888 902 850 891 922 1.029 934
9:00 AM 1.311 1.317 1,461 1.449 1.529 1,497 IA69 1.492 IA07 IA73 1.529 1.737 1.569
10:00 AM 1.944 1954 2,197 2.180 2.310 2257 2.219 2253 2.107 2207 2.294 2,609 2.352
11:00 AM 2.551 2.564 2,986 2.956 3.020 2.9 9 2.907 2948 2.758 2.988 2.974 3,400 3.078
12:00 PM 3.187 3205 3,603 3.542 3.764 3.674 3.648 3.689 3.418 3.573 3.697 4.254 3.986
1:00 PM 3,235 3,254 3,643 3,570 3,810 3,715 3,710 3,734 3,443 3,599 3,747 4,305 3,975
2:00 PM 3.049 3.065 3,426 3.359 3.593 3,506 3.503 3.519 3236 3.382 3.544 4.072 3.770
3:00 PM 2.674 2.692 3,005 2.947 3.158 3,094 3.082 3.094 2.938 2968 3.131 3.600 3.339
4:00 PM 2.747 2.763 3,078 3.010 3223 3,146 3.151 3,164 2902 3.035 3,194 3,674 3A13
5:00 PM 3.029 3.040 3,379 3.292 3.517 3,427 3A44 3,455 3,178 3.319 3,471 3973 3.711
6:00 PM 3.167 3,179 3,538 3.437 3.671 3,575 3.597 3,610 3,321 3A71 3,611 4,147 3.975
7 00 PM 3.035 3,044 3,374 3.261 3,493 3,399 1 3,446 3,444 3,147 1 3,296 1 434 3931 3,723
8:00 PM 2.788 2,793 3,085 2.970 3,196 3,102 3,175 3,151 2,961 2983
]1 PM 2, 6 3,,128 3,558 23,,,403']21
363
4 2,36 2,594 40 ,6] ,5 .6]6 639 ,38]9 2,48] 2660 2939 28839:00 ,80P 1943 75 92 1,� 1,904 1.97 2.0600P01M 1164 1,258 1,364 1,295 9
40 1,996
1,344 1.415 1,379 1,241 1,298 1.329 1.451 1,490
12:00 AM 529 525 564 530 578 555 597 571 507 525 550 584 629
Notes: Km
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TABLE E
MONTHLY WEEKEND MIXED-USE SHARED PARKING DEMAND ANALYSIS
RGB RUN AT THE DISTRICT AT TUSTIN LEGACY
Month Tauuary February March April May Tuue Tuly August September October November December Late December
Tio[Day Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of
Spaces Spares Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces sp.-
6 00AM 296 292 314 307 317 310 303 307 304 320 324 353 323
700AM 401 398 444 441 463 452 443 448 429 450 459 506 460
8:OOAM 847 855 965 962 1.020 1.000 977 993 930 969 1.014 1,171 1.048
9:OOAM 1.378 1.391 1,571 1.564 1.662 1.632 1.591 1.622 1,514 1.581 1.656 1916 1.716
10:00AM 1.779 1.901 2,031 2.017 2.143 2.107 2.060 2.100 1.956 2.039 2.143 2,498 2.237
11:OOAM 2.483 2.509 2.936 2.904 2977 2920 2.868 2919 2.718 2.939 2958 3,433 3.085
12:OOPM 3.102 3.140 3.570 3.500 3.748 3.672 3.621 3.641 3.378 3.539 3.695 4,262 3.970
1:00 PM 3,224 3,284 3,764 3,663 3,970 3,893 3,940 3,824 3,533 3,705 3,921 4,529 4,128
2:00 PM 3.083 3.149 3.618 3.509 3.926 3,760 3.708 3.675 3.387 3.554 3.900 4,402 4.014
3:00 PM 2969 3.036 3,488 3.384 3.696 3,632 3.577 3.543 3,262 3.426 3.670 4,252 3.978
4:00 PM 2,997 2.963 3,389 3269 3,570 3,511 3.463 3.430 3,162 3.321 3,564 4,136 3.779
5:00 PM 3.023 3.084 3,503 3.366 3,669 3,603 3.564 3.523 3,263 3.423 3,662 4,218 3.981
6:00 PM 3.195 3.252 3,698 3.553 3,959 3,785 3.752 3,705 3,435 3.604 3,912 4,366 4.035
7:OOPM 3.109 3,180 3,646 3.489 3,929 3,755 3.727 3,642 3,369 3.532 3,759 4,291 3.981
8:OOPM 3.086 3,169 3,666 3,497 3,974 3,900 3.772 3,647 3,366 3.534 3,778 4,271 3.998
9:00PM 2,625 2,706 3,141 2972 3,316 3,258 3241 3,106 2,865 3.006 3.233 3,641 3.436
10:OOPM 1,988 2,071 2,393 2,196 2,4']'] 2,449 2.458 2,319 2,133 2236 2A45 2,762 2.662
11:OOPM 1,569 1,626 1,970 1,705 1920 1,992 1913 1,794 1,657 1.736 1.973 2,083 2A38
12:00AM 904 937 1.084 992 1.121 1,101 1.115 1,034 960 1.008 lA77 1.170 1.158
Notes: Ke
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ATTACHMENTS
PROJECT SITE PLAN/FLOOR PLANS
FOR RGB RUN
LINSCOTT,LAW&GREENSPAN,engineers LLG Ref.2-24-4803-1
RGB Run at The District,Tustin Legacy
n 4800 2244803-RGB Ruu at The District at Tustin Leeacy Report 4803 Dividers.doc
162 s D '
2439 PARK AVE,TUSTIN,CA 92782 a�'u
NEW GAME BUSINESS
SPRING 2024 c W
vDO
IiL
o F
E
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5
i
r:;n
DEMOLITION PLAN SC:1/8"=1' (E�SC:1/8"=1' OC,,AONCY LOAD SC:1/8-1'(D(E�SC:1/128-1'
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9
9 ATTACHMENT 1
RGB RUN OPERATIONS PLAN
F
Hours of Operation: o a--
Sunday-Thursday: 1 1 am -9 pm
Friday-Saturday: 1 1 am - 1 1 pm
Game Room Capacity and Game Session Duration:
Room 1:six(6)players/participants
Room 2:four(4)players/participants
Duration:30 minutes(1/2 hour)per games per room came Room#i
four(4)games per hour
Capacity:maximum of 20 players participants per hour ° ,F m.•=°w-.LL
Staffing:
<n n<
One(1)Owner/Operator as as
Two(2)Employees,assigned one(1)per game room
Three(3)Employees total on a daily basis
Special Celebrations-Party Room: Game Room#2
Capacity: 14 attendees maximum
Restrictons:use of facility requires reservation and is to be used in
conjunction with Game Rooms.The venue would be closed to the
19'll" 5'I"
public(other customers)when a "Private Party"is scheduled.
1—� Part Room
Additional staffing:two(2)additional employees assumed to '
provide assistance during special celebration. - -
ATTACHMENT 2
PROPOSED FLOOR PL4N
BAR CHARTS
LINSCOTT,LAW&GREENSPAN,engineers LLG Ref.2-24-4803-1
RGB Run at The District,Tustin Legacy
n 3800 2244803-RGB Ruu at The District at Tustin Leeacy Report 4803 Dividers.doc
BAR CHART A-Weekday Shared Parking Demand for The District at Tustin Legacy
5,000
4,455 4,541
4,500 4,314 4,381
4,206 4,173
4,000 ------------------- 3,826 3,896 3,816
3,557 _
3,500
c ■ 3,161
0
z 3,000
2,738
2,500
2,233
0
m
2,000 ---- ---- 1,819
a
1,578
1,500
1,082
1,000 -
650 658
395
5000
6:OO AM 700 AM 800 AM 900 AM 1000 AM 11:OO AM 12:OOPM 100 PM 2:OOPM 3:OOPM 400 PM S:OOPM 6:OOPM 700 PM 8:OOPM 900 PM 1000PM 1100 PM 12:OO AM
Total 395 650 1,082 1,819 2,738 3,557 4,455 4,541 4,314 3,826 3,896 4,206 4,381 4,173 3,816 3,169 2,233 1,578 658
■Proposed RGB Run Project 0 0 0 0 2 16 16 16 16 16 16 16 16 16 16 16 16 16 2
■Proposed World of Racing 0 0.. 0 0 0 4 39 39 39 39 39 39 39 39 39 39 39 39 39
■Proposed Pro N More 0 1 3 4 9 16 26 26 23 15 18 26 32 33 33 33 32 25 9
■Proposed Japanese BBQ 0 2 5 8 18 33 54 54 48 32 38 55 67 70 70 70 67 54 19
■Propoosed Karaoke Lounge 0 0 0 0 0 0 0 0 2 9 14 19 28 48 63 79 79 62 41
■Bank 0 0 29 50 53 38 38 38 44 38 47 53 0 0 0 0 0 0 0
■Office 0 1 3 5 5 5 4 4 5 5 4 3 1 1 0 0 0 0 0
■Planet Fitness 113 67 67 113 113 128 98 113 113 113 128 145 160 143 126 108 55 17 0
■The District Cinema 0 0 0 0 0 2 75 156 186 189 189 209 209 273 337 337 273 222 139
■Bowling Alley 0 3 8 12 34 70 119 119 104 68 82 121 149 156 156 156 149 118 39
■The Loft Entertainment 0 0 0 0 0 69 69 69 0 0 0 36 48 56 69 69 69 69 69
■Fast-Food Restaurant 6 9 17 24 46 69 80 80 72 49 44 49 68 65 40 24 17 9 6
■Fine/Casual Dining 0 26 67 99 238 437 708 708 636 415 496 720 882 919 919 919 882 700 246
■Home lmprovemen 99 132 219 339 519 595 600 595 589 552 519 493 459 372 313 192 73 0 0
Stores/Garden
■Discount Stores/ 108 239 306 437 503 575 651 651 651 651 627 569 503 408 306 211 79 49 32
Superstores
■Storage 1 4 9 19 31 40 51 51 49 45 45 45 46 42 36 24 10 4 0
■Retail with In-Line Food 68 166 349 709 1,167 1,460 1,827 1,822 1,737 1,590 1,590 1,608 1,674 1,532 1,293 892 393 194 17
RGB Run at The District at Tustin Legacy
BAR CHART B-Weekend Shared Parking Demand for The District at Tustin Legacy
5,000 _..........
4,733
4,500
4,601 4,310 4,551
4,446 4,448 4,485 4,506
4,392
4,000 3,842
w
3,572
m 3,500 --
n
H
`o
0 3,000 - ---- 2,872
Z
2,598
c
2,500 ---
p 2,163
m 2,006
` 2,000
v
1,500
H 11229 1,233
1,000
539
5000 _.....3.
78
6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 1100 AM 12:00 PM 100 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 1100 PM 12:00 AM
Total 378 539 1,229 2,006 2,598 3,572 4,446 4,733 4,601 4,448 4,310 4,392 4,551 4,485 4,506 3,842 2,872 2,163 1,233
■Proposed RGB Run Project 0 0 0 0 2 16 16 16 16 16 16 16 16 16 16 16 16 16 2
■Proposed World of Racing 0 0 0 6 41 41 41 41 41 41 41 41 41 41 41 41 41 41 41
■Proposed Ph,N More 0 1 2 3 4 9 21 22 19 19 19 25 35 36 38 35 35 34 20
■Proposed Japanese BBQ 0 2 3 7 8 19 43 47 40 40 40 53 74 78 81 74 74 72 41
■Propoosed Karaoke Lounge 0 0 0 0 0 0 0 0 2 9 15 20 32 56 73 91 91 91 91
Bank 0 0 21 27 35 42 39 0 0 0 0 0 0 0 0 0 0 0 0
■Office 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0
■Planet Fitness 104 60 47 66 47 66 66 41 35 41 73 131 125 79 41 13 3 3 0
■The District Cinema 0 0 0 0 0 0 112 241 291 294 294 325 325 426 527 527 527 420 264
■Bowling Alley 0 4 10 14 17 40 94 102 86 83 83 111 158 165 173 158 158 155 84
■The Loft Entertainment 0 0 0 0 0 92 92 92 47 0 0 0 0 13 69 92 92 92 92
■Fast-Food Restaurant 6 9 17 25 47 71 81 81 73 50 46 50 70 66 42 25 17 9 6
■Fine/Casual Dining 0 30 45 89 112 248 566 611 520 520 520 693 965 1,011 1,056 965 965 943 529
■Home Improve- 114 147 247 381 414 547 641 667 641 641 547 514 514 547 614 480 81 0 48
Stores/Garden
■Discount Stores/ 88 125 161 234 343 490 636 702 731 731 731 702 599 453 343 234 88 51 6
Superstores
Storage 1 4 18 31 41 51 54 56 56 54 52 46 43 41 37 30 19 7 0
0 Retail with In-Line Food 65 157 658 1,123 1,487 1,839 1,944 2,014 2,003 1,909 1,833 1,665 1,554 1,457 1,355 1,061 665 229 9
RGB Run at The District at Tustin Legacy
ATTACHMENT F
RESOLUTION NO. 4493
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TUSTIN, APPROVING CONDITIONAL USE
PERMIT 2024-0005 AUTHORIZING THE ESTABLISHMENT
OF A COMMERCIAL RECREATION FACILITY (ESCAPE
ROOM)AT 2439 PARK AVENUE.
The Planning Commission does hereby resolve as follows:
I. The Planning Commission finds and determines as follows:
A. That a proper application for Conditional Use Permit (CUP) 2024-
0005 was filed by Jaipeng Zhao on behalf of Run Entertainment, LLC,
requesting authorization to establish a commercial recreation use
(Escape Room) at 2439 Park Avenue.
B. That the subject property is located within Planning Area (PA) 16-19
of the Tustin Legacy Specific Plan (SP-1) and has a General Plan
land use designation of SP-1 .
C. That pursuant to Section 3.14.3 of SP-1 , a CUP is required prior to
establishment of a commercial recreation use. Tustin City Code
(TCC) Section 9291 grants the Planning Commission the authority to
consider and act on requests for a CUP.
D. That a public hearing was duly called, noticed, and held for CUP
2024-0005 on July 23, 2024, by the Planning Commission.
E. That in determining whether to approve the CUP, the Planning
Commission finds that the establishment, maintenance, and
operation of the proposed use will not, under the circumstances of
this case, be detrimental to the health, safety, morals, comfort, or
general welfare of the persons residing or working in the
neighborhood of such proposed use, nor be injurious or detrimental
to the property and improvements in the neighborhood of the subject
property, or to the general welfare of the City of Tustin, in that:
1. PA 16-19 of SP-1 allows for a variety of retail, commercial, and
service-oriented business activities serving a regional and
community-wide area and population.
2. The proposed Escape Room is located within a regional shopping
center where a variety of retail and other food establishments are
located. As conditioned, the characteristics of the proposed uses
and hours of operation would be similar to other similar
establishments in the City.
Exhibit A
Conditions of Approval
CUP 2024-0005
3. An amended joint-use parking study for The District was submitted
evaluating the parking demand of all existing and proposed uses
on-site and found that the existing number of parking spaces (4,833
spaces provided) is sufficient to accommodate all uses at peak
periods.
4. The Tustin Police Department has reviewed the application and has
no concerns as conditioned.
F. That the operational characteristics and features of the facility, such as
the hours of operation are appropriate for the location and type of use
proposed in relation to surrounding residential areas, sensitive uses
such as places of worship, parks, schools, hospitals, clinics,
convalescent homes, and other similar uses selling or serving alcoholic
beverages.
1. As conditioned, business operations, including hours of operation,
would be conducted in a manner which does not create a public or
private nuisance.
2. As conditioned, the owner or manager of the licensed premises
would maintain a written security policy and procedures manual on
the premises. The security policy would identify individuals who are
responsible for the premises.
3. The proposed Escape Room is located within a commercial center
where a variety of retail, restaurant, and service uses are located.
The applicant requests to operate from 11 a.m. to 9 p.m. Sunday
to Thursday, and 11 a.m. to 11 p.m. Friday to Saturday. These
hours are consistent with the characteristics of other businesses in
the entertainment center and other escape room uses in the City.
4. That the project tenant space is oriented towards the interior of a
commercial center and located more than 1,000 feet from the
nearest residential use.
G. That the project has been reviewed for consistency with the Air
Quality Sub-element of the City of Tustin General Plan and has been
determined to be consistent with the Air Quality Sub-element.
H. That this project is Categorically Exempt pursuant to Section 15301
(Class 1 — Existing Facilities) of the California Code of Regulations
(Guidelines for the California Environmental Quality Act).
Exhibit A
Conditions of Approval
CUP 2024-0005
II. The Planning Commission hereby approves CUP 2024-0005 authorizing
the establishment of an Escape Room at 2439 Park Avenue, subject to the
conditions contained within Exhibit A attached hereto.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular
meeting on the 23rd day of July, 2024.
ERIC HIGUCHI
Chairperson
JUSTINA L. WILLKOM
Planning Commission Secretary
APPROVED AS TO FORM:
MICHAEL DAUDT
Assistant City Attorney
EXHIBIT A
CONDITIONAL USE PERMIT 2024-0005
CONDITIONS OF APPROVAL
2439 PARK AVENUE
GENERAL
(1) 1.1 The proposed use shall substantially conform to the project description and
submitted plans for the project date stamped July 23, 2024, on file with the
Community Development Department, except as herein modified, or as
modified by the Community Development Director in accordance with this
Exhibit. The Community Development Director may also approve minor
modifications during plan check if such modifications are to be consistent with
the provisions of the Tustin City Code (TCC) and other applicable codes.
(1) 1.2 This approval shall become null and void unless the use is established within
twelve (12) months of the date of this Exhibit. Time extensions may be
granted if a written request and associated fee are received by the
Community Development Department within thirty (30) days prior to
expiration.
(1) 1.3 Unless otherwise specified, the conditions contained in this Exhibit shall be
complied with as specified, subject to review and approval by the Community
Development Department.
(1) 1.4 Approval of Conditional Use Permit (CUP) 2024-0005 is contingent upon the
applicant and property owner signing and returning to the Community
Development Department a notarized "Agreement to Conditions Imposed"
form and the property owner signing and recording with the County Clerk-
Recorder a "Notice of Discretionary Permit Approval and Conditions of
Approval' form. The forms shall be established by the Community
Development Director, and evidence of recordation shall be provided to the
Community Development Department.
(1) 1.5 Any transfer of ownership of the establishment and/or operator shall require
the new owner and/or operator to sign and return an "Agreement to
Conditions Imposed"form provided by the Community Development. Failure
to do so would be a basis for revocation proceeding.
(1) 1.6 As a condition of approval of CUP 2024-0005, the applicant and property
owner shall agree, at its sole cost and expense, to defend, indemnify, and
hold harmless the City, its officers, employees, agents, and consultants, from
any claim, action, or proceeding brought by a third party against the City, its
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY
(4) DESIGN REVIEW *** EXCEPTION
Exhibit A- Conditions of Approval
CUP 2024-0005
July 23, 2024
Page 2
officers, agents, and employees, which seeks to attack, set aside, challenge,
void, or annul an approval of the City Council, the Planning Commission, or
any other decision-making body, including staff, concerning this project. The
City agrees to promptly notify the applicant and/or property owner of any such
claim or action filed against the City and to fully cooperate in the defense of
any such action. The City may, at its sole cost and expense, elect to
participate in the defense of any such action under this condition.
(1) 1.7 Any violation of any of the conditions imposed is subject to issuance of an
Administrative Citation pursuant to TCC Section 1162(a).
(1) 1.8 The applicant and/or property owner shall be responsible for costs
associated with any necessary code enforcement action, including attorney's
fees, subject to the applicable notice, hearing, and appeal process as
established by the City Council by ordinance.
(1) 1.9 CUP 2024-0005 may be reviewed at any time by the Community
Development Director. The Community Development Director shall review
the use to ascertain compliance with conditions of approval. If the use is
not operated in accordance with CUP 2024-0005 or is found to be a nuisance
or negative impacts are affecting the surrounding tenants or area, the
Community Development Director may impose additional conditions to
eliminate the nuisance or negative impacts or may initiate proceedings to
revoke the CUP.
USE RESTRICTIONS
(1) 2.1 This approval authorizes a commercial recreation facility (Escape Room). No
room or area within the business shall be used or rented for purposes other
than Escape Room and associated Square games and ancillary party space.
Any changes shall be reviewed and approved by the Community
Development Director.
(1) 2.2 Hours of operation shall be as follows unless otherwise modified with the
approval of the Community Development Director:
Hours
Sunday to Thursday 11 a.m. to 9 P.M.
Friday to Saturday 11 a.m. to 11 P.M.
(1) 2.3 Any modifications to the approved operations or floor plan are subject to
review and approval by the Community Development Director, prior to
implementation. Major modifications may require requesting approval of a
new CUP as determined by staff.
Exhibit A- Conditions of Approval
CUP 2024-0005
July 23, 2024
Page 3
(1) 2.4 The tenant space shall maintain volume at appropriate levels such as to
comply with the City's Noise Ordinance standards for both interior and
exterior noise levels. Doors leading to and from the business shall remain
closed, but unlocked, at all times during operational hours.
(1) 2.5 In the event that there is a queuing line, the business owner, or designee,
shall be responsible for monitoring the queuing lines at all times. The outdoor
queuing line shall not block public walkways or obstruct the entry or exit doors
of adjacent businesses.
(1) 2.6 Business operations shall be conducted in a manner that does not create a
public or private nuisance. Any such nuisance must be abated immediately
upon notice by the City of Tustin.
(1) 2.7 There shall be no window coverings or advertisements that reduce the
visibility inside of the business.
(1) 2.8 Any graffiti painted or marked upon the premises, or any adjacent area under
control of the property owner or the business, shall be removed or painted
within twenty-four (24) hours of being applied.
(1) 2.9 All litter shall be removed from the exterior areas around the premises,
including public sidewalk areas and parking areas, no less frequently than
once each day that the business is open.
(1) 2.10 No Alcohol may be sold nor served by the business nor shall any alcohol be
brought in by participants for consumption on the premises.
SIGNAGE
(1) 3.1 The applicant must obtain a sign permit from the Building Division prior to
installing proposed signage. Signage shall comply with The District Master
Sign Program.
BUILDING DEPARTMENT
(3) 4.1 Applicant must apply for a tenant improvement permit and have the plans
approved through plan check.
(3) 4.2 Upon submittal for plan check, remove CalGreen sheets from plans and the
sheet index as they do not apply.
Exhibit A- Conditions of Approval
CUP 2024-0005
July 23, 2024
Page 4
ORANGE COUNTY FIRE AUTHORITY
(5) 5.1 Prior to issuance of a building permit:
• Fire sprinkler system (service codes PR400-PR465)
(5) 5.2 Prior to concealing interior construction:
• Fire alarm system (service code PR500-PR520), if modified, provided
voluntarily, or required by code.
(5) 5.3 Prior to occupancy:
• Temporary/Final Occupancy Inspections: Prior to issuance of
temporary or final certificate of occupancy, all OCFA inspections shall
be completed to the satisfaction of the OCFA inspector and be in
substantial compliance with codes and standards applicable to the
project and commensurate with the type of occupancy (temporary or
final) requested. Inspections shall be scheduled at least five days in
advance by calling OCFA Inspection Scheduling at (714) 573-6150.
FEES
(1) 6.1 Within forty-eight (48) hours of approval of the subject project, the applicant
shall deliver to the Community Development Department, a cashier's check
payable to the ORANGE COUNTY CLERK-RECORDER in the amount of
fifty dollars ($50.00) to enable the City to file the appropriate environmental
documentation for the project. If within such forty-eight (48) hour period the
applicant has not delivered to the Community Development Department the
above-noted check, the statute of limitations for any interested party to
challenge the environmental determination under the provisions of the
California Environmental Quality Act could be significantly lengthened.