FROM:
Planning Department
TITLE:
Title
Master Case No. 23-094 and Specific Plan Amendment No. 23-003 - A request to modify the West End Specific Plan to add “Escape Room” as a permitted use within the Light Industrial (BP2) District within the West End Specific Plan, pursuant to a categorical exemption in accordance with CEQA Guidelines section 15060(c), and 15061(B)(3).
End
RECOMMENDATION:
Based on the information in the staff report staff recommends that the Planning Commission adopt Resolution PC No. 2024-___; and, recommend that the City Council:
1. Determine that this Ordinance is categorically exempt pursuant to the California Environmental Quality Act (CEQA) Guidelines Sections 15060(c), 15061(B)(3) (the common-sense exemption), and Sections No. 3.01 and 10.59 of the 2019 Local Guidelines for Implementing CEQA, in that the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment where it can be found with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA; and,
2. Adopt an Ordinance for Specific Plan Amendment (SPA) No. 23-003 to modify the West End Specific Plan to add “Escape Room” as a permitted use within the Light Industrial District (BP2) District in the West End Specific Plan.
APPLICANT:
Shaun Nieves
BSS Entertainment
7950 Cherry Avenue, Suite No. 102
Fontana, CA 92336
LOCATION:
The proposed area for the Specific Plan Amendment is located within the Light Industrial (BP2) area of the existing West End Specific Plan. The West End Specific Plan is generally located west of Hemlock Avenue, east of East Avenue, north of Foothill Boulevard and south of Baseline Avenue.
REQUEST:
Specific Plan Amendment (SPA) No. 23-003, is a request to modify the West End Specific Plan to add “Escape Rooms” as a permitted use within the Light Industrial District (BP2) District in the West End Specific Plan.
PROJECT PLANNER:
Salvador Quintanilla, Senior Planner
PROJECT DESCRIPTION/ANALYSIS:
This project was originally scheduled for the December 19, 2023 Planning Commission meeting and was continued to the January 16, 2024 meeting due to lack of a quorum.
The West End Specific Plan was adopted on February 2, 1985, and included the establishment of the BP2 land use district; this district was intended to provide an attractive and convenient setting for business park and light industrial uses to support the surrounding residential community, adjacent business park and rail industrial areas. The BP2 district provides for uses such as gymnasium, taekwondo studio, rock climbing, and indoor playgrounds which provide various interactive and/or recreational facilities that serve the surrounding residential community.
The applicant is proposing to establish the use of an escape room. The escape room is a themed, interactive entertainment venue where participants are immersed in a specially designed environment and tasked with solving a series of puzzles, riddles, and challenges to achieve a common objective, typically escaping from the room within a set time limit. These experiences are created to engage participants' problem-solving skills, teamwork, and creativity, providing an engaging and intellectually stimulating form of entertainment. Escape rooms are a popular recreational activity and team-building exercise, offering a unique and controlled adventure for visitors of all ages.
Escape rooms are not currently permitted within the BP2 land use district of the West End Specific Plan. The amendment proposes to update the permitted uses section of the BP2 District to include the use of “Escape Room” as a permitted use. Staff supports the addition of the requested use as it is a low intensity use that will provide an additional interactive recreational activity for the community and for businesses. The proposed use will be compatible to uses that are currently permitted in the BP2 district. The proposed use will meet the intent of the BP2 District by providing an attractive and convenient use that supports the surrounding residential community. Additionally, the BP2 District is generally developed with various commercial and industrial business park buildings; therefore, new users would be leased one of the suites and establish themselves within the existing suites of the buildings.
Multiple other uses that are permitted in the BP2 district are similarly recreational and/or are more intensive than the use of an escape room, in part by virtue of having longer operating hours and generating more vehicular trips. These uses include car washes, childcare centers, hotels and motels, and health and athletic facilities. Existing nearby uses within the BP2 district include light manufacturing uses such as a dentist, an urgent care, a pediatrics facility, a church, a cross-fit facility, and an MMA & Fitness training center. The proposed use would not conflict with the permitted and existing uses.
In summary, the proposed amendment will provide an additional recreational facility for the community that is compatible with the surrounding uses within the BP2 land use district and would not negatively impact other permitted uses within the district.
The proposed amendment has been provided in Exhibit “A” of Attachment No. 1
MOTION:
Approve staff recommendation.
ATTACHMENTS:
1. Planning Commission Resolution/Exhibit “A”
2. Notice of Exemption
3. Notice of Public Hearing