Planning panel approves 'The Bowl' — family bowling, arcade and restaurant — with parking conditions

The San Clemente Planning Commission on May 21 approved permits for a family bowling and amusement center — branded "The Bowl" — at the former Kerkorian movie theater, 641 Camino De Las Maras, while placing conditions on shared parking arrangements and hours for amplified indoor entertainment.

David Carrillo, associate planner, told commissioners the project would reuse the existing theater shell and request two permits: a minor conditional use permit for the bowling facility and a conditional use permit for on-site alcohol sales associated with a full-service restaurant and bar. Carrillo said the project proposes 18 bowling lanes, 43 arcade games, multi-sport simulators, projection-dart stations, VIP party spaces, and a second-level speakeasy bar. "The proposed project is a family bowling and amusement center with full alcohol on-site sales," Carrillo said.

Carrillo reviewed parking history for the Theater Plaza, noting a 1995 shared-parking study and recorded agreements that together provided 362 spaces across three parcels. Staff required the applicant to produce estoppel certificates confirming that those shared-parking agreements remain valid; if the agreements are not available, the commission’s conditions require either evidence that shared parking within the subject parcel will suffice or a new shared-parking study approved by the commission.

Applicant Melissa Parkin, who with her husband, Drew, proposed the project, described a family-focused venue and employment benefits. "Our vision is to create a fun and safe community gathering spot for our local families and businesses," Parkin said, noting local demand for entertainment options that currently send families to other cities.

Traffic and parking analysis provided by the applicant and reviewed by staff and the city traffic engineer concluded vehicle trip generation will be lower than the theater’s historical peak and that, under several scenarios, parking supply would meet projected demand if at least one adjacent shared-parking agreement remains in effect. Trisha Allen, the applicant’s traffic engineer, told the commission staff’s parking approach "fits within pretty current parking standards." Architect Gary Wiggle explained the higher occupant load under strict building-code calculations and said the project meets required means-of-egress and fire-safety circulation standards.

During deliberations, commissioners modified conditions to: remove a staff-proposed requirement concerning interior lighting approvals (condition 4.2), allow amplified indoor entertainment hours to extend to 11:30 p.m. Thursday through Saturday (and 10:30 p.m. Sunday through Wednesday), and permit the estoppel requirement in condition 4.12 to be satisfied by an estoppel certificate from either adjacent shared-parking property rather than both (or by a new shared-parking study if necessary). Chair Cosgrove moved approval of staff recommendations with those amendments; Commissioner Scott McCann seconded. The motion passed unanimously.

Staff and the commission noted that the project remains subject to building permits, final occupancy determinations by Orange County Fire Authority and other standard land-use conditions; the decision is also subject to appeal.