PC 2017-09-05_9b PRE 17-001 Sunrise TerraceMEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: 5.;(, SAM ANDERSON, PLANNING TECHNICIAN
SUBJECT: CONSIDERATION OF PRE-APPLICATION NO. 17-001; AMENDMENT
TO TITLE 5 AND TITLE 16 OF THE ARROYO GRANDE MUNICIPAL
CODE REGARDING BILLIARD HALLS AND ESTABLISHMENT OF A
NEW RESTAURANT AND BILLIARD HALL; LOCATION -398 SUNRISE
TERRACE; APPLICANT-DAVID & LINDA DEL
DATE: SEPTEMBER 5, 2017
RECOMMENDATION:
It is recommended the Planning Commission review the proposed project and provide
comments to the applicant.
SUMMARY OF ACTION:
This hearing is to provide preliminary feedback on a proposed 11,000 square foot restaurant
and billiard hall located at 398 Sunrise Terrace in order to aid in project development. This
hearing does not grant entitlements or approvals for the proposed project.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
There are no direct City costs related to the proposed project. All entitlements required for
the proposed project would be paid by the applicant.
BACKGROUND:
The 0.97-acre site is located on Sunrise Terrace off of Valley Road and is located in the
Office Mixed Use (OMU) zoning district (Attachment 1 ). Surrounding land uses include the
Sunrise Terrace retirement community to the east, The Victorian to the south, and
agricultural uses to the north and west. The existing commercial structure is approximately
11,000 sq. ft. and was previously operated by Rabobank as a professional administrative
office. The proposed project would entitle the property to operate as a restaurant and
billiard hall, a use categorized as "Commercial Recreation or Sports Facility -Indoor."
According to table 16.16.030(A) of the Arroyo Grande Municipal Code (AGMC), this use
category is currently not permitted in the OMU zoning district. Therefore, a Development
Code Amendment (DCA) would be necessary to change the "Commercial Recreation or
Sports Facility -Indoor" from Not Permitted (NP) to requiring a Conditional Use Permit
(CUP) for entitlement.
PLANNING COMMISSION
CONSIDERATION OF PRE-APPLICATION NO. 17-001
SEPTEMBER 5, 2017
PAGE2
Project Description
The proposed business would be named 'The Break Room Cafe," and would include
twenty two (22) pool tables, thirty one (31) dining tables of assorted sizes, a golf simulator,
darts, and a full service restaurant. As stated previously, in order to approve the use,
Section 16.36.030 of the AGMC must be amended in order to permit the "Commercial
Recreation or Sports Facility -Indoor" use with"the issuance of a CUP in the OMU zoning
district. It is important to note that the proposed DCA will not only allow processing of a
CUP at the property at 398 Sunrise Terrace for the proposed use, but at all OMU zoned
properties in the City.
Additionally, the applicant wishes to host pool competitions that can often last until
midnight or 1 AM. Section 5.16.010 of the AGMC currently states that "all public places
where games are played with pool balls, billiards, pins, dice, or bowling balls shall be
promptly closed at eleven (11) p.m.; provided, however, such places may close at twelve
(12) midnight on Saturdays." This too would require amendment for the proposed project
to operate.
Section 16.36.020.H states "The primary purpose of the Office Mixed Use district is to
provide areas for the establishment of corporate, administrative, and medical offices and
facilities, commercial services that are required to support major business medical
development, and multi-family housing. Retail facilities and support business are
encouraged to serve nearby office and residential uses. Typical uses include, but are not
limited to, professional and medical offices, business-related retail and service functions,
restaurants, health clubs, financial institutions, medical and health care facilities and multi-
family housing."
The OMU zoning district is found primarily on Halcyon Road between East Grand Avenue
and Fair Oaks Avenue, along El Camino Real between Robles Road and Oak Park
Boulevard, and along Camino Mercado between the intersection with West Branch Street
and the Five Cities Center, as well as other pockets throughout the City (Attachment 2).
The different zoned areas are not homogenous, but are generally populated with single
family homes either still being used as residences or homes that have been converted into
commercial structures, as well as other small commercial structures. Some large scale
commercial development does exist, such as the Arroyo Grande Community Hospital and
Kennedy Clubs Fitness.
ANALYSIS OF ISSUES:
The property is currently not zoned to support the proposed use, and is located next to a
sensitive land use in the Sunrise Terrace senior community. The proposed project will only
be possible with the issuance of a DCA and a CUP. The proposed use is permissible in
every other commercial zoning district in the City with varying levels of permitting required.
The proposed DCA would alter table 16.36.030(A) to read:
PLANNING COMMISSION
CONSIDERATION OF PRE-APPLICATION N0.17-001
SEPTEMBER 5, 2017
PAGE3
Table 1 ~.36.030(A)
Allowed Land VCD VMU Uses and Permit TMU IMU I HCO D-2.11 GMU FOMU Requirements-I D-2.11 D-2.4 i
LAND USE
Commercial I
recreation or CUP MUP CUP CUP CUP CUP
sports facility -
Indoor
Specific Use
Standards HMU OMU RC and other
i references
CUP/
MUP CUP Section 5.16 i
PED
The proposed DCA would bring the OMU zoning district into consistency with other
commercial zoning districts in the City. Other zoning districts such as the Fair Oaks Mixed
Use (FOMU) and Gateway Mixed Use (GMU) districts permit the aforementioned use with
the issuance of a CUP while frequently bordering single-family residential neighborhoods.
The proposed DCA would also alter Section 5.16.010 of the AGMC to read:
5.16.010 -Hours of closing.
All public places where games are played with pool balls, billiards, pins, dice, or
bowling balls shall be promptly closed at eleven (11) p.m.; provided, however, such
places may close at twelve (12) midnight on Saturdays unless a Conditional Use
Permit is reviewed by the Chief of Police and granted by the appropriate
approving body to allow for extended hours of operation.
The proposed DCA would allow greater flexibility for potential billiard hall operations within
City limits, while maintaining a degree of control and review in order to mitigate potential
negative impacts associated with extended hours of operation of a billiard hall. Table
16.36.030(A) would also be altered in order to reference AGMC Section 5.16 in order to
inform potential applicants of specific use standards for "Commercial Recreation or Sports
Facility -Indoor" uses.
The proposed project site is unique due to the proximity to the Sunrise Terrace senior
community, a sensitive land use of dense housing adjacent to the project site. The
proposed use could generate noise and traffic for an area of the City typically considered
to be away from major commercial corridors. The proposed project is one of only a few
commercially zoned properties near that portion of Valley Road. The proposed use would
be unique to the City and would provide a commercial recreational facility that could be
utilized by assorted members of the community. A commercial recreational facility of this
size does not currently exist within City limits.
PLANNING COMMISSION
CONSIDERATION OF PRE-APPLICATION NO. 17-001
SEPTEMBER 5, 2017
PAGE4
The intent of the OMU district is to provide for professional office development, multi-family
housing, and businesses that support those office and residential uses. While the
proposed project would not be considered to be supportive of professional offices, it
provides a use that would be supported by denser residential development and would
provide a dining and recreational use near a senior community where transportation
capabilities of the residents may be limited.
General Plan Consistency
The General Plan Land Use Map designates the project site as Mixed Use (MU), which is
intended to provide for a diversity of retail and service commercial, offices, residential and
other compatible uses that support multiple neighborhoods and the greater community,
and reduce the need for external trips to adjacent jurisdictions. As proposed, the project
would be consistent with the Mixed Use land use by increasing the diversity of retail
services and by reducing the need for external trips to adjacent jurisdictions.
The project helps further three of the City's Primary Economic Development Element
goals, including:
1 . Create a thriving economy
2. Meet unmet community needs
3. Promote business activity
Additionally, LU 5-2 states "the MU category shall provide areas for businesses offering
the provision and sale of general merchandise, hardware/building materials, food, drugs,
sundries and personal services which meet the daily needs of a multi-neighborhood area."
LU 5-6 states "allowable uses within the MU category shall not include uses that adversely
affect surrounding commercial or residential uses, or contribute to the deterioration of
existing environmental conditions in the area." It is important to consider whether the
proposed DCA would allow a use that could potentially adversely affect surrounding
commercial or residential uses.
ALTERNATIVES:
The following alternatives are presented for Planning Commission consideration:
1 . Provide comments and suggestions to the applicant in support of the proposed
project as presented;
2. Provide comments and suggestions to the applicant in opposition of the proposed
project as presented; or
3. Provide other direction to staff and/or the applicant.
PLANNING COMMISSION
CONSIDERATION OF PRE-APPLICATION N0.17-001
SEPTEMBER 5, 2017
PAGES
ADVANTAGES:
The applicant is currently seeking comments and suggestions from the Planning
Commission on processing a DCA and CUP to establish a new restaurant and billiard hall
use in the OMU zoning district. Comments in support of the proposed project would
encourage the applicant to pursue the establishment of a new use that would provide a
service not currently found in the City.
DISADVANTAGES:
The project site is currently not zoned for the proposed use, and is located adjacent to a
sensitive use in the Sunrise Terrace senior community. Additionally, establishment of the
use will generate additional traffic on Valley Road a minor arterial, not a major arterial,
street. Lastly, the proposed DCA would modify the requirements for the entirety of the
OMU zoning district, potentially allowing a use not desired in areas traditionally reserved
for office and multi-family residential uses.
ENVIRONMENTAL REVIEW:
No environmental review is required for this item. Appropriate environmental review will
be required as part of processing the formal project submittal. The formal application will
require a thorough analysis of potential environmental impacts pursuant to the California
Environmental Quality Act (CEQA). Potential environmental issues include noise and
traffic generated by a commercial recreational facility located away from the traditional
major commercial corridors of Arroyo Grande.
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted at City Hall and on the City's website in accordance with
Government Code Section 54954.2. At the time of report publication, no comments had
been received.
Attachment:
1 . Location Map
2. Zoning Map
3. Conceptual Project Plans (available for public review at City Hall)
ATTACHMENT 1
Proiect Site
ATTACHMENT 2