2021-08-17_8a 995 E Grand ACUPMEMORANDUM
TO: PLANNING COMMISSION
FROM: BRIAN PEDROTTI, COMMUNITY DEVELOPMENT DIRECTOR
BY: ANDREW PEREZ, ASSOCIATE PLANNER
SUBJECT: CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 21-
002; REVISION TO A CONDITION OF APPROVAL REGARDING
PARKING FOR CONDITIONAL USE PERMIT 18-005; LOCATION –
995 E. GRAND AVE; APPLICANT: GRACE CENTRAL COAST;
REPRESENTATIVE – EMILY EWER, OASIS ASSOCIATES
D ATE: AUGUST 17, 2021
SUMMARY OF ACTION:
Approval of the Amended Conditional Use Permit would modify conditions of approval
regarding the parking requirements for a commercial complex consisting of a religious
facility, coffee shop, and commercial lease space entitled with Conditional Use Permit
18-005. Amendments to the conditions of approval would affirm the parking
requirement and grant a two percent (2%) parking reduction.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving
Amended Conditional Use Permit 21-002.
BACKGROUND:
The subject property is a previously developed commercial parcel located in the Fair
Oaks Mixed Use (FOMU) zoning district (Attachment 1). Conditional Use Permit 18-
005, approved by the Planning Commission on November 6, 2018, established a
religious facility, neighborhood coffee shop, and commercial lease space in an existing
commercial structure (Attachment 2). The commercial complex was conditioned to
provide 88 parking spaces on Sundays when religious services take place, and 33
parking spaces for the remainder of the week. The applicant is requesting the
amendments to conditions of approval to accurately reflect the final configuration of
floor area for the various uses and approval of a two percent (2%) shared parking
reduction (Attachment 3).
Item 8.a - Page 1
PLANNING COMMISSION
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT NO. 21-002
AUGUST 17, 2021
PAGE 2
ANALYSIS OF ISSUES:
During the processing of Conditional Use Permit 18-005, the Planning Commission
considered the parking requirement of each of the proposed uses to determine the
overall parking requirement for the project. Condition 70 states:
“Parking required for the proposed use shall total thirty-three (33) weekday
spaces and eighty-eight (88) spaces for Sunday use.”
The parking rates and requirements for each use, as provided for the original
entitlement are provided in Table 1.
Table 1: Parking Requirements for Conditional Use Permit 18-005
Proposed Use Parking Required CUP 18-005 Notes
Public and semi-
public buildings –
assembly (including
auditoriums,
theaters, lodges,
clubs, churches,
mortuaries)
1 space per 5 fixed
seats
240 seats
48 spaces total
Parking requirement
based on seats is
higher than
alternate of 1 space
per 50 sq. ft. of floor
area designed for
public assembly.
Grade schools,
elementary, and
junior high schools
1 space per
classroom
Seven (7)
areas/classrooms
7 spaces total
The applicant
asserted this is the
correct
categorization due
to attendants of the
children and youth
ministry being
accompanied by an
adult already
counted for in the
main worship space
Restaurants and
bars (outside
VCD/VMU districts)
1 space/100 sq. ft. of
public area
1,428 sq. ft.
14.28 spaces total
The applicant has
included the entire
coffee shop space
into the calculation
due to not having
layout plans at this
time.
General retail,
services, office, and
commercial
1 space/250 sq. ft. of
gross floor area
Lease space totals
2,628 sq. ft.
17.2 spaces total
Apartments and
multifamily dwellings
2 spaces per 2+
bedroom unit
One (1) 2-bedroom
unit
2 spaces total
Total parking required for the project 88 spaces
Item 8.a - Page 2
PLANNING COMMISSION
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT NO. 21-002
AUGUST 17, 2021
PAGE 3
The requirement to provide 88 parking spaces on Sundays exceeds the amount of
parking that was available on site, therefore Condition 30 from the approval resolution
required the applicant to obtain off-site parking agreements to satisfy that requirement.
For the purpose of determining the parking requirement at the time of entitlement, the
floor area for each of the ancillary uses was based on an estimation. Tenant
improvements to the coffee shop and commercial lease space are now complete, and
resulted in the amount of floor area for both uses to be less than that what was originally
estimated (Attachment 3). Due to the reduction of floor area and the correction of a
previous mathematical error, the overall parking requirement is twelve (12) fewer
spaces that the original estimate. The applicant is requesting to amend Condition 70
to formally reduce the amount of parking required for the project. Table 2 shows the
actual floor areas and parking requirement for each use (changes are underlined).
Table 1: Parking Requirements for Conditional Use Permit 18-005
Proposed Use Parking Required ACUP 21-002 Notes
Public and semi-
public buildings –
assembly (including
auditoriums,
theaters, lodges,
clubs, churches,
mortuaries)
1 space per 5 fixed
seats
240 seats
48 spaces total
No change from
Reso18-2315
Grade schools,
elementary, and
junior high schools
1 space per
classroom
Seven (7)
areas/classrooms
7 spaces total
No change from
Reso18-2315
Restaurants and
bars (outside
VCD/VMU districts)
1 space/100 sq. ft.
of public area
1,200 sq. ft.
12 spaces total
Reduction of 228
square feet, and
2.2 spaces
General retail,
services, office, and
commercial
1 space/250 sq. ft.
of gross floor area
2,280 sq. ft.
9.12 spaces total
Reduction of 348
square feet, and
1.4 spaces
Apartments and
multifamily
dwellings
2 spaces per 2+
bedroom unit
Residential unit
demolished
therefore no
parking is
required for this
use.
Reduction of 2
spaces
Total Parking Required 76 spaces Reduction of 12
spaces
The parking requirements provided in Table 2 reflect an overall parking reduction of 12
parking spaces, from 88 spaces to 76 spaces. Slight reductions to the floor area of the
coffee shop and commercial lease area result in a reduction of only three (3) parking
Item 8.a - Page 3
PLANNING COMMISSION
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT NO. 21-002
AUGUST 17, 2021
PAGE 4
spaces. A seven (7) parking space reduction was the result of the correction of a
mathematical error made during the initial calculation of the parking requirement for
the commercial lease area. The lease space was originally estimated to be 2,628
square feet, and after applying the parking rate of 1 parking space per 250 square feet
of gross floor area, the requirement was inadvertently noted as 17.2 spaces. The
correct parking requirement should have been only 10.5 spaces, which incorrectly
inflated the parking requirement by 7 parking spaces. Furthermore, the demolition of
the residential unit lessens the parking requirement by another two (2) parking spaces.
The demolition of the residential unit was not originally proposed, but was deemed
necessary because for circulation and emergency access purposes.
Shared Parking Reduction
A total of 75 parking spaces are currently available at the project site, which is one (1)
parking space shy of meeting the requirement for the existing uses. To account for this
deficiency, the applicant is requesting the consideration of a shared parking reduction.
Arroyo Grande Municipal Code Section 16.56.050 allows the total parking requirement
for projects consisting of multiple uses that have differing hours of operation to be
reduced to eighty (80) percent of the required standard. The applicant is requesting a
two (2) percent parking reduction to account for the deficiency. It is not anticipated that
the practical application of the shared parking reduction will create a parking shortage
due to the mixture of uses that share the parking. Peak demand for the religious facility
will be on Sundays when it is anticipated that the commercial tenant would be closed
for business, therefore reducing the likelihood for competition for parking spaces and
an actual parking shortage. The applicant is requesting that the Planning Commission
consider granting a shared parking reduction to account for the one (1) parking space
deficiency for the reasons outlined above.
Proposed Amendment
The applicant has requested that Condition 70 be amended to reflect the current
configuration of floor area and shared parking reduction acknowledging the parking
provided on site is sufficient for the project. Condition 70 is proposed to be amended
as follows:
“Parking required for the proposed project shall total seventy-six (76) parking
spaces. The parking shall be satisfied by the seventy-five parking spaces
provided on site with the approval of a two percent (2%) shared parking
reduction.”
Additionally, if the Commission were to agree to the revised parking requirement and
shared parking reduction, the existing off-site parking agreements would become
unnecessary. If the Commission amends Condition 70 as shown above, staff also
recommends that Condition 30 is amended by deleting the first sentence of the
condition. This would allow the applicant to extinguish the existing off-site parking
agreements. With this proposed amendment, Condition 30 would read as follows:
Item 8.a - Page 4
PLANNING COMMISSION
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT NO. 21-002
AUGUST 17, 2021
PAGE 5
“Prior to issuance of a building permit, the applicant shall provide recorded
parking agreements that satisfy the total required parking approved by the
Planning Commission. If in the future the tenant of the lease space or the interior
church space uses are modified 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.”
The remainder of Condition 30 that requires the applicant to obtain additional parking
if any of the uses are converted to a more intensive land use would still be applicable.
ALTERNATIVES:
The following alternatives are provided for the Planning Commission’s consideration:
1. Adopt the attached Resolution approving Amended Conditional Use Permit 21-
002;
2. Modify and adopt the attached Resolution approving Amended Conditional Use
Permit 21-002;
3. Do not adopt the attached Resolution, provide specific findings, and direct staff
to return with an appropriate Resolution denying Amended Conditional Use
Permit 21-002; or
4. Provide direction to staff.
ADVANTAGES:
Amendments to the conditions of approval related to parking will accurately reflect the
existing conditions on site and allow the applicant to extinguish existing off-site parking
agreements. The unchanged conditions of approval from Resolution 18-2315 would
remain applicable, including a condition that requires the applicant to amend the
conditional use permit and provide additional parking if a more intensive use is
proposed for the site.
DISADVANTAGES:
None.
ENVIRONMENTAL REVIEW:
In compliance with the California Environmental Quality Act, the Planning Commission
has previously determined the project to be categorically exempt pursuant to Section
15301(e)(2) of the CEQA Guidelines regarding existing facilities. The revised project
remains within the scope of project and, therefore, the exemption remains applicable
and no additional environmental review is required.
PUBLIC NOTICE AND COMMENT:
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, August 6, 2021. 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 have been received.
Item 8.a - Page 5
PLANNING COMMISSION
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT NO. 21-002
AUGUST 17, 2021
PAGE 6
Attachments:
1. Draft Resolution
2. Location map
3. Applicant Letter
4. Minutes from the November 6, 2018 Planning Commission meeting
5. Final floor plan
Item 8.a - Page 6
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE APPROVING AMENDED
CONDITIONAL USE PERMIT CASE NO. 21-002;
AMENDMENT TO CONDITIONAL USE PERMIT 18-005 FOR
THE REVISION OF CONDITIONS OF APPROVAL
REGARDING PARKING; LOCATION – 995 E. GRAND AVE;
APPLICANT: GRACE CENTRAL COAST;
REPRESENTATIVE – EMILY EWER, OASIS ASSOCIATES
WH EREAS, on November 6, 2018, the Planning Commission approved Conditional Use
Permit 18-005 to authorize the establishment of a religious facility, neighborhood coffee
shop, and additional lease space in the existing building, while improving the parking lot
associated with the previous warehouse retail building entitlement
WH EREAS, Planning Commission Resolution No. 18-2315 included Condition of Approval
#30, which required the applicant to obtain off-site parking agreements to satisfy the parking
requirement for the project; and
WH EREAS, Planning Commission Resolution No. 18-2315 included Condition of Approval
#70, which established a parking requirement of 88 spaces for the project; and
WH EREAS, the applicant has submitted an application to amend Conditional Use Permit
18-005 to modify Conditions of Approval #30 and #70 to reduce the overall parking
requirement from 88 parking spaces to 76 parking spaces, remove the requirement to
maintain off-site parking agreements, and obtain a two percent (2%) shared parking
reduction; 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 the Implementation of CEQA and determined that the
previous exemption granted pursuant to Section 15301(e)(2) of the CEQA Guidelines
regarding existing facilities remains valid and applicable; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on August 17, 2021; 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.
ATTACHMENT 1
Item 8.a - Page 7
RESOLUTION NO.
PAGE 2
The proposed amendments to the conditions of approval, as outlined in the
recitals, are consistent with the provisions of the Development Code and
the goals and objectives of the Arroyo Grande General Plan.
2. The proposed use would not impair the integrity and character of the district
in which it is to be established or located.
Amending the conditions to reflect the existing floor area and configuration
of the project will not impair the integrity and character of the FOMU district
because the amount of parking provided on site can accommodate the
mixture of uses and their various times when parking demands are at their
highest.
3. The site is suitable for the type and intensity of use or development that is
proposed.
The proposed amendments to the Conditional Use Permit do not change
the layout of the site which was previously deemed suitable for the project.
4. There are adequate provisions for water, sanitation, and public utilities and
services to ensure public health and safety.
The revisions to Conditional Use Permit does not change the adequacy of
the utilities serving the project. Nothing in the proposed project is anticipated
to be overly impactful to these services. Existing conditions of approval
developed for the project will additionally ensure public services are
minimally impacted.
5. The proposed use will not be detrimental to the public health, safety or
welfare or materially injurious to properties and improvements in the vicinity.
The proposed amendments to the Conditional Use Permit will not be
detrimental to the public health, safety, or welfare due to the minimal change
to the project. The implementation of conditions of approval developed for
the project will protect the health, safety and welfare of the public.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo
Grande hereby approves Amended Conditional Use Permit 21-002, as presented to the
Planning Commission on August 17, 2021 and 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:
Item 8.a - Page 8
RESOLUTION NO.
PAGE 3
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 17th day of August, 2021.
___________________________
GLENN MARTIN, CHAIR
ATTEST:
_______________________________
PATRICK HOLUB
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_______________________________
BRIAN PEDROTTI
COMMUNITY DEVELOPMENT DIRECTOR
Item 8.a - Page 9
RESOLUTION NO.
PAGE 4
EXHIBIT “A”
CONDITIONS OF APPROVAL
AMENDED CONDITIONAL USE PERMIT CASE NO. 21-002
995 E. GRAND AVENUE
This approval authorizes the reduction of the parking requirement for the uses entitled by
Conditional Use Permit 18-005 from 88 parking spaces to 76 parking spaces, approval of a
shared parking reduction, and elimination of the requirement for off-site parking agreements
to satisfy the parking requirement. COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS
1. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
2. The applicant shall comply with all conditions of approval for Amended Conditional
Use Permit Case No. 21-002.
3. All applicable conditions of approval for Conditional Use Permit Case No. 18-005,
approved by Planning Commission Resolution No. 18-2315, shall remain in full force
and effect.
4. The use shall occur in substantial conformance with the project description presented
to the Planning Commission at the meeting of August 17, 2021.
5. The applicant shall agree to indemnify and defend 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.
6. Condition of Approval #30 of Planning Commission Resolution No. 18-2315 is
hereby amended to read: “If in the future the tenant of the lease space or the interior
church space uses are modified 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”.
7. Condition of Approval #70 of Planning Commission Resolution No. 18-2315 is
hereby amended to read: “Parking required for the proposed project shall total
seventy-six (76) parking spaces.”
Item 8.a - Page 10
ATTACHMENT 2
Item 8.a - Page 11
3427 Miguelito Court San Luis Obispo, CA 93401 805.541.4509 p 805.546.0525 f www.oasisassoc.com
CP 0184 15 ● RL A 224 8 ● CLAR B 907
Parking Requirement Compliance
995 East Grand Avenue, Arroyo Grande, CA 93420
July 2021
I.INTRODUCTION
On November 6, 2018, the City of Arroyo Grande Planning Commission approved Conditional Use
Permit 18-005 (CUP) for the establishment of a religious facility, neighborhood coffee shop, and
commercial lease space in an existing commercial building. Fulfillment of the parking requirement was
approved with a combination of on-site and off-site parking.
Since the approval in 2018, Grace 5 Cities (G5C) completed site and building improvements and have
been fully operational (sans Covid-19) since 2019. Since opening, improvements to the surrounding
properties have also been made that provide additional and new parking for the project.
II.THE REQUEST
G5C is requesting approval from the Planning Commission to amend the Conditional Use Permit
–18-005 and affirm that the current parking configuration and related information is in
substantial conformance with the parking requirements established by the City’s Development
Code.
III.PROJECT & PROPERTY INFORMATION
Address: 995 East Grand Ave.
APN: 077-223-061 and 077-223-062
Parcel Size: 0.82 acres total
Zoning: Fair Oaks Mixed Use
Conditional Use Permit: 18-005, approved by Planning Commission Resolution 18-2315
IV.PARKING CONSIDERATIONS
The original project proposed providing twenty-eight (28) on-site parking spaces with the balance of
parking to be provided via parking agreements at off-site locations. The project also included a
Transportation Demand Management Plan (TDMP), which provided for a reduction in required parking.
The project Condition of Approval #70 established the parking requirement for the project, which was
determined by the Planning Commission. The basis of that decision did not directly relate to the
calculations in the Development Code applied to the proposed use areas nor utilize the TDMP to
determine a parking reduction. Conditions of Approval #30 (relating to off-site parking agreements) and
#70 and are provided below for reference.
30. Prior to issuance of a building permit, the applicant shall provide recorded parking agreements that
satisfy the total required parking approved by the Planning Commission. If in the future the tenant of the
lease space or the interior church space uses are modified 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.
70. Parking required for the proposed use shall total thirty-three (33) weekday spaces and eighty-eight
(88) spaces for Sunday use.
ATTACHMENT 3
Item 8.a - Page 12
OASIS ASSOCIATES, INC.
July 2021
Grace 5 Cities Parking Requirements
Page 2 of 3
3427 Miguelito Court San Luis Obispo, CA 93401 805.541.4509 p 805.546.0525 f www.oasisassoc.com
CP 0184 15 ● RL A 224 8 ● CLAR B 907
After the CUP approval, G5C completed improvements to the adjacent parcel (APN 077-223-071), also
owned by G5C, creating a sixty-six (66)-space parking lot with direct access to the facility to provide a
total of 75 on-site spaces controlled by G5C.
The project’s uses remain consistent with the intensity of uses as authorized by the CUP, with a slight
reduction in overall parking demand. The project’s original use and parking calculations (source:
approved conceptual plans, dated October 11, 2018) is provided in the table below. The project
maintains compliance with conditions of approval #30 regarding intensity of use and does not require
approval of additional parking spaces.
Table 1. Original Use Areas and Parking Calculations (October 11, 2018)
USE QUANTITY / AREA CALCULATION
per Development Code
PARKING
SPACES
Worship Area 240 seats 1 space per 5 seats 48
Ancillary – Children’s Ministry Rooms 7 Rooms 1 space per classroom 7
Reception/Coffee Area 1,428 SF 1 space per 100 SF 14.28
General Retail (Lease Space) 2,628 SF 1 space per 250 SF 10.51
Residential 2-bedroom (Lease Space) 2-bedroom 1 space per bedroom 2
Total Parking Spaces Required 82
Table 2. Use Areas and Parking Calculations as constructed & established. (March 2021)
(modifications from original are highlighted)
USE QUANTITY / AREA CALCULATION
per Development Code
PARKING
SPACES
Worship Area 240 seats 1 space per 5 seats 48
Ancillary – Children’s Ministry Rooms 7 Rooms 1 space per classroom 7
Reception/Coffee Area 1,200 SF 1 space per 100 SF 12
General Retail (Lease Space) 2,280 SF 1 space per 250 SF 9.1
Residential 2-bedroom (demolished)* 2-bedroom 1 space per bedroom 0
Total Parking Spaces Required 76
*NOTE: The residential dwelling was demolished during construction of the project.
The currently provided seventy-five (75) on-site parking spaces and those directly adjacent to the G5C
facility are consistent with the Development Code parking requirements. Common parking facilities
shared by a mix of uses, such as the religious and retail uses of the project, can utilize a parking reduction
up to 80% of the required standard for the shared uses pursuant to §16.56.050: Common Parking
Facilities. In this case, even a small 5% reduction to provide 72 spaces would be sufficient for the
parking provided to comply with the Development Code. This also alleviates the requirement for off-
1 The original October 11, 2018 conceptual plans included an error on this line item noted a total of 17.2 spaces
for the commercial use area. This typo did not affect the total sum.
Item 8.a - Page 13
OASIS ASSOCIATES, INC.
July 2021
Grace 5 Cities Parking Requirements
Page 3 of 3
3427 Miguelito Court San Luis Obispo, CA 93401 805.541.4509 p 805.546.0525 f www.oasisassoc.com
CP 0184 15 ● RL A 224 8 ● CLAR B 907
site parking agreements and allows G5C to meet parking the requirements on property fully under their
control.
As noted above, the parking requirements in Condition of Approval #70 were not based on the project
information or Development Code standards. The extempore parking requirement was likely the result
of various factors expressed at the hearing, such as the general uncertainty that comes with establishing
any new use and perhaps due to the schedule for G5C to develop the adjacent parking lot not being
established at the time of the hearing. Now with well over a year of operations and with establishment
of the adjacent parking lot, the operational and physical conditions of the facility provide evidence and
support for the parking requirement of the project to be based on the Development Code standards with
a 5% common facility parking reduction – thus a requirement of 72 parking spaces. G5C requests that
the Planning Commission acknowledge that the current parking circumstances, as described above are
to be incorporated into the Conditional Use Permit pursuant to the parking requirements established by
the City’s Development Code.
V. DRAFT AMENDMENT to CONDITON OF APPROVAL #70
70. Parking required for the proposed use shall total seven-two (72) parking spaces, based on the
applicable Development Code parking requirements for the facility’s uses with a five percent (5%)
common parking reduction. thirty-three (33) weekday spaces and eighty-eight (88) spaces for Sunday
use.
End of Memo
Item 8.a - Page 14
ACTION MINUTES
MEETING OF THE PLANNING COMMISSION
TUESDAY, NOVEMBER 6, 2018
ARROYO GRANDE COUNCIL CHAMBERS
215 EAST BRANCH STREET
ARROYO GRANDE, CALIFORNIA
1.CALL TO ORDER
Chair Martin called the Planning Commission meeting to order at 6:00 p.m.
2. ROLL CALL
Planning Commission: Commissioners Frank Schiro, John Mack, Terry Fowler-Payne, Lan
George and Glenn Martin were present.
Staff Present: Community Development Director Teresa McClish, Planning Manager
Matt Downing and Permit Technician Patrick Holub were present.
3.FLAG SALUTE
Commissioner Mack led the flag salute.
4.AGENDA REVIEW
None.
5. COMMUNITY COMMENTS AND SUGGESTIONS
None.
6. WRITTEN COMMUNICATIONS
None.
7. CONSENT AGENDA
7.a. CONSIDERATION OF APPROVAL OF MINUTES
Recommended Action: Approve the minutes of the October 2, 2018 Regular Planning Commission
Meeting.
Action: Commissioner Mack moved to approve the consent agenda. Commissioner Schiro
seconded, and the motion passed on the following roll call vote:
AYES: Mack, Schiro, Fowler-Payne, Martin
NOES: None
ABSTAIN: George
8.PUBLIC HEARINGS
8.a. CONSIDERATION OF CONDITIONAL USE PERMIT 18-005; ESTABLISHMENT OF A RELIGIOUS
FACILITY, NEIGHBORHOOD COFFEE SHOP, AND COMMERCIAL LEASE SPACE IN AN
EXISTING COMMERCIAL BUILDING; LOCATION – 995 EAST GRAND AVENUE; APPLICANT –
GRACE CENTRAL COAST; REPRESENTATIVE – OASIS ASSOCIATES, INC.
Planning Manager Downing presented the staff report and recommended the Commission adopt a
Resolution approving Conditional Use Permit 18-005. Planning Manager Downing responded to
Commissioner questions regarding criteria for reduced parking, letters of intent for parking
agreements, and pedestrian connectivity.
Emily Ewer, representative, spoke in support of the project, introduced the applicant team, and
thanked staff for their work on this project.
ATTACHMENT 4
Item 8.a - Page 15
PLANNING COMMISSION PAGE 2
MINUTES
NOVEMBER 6, 2018
Jeff Martin, applicant, spoke in support of the project and gave a background on the church’s ministry.
Ben Collins, applicant, spoke in support of the project and outlined the church’s planned activities.
Chair Martin opened the public hearing.
James Snyder, Principal at Grover Beach Elementary, spoke about Grace Central Coast’s
commitment to school clean-ups over the past four years.
Todd Talley spoke in support of the project.
Lorene Collins spoke in support of the project.
Nathan Phillips spoke in support of the project.
Piper Adelman spoke in support of the project.
Kevin Gotchal, spoke in support of the project.
Larry Garner, 958 East Grand, spoke in opposition to the project, citing traffic concerns in the
neighborhood.
Martin Smith, 1007 East Grand, spoke in opposition to the project, citing parking concerns.
Greg Cottrel, 951 East Grand, mentioned that he and the applicant will need to have a discussion
regarding the Letter of Intent previously signed in order to address additional parking concerns.
Hearing no further public comment, Chair Martin closed the public hearing.
Action: Vice Chair George moved to adopt a Resolution entitled, “A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING CONDITIONAL
USE PERMIT 18-005; LOCATED AT 995 EAST GRAND AVENUE; APPLIED FOR BY GRACE
CENTRAL COAST” with the following modifications: 1) The legality of the egress easement out to
Halcyon shall be confirmed; 2) A pedestrian connectivity plan shall be submitted along with the
executed parking agreements; and 3) The applicant shall provide 33 parking spaces for weekday
uses and 88 parking spaces for Sunday uses. Commissioner Schiro seconded the motion. The motion
passed on the following roll call vote.
AYES: George, Schiro, Fowler-Payne, Mack, and Martin
NOES: None
ABSENT: None
9. NON-PUBLIC HEARINGS
None.
10. ADM INISTRATIVE DECISIONS SINCE OCTOBER 16, 2018
Case No. Applicant Address Description Action Planner
ARC18-002 Jerome Herrera 135 Bridge
Street
Alterations to existing
nonresidential building.
A A. Perez
Item 8.a - Page 16
PLANNING COMMISSION PAGE 3
MINUTES
NOVEMBER 6, 2018
11. COMMISSION COMMUNICATIONS
Vice Chair George congratulated Commissioners Fowler-Payne and Mack for well-run City Council
campaigns.
12. STAFF COMMUNICATIONS
None.
13. ADJOURNMENT
The meeting adjourned at 8:27 p.m.
ATTEST:
/s/ Glenn Martin, Chair
ATTEST:
/s/ Patrick Holub, Permit Technician (Approved at PC Mtg 12-18-2018)
Item 8.a - Page 17
DATE
Job:
Sheet
Date:
Scale:
Drawn:
REVISIONSBY
A3.3
7/14/21Plotted On:
7/14/21
AS NOTED
OCCUPANCY AND EXIT PLAN995 EAST GRAND AVENUEARROYO GRANDE, CA 93420GRACE FIVE CITIES TENANT IMPROVEMENT/Users/elements/JMArchitecture/_EPF/2021_Grace Central Coast TI/CAD/995 GRANDE AVE TI 042221.plnIF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL HAVE
BEEN ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
123456UP6RISE(6 1/4")
5RUN(12")12345UP
5RISE(6")4RUN(12")ICERFR
DWDW
RR RGDW
CHECK-IN
CLOSET
EXITEXIT
EXIT
EXIT**OCCUPANCY NOT TO EXCEED 74 FOR LEASE SPACE OR 299 TOTAL FOR FRONT BUILDING
150
150
TO SECOND EXITE A S T G R A N D A V E N U EA L D E R S T R E E T
TO PUBLIC WAY
RECPETION + HOSPITALITY
COFFEE BAR
YOUTH + ADULT MINISTRY
PREP + STORAGE
MENS RR
WOMENS RR
INFANTS
4'S AND 5'S
TODDLERS
2'S AND 3'S
LOUNGE
K-2ND3RD-6TH
COURTYARD
BLDG FRONT GROSS AREA
A: 9,473 sq ft
CHURCH SIDE SPACE
A: 7,067 sq ft
COURTYARD
A: 1,529 sq ft
F6
PRESCHOOL
A: 305 sq ft
Occupancy: 16
RN: 202
18'5 X 16'8
F1
PREP + STORAGE
A: 227 sq ft
RN: 101
F4
16'3 X 14'4
K - 1ST GRADE
A: 328 sq ft
Occupancy: 16
RN: 203
23'0 X 14'0
F1
TODDLER'S
A: 234 sq ft
Occupancy: 12
RN: 204
15'4 X 15'1
F1
NURSERY
A: 339 sq ft
Occupancy: 17
RN: 201
19'6 X 17'4
F1
STORAGE
A: 2,100 sq ft
RN: 400
Occupancy: 4
2ND -3RD GRADE
A: 306 sq ft
Occupancy: 15
RN: 104
18'2 X 14'4
F1
4TH - 6TH GRADE
A: 298 sq ft
Occupancy: 15
RN: 103
18'6 X 14'4
F1
WOMENS RR
A: 268 sq ft
RN: 105
F4
MENS RR
A: 262 sq ft
RN: 106
F4
RR
RN: 201
F4
LOUNGE
A: 155 sq ft
Occupancy: 10
F2
CIRCULATION
A: 1,297 sq ft
F2
LEASE SPACE
A: 2,280 sq ft
Occupancy: 15
RR
RN: 101
CONC
TOTAL LEASE SPACE
A: 2,396 sq ft
TECHTECH
SHOWING
SEATING FOR 200
SHOWING
SEATING FOR 40
SHOWING
SEATING FOR 66
EXITTO SECOND EXIT TO SECOND EXITEXIT
BUILDING GROSS AREA
A: 5,093 sq ft
G5C RECPETION + HOSPITALITY
A: 1,197 sq ft
Occupancy: 80
RN: 100
F2/F4
WORSHIP
A: 1,750 sq ft
Occupancy: 250
RN: 300
F5
YOUTH + ADULT MINISTRY
A: 794 sq ft
Occupancy: 40
RN: 102
34'0 X 23'0
F1
WORSHIP
A: 753 sq ft
Occupancy: 50
LOAD FACTOR
OCCUPANCY: A3
USE: assembly
LOAD FACTOR: 15sf net
OCCUPANCY: A3
USE: Assembly
LOAD FACTOR: 7 sf net
OCCUPANCY: A3
USE: classroom
LOAD FACTOR: 20sf gross
OCCUPANCY: STORAGE
USE: storage
LOAD FACTOR: 500sf gross
OCCUPANCY: N/A
USE: circulation
LOAD FACTOR: none
CODE ANALYSIS
SPACE
WORSHIP - NON FIXED CHAIRS A-3 1750 7 250 50.00
WORSHIP (TABLES)A-3 753 15 50 10.04
CHILDRENS MINISTRY (COMBINED)A-3 1810 20 91 18.10
ADULT MINISTRY A-3 794 20 40 7.94
RECEPTION + COFFEE SHOP + LOUNGE A-3 1355 15 90 18.07
LEASABLE SPACE - PROPOSED B 2396 150 15 3.00
STORAGE S-1 2100 500 4 0.84
TOTAL OCCUPANT LOAD - WORSHIP SPACE 300 60.04
TOTAL OCCUPANT LOAD - ALL OTHER 240 47.11
50% MALE 50% FEMALE 270 3M 6W 3UR 2M 4W
REQUIRED FIRE SEPARATION BETWEEN STRUCTURES TYPE V WITH SPRINKLER SYSTEM = 2 HOUR (CBC TABLE 706.4)
MAXIMUM EXIT TRAVEL DISTANCE A OCCUPANCY WITH SPRINKLER SYSTEM MAX 250' (CBC TABLE 1017.2)
CORRIDOR FIRE RESISTANCE RATING (CBC TABLE 1020.1). A OCCUPANCY WITH FIRE SPRINKLER SYSTEM "0" REQUIRED RATING
ALLOWABLE AREA AND HEIGHT (CBC TABLE 503)CON. TYPE SPRINKLERED ALLOWABLE AREA
A-3 OCCUPANCY VB YES 24,000SF
* NOTE FUTURE OCCUPANCY TO BE RESTRICTED TO AN OCCUPANT LOAD OF 74 OCCUPANTS OR 35SF GROSS
EXIT WIDTH
REQUIREMENT
FIXTURE
COUNT
LAV
COUNT
OCCUPANCY
TYPE
SQUARE
FOOTAGE
OCC. LOAD
FACTOR
OCCUPANCY
LOAD
SCALE: 1/8" = 1'-0"1 FIRST FLOOR-EXITING + OCCUPANCY PLAN
TACTILE EXIT SIGN NOTES:
TACTILE EXIT SIGNS ARE REQUIRED AT THE FOLLOWING LOCATIONS:
A. EACH GRADE-LEVEL EXTERIOR EXIT DOOR IDENTIFIED BY TACTILE EXIT
WITH THE WORD "EXIT"
B. EACH EXIT ACCESS DOOR FROM AN INTERIOR ROOM OR AREA TO A
CORRIDOR OR HALLWAY
THAT IS REQUIRED TO HAVE A VISUAL EXIT SIGN, SHALL BE IDENTIFIED BY A
TACTILE EXIT SIGN WITH THE FOLLOWING:
REFER TO DETAIL: 13/a8.1
SPACES WITH ONE EXIT A OCCUPANCY (TABLE 1006.2.1):
49 MAXIMUM OCCUPANTS
EXIT ACCESS TRAVEL DISTANCE TYPE b WITH SPRINKLERS (TABLE 1006.2.1)
100' MAXIMUM TRAVEL DISTANCE b OCCUPANCY
ATTACHMENT 5
Item 8.a - Page 18