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PC 09.b. PRE 14-008 E. Grand Ave.MEMORANDUM TO: PLANNING COMMISSION FROM: TERESA MCCLISH, COMMUNITY DEVELOPMENT DIRECTOR BY: w- HALEIGH KING, PLANNING INTERN SUBJECT: CONSIDERATION OF PRE-APPLICATION REVIEW 14-008; INTERPRETATION OF ZONING CODE REGARDING THE ESTABLISHMENT OF NEW MOTORSPORTS EVENT CENTER; LOCATION - 1488 EAST GRAND AVENUE; APPLICANT - TRACY LISKEY-DEL RIO DATE: FEBRUARY 3,201 5 RECOMMENDATION: It is recommended that the Planning Commission review the proposed project description and provide comment to the applicant. BACKGROUND: The subject property is zoned Gateway Mixed Use (GMU), and is located in the Arroyo Town and Country Shopping Center. The applicant owns Suite 1488, which comprises a total of 4,495 square feet. The applicant plans to use the eastern portion of the space, approximately 2,763 square feet, for the proposed project. The previous use for this space was a children's daycare facility. A Pre-Application Review was submitted on December 26, 2014 to request review by staff regarding the establishment of a new business at 1488 East Grand Avenue. Typically, Pre-Application submittals are reviewed through the Staff Advisory Committee process and at the Community Development Director's discretion. However, applicants may elect to choose which review bodies they wish to meet with. In this instance, the applicant has requested review of the Pre-Application by the Planning Commission. Staff is requesting the Commission make an interpretation on the primary and secondary uses of the proposed project to determine if they are an allowable use in the GMU district. PLANNING COMMISSION CONSIDERATION OF PRE-APPLICATION REVIEW NO. 14-008 FEBRUARY 3,2015 PAGE 2 ANALYSIS OF ISSUES: Project Description The applicant proposes to split 1488 East Grand Avenue into two separate retail spaces. The proposed project would be confined to lease space A, as shown in the attached floor plan, which is 2,763 square feet. The applicant states the primary use of the space would be to serve as a motorsport enthusiast destination, with a lounge atmosphere providing event, meeting, and gathering spaces for local motorsport interest groups. The applicant intends the space to be rented for car club meetings, educational events, and small meeting uses. The applicant also proposes to have a food and drink station within the space, with potential wine tasting. In addition to the social space provided for visitors, the applicant proposes to display two exotic or collectible cars inside the building. The floor plan provided by the applicant (Attachment 1) shows the proposed location of these vehicles. The vehicles would be available for purchase by interested buyers, similar to art for sale displayed in restaurants. The applicant also proposes to have additional displays offering general retail sales of motorsports accessories and lifestyle gift items, including but not limited to apparel, souvenirs, etc. Municipal Code Uses permitted within the Gateway Mixed Use District are outlined in Table 16.36.030 (A) of the Municipal code (~ttachment 2). The intent of the GMU district identified in Municipal Code Subsection 16.36.020 (E) "... to provide for the combination of financial institutions, retail, office, and commercial uses and multi-family residences with retail and other pedestrian-oriented uses on the ground floors of structures along Grand Avenue frontage." Since the use categories listed in the Code are relatively broad, the Code specifies that similar uses may be PLANNING COMMlSSlON CONSIDERATION OF PRE-APPLICATION REVIEW NO. 14-008 FEBRUARY 3,2015 PAGE 3 considered if it is determined by the Planning Commission to fit within a category or be substantially similar to a use identified. The Development Code also allows for interpretation of uses in accordance with Section 16.04.050, which reads as follows: B. Clarification of Ambiguities. If ambiguity arises concerning the appropriate classification of a particular use within the meaning and intent of this title, or if ambiguity exists with respect to any standard, requirement or district boundaries as set forth in this title, the planning commission, upon its own initiative or upon written request by any person to the planning director, shall ascertain all pertinent facts, and, by resolution of record, set forth their findings and interpretations. Written requests received by the planning director shall be placed on the next available planning commission agenda as a nonpublic hearing item. The proposed project comprises multiple uses and does not specifically fit into one use as listed. Possible use categories could include: General Plan Consistencv The following objectives and policies in the Land Use Element of the General Plan pertain to Mixed Use districts: 1. Land Use Element Objective LU5: Community commercial, office, residential, and other compatible land uses shall be located in Mixed Use (MU) areas and corridors, both north and south of the freeway, in proximity to major arterial streets. Potential Uses Club, lodge, private meeting hall Conferencelconvention facility General retail Auto sales without installation services Cafelrestaurant Alcoholic beveraae sales 2. Land Use Element Objective LU5-2: The MU category shall provide areas for businesses offering the provision and sale of general merchandise, hardwarelbuilding materials, food, drugs, sundries and personal services which meet the daily needs of a multi-neighborhood area. - ?=Permitted Use MUP=Minor Use Permit PED=Not permitted in pedestrian oriented storefront locations on ground floor facing E. Grand Avenue, EastIWest Branch Street or prime real estate CUP=Conditional Use Permit NP=Not Permitted MUPIPED* CUP P CUPIPED* MUP CUP PLANNING COMMISSION CONSIDERATION OF PRE-APPLICATION REVIEW NO. 14-008 FEBRUARY 3,2015 PAGE 4 3. Land Use Element Objective LU5-4: Conditional use permits shall be required for service stations, car washes, drive through windows and other automobile oriented uses and for all commercial uses adjoining residential classified areas. 4. Land Use Element Objective LU8-1: Accommodate the continuance and development of retail commercial, professional offices, eating and drinking establishments, banks, bakeries, delilcafes, specialty shops, outdoor dininglsidewalk cafes, household goods sales, food sales, drugstores, personal services, tourist accommodations, cultural facilities and similar uses in the Mixed Use corridors. The Commission is being requested to consider the question of how to define the use of the proposed motorsports event center, whether it is similar to uses allowed in the GMU district, and is considered a use that carries out the intent of the GMU district as described above. It is staff's suggestion that consideration shall be given to categorizing the use as follows: ! Gate, restaurant / Accessory use 1 Sale of alcoholic beverages (wine fasting) / Accessory use Auto sales without insfallation services Club, lodge, meeting hall Accessory retail The permit level recommended is a conditional use permit due to the primary use being auto sales wifhouf insfallafion services in addition to the sale of alcoholic beverages. The aufo sales wifhouf installation services use has a PED designation, restricting the use to areas that are not pedestrian oriented storefronts or that constitute prime real estate. The Planning Commission should consider if the location represents a prime real estate space within the shopping center. The Development Code does not include a specific definition of prime real estate; however, generally it may indicate prime anchor tenant space. The proposed tenant space would not be considered a prime anchor space and therefore the restriction on aufo sales without installafion services would not be applicable. Primary use Accessory use Attachment: 1 Project plans 2. Table 16.36.030(A)-Gateway Mixed Use Allowable Uses - -. Accessory use ATTACHMEMT 1 Proposal: Propertv Description: Zoning: Gateway Mixed Use District APN: 077,341,073 Location: 1488 E. Grand Ave, Arroyo Grande, CA 93420 1488 E. Grand Ave is currently a 4495 square foot vacant unit. A planned split of the unit is illustrated in the attached floor plan. Prouosed oroiect is aooroximately 2763 square feet. Applicant is property owner. -, . Project is congruent with CC&R's. Project Objective: To promote high quality retail, commercial and tourism activity in Arroyo Grande. Primary Use: General retail sales of motorsports accessories and motorsport lifestyle gift items. Motorsport enthusiast destination: serving beverages and light snacks by kiosk, Lounge atmosphere and venue with occasional car club meetings and destinations, charitable and - educational events and srnal\ meeting uses. Showroom display and lounge atmosphere with 2-3 rare, exotic or collectable cars or motorcycles on exhibition. Secondary Use: Automobile consignment sales and occasional retail auto sales (2 displays inside showroom.) Map lor Rninini Puipom Only ihe Counhi oisan as ob~spc does not assume iiabitvfor any oamajes csuasd by em- or omjssans in / the data and mekm no wmanly of any hind, PXP-orimllitcd. 1h81 mese dataweaauintc NO, To Scaie aneieliabie 06StBocer. =em and rnrnrn#n8,t ohownnmn, if my, aieap~roiox~st~ Created 12/08/2014 . .. . . . *.. . , . . . ". . . . _* ,..$ _11 ...., ---.*... '% ' FOR LEASE: .*+ i I ,, , ,^ I _. . _" :, , , , . A-"" '... .I ., . , , 1 / 1464-1488 E Grand Ave - Arroyo Town & Country Shopping Cent Locatatlon: South 10'1 Corridor Cluster South 101 Corridor Submarket San Luis Obispo Counh/ Arroyo Grande, CA 93420 Landlord Rep: Tracy Del Rio Developer: Cuesta Valley Development Co. Management: - Recorded Owner: Cencal Pacific Properties Llc Expenses: 2013 Tax @ 51.651sf Buiiding Type: RetaillFreestanding (Neighborhmd Center) Bldg Status: Built 1981 6. 2 nj S?e 23,609 SF -,;'.ca F ccr Sze 23,609 SF Stories: 1 Land Area: 122.404 SF Total Avail: 4,495 SF % Leased: 81.0% Total Spaces Avail: I Smaliest Space: 4,495 SF Bldg Vacant: 4495 Parcel Number: 07?341075 Cross Street NEC Grand Ave & Cortland Ave Street Frontage: 454feet on S Courtiand St 713 feet on E Grand Ave I Parking: 450 Surface Spaces are available; Ratio of 8.1011,000 SF tai&)pf** ,..*&qr'"*.** , , ,:.:,,.",*,~,g,&p*&i#~* . - '. ." a+ r.., "-1 rq*ai . pa~~:z)~.~#@l~q*&~~~*~!$y~*J&*"*,~~fi@*,g;&~&~~~~~!;@ :7@;@ P ?st l Suite 1488 4,495 4.495 4.495 Withheid Vamnt Negotiable Relet TracvDel Rio/ Trecy Del Rlo 1805) 801-9476 ihis oopy"ghted repon cadains issearon iicanssd lo Cos~ai~raup, inc. - 375854. 911 91201 4 Page I BUILDINQ AREA / Table 16.36.030 (A)-Uses Permitted within Mixed Use and Commercial District 1 1 P=Permitted Use 1 CUP=Conditional 1 ATTACHMENT 2 I MUP=Minor Use Permit PED=Not permitted in pedestrian oriented storefront locations on ground fioor facing E. Grand Avenue, EasttWest Branch Street or prime reai estate I I Use ! Use Permit I GMU ATM Bank Financial Services Medical Services - doctor's office Office - accessory Office -government Office - processing Office - professional Veterinary clinic, animal hospital B. SERVICES - GENERAL Adult day care - 14 or fewer clients Adult day care - 15 or more clients Automotive and vehicle services - Major repair or body work Automotive and vehicle services - minor maintenance or repair including tire services Catering services Child day care center - 14 or fewer Child dav care center - 15 or more Mortuary, funeral home i ~p Personal services / MUP NP=Not Permitted GMU=Gateway Mixed Use A. SERVICES - BUSINESS, FINANCIAL. PROFESSIONAL 1 P i MUP MUPIPED I PIPED CUP MUPIPED MUPIPED CUP MUPIPED CUP/ PED NP NP MUP/ PED MUP/ PED MUPI PED Drive-through services Equipment rental Kennel, animal boarding Lodging-Bed & breakfast inn Lodging-Hotel or motel i NP N P NP MUP CUP Lodging-Recreational Vehicle (RV) Park I NP Maintenance services-client site services 1 NP Construction yard / NP Drive-thru services / NP I Personal services-Restricted I Public safety facility Repair service-Equipment, large appliances, etc. Social services organization Tele-communication facilities (commercial) Vacation rentals and homestays . C. INDUSTRY, MANUFACTURING AND PROCESSING, WHOLESALING, STORAGE i Agricultural product processing NP P CUP CUP/PED CUP MUP NP Manufacturing or Processing - Light / NP Furniture and fixtures manufacturing, cabinet shop Industrial research and development Laboratory - Medical, analytical, research and development NP N P NP I Storage - Outdoor 1 NP 1 i Printing and publishing Recycling - scrap and dismantling yard Recycling -Small collection facility 1 Wholesaline, and distribution / NP CUP NP MUPIPED Storage (mini -storage) NP I Artisan shop / MUP Accessory retail uses Adult business Alcoholic beverage sales I Auto, vehicle and heavy equipment sales & rental / NP P NP I CUP ~. I Auto, vehicle parts sales w/ installation services / NP I Auto, vehicle parts sales without installation services / CUP/ PED I Building and landscape materials sales-indoor / MUPIPED Convenience store Drive-through retail Extended hour retail Farm supply and feed store Farmers market MUP cup3 MUP NP CUP Formula Business Fuel dealer (propane for home and farm use) Gas station General retail-5,000 sf or less General retail - 5.001 to 19.999 sf General retail - 20,000 sf to 102,500 sf General Retail-Restricted Groceries, specialty foods - 20,000 sf or less Groceries, specialty foods 20,000 sf to 102,500 sf Outdoor retail sales and activities Mobile home, boat, or RV sales Produce stand Restaurant, cafe. Coffee shop Second hand store Shopping center Warehouse retail E. RECREATION, EDUCATION & PUBLIC ASSEMBLY USES Barltavernfnight club Club, lodge, private meeting hall Commercial recreation or sports facility - Indoor Commercial recreation or sports facility - Outdoor Community center Conference/convention facility Equestrian facility Fitnesslhealth facility Library, museum Dark, playground Religious facility jchool - Elementary, middle, secondary jchool - Specialized education/training jtudio - art, dance martial arts, music, etc. rheater, auditorium Permit required as identified by underlying land use P MUP CUP N P MUP MUP CUP NP MUP MUP MUP CUP NP CUP N P CUP CUP N P MUP MUP CUP CUP/PED MUP CUP