Rezone and Parcel Map Application No. PLN2023-0099 – Power Play

This is a request to rezone a 9.33-acre parcel from Planned Development (P-D) 25 to a new P-D, to allow development of an indoor roller hockey rink facility (with two separate rinks). The project will also include the construction of seven commercial buildings, totaling 62,900 square feet, to be developed with light industrial and commercial uses consistent with the P-D (25) zoning district. A subdivision map is included in the request to divide the project site into eight parcels, placing a proposed building on each resulting parcel.The site was previously developed in the early 1970s with a two-story industrial facility utilized by Pacific Aluminum Corporation (later occupied by Indalex Aluminum) as a custom aluminum extrusion, anodizing, and painting facility. P-D (25) was approved in 1976 which expanded the permitted uses of the site to include a variety of light industrial uses, including light manufacturing, warehousing, offices, contractor yards and similar light industrial and commercial uses that did not provide direct service to the general public. The site maintains land use entitlements to develop with planned industrial and low traffic generating commercial uses ministerially. The seven light industrial and office buildings, proposed to range in size from 7,000 square feet to 12,500 square feet and to be suited for a variety of offices and warehouse spaces, are permitted under the site’s current P-D (25) zoning district. The proposed 60,834 square-foot indoor roller hockey rink facility is not currently permitted in the P-D (25) zoning district; accordingly, a rezone to a new P-D is required to include the new use. At full build out, the project proposes a paved 375 space parking lot with LED security lighting within the parking area. Proposed landscaping includes a combination of trees, shrubs, grasses, and ground cover along the perimeter of the site and planter islands throughout the interior of the project area. The proposed hours of operation for the roller hockey rink are 5:00 p.m. to 10:00 p.m. Monday through Friday and 10:00 a.m. to 10:00 p.m. on Saturdays and Sundays. The proposed hours of operation for the commercial buildings on Parcels 1 through 7 are expected to be 8:00 a.m. to 5:00 p.m. Monday through Friday. The project will be served with public water services from the City of Modesto and by eight individual septic systems for sanitary services, until public sewer services from the City of Modesto becomes available, at which point the site will be required to connect to the City of Modesto for public sewer. Stormwater will be handled via a horizontal drainage system and access will be provided via North Star Way, a County-maintained Road. Up to 175 daily customers are expected for the roller hockey rink, with up to 60 on-site at one time for league use, and 100 on-site at one time during public skating. The rink anticipates eight employees on a maximum shift, with one shift per-day. For the additional proposed buildings, which are already permitted per the current P-D (25) zoning, up to 430 daily trips associated with general office use and 204 daily trips associated with light industrial uses are anticipated. Only the roller hockey rink (396 daily trips) is being considered under this review as the other uses are already permitted ministerially under the current zoning.