2021-02-02_8.a 1164 E Grand CUPMEMORANDUM
TO: PLANNING COMMISSION
FROM: WHITNEY McDONALD, CITY MANAGER/ ACTING COMMUNITY
DEVELOPMENT DIRECTOR
BY: ANDREW PEREZ, ASSOCIATE PLANNER
SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT 20-003,
ESTABLISHMENT OF A NEW CONFERENCE FACILITY AND
COMMERCIAL OFFICES IN AN EXISTING STRUCTURE; LOCATION –
1164 E. GRAND AVENUE; APPLICANT – JOEL RILEY;
REPRESENTATIVE – BRYCE ENGSTROM
D ATE: FEBRUARY 2, 2021
SUMMARY OF ACTION:
Approval by the Planning Commission will result in the establishment of a new
conference facility and commercial offices at the subject location.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
There are no direct impacts to City financial and personnel resources with the proposed
project. Approval of the project would facilitate a new local business, which is
anticipated to increase tax revenue for the City.
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving
Conditional Use Permit No. 20-003 located at 1164 E. Grand Avenue. (Attachment 1).
BACKGROUND:
The 17,919 square foot property at 1164 E. Grand Avenue is zoned Fair Oaks Mixed-
Use (FOMO) and is surrounded by commercial uses to the east and west, and a self-
storage facility to the north. Beyond the parcels immediately adjacent to the subject
property, there are residential uses to the north, on both Brisco Road and Linda Drive,
approximately 100 feet and 250 feet from the subject property, respectively.
Development on the subject property consists of a 2,146 square foot commercial
structure, parking lot, and a covered rear patio surrounded by landscaping. The
applicant has submitted an application to change the use of the existing commercial
space at the site from general retail to offices and a conference facility.
Item 8.a - Page 1
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 20-003
FEBRUARY 2, 2020
PAGE 2
Staff Advisory Committee
The Staff Advisory Committee (SAC) reviewed the proposed project on November 18,
2020. At that time, the SAC discussed the potential for nearby residential uses to be
impacted by noise generated from events at the facility. The SAC was in support of the
project and developed conditions of approval to address noise concerns.
ANALYSIS OF ISSUES:
Project Description
Pursuant to Arroyo Grande Municipal Code Section 16.36.030, a conditional use permit
is required for the change from a retail use to a conference facility proposed in the
application. The office component will be 736 square feet and the conference facility will
consist of an 880 square foot assembly room with a 211 square foot catering kitchen,
and a 670 square foot covered rear patio (Attachment 2). The kitchen will not include
equipment for cooking meals, but will serve as an area for preparation, distribution, and
cleanup of catered meals. The applicant anticipates hosting business meetings, birthday
parties, and other small gatherings at the facility. The outside patio area will be a place
for guests to gather and converse, but the applicant indicates that all activities using
amplified noise will occur inside the facility. The addition of one window and the
expansion of existing window openings to accommodate a folding glass door are the
only exterior modifications proposed.
Municipal Code
The primary purpose of the FOMU zoning district is to provide for the combination of
retail and services uses, including restaurants, offices, visitor serving uses, and multi-
family residences. Professional offices are an allowed use with a Minor Use Permit, and
conference facilities are a permitted use with approval of a Conditional Use Permit. A
conference facility is defined as a structure where the primary use is to accommodate
assembly and meeting rooms, and related support facilities such as office and kitchen.
The Conditional Use Permit requirement is intended to allow the establishment of uses
that have some special impact or uniqueness and whose effects on surrounding
environments cannot be determined in advance of the use being proposed. The
proposed use will occupy an existing building that meets all applicable development
standards for the FOMU zoning district, including those for building height, setbacks,
floor-area ratio, and lot coverage.
General Plan
The General Plan designates the subject property for Mixed-Use land use. Staff’s
analysis indicates that the uses proposed for the structure at 1164 E. Grand Avenue are
consistent with Policies LU5-1, LU5-6 and LU5-8 of the General Plan Land Use
Element, which state:
LU5-1: 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, by designating Mixed
Item 8.a - Page 2
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 20-003
FEBRUARY 2, 2020
PAGE 3
Use areas along and near major arterial streets and at convenient, strategic locations in
the community.
LU5-6: 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.
LU5-8: Provide for different combinations, configurations and mixtures of commercial,
office and residential uses designating the East Grand Avenue, El Camino Real and
Traffic Way corridors as Mixed Use (MU).
In addition, staff’s evaluation of the City’s Economic Development Element indicates
that the proposed project appears consistent with Policies ED5-3 and ED5-5 as follows:
ED5-3: Implement revitalization and rehabilitation of historic and older structures and
provide incentives for adaptive reuse.
ED5-5: Promote a pro-retail and hospitality program.
Access & Parking
The property is accessed from a driveway on E. Grand Avenue. The commercial
complex to the west and the storage facility to the north also utilize this driveway as
granted by an easement for purposes of access and drainage. Offices require one (1)
parking space for every 250 square feet of gross floor area. The project proposes 736
square feet of office space, resulting in a parking requirement of three (3) spaces. The
conference facility use requires one parking space for every 50 square feet of area
intended for the assembly use. The combined area of the inside and outside areas of
the assembly space is proposed to be 1,550 square feet. The application of the parking
rate results in a parking requirement of 31 spaces, bringing the total parking
requirement for the entire project to 34 spaces. The existing on-site parking lot contains
only a total of fourteen (14) parking spaces, one of which is an ADA space. To meet the
parking requirement, the applicant has identified 37 parking spaces in an off-site parking
lot to meet the parking demand when the assembly component is in use.
Section 16.56.050 of the AGMC allows common parking facilities to include shared
parking spaces within 500 feet of the associated use. The applicant is proposing to
utilize an off-site parking agreement identifying 1126 E. Grand Avenue as the location of
off-site parking proposed for use during events at the subject site. The applicant has
provided a letter of intent with owners of the property located at 1126 E Grand Avenue
(Attachment 3) that outlines their intent to enter into legal agreements to allow the
applicant to utilize those parking spaces during events held Monday through Friday from
5:00 PM to 10:00 PM and on all day on Saturdays and Sundays. The draft Resolution
includes a condition of approval that restricts events to the hours in which the off-site
parking spaces are available, as stated in the off-site parking agreement. As the
conference facility’s parking demands occur on evenings and weekends, the applicant
Item 8.a - Page 3
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 20-003
FEBRUARY 2, 2020
PAGE 4
has indicated that the parking identified off-site will accommodate parking needed for
events held at the facility, while also occurring during the hours in which the office at
1126 E Grand Avenue is closed for business. If the proposed project is approved, the
applicant would be required to record legal parking agreement with the property owners
of the off-site parking lot on a form approved by the City Attorney. With the proposed
off-site parking agreement, on-site and off-site parking for the proposed project will total
51 spaces, which exceeds the parking requirement.
Table 1: Parking Requirements
Proposed Use Parking Rate Parking Requirement
General retail, services,
offices, and commercial
1 space /250 sq. ft. of
gross floor area
736 sq. ft.
2.94 spaces
Public and semi-public
buildings - assembly
(including auditoriums,
theaters, lodges, clubs,
churches, mortuaries
1 parking space/5
fixed seats, or 1
parking space/50 sq.
ft. of floor area
designed for public
assembly
1,550 sq. ft. (combined
indoor and outdoor
areas)
31 spaces
Total Parking Requirement 34 spaces
Parking Provided (on-site + off-site) 51 spaces
Noise
Chapter 9.16 of the AGMC outlines noise standards for activities occurring in the City
when adjacent to noise-sensitive uses. The Ordinance prohibits the creation of noise
which causes the exterior noise level to exceed 70 decibels between the hours of 7:00
AM to 10:00 PM, when measured at a noise sensitive use. The maximum exterior noise
limit is reduced to 65 decibels between the hours of 10:00 PM and 7:00 AM. The
nearest sensitive uses are residences located at 130 Brisco Road, which are
approximately 100 feet from the building at the subject property. The proposed project
will be required to demonstrate that they will be in compliance with these standards at
the time of building permit issuance. The attached Resolution contains a condition of
approval requiring the applicant to comply with the noise limitations through either
regular monitoring of noise levels or a noise study performed by a professional
consultant showing noise levels at the facility do not exceed the thresholds in the
Municipal Code.
ALTERNATIVES:
The following alternatives are provided for the Planning Commission’s consideration:
1.Adopt the attached Resolution approving Conditional Use Permit 20-003.
2.Modify and adopt the attached Resolution approving Conditional Use Permit 20-
003;
3.Do not adopt the attached Resolution, provide specific findings, and direct staff to
return with a Resolution denying Conditional Use Permit 20-003; or
Item 8.a - Page 4
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 20-003
FEBRUARY 2, 2020
PAGE 5
4.Provide direction to staff.
AD VANTAGES:
The proposed use will be a unique use in the East Grand Avenue corridor, and generate
new service industry employment opportunities and potential tax revenue.
DISADVANTAGES:
None identified.
ENVIRONMENTAL REVIEW:
The project has been reviewed in accordance with the California Environmental Quality
Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Procedures for the
Implementation of CEQA and determined to be categorically exempt per Section
15301(a) of the CEQA Guidelines regarding existing facilities. This exemption applies to
projects that consist of minor alterations to existing structures involving negligible or no
expansion of the existing or former use. The minor alterations to the existing structure
involve the expansion of an existing opening and one new window opening. These
modifications do not result in the physical expansion of the use, therefore the
categorical exemption is appropriate.
PUBLIC NOTIFICATION AND COMMENTS:
A notice of public hearing was mailed to all property owners within 300’ of the project
site, was published in The Tribune, and posted at City Hall and on the City’s website on
Friday, January 22, 2021. A sign announcing the public hearing was posted at the
project site on Wednesday January 20, 2021, in accordance with City policy. The
Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2. One letter was received in opposition of the
proposed project (Attachment 4).
Attachment:
1.Draft Resolution with Proposed Conditions of Approval
2.Project Plans
3.Letter of intent for off-site parking
4.Public Comment
Item 8.a - Page 5
ATTACHMENT 1
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
CONDITIONAL USE PERMIT NO. 20-003 LOCATED AT
1164 E. GRAND AVENUE; APPLIED FOR BY JOEL RILEY
WHEREAS, the applicant has filed Conditional Use Permit 20-003 to establish a new
conference facility and commercial offices in an existing commercial structure ; and
WHEREAS, the Planning Commission has reviewed the project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and has found and
determined that the project is exempt per Section 15301(a) (Existing Facilities) of the
CEQA Guidelines, because the project consists of only minor alterations to the existing
structure and involves negligible or no expansion of the former use; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at a duly noticed public hearing on February 2, 2020; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Conditional Use Permit Findings:
1.The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provisions of
this title, the goals, and objectives of the Arroyo Grande General Plan,
and the development policies and standards of the City.
The proposed conference facility and professional offices are allowed in
the Fair Oaks Mixed-Use (FOMU) zoning district per Section 16.36.030 of
the Municipal Code and is consistent with development standards for the
FOMU zoning district per Municipal Code Section 16.36.020.
2.The proposed use would not impair the integrity and character of the
district in which it is to be established or located.
The proposed use of a conference facility and professional office would
not impair the integrity or character of the Fair Oaks Mixed-Use (FOMU)
zoning district, as it is consistent with the stated purpose of the FOMU
zoning district per Municipal Code Section 16.36.020(C) by providing a
service uses incorporated into a mixed-use project.
3.The site is suitable for the type and intensity of use or development that is
proposed.
Item 8.a - Page 6
RESOLUTION NO.
PAGE 2
The site is suitable for the proposed uses, as the development meets
applicable development standards relating to building height, setbacks,
and landscaping. Parking requirements will be met through an off-site
parking agreement.
4.There are adequate provisions for water, sanitation, and public utilities
and services to ensure public health and safety.
There are adequate provisions for all utilities and services necessary to
ensure public health and safety.
5.The proposed use will not be detrimental to the public health, safety or
welfare or materially injurious to properties and improve ments in the
vicinity.
The proposed use will not be detrimental to the public health, safety or
welfare, nor will it be materially injurious to properties or improvements in
the vicinity as it will comply with all applicable codes and standards . The
City’s existing noise ordinance and the project’s conditions of approval will
ensure that nearby properties will not be materially impacted by the
project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Conditional Use Permit 20-003, as presented to the
Planning Commission on February 2, 2021 and pursuant to plans shown in Exhibit “B”,
attached hereto and incorporated herein by this reference as though set forth in full, with
the above findings and subject to the conditions as set forth in Exhibit "A", attached
hereto and incorporated herein by this reference.
On motion by Commissioner ________, seconded by Commissioner _______, and by
the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 2nd day of February 2021.
Item 8.a - Page 7
RESOLUTION NO.
PAGE 3
_______________________________
GLENN MARTIN
CHAIR
ATTEST:
_______________________________
PATRICK HOLUB
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_______________________________
WHITNEY McDONALD
CITY MANAGER/ ACTING COMMUNITY DEVELOPMENT DIRECTOR
Item 8.a - Page 8
RESOLUTION NO.
PAGE 4
EXHIBIT ‘A’
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT CASE NO. 20-003
1164 EAST GRAND AVENUE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1.This approval authorizes the conversion of an existing commercial building to 736
square feet of commercial offices and a conference facility consisting of a 811 square
foot indoor assembly area, a 211 square foot catering kitchen, and 670 square foot
covered rear patio.
2.The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3.The applicant shall comply with all conditions of approval for Conditional Use Permit
Case No. 20-003.
4.This application shall automatically expire on February 2, 2023 unless a building
permit is issued. Thirty (30) days prior to the expiration of the approval, the applicant
may apply for an extension of one (1) year from the original date of expiration.
5.Development shall occur in substantial conformance with the plans presented to the
Planning Commission at the meeting of February 2, 2021 and marked Exhibit B.
6.The applicant shall agree to indemnify, defend, and hold harmless at his/her sole
expense any action brought against the City, its present or former agents, officers, or
employees because of the issuance of said approval, or in any way relating to the
implementation thereof, or in the alternative, to relinquish such approval. The
applicant shall reimburse the City, its agents, officers, or employees, for any court
costs and attorney's fees which the City, its agents, officers or employees may be
required by a court to pay as a result of such action. The City may, at its sole
discretion, participate at its own expense in the defense of any such action but such
participation shall not relieve applicant of his/her obligations under this condition.
7.All conditions of approval shall be printed on construction plans.
8.All ducts, meters, air conditioning equipment and all other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from public
view with materials architecturally compatible with the main structure. It is especially
important that gas and electric meters, electric transformers, and large water piping
systems be completely screened from public view. All roof-mounted equipment that
Item 8.a - Page 9
RESOLUTION NO.
PAGE 5
generates noise, solid particles, odors, etc., shall cause the objectionable material to
be directed away from residential properties.
DEVELOPMENT CODE
9.Development shall conform to the Fair Oaks Mixed-Use zoning requirements except
as otherwise approved.
10. Signage shall be subject to the requirements of Development Code Chapter 16.60.
11.Prior to issuance of a building permit, the applicant shall provide a recorded parking
agreement, in a form approved by the City Attorney that satisfies the total required
parking approved by the Planning Commission. If in the future the assembly space is
modified either in size or to a more intensive use, an amendment to this conditional
use permit must be approved along with additional parking as required by the Arroyo
Grande Municipal Code.
12. Events at the facility shall restricted to the hours in which the off-site parking spaces
are available, as specified in the off-site parking agreement.
13. The applicant shall demonstrate that all events held at the facility comply with the
noise ordinance regarding noise level limitations when measured at the nearest
sensitive receptors. A noise study or regular monitoring may be necessary to
demonstrate compliance.
LIGHTING
14. At the time of application for construction permits, the applicant shall provide details
on any proposed exterior lighting, if applicable. The lighting plan shall include the
height, location, and intensity of all exterior lighting consistent with Section 16.48.090
of the Development Code. All lighting fixtures shall be shielded so that neither the
lamp nor the related reflector interior surface is visible from adjacent properties. All
lighting for the site shall be downward directed and shall not create spill or glare to
adjacent properties. All lighting shall be energy efficient (e.g. LED).
POLICE DEPARTMENT
15. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary
[or robbery] alarm system per Police Department guidelines, and pay the Police
Department alarm permit application fee.
16. The applicant shall obtain a Public Safety Welfare Permit prior to each event hosted at
the facility.
Item 8.a - Page 10
RESOLUTION NO.
PAGE 6
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT
BUILDING CODES
17. The project shall comply with the most recent editions of all California Codes, as
adopted by the City of Arroyo Grande.
DISABLED ACCESS
18. Provide complete compliance with State and Federal disabled access requirements.
19. All required accessible parking spaces shall be on site. The accessible spaces in the
off-site parking area shall not be counted toward the total required accessible spaces
for the event center.
20. All exterior areas of the venue shall be made accessible by providing ramps where
stairs are located.
FIRE LANES
21. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
SECURITY KEY BOX
22. Prior to Occupancy, applicant must provide an approved "security key vault," per
Building and Fire Department guidelines.
FIRE SPRINKLERS
23. Prior to Occupancy, all buildings must receive a 5-year Certification per NPPA 25.
24. Provide Fire Department approved access or sprinkler-system per National Fire
Protection Association Standards.
ABANDONMENT/NON-CONFORMING
25. Prior to issuance of a grading permit or building permit, whichever occurs first,
applicant shall show proof of properly removing or abandoning all unpermitted and
non-conforming structures and other items such as septic tanks, wells, underground
piping and other undesirable conditions.
OTHER APPROVALS
26. Prior to issuance of a building permit, County Health Department approval is
required for the catering kitchen.
27. The applicant shall be responsible for any review costs generated by outside
consultants.
Item 8.a - Page 11
RESOLUTION NO.
PAGE 7
PUBLIC WORKS DEPARTMENT
GENERAL CONDITIONS
28. Clean all streets, curbs, gutters and sidewalks at the e nd of the day’s operations or
as directed by the Director of Community Development or the Director of Public
Works.
29. Perform construction activities during normal business hours (Monday through
Friday, 7 A.M. to 5 P.M.) for noise and inspection purposes. The developer or
contractor shall refrain from performing any work other than site maintenance
outside of these hours, unless an emergency arises or approved by the Director of
Public Works. The City may hold the developer or contractor responsible for an y
expenses incurred by the City due to work outside of these hours.
CURB, GUTTER AND SIDEWALK
30. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach
shall be repaired or replaced to the satisfaction of the Public Works Directo r
WATER
31. Construction water is available at the corporate yard. The City of Arroyo Grande
does not allow the use of hydrant meters.
PERMITS
32. Obtain an encroachment permit prior to performing any of the following:
a.Performing work in the City right of way,
b.Staging work in the City right of way,
c.Stockpiling material in the City right of way,
d.Storing equipment in the City right of way.
FEES
33. Pay all required City fees at the time they are due.
PRIOR TO ISSUING A BUILDING PERMIT
34. The Public Works plans shall be approved.
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY
35. All utilities shall be operational.
36. All essential project improvements shall be constructed prior to occupancy. Non
essential improvements, guaranteed by an agreement and financial securities, may
be constructed after occupancy as directed by the Director of Public Works.
Item 8.a - Page 12
SYMBOLS:
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TRUE NORTH
CROSS SECTION
DETAIL
INTERIOR ELEVATION
SECTION LETTER
SHEET WHERE
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SHEET WHERE
DETAIL IS LOCATED
DETAIL NUMBER
1
2
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INTERIOR ELEVATION
NUMBER
SHEET WHERE
INTERIOR ELEVATION
IS LOCATED
DOOR NUMBER
WINDOW NUMBER
KEYNOTE
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NUMBER OR LETTER
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112
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2424 2525 2626 2727 2828 2929 3030 3131
OUTDOOR PATIO/
TRELLIS 670 SQ.FT.KITCHEN 211 SQ.FT.1414
3232
FCPP- 1154 EAST GRAND AVENUE
1313
20 PARKING SPACES PER
SHARED USE AGREEMENTCOFFEE EXPRESSPARKING
LOT
2323
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PALM (E)
PALM (E)
PALM (E)
PALM (E)
PALM (E)
ELM (E)
ELM (E)
JUNIPER (E)
JUNIPER (E)
JUNIPER (E)
JUNIPER (E)
JUNIPER (E)
JUNIPER (E)
JUNIPER (E)
JUNIPER (E)
JUNIPER (E)
PALM (E)
PALM (E)
PALM (E)
SITE PLAN
LANDSCAPED AREA (E)
CONCRETE PLANTER CURB
PARKING LOT- ASPHALT PAVING
CITY STANDARD TRASH ENCL. (E) TO BE
REMOVED
CONC. WALK (E)
6 FT. H WOOD FENCE (E)
6 FT. H WOOD GATE (E)
CURB CUT IN CONC. WALK (E)
ELEC. SERVICE/METER 200 AMP. (E)
PLANTER (E)
WOOD TRELLIS (E)
STORAGE SHEDS ON NEIGHBORING PROPERTY
(E)
ADJACENT OFFICE BUILDING (E)
PROPOSED LOCATION OF 6X 96 GAL. WASTE
WHEELERS FOR TRASH/RECYC.
DECOMPOSED GRANITE (E)
CONC. WALK (N)
MODIFIED RESTROOMS (N)
EXTERIOR LED SCONCE UNDER EAVE (E)
HALOGEN LIGHT POLE (E)
FIRE HYDRANT (E)
LANDSCAPE BACKFLOW VALVE AND WATER
VALVE
GAS METER (E)
WATER METER (E)
COVERED PORCH
6 FT. H. WOOD FENCE (E)
CONC. SIDEWALK (E)
CONC. DRIVEWAY (E)
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SITE PLAN NOTES
1. ALL WORK SHALL CONFORM TO: A) THE MINIMUM STANDARDS OF THE LATEST EDITION (OR THE CURRENT EDITION
IN EFFECT) OF THE CALIFORNIA BUILDING CODE AND ALL RELATED DOCUMENTS THAT ARE PUBLISHED BY THE I.C.C..
WHICH HAVE BEEN ADOPTED BY THE LOCAL GOVERNING AGENCY; B) ALL REGULATION AND ORDINANCE OF ALL
LOCAL GOVERNING AGENCIES; AND C) ANY SPECIAL CONDITIONS REQUIRED BY THE LOCAL GOVERNING AGENCIES.
2. A CERTIFICATE OF CONSTRUCTION COMPLIANCE, SIGNED BY THE GENERAL CONTRACTOR BASED UPON HIS
OBSERVATION OF THE CONSTRUCTION WORK SHALL BE SUBMITTED TO THE INSPECTING BUILDING OFFICIAL PRIOR
TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY.
3. ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT AND
COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR
CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ARCHITECT'S
ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH
DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN
RISK.
4. OMISSIONS FROM THE DRAWINGS AND SPECIFICATION OR THE MIS-DESCRIPTION OF THE WORK WHICH IS
MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS
CUSTOMARILY PERFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-
DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS
AND SPECIFICATIONS.
5. DIMENSIONS SHOWN SHALL TAKE PRECEDENCE OVER DRAWING SCALE OR PROPORTION. LARGER SCALE
DRAWING SHALL TAKE PRECEDENCE OVER SMALLER SCALE DRAWINGS.
6. WALL AND CEILING MATERIALS SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATIONS IN CBC TABLE 803.11
7. THE SOILS ENGINEER WILL NEED TO VERIFY IN WRITING BY FOOTING INSPECTION, AND PRIOR TO STEEL
PLACEMENT, THAT THE FOOTINGS ARE INTO UNIFORM COMPETENT NATIVE MATERIAL OR OTHERWISE PREPARED
ACCORDING TO SOILS ENGINEER RECOMMENDATIONS.
8. ANY PERSON USING A TORCH OR OTHER FLAME-PRODUCING DEVICE FOR SWEATING PIPE JOINTS FROM OR IN
ANY BUILDING OR STRUCTURE SHALL PROVIDE ONE APPROVED FIRE EXTINGUISHER ON THE PREMISES WHERE SAID
BURNING OPERATION IS PERFORMED. COMBUSTIBLE MATERIAL IN THE CLOSE PROXIMITY OF OPEN FLAME SHALL BE
PROTECTED AGAINST IGNITION BY SHIELDING, WETTING OR OTHER MEANS. IN ALL CASES, A FIRE WATCH SHALL BE
MAINTAINED IN THE VICINITY OF THE OPERATION FOR ONE-HALF HOUR AFTER THE TORCH OR FLAME-PRODUCING
DEVICE HAS BEEN USED. REFER TO C.F.C. CHAPTER 3 FOR ADDITIONAL MEASURES.
9. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT
THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE
RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT
OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUB-
CONTRACTOR SHALL NOTIFY THE ARCHITECT IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM BRYCE
ENGSTROM: ARCHITECT PRIOR TO PROCEEDING WITH ANY RELATED WORK.
10. TEMPORARY FACILITIES: CONTRACTOR SHALL PAY FOR, PROVIDE AND MAINTAIN TEMPORARY FACILITIES FOR
PROJECT PROTECTION AND CONSTRUCTION, AND AS REQUIRED BY LOCAL REGULATION AND THESE DOCUMENTS,
SUCH FACILITIES INCLUDE BUT ARE NOT LIMITED TO: TOILETS, LIGHTS, HEATERS, POWER, GAS, FANS, WATER,
PHONES, FENCES, SIGNS, SHEDS. ETC. REMOVE FROM SITE UPON COMPLETION OF WORK. OBTAIN BUILDING
OFFICIAL OR FIRE MARTIAL APPROVAL PRIOR TO USE OF ANY TEMPORARY HEATING DEVICE.
11. PROTECTION AND SAFETY: CONTRACTOR SHALL PROVIDE AND BE RESPONSIBLE FOR ALL TIMES (SIGNS, LIGHTS,
FENCES, BRACING, ANCHORAGE, FIRE-EXTINGUISHERS, ETC) NECESSARY FOR THE PROTECTION OF THE PUBLIC,
WORKERS, MATERIALS, CONSTRUCTION AND PROPERTY PER LOCAL, STATE, AND FEDERAL REQUIREMENTS
(INCLUDING EARTHQUAKES, FIRES, SPILLS, ACCIDENTS, EROSION, MUD, DUST, ETC.) STAGING OF MATERIALS AND
EQUIPMENT SHALL NOT OVERLOAD ANY EXISTING, NEW AND/OR TEMPORARY STRUCTURES ON THE BUILDING SITE.
12. CHANGES: CHANGES TO APPROVED PLANS AND SPECIFICATIONS SHALL BE MADE ONLY IN WRITING AND SHALL
BE APPROVED BY THE ARCHITECT. CONTRACTOR SHALL ASSUME RESPONSIBILITY AND COSTS FOR ALL CHANGES
LATER IN THE PROJECT CAUSED BY THE ORIGINAL CHANGE.
13. SUBSTITUTIONS: SUBSTITUTIONS REQUIRE OWNER AND ARCHITECTS APPROVAL FAILURE TO GAIN APPROVAL IS
SUFFICIENT GROUNDS FOR ORDERING REMOVAL OF PRODUCT AT CONTRACTOR'S EXPENSE.
14. ALL APPLIANCES, PLUMBING FIXTURES, CABINETS/BUILT-INS, ACCESSORIES AND FINISHES LISTED ON THE
DRAWINGS SHALL BE SPECIFIED BY THE OWNER OR OWNER'S REPRESENTATIVE U.O.N.
15. ALL MECHANICAL DUCTWORK SHALL BE CONSTRUCTED AND INSTALLED IN ACCORDANCE WITH 2019 CALIFORNIA
MECHANICAL CODE
16. EROSION AND SEDIMENT CONTROL BEST MANAGEMENT PRACTICES MUST BE IN PLACE AND FUNCTIONAL PRIOR
TO THE FIRST INSPECTION. NO INSPECTIONS CAN BE PERFORMED IF THEY ARE NOT IN PLACE OR HAVE FAILED TO
PROVIDE EROSION CONTROL. FAILURE TO MAINTAIN EROSION CONTROL WILL CAUSE INSPECTIONS TO BE DELAYED
UNTIL EROSION CONTROL MEASURES ARE FUNCTIONAL.
17. AN OPERATION AND MAINTENANCE MANUAL SHALL BE PROVIDED TO THE BUILDING OCCUPANT OWNER.
(THESE NOTES APPLY TO ALL PORTIONS, PHASES & SUBCONTRACTOS OF THIS PROJECT)
USE OF PLANS: THESE PLANS ARE THE PROPERTY OF BRYCE ENGSTROM: ARCHITECT AND MAY NOT BE USED
WITHOUT EXPRESS, WRITTEN CONSENT.
GENERAL NOTES:
SITE PLAN, VICNITY MAP,
PROJECT DATA,
GENERAL NOTES
DESCRIPTION:BY: BRYCE ENGSTROM ARCHITECTAll common law copyright and other property rightsreserve this document as an original and unpublishedwork product of Bryce Engstrom: Architect, and thiswork shall not be duplicated, copied, disclosed, orused in connection with any other work or projectother than the specific product for which it has beenprepared or assigned to any third party, withoutexpress written consent of Bryce Engstrom:ArchitectARCHITECT:BRYCE ENGSTROM210 TRAFFIC WAY SUITE EARROYO GRANDE, CA 93420(805) 235-3385brycethearchitect@gmail.comSHEET:REVISION TABLENUMBER DATE REVISED BY DESCRIPTIONOWNER:JOEL & SUSAN RILEY1159 FAIR OAKS AVE.ARROYO GRANDE, CA 93420(805) 459-1949joel@candorconsult.comSHEET INDEX
SHEET TITLE
A-1 SITE PLAN, VICNITY MAP, PROJECT DATA, GENERAL NOTES
A-1.1 SHARED PARKING EXHIBIT
A-2 EXISTING FLOOR / DEMO PLAN, NEW FLOOR PLAN
A-3 EXISTING ELEVATIONS
A-4 NEW ELEVATIONS
A-5 PLUMBING PLANS
A-7 ACCESSIBILITY DETAILS
A-8 GENERAL NOTES
A-9 GENERAL NOTES
A-10 GENERAL NOTES
A-11 GREEN BUILDING MANDATORY MEASURES
A-12 GREEN BUILDING MANDATORY MEASURES
A-13 GREEN BUILDING MANDATORY MEASURES
S5 BUILDING SECTIONS
S6 TYPICAL DETAILS
S7 TYPICAL DETAILS
S8 FOUNDATION DETAILS
S9 FLOOR FRAMING DETAILS
S10 ROOF FRAMING DETAILS A-1EVENT CENTER & OFFICES1164 E. GRAND AVE.ARROYO GRANDE, CAX
VICINITY MAP (NO SCALE)
PROJECT
LOCATION
APPLICABLE CODES:
OCCUPANCY GROUP: B, A-2
A.P.N. 077-113-005
ZONING DESIGNATION: FAIR OAKS MIXED USE
CONSTRUCTION TYPE: VB SPRINKLERS
2019 CALIFORNIA BUILDING CODE (CBC)
2019 CALIFORNIA HISTORICAL BUILDING CODE (CHBC)
2019 CALIFORNIA EXISTING BUILDING CODE (CEBC)
2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (CGBSC)
2019 CALIFORNIA MECHANICAL CODE (CMC)
2019 CALIFORNIA PLUMBING CODE (CPC)
2019 CALIFORNIA ELECTRICAL CODE (CEC)
2019 CALIFORNIA ENERGY CODE (CEC PART 6)
2019 CALIFORNIA FIRE CODE (CFC)FIRST PLANNING SUBMITTAL PRITNT DATE: 9/1/20CONSULTANT LIST
PROJECT DATA:
SCALE: 1"=16'-0"
LOT SIZE: 18,795 SQ.FT.
OCCUPANT LOAD:
KITCHEN- 211 SQ.FT./200 GROSS= 2
OFFICES - 736 SQ.FT./150 GROSS= 5
EVENT CENTER: 1550/15 SQ.FT.= 104
TOTAL: 111
ARCHITECT:
BRYCE ENGSTROM
210 TRAFFIC WAY SUITE E
ARROYO GRANDE, CA 93420
(805) 235-3385
brycethearchitect@gmail.com
PLUMBING FIXTURE CALCS.
PARKING CALCS.
GROUP B OFFICE/KITCHEN 947 SQ.FT./200= 5 OCCUPANTS
GROUP A-2 ASSEMBLY- 1550 SQ.FT./30= 52 OCCUPANTS
TOTAL: 57 OCCUPANTS, 29 MALE, 29 FEMALE
1 MALE WATER CLOSET, 1 MALE URINAL, 2 FEMALE WATER CLOSETS
1 LAVATORY FOR EACH M/F RESTROOMS
GROUP B OFFICE/KITCHEN 947 SQ.FT./250= 4 SPACES
GROUP A-2 ASSEMBLY- 1550 SQ.FT./50= 31 SPACES
TOTAL: 35 SPACES REQUIRED
51 TOTAL SPACES PROVIDED- SEE PARKING EXHIBIT SHEET A-1.1
ADJACENT PARKING AREA
COVERAGE/F.A.R.: 2146/18,795= 11%
NO NEW OR REVISED LANDSCAPING IS
PROPOSED. ALL EXISTING TO REMAIN
NOTE: THE ATTACHED PLANS ARE IN SUBSTANTIAL
CONFORMANCE WITH ALL APPLICABLE STATE, LOCAL, AND
OTHER LAWS REGULATING THIS TYPE OF DEVELOPMENT
EXHIBIT B
Item 8.a - Page 13
SHARED PARKING
EXHIBIT
DESCRIPTION:BY: BRYCE ENGSTROM ARCHITECTAll common law copyright and other property rightsreserve this document as an original and unpublishedwork product of Bryce Engstrom: Architect, and thiswork shall not be duplicated, copied, disclosed, orused in connection with any other work or projectother than the specific product for which it has beenprepared or assigned to any third party, withoutexpress written consent of Bryce Engstrom:ArchitectARCHITECT:BRYCE ENGSTROM210 TRAFFIC WAY SUITE EARROYO GRANDE, CA 93420(805) 235-3385brycethearchitect@gmail.comSHEET:REVISION TABLENUMBER DATE REVISED BY DESCRIPTIONOWNER:JOEL & SUSAN RILEY1159 FAIR OAKS AVE.ARROYO GRANDE, CA 93420(805) 459-1949joel@candorconsult.comA-1.1EVENT CENTER & OFFICES1164 E. GRAND AVE.ARROYO GRANDE, CAFIRST PLANNING SUBMITTAL PRITNT DATE: 9/1/20SHARED PARKING EXHIBIT
SCALE" APPROX. 1"=100'
WA
L
K
I
N
G
T
R
A
V
E
L
D
I
S
T
A
N
C
E
A
P
P
R
O
X
.
4
5
0
F
T
.
EXISTING ON SITE
PARKING- 14 SPACES
OFF SITE PARKING-
37 SPACES
Item 8.a - Page 14
6040LS3040LS
60683040LS
3040LS3040LS3040LS3040LS30682040SH5040FX2040SH3040LS60683068
3068
EP
50'-9"47'-0"45'-0"
1 HOUR WALL (E) TO REMAIN
OFFICES
STORAGE
HALL
RETAIL RETAIL
NON-BEARING
PARTITIONS (E) TO
BE REMOVED
NON-BEARING
PARTITIONS (E) TO
BE REMOVEDSTRUCTURAL POSTS (E)
TO REMAIN
STRUCTURAL POST (E)
TO REMAIN
ELEC. SUB PANEL (E)
TO BE RELOCATED
REMOVE WINDOWS (E)
REPLACE WITH BIFOLD GLASS
DOORS PER NEW PLAN
EXISTING FLOOR/DEMO PLAN 3068306860683040LS
120683040LS30682040SH5040FX2040SH60683040LS
3068
3040LS
6068 3040FX306830683040FX306810'-4"34'-8"
45'-0"7'-9 1/4"1'-7 3/4"2'-0"8'-7"9'-5"10'-7"38'-2"12'-7"
50'-9"47'-0"4'-0"
3'-0"4'-0"2'-6"
5'-0"
2'-6"
6'-5 1/2"
10'-8 1/2"10'-1 1/2"9'-10 1/2"3'-5 1/2"KITCHEN
STORAGE
OFFICES
OFFICES
OFFICES
11
11
MIN.
CLR.
MIN.
CLR.
R TALL
CABS.DWMEN'S R.R.
WOMEN'S R.R.
11
EVENT CENTER
NEW FLOOR PLAN
EXISTING FLOOR / DEMO
PLAN, NEW FLOOR PLAN
DESCRIPTION:BY: BRYCE ENGSTROM ARCHITECTAll common law copyright and other property rightsreserve this document as an original and unpublishedwork product of Bryce Engstrom: Architect, and thiswork shall not be duplicated, copied, disclosed, orused in connection with any other work or projectother than the specific product for which it has beenprepared or assigned to any third party, withoutexpress written consent of Bryce Engstrom:ArchitectARCHITECT:BRYCE ENGSTROM210 TRAFFIC WAY SUITE EARROYO GRANDE, CA 93420(805) 235-3385brycethearchitect@gmail.comSHEET:REVISION TABLENUMBER DATE REVISED BY DESCRIPTIONOWNER:JOEL & SUSAN RILEY1159 FAIR OAKS AVE.ARROYO GRANDE, CA 93420(805) 459-1949joel@candorconsult.comA-2EVENT CENTER & OFFICES1164 E. GRAND AVE.ARROYO GRANDE, CAFIRST PLANNING SUBMITTAL PRITNT DATE: 9/1/20SCALE: 1/4"=1'-0"
SCALE: 1/4"=1'-0"
Item 8.a - Page 15
11 22 33 44 44 55 6677
4
12 (TYP.
)
EXISTING EAST ELEVATION
112233444455775566
4
12(TYP.
)
44
EXISTING NORTH ELEVATION
33444455 775566
4
12 (TYP.
)
55 66
EXISTING WEST ELEVATION 9'-0 3/4"8'-3"17'-3 3/4"
11 22 3344 44556677
F.F.
116.50'
PLATE
125.56'
PEAK
133.81'
EXISTING SOUTH ELEVATION
STUCCO SCREEN WALL (E) TO REMAIN
WOOD TRELLIS (E) TO REMAIN
CONC. TILE ROOF SHINGLES (E) TO REMAIN
METAL ROOF VENT (E) TO REMAIN
SKYLIGHT (E) TO REMAIN
EXTERIOR LED SCONCE (E) TO REMAIN
PLASTER STUCCO (E) TO REMAIN
11
22
33
44
55
66
77
11
22
33
44
55
66
77
EXISTING ELEVATION NOTES
EXISTING ELEVATIONS
DESCRIPTION:BY: BRYCE ENGSTROM ARCHITECTAll common law copyright and other property rightsreserve this document as an original and unpublishedwork product of Bryce Engstrom: Architect, and thiswork shall not be duplicated, copied, disclosed, orused in connection with any other work or projectother than the specific product for which it has beenprepared or assigned to any third party, withoutexpress written consent of Bryce Engstrom:ArchitectARCHITECT:BRYCE ENGSTROM210 TRAFFIC WAY SUITE EARROYO GRANDE, CA 93420(805) 235-3385brycethearchitect@gmail.comSHEET:REVISION TABLENUMBER DATE REVISED BY DESCRIPTIONOWNER:JOEL & SUSAN RILEY1159 FAIR OAKS AVE.ARROYO GRANDE, CA 93420(805) 459-1949joel@candorconsult.comA-3EVENT CENTER & OFFICES1164 E. GRAND AVE.ARROYO GRANDE, CAFIRST PLANNING SUBMITTAL PRITNT DATE: 9/1/20SCALE: 1/4"=1'-0"SCALE: 1/4"=1'-0"
SCALE: 1/4"=1'-0"SCALE: 1/4"=1'-0"
(NO PROPOSED CHANGES)
Item 8.a - Page 16
NEW EAST ELEVATION
WINDOW (N)
FOLDING GLASS DOOR (N)
11
22
11
22
NEW ELEVATION NOTES
11
NEW SOUTH ELEVATION
22
NEW WEST ELEVATION
NEW ELEVATIONS
DESCRIPTION:BY: BRYCE ENGSTROM ARCHITECTAll common law copyright and other property rightsreserve this document as an original and unpublishedwork product of Bryce Engstrom: Architect, and thiswork shall not be duplicated, copied, disclosed, orused in connection with any other work or projectother than the specific product for which it has beenprepared or assigned to any third party, withoutexpress written consent of Bryce Engstrom:ArchitectARCHITECT:BRYCE ENGSTROM210 TRAFFIC WAY SUITE EARROYO GRANDE, CA 93420(805) 235-3385brycethearchitect@gmail.comSHEET:REVISION TABLENUMBER DATE REVISED BY DESCRIPTIONOWNER:JOEL & SUSAN RILEY1159 FAIR OAKS AVE.ARROYO GRANDE, CA 93420(805) 459-1949joel@candorconsult.comA-4EVENT CENTER & OFFICES1164 E. GRAND AVE.ARROYO GRANDE, CAFIRST PLANNING SUBMITTAL PRITNT DATE: 9/1/20SCALE: 1/4"=1'-0"
SCALE: 1/4"=1'-0"
Item 8.a - Page 17
SYMBOLS:
NN
A
A-2
A
A-2
A
A-2
A
A-2
AA
TRUE NORTH
CROSS SECTION
DETAIL
INTERIOR ELEVATION
SECTION LETTER
SHEET WHERE
SECTION IS LOCATED
SHEET WHERE
DETAIL IS LOCATED
DETAIL NUMBER
1
2
3
4
INTERIOR ELEVATION
NUMBER
SHEET WHERE
INTERIOR ELEVATION
IS LOCATED
DOOR NUMBER
WINDOW NUMBER
KEYNOTE
REVISION NUMBER
DOOR NUMBER
WINDOW NUMBER
NUMBER OR LETTER
REVISION NUMBER
112
1
1
3
1
1
4
11
5
116
116
117
117
118
119
120
121
122
123
124
125 2'-8"20'-3"110'-3"
268.73'
N56° 50'E
69.99'S33° 10'E243.34'
S56° 50'W86.25
'N68°
55
'8"W
25.00'
N56° 50'E
2
0
'
D
R
A
I
N
AG
E
E
A
S
EM
E
N
T
(
E
)
F.F.
116.50'EAST GRAND
AVENUE
NN
22
33
44
55
55
55
66
7788
88
99
10101010
1010
1010
STAFF OFFICES
736 SQ.FT.
EVENT CENTER 880 SQ.FT.
1010
1010
33
1111
1212
1313
1313
1313
11 22 33 44 55
66 77
88 99
1010 1111 1212
2424 2525 2626 2727 2828 2929 3030 3131
OUTDOOR PATIO/
TRELLIS 670 SQ.FT.KITCHEN 211 SQ.FT.1414
3232
FCPP- 1154 EAST GRAND AVENUE
1313
20 PARKING SPACES PER
SHARED USE AGREEMENTCOFFEE EXPRESSPARKING
LOT
2323
55
55
55
55
11
11
11
11
11
1515 1515
55
1010
1616
1717
1818
1818
1818
1818
1919
2020
2121
2222
2323
1313 1414
185 SQ.FT.
60
SQ.FT.
24242424
74
SQ.FT.
2525
2525
2525
2626
2727
PALM (E)
PALM (E)
PALM (E)
PALM (E)
PALM (E)
ELM (E)
ELM (E)
JUNIPER (E)
JUNIPER (E)
JUNIPER (E)
JUNIPER (E)
JUNIPER (E)
JUNIPER (E)
JUNIPER (E)
JUNIPER (E)
JUNIPER (E)
PALM (E)
PALM (E)
PALM (E)
SITE PLAN
LANDSCAPED AREA (E)
CONCRETE PLANTER CURB
PARKING LOT- ASPHALT PAVING
CITY STANDARD TRASH ENCL. (E) TO BE
REMOVED
CONC. WALK (E)
6 FT. H WOOD FENCE (E)
6 FT. H WOOD GATE (E)
CURB CUT IN CONC. WALK (E)
ELEC. SERVICE/METER 200 AMP. (E)
PLANTER (E)
WOOD TRELLIS (E)
STORAGE SHEDS ON NEIGHBORING PROPERTY
(E)
ADJACENT OFFICE BUILDING (E)
PROPOSED LOCATION OF 6X 96 GAL. WASTE
WHEELERS FOR TRASH/RECYC.
DECOMPOSED GRANITE (E)
CONC. WALK (N)
MODIFIED RESTROOMS (N)
EXTERIOR LED SCONCE UNDER EAVE (E)
HALOGEN LIGHT POLE (E)
FIRE HYDRANT (E)
LANDSCAPE BACKFLOW VALVE AND WATER
VALVE
GAS METER (E)
WATER METER (E)
COVERED PORCH
6 FT. H. WOOD FENCE (E)
CONC. SIDEWALK (E)
CONC. DRIVEWAY (E)
11
22
33
44
55
66
77
88
99
1010
1111
1212
1313
1414
1515
1616
1717
1818
1919
2020
2121
2222
2323
2424
2525
2626
2727
11
22
33
44
55
66
77
88
99
1010
1111
1212
1313
1414
1515
1616
1717
1818
1919
2020
2121
2222
2323
2424
2525
2626
2727
SITE PLAN NOTES
1. ALL WORK SHALL CONFORM TO: A) THE MINIMUM STANDARDS OF THE LATEST EDITION (OR THE CURRENT EDITION
IN EFFECT) OF THE CALIFORNIA BUILDING CODE AND ALL RELATED DOCUMENTS THAT ARE PUBLISHED BY THE I.C.C..
WHICH HAVE BEEN ADOPTED BY THE LOCAL GOVERNING AGENCY; B) ALL REGULATION AND ORDINANCE OF ALL
LOCAL GOVERNING AGENCIES; AND C) ANY SPECIAL CONDITIONS REQUIRED BY THE LOCAL GOVERNING AGENCIES.
2. A CERTIFICATE OF CONSTRUCTION COMPLIANCE, SIGNED BY THE GENERAL CONTRACTOR BASED UPON HIS
OBSERVATION OF THE CONSTRUCTION WORK SHALL BE SUBMITTED TO THE INSPECTING BUILDING OFFICIAL PRIOR
TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY.
3. ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT AND
COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR
CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ARCHITECT'S
ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH
DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN
RISK.
4. OMISSIONS FROM THE DRAWINGS AND SPECIFICATION OR THE MIS-DESCRIPTION OF THE WORK WHICH IS
MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS
CUSTOMARILY PERFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-
DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS
AND SPECIFICATIONS.
5. DIMENSIONS SHOWN SHALL TAKE PRECEDENCE OVER DRAWING SCALE OR PROPORTION. LARGER SCALE
DRAWING SHALL TAKE PRECEDENCE OVER SMALLER SCALE DRAWINGS.
6. WALL AND CEILING MATERIALS SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATIONS IN CBC TABLE 803.11
7. THE SOILS ENGINEER WILL NEED TO VERIFY IN WRITING BY FOOTING INSPECTION, AND PRIOR TO STEEL
PLACEMENT, THAT THE FOOTINGS ARE INTO UNIFORM COMPETENT NATIVE MATERIAL OR OTHERWISE PREPARED
ACCORDING TO SOILS ENGINEER RECOMMENDATIONS.
8. ANY PERSON USING A TORCH OR OTHER FLAME-PRODUCING DEVICE FOR SWEATING PIPE JOINTS FROM OR IN
ANY BUILDING OR STRUCTURE SHALL PROVIDE ONE APPROVED FIRE EXTINGUISHER ON THE PREMISES WHERE SAID
BURNING OPERATION IS PERFORMED. COMBUSTIBLE MATERIAL IN THE CLOSE PROXIMITY OF OPEN FLAME SHALL BE
PROTECTED AGAINST IGNITION BY SHIELDING, WETTING OR OTHER MEANS. IN ALL CASES, A FIRE WATCH SHALL BE
MAINTAINED IN THE VICINITY OF THE OPERATION FOR ONE-HALF HOUR AFTER THE TORCH OR FLAME-PRODUCING
DEVICE HAS BEEN USED. REFER TO C.F.C. CHAPTER 3 FOR ADDITIONAL MEASURES.
9. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT
THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE
RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT
OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUB-
CONTRACTOR SHALL NOTIFY THE ARCHITECT IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM BRYCE
ENGSTROM: ARCHITECT PRIOR TO PROCEEDING WITH ANY RELATED WORK.
10. TEMPORARY FACILITIES: CONTRACTOR SHALL PAY FOR, PROVIDE AND MAINTAIN TEMPORARY FACILITIES FOR
PROJECT PROTECTION AND CONSTRUCTION, AND AS REQUIRED BY LOCAL REGULATION AND THESE DOCUMENTS,
SUCH FACILITIES INCLUDE BUT ARE NOT LIMITED TO: TOILETS, LIGHTS, HEATERS, POWER, GAS, FANS, WATER,
PHONES, FENCES, SIGNS, SHEDS. ETC. REMOVE FROM SITE UPON COMPLETION OF WORK. OBTAIN BUILDING
OFFICIAL OR FIRE MARTIAL APPROVAL PRIOR TO USE OF ANY TEMPORARY HEATING DEVICE.
11. PROTECTION AND SAFETY: CONTRACTOR SHALL PROVIDE AND BE RESPONSIBLE FOR ALL TIMES (SIGNS, LIGHTS,
FENCES, BRACING, ANCHORAGE, FIRE-EXTINGUISHERS, ETC) NECESSARY FOR THE PROTECTION OF THE PUBLIC,
WORKERS, MATERIALS, CONSTRUCTION AND PROPERTY PER LOCAL, STATE, AND FEDERAL REQUIREMENTS
(INCLUDING EARTHQUAKES, FIRES, SPILLS, ACCIDENTS, EROSION, MUD, DUST, ETC.) STAGING OF MATERIALS AND
EQUIPMENT SHALL NOT OVERLOAD ANY EXISTING, NEW AND/OR TEMPORARY STRUCTURES ON THE BUILDING SITE.
12. CHANGES: CHANGES TO APPROVED PLANS AND SPECIFICATIONS SHALL BE MADE ONLY IN WRITING AND SHALL
BE APPROVED BY THE ARCHITECT. CONTRACTOR SHALL ASSUME RESPONSIBILITY AND COSTS FOR ALL CHANGES
LATER IN THE PROJECT CAUSED BY THE ORIGINAL CHANGE.
13. SUBSTITUTIONS: SUBSTITUTIONS REQUIRE OWNER AND ARCHITECTS APPROVAL FAILURE TO GAIN APPROVAL IS
SUFFICIENT GROUNDS FOR ORDERING REMOVAL OF PRODUCT AT CONTRACTOR'S EXPENSE.
14. ALL APPLIANCES, PLUMBING FIXTURES, CABINETS/BUILT-INS, ACCESSORIES AND FINISHES LISTED ON THE
DRAWINGS SHALL BE SPECIFIED BY THE OWNER OR OWNER'S REPRESENTATIVE U.O.N.
15. ALL MECHANICAL DUCTWORK SHALL BE CONSTRUCTED AND INSTALLED IN ACCORDANCE WITH 2019 CALIFORNIA
MECHANICAL CODE
16. EROSION AND SEDIMENT CONTROL BEST MANAGEMENT PRACTICES MUST BE IN PLACE AND FUNCTIONAL PRIOR
TO THE FIRST INSPECTION. NO INSPECTIONS CAN BE PERFORMED IF THEY ARE NOT IN PLACE OR HAVE FAILED TO
PROVIDE EROSION CONTROL. FAILURE TO MAINTAIN EROSION CONTROL WILL CAUSE INSPECTIONS TO BE DELAYED
UNTIL EROSION CONTROL MEASURES ARE FUNCTIONAL.
17. AN OPERATION AND MAINTENANCE MANUAL SHALL BE PROVIDED TO THE BUILDING OCCUPANT OWNER.
(THESE NOTES APPLY TO ALL PORTIONS, PHASES & SUBCONTRACTOS OF THIS PROJECT)
USE OF PLANS: THESE PLANS ARE THE PROPERTY OF BRYCE ENGSTROM: ARCHITECT AND MAY NOT BE USED
WITHOUT EXPRESS, WRITTEN CONSENT.
GENERAL NOTES:
SITE PLAN, VICNITY MAP,
PROJECT DATA,
GENERAL NOTES
DESCRIPTION:BY: BRYCE ENGSTROM ARCHITECTAll common law copyright and other property rightsreserve this document as an original and unpublishedwork product of Bryce Engstrom: Architect, and thiswork shall not be duplicated, copied, disclosed, orused in connection with any other work or projectother than the specific product for which it has beenprepared or assigned to any third party, withoutexpress written consent of Bryce Engstrom:ArchitectARCHITECT:BRYCE ENGSTROM210 TRAFFIC WAY SUITE EARROYO GRANDE, CA 93420(805) 235-3385brycethearchitect@gmail.comSHEET:REVISION TABLENUMBER DATE REVISED BY DESCRIPTIONOWNER:JOEL & SUSAN RILEY1159 FAIR OAKS AVE.ARROYO GRANDE, CA 93420(805) 459-1949joel@candorconsult.comSHEET INDEX
SHEET TITLE
A-1 SITE PLAN, VICNITY MAP, PROJECT DATA, GENERAL NOTES
A-1.1 SHARED PARKING EXHIBIT
A-2 EXISTING FLOOR / DEMO PLAN, NEW FLOOR PLAN
A-3 EXISTING ELEVATIONS
A-4 NEW ELEVATIONS
A-5 PLUMBING PLANS
A-7 ACCESSIBILITY DETAILS
A-8 GENERAL NOTES
A-9 GENERAL NOTES
A-10 GENERAL NOTES
A-11 GREEN BUILDING MANDATORY MEASURES
A-12 GREEN BUILDING MANDATORY MEASURES
A-13 GREEN BUILDING MANDATORY MEASURES
S5 BUILDING SECTIONS
S6 TYPICAL DETAILS
S7 TYPICAL DETAILS
S8 FOUNDATION DETAILS
S9 FLOOR FRAMING DETAILS
S10 ROOF FRAMING DETAILS A-1EVENT CENTER & OFFICES1164 E. GRAND AVE.ARROYO GRANDE, CAX
VICINITY MAP (NO SCALE)
PROJECT
LOCATION
APPLICABLE CODES:
OCCUPANCY GROUP: B, A-2
A.P.N. 077-113-005
ZONING DESIGNATION: FAIR OAKS MIXED USE
CONSTRUCTION TYPE: VB SPRINKLERS
2019 CALIFORNIA BUILDING CODE (CBC)
2019 CALIFORNIA HISTORICAL BUILDING CODE (CHBC)
2019 CALIFORNIA EXISTING BUILDING CODE (CEBC)
2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (CGBSC)
2019 CALIFORNIA MECHANICAL CODE (CMC)
2019 CALIFORNIA PLUMBING CODE (CPC)
2019 CALIFORNIA ELECTRICAL CODE (CEC)
2019 CALIFORNIA ENERGY CODE (CEC PART 6)
2019 CALIFORNIA FIRE CODE (CFC)FIRST PLANNING SUBMITTAL PRITNT DATE: 9/1/20CONSULTANT LIST
PROJECT DATA:
SCALE: 1"=16'-0"
LOT SIZE: 18,795 SQ.FT.
OCCUPANT LOAD:
KITCHEN- 211 SQ.FT./200 GROSS= 2
OFFICES - 736 SQ.FT./150 GROSS= 5
EVENT CENTER: 1550/15 SQ.FT.= 104
TOTAL: 111
ARCHITECT:
BRYCE ENGSTROM
210 TRAFFIC WAY SUITE E
ARROYO GRANDE, CA 93420
(805) 235-3385
brycethearchitect@gmail.com
PLUMBING FIXTURE CALCS.
PARKING CALCS.
GROUP B OFFICE/KITCHEN 947 SQ.FT./200= 5 OCCUPANTS
GROUP A-2 ASSEMBLY- 1550 SQ.FT./30= 52 OCCUPANTS
TOTAL: 57 OCCUPANTS, 29 MALE, 29 FEMALE
1 MALE WATER CLOSET, 1 MALE URINAL, 2 FEMALE WATER CLOSETS
1 LAVATORY FOR EACH M/F RESTROOMS
GROUP B OFFICE/KITCHEN 947 SQ.FT./250= 4 SPACES
GROUP A-2 ASSEMBLY- 1550 SQ.FT./50= 31 SPACES
TOTAL: 35 SPACES REQUIRED
51 TOTAL SPACES PROVIDED- SEE PARKING EXHIBIT SHEET A-1.1
ADJACENT PARKING AREA
COVERAGE/F.A.R.: 2146/18,795= 11%
NO NEW OR REVISED LANDSCAPING IS
PROPOSED. ALL EXISTING TO REMAIN
NOTE: THE ATTACHED PLANS ARE IN SUBSTANTIAL
CONFORMANCE WITH ALL APPLICABLE STATE, LOCAL, AND
OTHER LAWS REGULATING THIS TYPE OF DEVELOPMENT
ATTACHMENT 2
Item 8.a - Page 18
SHARED PARKING
EXHIBIT
DESCRIPTION:BY: BRYCE ENGSTROM ARCHITECTAll common law copyright and other property rightsreserve this document as an original and unpublishedwork product of Bryce Engstrom: Architect, and thiswork shall not be duplicated, copied, disclosed, orused in connection with any other work or projectother than the specific product for which it has beenprepared or assigned to any third party, withoutexpress written consent of Bryce Engstrom:ArchitectARCHITECT:BRYCE ENGSTROM210 TRAFFIC WAY SUITE EARROYO GRANDE, CA 93420(805) 235-3385brycethearchitect@gmail.comSHEET:REVISION TABLENUMBER DATE REVISED BY DESCRIPTIONOWNER:JOEL & SUSAN RILEY1159 FAIR OAKS AVE.ARROYO GRANDE, CA 93420(805) 459-1949joel@candorconsult.comA-1.1EVENT CENTER & OFFICES1164 E. GRAND AVE.ARROYO GRANDE, CAFIRST PLANNING SUBMITTAL PRITNT DATE: 9/1/20SHARED PARKING EXHIBIT
SCALE" APPROX. 1"=100'
WA
L
K
I
N
G
T
R
A
V
E
L
D
I
S
T
A
N
C
E
A
P
P
R
O
X
.
4
5
0
F
T
.
EXISTING ON SITE
PARKING- 14 SPACES
OFF SITE PARKING-
37 SPACES
Item 8.a - Page 19
6040LS3040LS
60683040LS
3040LS3040LS3040LS3040LS30682040SH5040FX2040SH3040LS60683068
3068
EP
50'-9"47'-0"45'-0"
1 HOUR WALL (E) TO REMAIN
OFFICES
STORAGE
HALL
RETAIL RETAIL
NON-BEARING
PARTITIONS (E) TO
BE REMOVED
NON-BEARING
PARTITIONS (E) TO
BE REMOVEDSTRUCTURAL POSTS (E)
TO REMAIN
STRUCTURAL POST (E)
TO REMAIN
ELEC. SUB PANEL (E)
TO BE RELOCATED
REMOVE WINDOWS (E)
REPLACE WITH BIFOLD GLASS
DOORS PER NEW PLAN
EXISTING FLOOR/DEMO PLAN 3068306860683040LS
120683040LS30682040SH5040FX2040SH60683040LS
3068
3040LS
6068 3040FX306830683040FX306810'-4"34'-8"
45'-0"7'-9 1/4"1'-7 3/4"2'-0"8'-7"9'-5"10'-7"38'-2"12'-7"
50'-9"47'-0"4'-0"
3'-0"4'-0"2'-6"
5'-0"
2'-6"
6'-5 1/2"
10'-8 1/2"10'-1 1/2"9'-10 1/2"3'-5 1/2"KITCHEN
STORAGE
OFFICES
OFFICES
OFFICES
11
11
MIN.
CLR.
MIN.
CLR.
R TALL
CABS.DWMEN'S R.R.
WOMEN'S R.R.
11
EVENT CENTER
NEW FLOOR PLAN
EXISTING FLOOR / DEMO
PLAN, NEW FLOOR PLAN
DESCRIPTION:BY: BRYCE ENGSTROM ARCHITECTAll common law copyright and other property rightsreserve this document as an original and unpublishedwork product of Bryce Engstrom: Architect, and thiswork shall not be duplicated, copied, disclosed, orused in connection with any other work or projectother than the specific product for which it has beenprepared or assigned to any third party, withoutexpress written consent of Bryce Engstrom:ArchitectARCHITECT:BRYCE ENGSTROM210 TRAFFIC WAY SUITE EARROYO GRANDE, CA 93420(805) 235-3385brycethearchitect@gmail.comSHEET:REVISION TABLENUMBER DATE REVISED BY DESCRIPTIONOWNER:JOEL & SUSAN RILEY1159 FAIR OAKS AVE.ARROYO GRANDE, CA 93420(805) 459-1949joel@candorconsult.comA-2EVENT CENTER & OFFICES1164 E. GRAND AVE.ARROYO GRANDE, CAFIRST PLANNING SUBMITTAL PRITNT DATE: 9/1/20SCALE: 1/4"=1'-0"
SCALE: 1/4"=1'-0"
Item 8.a - Page 20
11 22 33 44 44 55 6677
4
12 (TYP.
)
EXISTING EAST ELEVATION
112233444455775566
4
12(TYP.
)
44
EXISTING NORTH ELEVATION
33444455 775566
4
12 (TYP.
)
55 66
EXISTING WEST ELEVATION 9'-0 3/4"8'-3"17'-3 3/4"
11 22 3344 44556677
F.F.
116.50'
PLATE
125.56'
PEAK
133.81'
EXISTING SOUTH ELEVATION
STUCCO SCREEN WALL (E) TO REMAIN
WOOD TRELLIS (E) TO REMAIN
CONC. TILE ROOF SHINGLES (E) TO REMAIN
METAL ROOF VENT (E) TO REMAIN
SKYLIGHT (E) TO REMAIN
EXTERIOR LED SCONCE (E) TO REMAIN
PLASTER STUCCO (E) TO REMAIN
11
22
33
44
55
66
77
11
22
33
44
55
66
77
EXISTING ELEVATION NOTES
EXISTING ELEVATIONS
DESCRIPTION:BY: BRYCE ENGSTROM ARCHITECTAll common law copyright and other property rightsreserve this document as an original and unpublishedwork product of Bryce Engstrom: Architect, and thiswork shall not be duplicated, copied, disclosed, orused in connection with any other work or projectother than the specific product for which it has beenprepared or assigned to any third party, withoutexpress written consent of Bryce Engstrom:ArchitectARCHITECT:BRYCE ENGSTROM210 TRAFFIC WAY SUITE EARROYO GRANDE, CA 93420(805) 235-3385brycethearchitect@gmail.comSHEET:REVISION TABLENUMBER DATE REVISED BY DESCRIPTIONOWNER:JOEL & SUSAN RILEY1159 FAIR OAKS AVE.ARROYO GRANDE, CA 93420(805) 459-1949joel@candorconsult.comA-3EVENT CENTER & OFFICES1164 E. GRAND AVE.ARROYO GRANDE, CAFIRST PLANNING SUBMITTAL PRITNT DATE: 9/1/20SCALE: 1/4"=1'-0"SCALE: 1/4"=1'-0"
SCALE: 1/4"=1'-0"SCALE: 1/4"=1'-0"
(NO PROPOSED CHANGES)
Item 8.a - Page 21
NEW EAST ELEVATION
WINDOW (N)
FOLDING GLASS DOOR (N)
11
22
11
22
NEW ELEVATION NOTES
11
NEW SOUTH ELEVATION
22
NEW WEST ELEVATION
NEW ELEVATIONS
DESCRIPTION:BY: BRYCE ENGSTROM ARCHITECTAll common law copyright and other property rightsreserve this document as an original and unpublishedwork product of Bryce Engstrom: Architect, and thiswork shall not be duplicated, copied, disclosed, orused in connection with any other work or projectother than the specific product for which it has beenprepared or assigned to any third party, withoutexpress written consent of Bryce Engstrom:ArchitectARCHITECT:BRYCE ENGSTROM210 TRAFFIC WAY SUITE EARROYO GRANDE, CA 93420(805) 235-3385brycethearchitect@gmail.comSHEET:REVISION TABLENUMBER DATE REVISED BY DESCRIPTIONOWNER:JOEL & SUSAN RILEY1159 FAIR OAKS AVE.ARROYO GRANDE, CA 93420(805) 459-1949joel@candorconsult.comA-4EVENT CENTER & OFFICES1164 E. GRAND AVE.ARROYO GRANDE, CAFIRST PLANNING SUBMITTAL PRITNT DATE: 9/1/20SCALE: 1/4"=1'-0"
SCALE: 1/4"=1'-0"
Item 8.a - Page 22
ATTACHMENT 3
Item 8.a - Page 23
Item 8.a - Page 24
From:Bo Lundy
To:Whitney McDonald
Cc:Andrew Perez; pc publiccomment
Subject:1164 E. Grand, Arroyo Grande--CUP 20-003 for Event Center Hearing 2/1/21
Date:Wednesday, January 27, 2021 10:22:29 AM
Attachments:2021 PC PH Notice Riley Event Center.pdf
Riley 24x36 Arch Plans 9-9-20.pdf
Mrs. McDonald, Mr. Perez and Members of the Planning Commission – as majorityowner of 1170-1186 E. Grand Ave in Arroyo Grande, Ca, directly west of the abovereferenced property, I am in receipt of the attached plan requesting PlanningCommission approval of a CUP for an Event Center at 1164 E. Grand Ave. As adjacentproperty owner, naturally we are concerned with any Assembly Use in the directproximity of our existing businesses and how it may impact our facility, customers, andtenants. In our review of the proposed Event Center with them, we feel the followingissues have not be mitigated in order to grant the proposed CUP. They are as follows:
1.On-Site Parking – Project Data reflects a occupancy load factor of 111 people
without including the existing Garden Area north of the building. Parking Calcs
requires 35 spaces for the proposed Use. The site plan provides 12 parking stalls,
plus 2 parking spaces in the trash enclosure. We do see the parking agreement
approximately 5 parcels to the east but question the viability of this parking due
to proximity and observation of human nature to park as close to the event as
possible. Our parking is directly visible from the proposed facility and utilizes
the same shared access drive off E. Grand Ave. We feel the patrons of the
proposed event Center will be using our parking which negatively impacts our
customers, facility, and tenants. We would have to hire security to prevent
encroachment onto our Property by attendees of the event Center along with
absorb undue costs and liability associated with the attendees. A possible
solution would be to require additional on -site parking on the property in the
current Garden Area. It appears the parcel size and coverage ratio are more than
adequate to accommodate on-site parking for the proposed facility.
2.Unsafe Traffic Flow from E Grand Ave to the proposed facility – With one point of
access to and from E. Grand Ave(Access to Brisco through our project is not
allowed in the existing Access Agreement nor is parking) and potentially 111
people trying to either park or been dropped off, circulation within the project is
just too small to allow for adequate stacking to safely get travelers off E. Grand
Ave and back onto the street safely.
3.Use – the proposed Use is not conducive to the design or size of the facility. It
lacks adequate parking, access, and bathrooms to accommodate the project
attendees of the proposed event Center. The existing site plan and facility is
designed and parked for an Office Use at a parking requirement of 1/250square
feet of Office Space. We feel it can continue to be a viable complex with the 12
parking spaces it currently provided its customers. Our facility and approved
Use should not be negatively impacted by the new proposed Event Center.
For the above reasons stated, we feel the Project will result in significantenvironmental impact. Therefore, we request that you deny CUP 20-003.
ATTACHMENT 4
Item 8.a - Page 25
Item 8.a - Page 26
Our parking lot
Proposed event center
Proposed overflow parking
for event center
WHERE DO YOU THINK PEOPLE ARE GOING TO PARK?
Entry to proposed event
center and our parking lot
Item 8.a - Page 27