HomeMy WebLinkAboutItem 6c. Appeal (APPL-0608-2024) of PC decision to approve a CUP (USE-0266-2024) for Embark SLO, a cannabis retail storefront at 2400 Broad StCity of San Luis Obispo, Council Memorandum
City of San Luis Obispo
Council Agenda Correspondence
DATE: January 16, 2025
TO: Mayor and Council
FROM: Timmi Tway, Community Development Director
Prepared by: Ivana Gomez, Cannabis Business Coordinator
VIA: Whitney McDonald, City Manager
SUBJECT: ITEM 6C - REVIEW OF AN APPEAL OF THE PLANNING COMMISSION'S
DECISION TO APPROVE A CONDITIONAL USE PERMIT TO ESTABLISH
A CANNABIS RETAIL STOREFRONT, EMBARC SLO, AT 2400 BROAD
STREET (USE-0266-2024, APPL-0608-2024)
This Staff Correspondence is to communicate that the applicant for the Conditional Use
Permit to establish a cannabis retail storefront at 2400 Broad Street, which is the subject
of the appeal hearing scheduled for January 21, submitted written correspondence on
January 14, 2025, to request a continuance of the appeal hearing originally scheduled for
January 21, 2025. The applicant has cited medical reasons for their inability to attend the
hearing as scheduled. Initial notification of the scheduled hearing was provided to the
applicant on October 7, 2024.
City staff has communicated this request to the appellant, who has acknowledged the
applicant's situation and agreed to continue the appeal hearing to a future date.
Therefore, staff recommends that the City Council continue the item to a date uncertain.
Staff will work with all parties involved to determine a suitable date and will coordinate
with the City Clerk's office to reschedule the hearing accordingly. Given the Council’s
impacted schedule, the hearing is anticipated to be rescheduled in the summer of 2025.
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Page 446 of 488
Item 6c
Department: Community Development
Cost Center: 4001
For Agenda of: 1/21/2025
Placement: Public Hearing
Estimated Time: 60 minutes
FROM: Timmi Tway, Community Development Director
Prepared By: Ivana Gomez, Cannabis Business Coordinator
SUBJECT: REVIEW OF AN APPEAL OF THE PLANNING COMMISSION'S
DECISION TO APPROVE A CONDITIONAL USE PERMIT TO ESTABLISH
A CANNABIS RETAIL STOREFRONT, EMBARC SLO, AT 2400 BROAD
STREET (USE-0266-2024, APPL-0608-2024).
RECOMMENDATION
At the request of the Applicant, and with agreement from the Appellant, continue this item
to a date uncertain. The item will be re-noticed when a new hearing date is determined.
POLICY CONTEXT
Consistent with Chapter 1.20 and Chapter 17.126 of the City of San Luis Obispo Municipal
Code (“SLOMC”), the appellant has submitted an appeal of the Planning Commission’s
decision, which is subject to review by the City Council. The City Council may review all
aspects of the decision, not just the issues raised in the appeal, and can approve or deny
the appeal, or impose new conditions on the approval, if deemed necessary. However,
any changes or conditions must be based on the a dopted Municipal Code or other
applicable laws.
REPORT-IN-BRIEF
The City of San Luis Obispo currently hosts two commercial cannabis operations , both
retail storefronts. Per SLOMC § 17.86.080(E)(10)(b)(ii), retail storefronts are limited to
three citywide. During the most recent application period (July 1, 2023 – August 15, 2023),
the City received two applications for the remaining retail storefront permit slot. These
applications were scored based on the City’s Cannabis Business Operator Permit Scoring
Guidelines and the merit criteria adopted by the City Council.
On February 23, 2024, following a competitive application process to obtain a Commercial
Cannabis Operator Permit (“Operator Permit”) to establish a cannabis retail storefront,
Embarc SLO (“Applicant”) was granted a “contingent” Operator Permit, which is subject
to successful background screening of all owners, principals, and property owners as well
as the City Police Department’s approval of the applicant’s proposed Security Plan.
Embarc SLO was granted a final Operator Permit by the Director of Community
Development on September 17, 2024, following successful background screening.
*At the request of the Applicant, and with
agreement from the Appellant, this item is
being pulled from the agenda and continued
to a date uncertain and will be re-noticed
when a new hearing date is determined.
Page 447 of 488
Item 6c
2
*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
In addition, an applicant that is granted an Operator Permit must also apply for and
receive a Conditional Use Permit (“CUP”) to establish a cannabis retail storefront. On May
15, 2024, Embarc SLO applied for a CUP (USE-0266-2024) to establish a cannabis retail
storefront at 2400 Broad Street. As a cannabis retail storefront, Embarc SLO would sell
cannabis goods to the public on site. The City Planning Commission held a public hearing
on September 11, 2024, to review the applicant’s request for a CUP. Upon consideration
of all evidence, including the application, staff’s evaluation and recommendation, and
public testimony, the Planning Commission conditionally approved the project, subject to
modified findings and conditions of approval.
On September 23, 2024, Jeffrey D. Pyle (“Appellant”) filed a timely appeal (APPL -0608-
2024) of the Planning Commission’s approval (Attachment B). The appellant identified
several appeal issues, including the project’s consistency with the City’s adopted Zoning
Regulations and potential impacts related to neighborhood compatibility, which are
discussed in this report.
Pursuant to SLOMC § 9.10.070(D), the Operator Permit (though “final” upon successful
background screening) remains inactive until the operator obtains a valid use permit
pursuant to Chapter 17.86, all other applicable City permits and state licenses and begins
continuously operating the commercial cannabis activity. If the City Council adopts the
Draft Resolution denying the appeal and upholding the Planning Commission’s decision
to approve the CUP, the applicant will be eligible to obtain a Type 10 storefront retailer
license from the California Department of Cannabis Control (“DCC”).
The recommendation presented in this report is to adopt a Draft Resolution denying the
appeal and upholding the Planning Commission’s decision to approve the CUP to
establish a cannabis retail storefront at 2400 Broad Street (Attachment A).
DISCUSSION
Background
On May 15, 2018, the City Council adopted Ordinance No. 1647 (2018 Series), amending
the Municipal Code to establish regulations for commercial cannabis activity, including
adoption of Chapter 9.10 (Cannabis Regulations) and Section § 17.86.080 (Cannabis
Zoning Regulations), formerly Chapter 17.99.
On September 18, 2018, the City Council adopted Ordinance No. 1653 (2018 Series),
amending the City’s Zoning Regulations and Zoning Map to designate seven areas of the
City as Cannabis Business Overlay Zones (“CBZ Overlay Zones”) where cannabis
businesses may be located. Then, on May 16, 2023, the City Council adopted Ordinance
No. 1727 (2023 Series), amending the Zoning Map to expand the CBZ Overlay to include
recently annexed areas of the City, including the Fiero Lane-Clarion Court and East
Airport Areas12.
1 City of San Luis Obispo Zoning Map
2 The term “CBZ Overlay” is also referred to as “CAN Overlay” in SLOMC § 17.86.080(E)(5)(b).
Both terms are interchangeable and refer to the same zoning designation.
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Item 6c
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*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
CBZ Overlay Zones are indicated on the City’s Zoning Map and establish locations in the
City where cannabis businesses may operate. Areas where CBZ Overlay Zones have
been established include the following:
1) Mid-Higuera Overlay Area,
2) South Broad Overlay Area (see Figure 1),
3) Duncan McMillan Overlay Area,
4) Sacramento Industrial Overlay Area,
5) Higuera Commerce Park Overlay Area,
6) Margarita Overlay Area,
7) Airport Overlay Area,
8) East Airport Area, and
9) Fiero Lane – Clarion Court Overlay Area.
Figure 1: City of SLO Zoning Map and Legend – South Broad CBZ Overlay as Adopted by
Ordinance No. 1727 (2023 Series).
Allowed uses are further controlled by zoning and required buffers within adopted overlay
zones. Table 2-1 (Uses Allowed by Zone) within SLOMC Section § 17.10.020 shows the
permit requirements per zoning district (see Figure 2). Retail storefronts are permitted in
Retail Commercial (C-R) and Service Commercial (C-S) Zones located in CBZ Overlay
Zones with approval of a CUP.
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Item 6c
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*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
Within CBZ Overlay Zones, cannabis retail storefronts must be located at least one
thousand (1,000) feet from preschools, elementary schools, junior high schools, high
schools, and public parks or playgrounds, six hundred (600) feet from licensed daycare
centers, and three hundred (300) feet from residentially zoned areas (SLOMC §
17.86.080). Cannabis retail storefronts are also required to be located at least one
thousand (1,000) feet from other cannabis retail storefronts. Youth centers do not require
a buffer.
Figure 2: Table 2-1 (Uses Allowed by Zone)
Commercial Cannabis Operator Permit Qualification
In addition to land use compatibility and compliance with adopted Zoning Regulations,
cannabis businesses are evaluated for consistency with the City’s Cannabis Regulations
(SLOMC Chapter 9.10). Pursuant to Chapter 9.10, all commercial cannabis activity
requires qualification through the Commercial Cannabis Operator Permit selection
process, a Use Permit, and a state license for a specific location.
The City of San Luis Obispo currently hosts two commercial cannabis operations -
Megan’s Organic Market (280 Higuera St) and SLOCAL Roots (3535 S Higuera St) - both
of which are retail storefronts. Per SLOMC § 17.86.080(E)(10)(b)(ii), retail storefronts are
limited to three citywide. During the most recent application period (July 1, 2023 - August
15, 2023), the City received two competitive applications for the remaining retail storefront
permit slot. These applications were scored based on the City’s Cannabis Business
Operator Permit Scoring Guidelines and the merit criteria adopted by the City Council3.
3 Cannabis Business Operator Permit Scoring Guidelines
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Item 6c
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*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
On February 23, 2024, following this evaluation process, the applicant was granted a
contingent Operator Permit, subject to the successful background screening of all owners,
principals, and property owners as well as the City Police Department’s approval of the
proposed Security Plan. Embarc SLO was granted a final Operator Permit by the Director
of Community Development on September 17, 2024, following successful background
screening.
Previous Council or Advisory Body Action
On May 15, 2024, Embarc SLO applied for a CUP (USE-0266-2024) to establish a
cannabis retail storefront at 2400 Broad Street, as provided by SLOMC §§ 17.10.020(A)
and 17.86.080(E)(1)(a).
On September 11, 2024, the Planning Commission reviewed the applicant’s request for
a CUP to establish a retail storefront4. After considering all evidence, including the
application, staff’s evaluation and recommendation, and public testimony 5, the Planning
Commission conditionally approved the project, subject to modified findings and
conditions of approval, including a requirement to provide a total of four vehicle parking
spaces instead of the required two. On a vote of 6-0-1 (6 in favor, 0 opposed, 1 absent),
the Planning Commission found the CUP application consistent with the General Plan
and Zoning Regulations6. Pursuant to SLOMC § 9.10.070(D), an Operator Permit (though
“final” upon successful background screening) remains inactive until the operator obtains
a valid use permit pursuant to Chapter 17.86, all other applicable City permits, and state
licenses and begins continuously operating the commercial cannabis activity. If the City
Council adopts the Draft Resolution denying the appeal and upholding the Planning
Commission’s decision to approve the CUP, the applicant is eligible to obtain a Type 10
storefront retailer license from the California Department of Cannabis Control (“DCC”).
Project Description
The project is located in a Retail Commercial Zone with Special Focus Overlay (C-R-SF),
as well as within the South Broad CBZ Overlay Zone. The building is located on an
approximately 8,000 square foot parcel on the intersection of Broad Street and
Woodbridge Street.
As shown in the Project Plans (Attachment C), the applicant has proposed to convert an
existing vacant retail building (formerly Hanger Clinic) into a cannabis retail storefront
business with:
2,480 total square feet of commercial building space;
1,028 square feet of retail space;
397 square feet of secure storage space;
331 square feet of employee break room space;
113 square feet of office space;
4 09/11/2024 PC Staff Report
5 Agenda Correspondence for the September 11, 2024, Planning Commission Hearing.
6 PC Resolution No. PC-1090-2024
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Item 6c
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*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
A contact free screening lobby with polycarbonate windows and electronic access
control;
A covered and gated loading/unloading area with an electronic swinging gate;
A customer parking area with eight vehicle parking spaces (including an ADA
space) and four bicycle parking spaces, and;
Hours of operations from 7:00AM to 9:00PM Monday through Sunday; Deliveries
of inventory from 9:00AM to 5:00PM Monday through Friday, by appointment only.
Figure 3: Embarc SLO Front Elevation as Proposed in Application (Broad Street).
Public Engagement
Planning Commission Hearing
Prior to the Planning Commission hearing held on September 27, 2024, to review the
applicant’s (Embarc SLO) application for a CUP to establish a retail storefront at 2400
Broad, the project was noticed in compliance with the City’s notification requirements for
public hearings. Newspaper legal advertisements were posted in The Tribune at least ten
(10) days prior to the hearing. Additionally, postcards were sent to both owners and
occupants of properties within 300 feet of the project site at least ten (10) days prior to
the hearing.
City Council Hearing
Prior to the City Council hearing scheduled for January 21, 2025, to review an appeal of
the Planning Commission’s decision on September 11, 2024, to approve a CUP to
establish a retail storefront at 2400 Broad, the project was noticed in compliance with the
City’s notification requirements for public hearings. Newspaper legal advertisements were
Page 452 of 488
Item 6c
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*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
posted in The Tribune at least ten (10) days prior to the hearing and postcards were sent
to both owners and occupants of properties within 300 feet of the project site at least ten
(10) days prior to the hearing.
APPEAL
On September 23, 2024, Jeffrey D. Pyle filed a timely appeal (APPL -0608-2024) of the
Planning Commission’s decision to approve the project, sta ting concerns regarding the
project’s consistency with Zoning Regulations and potential impacts related to
neighborhood compatibility. The Appeal Form and Statement (Attachment B) present
several issues, which are summarized and discussed below.
Appeal Issue No. 1
“The cannabis dispensary will be located less than 150 feet from residential homes which
can be expected to house small children, thus potentially limiting children’s safe use of
their own front yard to play. The property corner of the closest historic residence is a mere
65 feet from the proposed dispensary.”
Staff Response
The City’s Zoning Regulations require commercial cannabis facilities to be located in
areas demarcated with CBZ Overlay Zoning and as allowed in the underlying zone for
each commercial cannabis activity (SLOMC § 17.86.080(E)(5)(b), SLOMC § 17.10.020
Table 2-1). Additionally, within CBZ Overlay Zones, cannabis retail storefronts are
required to be at least 300 feet away from residentially zoned areas. The project site is
located in the South Broad CBZ Overlay in the Retail Commercial Zone with Special
Focus Overlay (C-R-SF).
1. Residentially Zoned Areas Within the CBZ Overlay Zone.
As described in the “Background” section, the purpose of Ordinance No. 1653 (2018
Series) and Ordinance No. 1727 (2023 Series) is to establish locations in the City where
cannabis businesses may be allowed. As adopted, the Zoning Map and regulations do
not require a buffer from all residential uses. Rather, cannabis retail storefronts require a
buffer of 300 feet from residentially zoned properties within the CBZ Overlay Zones. The
nearest residentially zoned property within the South Broad CBZ Overlay Zone is the
Medium-High Density Residential (R-3) Zone which begins at the cul-de-sac of Francis
Avenue and extends to Orcutt Road. The nearest point of the property line of this R-3
zoned area is located at least 700 feet from the nearest point of the property line of the
project, consistent with the City Zoning Map (see Figure 4).
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Item 6c
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*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
Figure 4: Zoning Map Image Showing Distance from Project Site (highlighted) to Nearest
Residentially Zoned Area (R-3-S-PD) within the South Broad CBZ Overlay Zone.
Staff recognize and acknowledge that SLOMC § 17.86.080(E)(4)(e) as currently written
does not explicitly specify that the buffer from residentially zoned areas is specific to
residentially zoned areas that are within the CBZ Overlay Zones. However, the
05/01/2018 Council Agenda Report to establish the City’s Cannabis Regulations,
including the adoption of specific buffer requirements, clearly states that the legislative
intent of the residential zone buffer was to apply the buffer within a CBZ Overlay Zone
only. Page 4 of the report states, “Where buffers extend into an overlay zone area, there
is typically another barrier such as a major roadway, the railroad tracks, topographical
changes, or other features that provide the same effect as a buffer. As a result, buffers
are only intended to be evaluated as part of a land use application when there is an activity
within an overlay zone that requires a buffer.” This is further stated in the 09/04/2018
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*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
Council Agenda Report to establish the CBZ Overlay Zones. Page 3 of the report states,
“While there is no buffer from residential uses in state law, the City has established a 300 -
foot buffer between residentially zoned land and retail stores. However, this buffer only
applies from residential zoning that occurs within that same overlay zone. There are two
locations where this occurs, one is in the Broad Street Corridor CBZ, and the other is in
the Airport Area CBZ.”
While state law does not require buffers from residential zones, the City has established
a 300-foot buffer from residentially zoned properties, if any, that are within the applicable
CBZ Overlay Zone to promote compatibility with surrounding uses. The Council Agenda
Reports from May 1, 2018, and September 4, 2018, clarify that this approach accounts
for local conditions, including barriers such as major roadways and railroads. Applyin g
the residential buffer outside the CBZ Overlay Zones would be inconsistent with the
legislative intent outlined in these reports, the established zoning framework, and
historical application thereof.
2. Residential Uses Within the CBZ Overlay Zone.
It is important to note the distinction between a property that is zoned for residential use
and one that is used for residential purposes. While residential zoning is regulated by the
City’s Zoning Map, residential use pertains to how a property is utilized, regardless of its
zoning designation. The City’s zoning regulations require a buffer only from residentially
zoned area within the CBZ Overlay Zones, not from properties with a residential use.
This approach ensures that zoning regulations focus on maintaining compatibility within
areas specifically designated for residential living, while allowing flexibility for mixed -use
or commercially zoned properties.
There are properties within the South Broad CBZ Overlay Zone with residential uses
located approximately 65 feet from the project site as stated in the appeal (see Figure 5).
These residential uses are associated with properties zoned for commercial or other non-
residential purposes, as defined by the City’s Zoning Map. Specifically, the nearby
residential uses are zoned Service Commercial (C-S) and Retail Commercial (C-R). The
zoning code does not establish buffer requirements from residential uses, regardless of
whether they are within or outside of the CBZ because the intent of the buffer requirement
is to protect residentially zoned neighborhoods from potential land use conflicts.
Page 455 of 488
Item 6c
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*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
Figure 5: Zoning Map Image Showing Distance from Project Site to Nearest Residential
Use (Zoned Service Commercial with Special Focus Overlay (C-S-SF)) within the South
Broad CBZ Overlay Zone.
3. Residentially Zoned Areas Outside of the CBZ Overlay Zone
The nearest residentially zoned property outside of the South Broad CBZ Overlay Zone
is located roughly 100 feet away at 2413 Broad Street in the Medium-Density Residential
(R-2) Zone and situated across Broad Street from the proposed project site (see Figure
6). This property is separated from the project by Broad Street, a major arterial roadway,
which provides a significant physical and visual buffer. Again, the Zoning Map and
regulations do not establish a buffer requirement for properties in residential zones
outside of the CBZ Overlay Zone, as the intent of the zoning regulations is to ensure
compatibility within designated cannabis zones. The separation provided by Broad Street
further mitigates any potential concerns, as it minimizes the interaction between the
proposed cannabis retail use and the residentially zoned property.
Page 456 of 488
Item 6c
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*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
Figure 6: Zoning Map Image Showing Distance from Project Site (highlighted) to Nearest
Residentially Zoned Area (R-2) Outside of the South Broad CBZ Overlay Zone.
4. Historic Properties
Additionally, the City does not establish a buffer requirement from commercial cannabis
activity to historic properties. The Planning Commission evaluated the project on
September 11, 2024, and found it to be consistent with the purpose, intent, and provisions
of the City’s Zoning Regulations, including the CBZ Overlay Zones adopted by Ordinance
1727.
Appeal Issue No. 2
“Businesses that necessitate armed security guards are not compatible neighbors to
residential homes.”
Page 457 of 488
Item 6c
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*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
Staff Response
As discussed in the Planning Commission hearing, the applicant has proposed a Security
Plan that meets the City Police Department’s requirements for commercial cannabis
activity. SLOMC § 9.10.250(B) states that all commercial cannabis activity must have a
Security Plan approved by the Chief of Police, or designee, prior to issuance of a
Commercial Cannabis Operator Permit. Additionally, SLOMC § 17.86.080(E)(4)(b)(i)
requires applicants for a Use Permit to conduct commercial cannabis activity to submit a
Security Plan to the approval of the Chief of Police, including but not limited to on -site
security measures both physical and operational. The Security Plan was reviewed and
approved by the City Police Department during the evaluation of the Operator Permit
application, as well as during the evaluation of the Conditional Use Permit application.
The plan includes on-site security guards, controlled access to the retail area, a secured
delivery bay, and real-time accessible video cameras for the City Police Department.
Appeal Issue No. 3
“Children and families regularly use the Bike Boulevard and new pedestrian signal at
Broad & Woodbridge to access Meadow Park, churches, schools, grocery stores and
other amenities. The Bike Boulevard and pedestrian signal is valuable infrastructure that
makes the Woodbridge neighborhood an attractive place to live and raise a family.”
Staff Response
There is no buffer requirement for cannabis retail storefronts from City -designated Bike
Boulevards, common bike paths, or from pedestrian signals such as the HAWK signal at
the corner of Woodbridge Street and Broad Street. The appellant stated in their appeal
that it is reasonable to expect an increase in residents using the pedestrian signal with
the development of new townhomes in the South Broad Street area. The HAWK signal at
the corner of Broad Street and Woodbridge Street is intended to allow pedestrians and
bicyclists cross Broad Street more safely. The establishment of a cannabis retail
storefront would necessitate tenant improvements only and would not interfere with the
intended use of the HAWK signal at any point. The HAWK signal would provide residents
access to the project site and continue to be a resource for residents to s afely access
other facilities in the City.
Appeal Issue No. 4
“Although some surrounding properties are zoned commercial, it does not change the
reality that an increasing number of families will be living within 300 feet from this cannabis
dispensary for decades to come.”
Staff Response
As stated in staff’s response to Appeal Issue No. 1, the City does not require a buffer from
residential homes. Rather, cannabis retail storefronts require a buffer of 300 feet from
residentially zoned areas within the CBZ Overlay Zones. The nearest residentially zoned
area within the South Broad CBZ Overlay Zone is the Medium -High Density Residential
(R-3) Zone which extends from Francis Ave to Orcutt Road and is located at least 700
feet from the property line of the project. Additionally, the City does not require a cannabis
retail storefront to be located at a particular distance from commercially zoned areas
including Retail Commercial (C-R) Zones, Service Commercial (C-S) Zones, and
Page 458 of 488
Item 6c
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*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
Neighborhood Commercial (C-N) Zones. Table 2-1 (Uses Allowed by Zone) of the City
Zoning Regulations establishes the permit requirements by zoning district. Specifically,
cannabis retail storefronts are permitted in the C -R and C-S Zones with approval of a
CUP.
Appeal Issue No. 5
“Approving a cannabis dispensary at this location will permanently change the character
of this historic neighborhood.”
Staff Response
There are three historic properties on Woodbridge Street that the City recognizes as
residences that contribute to the historical character of the City7. As mentioned in staff’s
response to Appeal Issue No. 1, the City’s adopted Zoning Regulations and Zoning Map
do not establish a buffer requirement for cannabis retail storefronts from historic
properties or districts. The appellant has stated in their appeal that approval of the project
would potentially render these historic properties no longer desirable for residential
purposes and alter the historic character, however, the appellant has provided no
evidence or factual basis to support the claim that the establishment of a cannabis retail
storefront would render the surrounding properties undesirable for residential use or
impact the historic significance of these three historic properties. Additionally, the building
proposed for the project is not a historic property, so the establishment of the business
and related tenant improvements will not directly affect the character of any historic
structure.
Appeal Issue No. 6
“The stated purpose of the SLO Municipal Code is to “minimize the potential impacts on
people.”
The appellant included reference to SLOMC Section § 17.86.080(A) which states, “The
purpose of this section is to protect the public health, safety, and welfare, enact strong
and effective regulatory and enforcement controls in compliance with state of California
law, protect neighborhood character, and minimize potential for negative impacts on
people, communities, and the environment within the city of San Luis Obispo by
establishing land use requirements and development standards for cannabis activities.”
Staff Response
SLOMC § 17.86.080 establishes land use requirements and development standards for
cannabis activities to protect public health, safety, and welfare, comply with state law,
preserve neighborhood character, and minimize negative impacts within the City of San
Luis Obispo.
This section of the Zoning Regulations requires commercial cannabis operators to obtain
both a Commercial Cannabis Operator Permit from the City pursuant to Chapter 9.10
(Cannabis Regulations) and a CUP from the City pursuant to this section to conduct
commercial cannabis activity at a specific location. The applicant has obtained both a
7 City of San Luis Obispo Historic Properties Lists
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Item 6c
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*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
Commercial Cannabis Operator Permit and a CUP to establish a cannabis retail storefront
in accordance with the City’s adopted regulations. Additionally, the project location is
within a CBZ Overlay Zone designated for commercial cannabis activity and is within a
Retail Commercial (C-R) Zone, which permits cannabis retail storefronts. Based on this
evaluation, the project satisfies the land use and development standards for commercial
cannabis activity set forth in the Zoning Regulations.
SLOMC § 17.86.080 also outlines the operational limitations on commercial cannabis
activity, including hours of operation, development standards, and application
requirements. The applicant submitted a Use Permit application that is consistent with the
provisions of the City Municipal Code, as well as an Operations Plan as required by
SLOMC § 17.86.080(E)(4)(b), that has satisfied the requirements of this section. The
Planning Commission evaluated the project on September 11, 2024, and found it to be
consistent with the purpose, intent, and provisions of the City’s Zoning Regulations, as
conditioned.
Appeal Issue No. 7
“We believe it to be the duty of the City of San Luis Obispo to reject the proposed cannabis
dispensary based on the above information, even if our below i nterpretation of the
Municipal Code is mistaken. However, we believe that the following evidence will show
that the proposed dispensary is in violation of City code, and we ask you to carefully
consider the following points. Potential Code Violations: The SLO Municipal Code
prohibits cannabis dispensaries from existing within 300 feet of properties zoned
residential. By our measurements, the City’s own Municipal code would be broken by
locating a cannabis dispensary at the proposed location.”
The appellant included reference to SLOMC § 17.86.080(E)(4)(e) which states,
“Applications for retail storefronts shall include a vicinity map showing at least one
thousand feet of surrounding area and the distances to the following uses: any preschool,
elementary school, junior high school, high school, public park or playground , six hundred
feet from any licensed daycare center, and three hundred feet from a residentially zoned
area. Youth centers do not require a buffer. Distance shall be measured from t he nearest
point of the property line of the site that contains the commercial cannabis activity to the
nearest point of the property line of the enumerated use using a direct straight -line
measurement.”
The appellant has also referred to “an unnamed, publicly accessible park located on Emily
Street for “The Village at Broad Street” approximately 500 feet from the project site.
Staff Response
1. Residentially Zoned Areas.
The City’s Zoning Map establishes the CBZ Overlay Zones where commercial cannabis
activity may be allowed and includes a “300’ Buffer Area of Residential Zones within the
South Broad CBZ.” The only residentially zoned properties within the CBZ Overlay are
the Medium-High Density Residential (R-3) zoned properties between Broad Street and
the Southern Pacific Railroad extending from Francis Avenue to Orcutt Road. As
Page 460 of 488
Item 6c
15
*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
described in Appeal Issues No. 1 and 4, these properties are located at least 700 feet
from the project site.
2. Public Parks and Playgrounds
The City’s Zoning Regulations require cannabis retail storefronts to be located at least
1,000 feet from public parks and playgrounds within CBZ Overlay Zones. The City’s
adopted General Plan establishes the City’s public parks and playgrounds which are
further categorized as Community Parks, Mini Parks, and Neighborhood Parks.
Community Parks in the vicinity include Meadow Park (2333 Meadow St) and Sinsheimer
Park (2755 Augusta St). Mini Parks include Stoneridge Park (535 Bluerock Dr), and
Neighborhood Parks include Johnson Park (2875 Augusta). Additionally, under the
definitions set forth in SLOMC Chapter 17.158 (General Definitions), which applies to
general (non-land use) terms used in Title 17 (Zoning Regulations), Section 17.158.036
defines a 'public place' as land or buildings owned by the city or others that are accessible
to the general public. The referenced play structure is intended to be used by residents
of the Village at Broad housing and is not considered to be a public park or playground
under the City’s General Plan and does not meet the definition of a public place per the
Municipal Code. Public parks or playgrounds in the South Broad Area include Sinsheimer
Park, Johnson Park, Meadow Park and Stoneridge Park, which are all located outside of
the CBZ Overlay Zone as well as at least 1,000 feet away from the project site (see Figure
7).
Figure 7: Zoning Map Image Showing Nearby Public Parks Outside of the South Broad
CBZ, at least a 1,000-foot Distance from Project Site.
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Item 6c
16
*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
Pursuant to SLOMC § 17.86.080(E)(4)(e), the applicant submitted a vicinity map showing
that the project site is adequate distance from schools, public parks and playgrounds,
licensed daycare centers, and residentially zoned areas with in the CBZ Overlay Zone.
(Attachment D). The project was reviewed by the Planning Division during the
Departmental Review process and was verified to be in compliance with adopted Zoning
Regulations.
Appeal Issue No. 8
“Consider how the approval of this cannabis dispensary aligns with the City’s Mission and
Planning Documents.”
The appellant included reference to Section § 1.5 of the South Broad Street Area Plan8
which states, “The South Broad Street Area Plan implements the goals of the General
Plan and community for this part of the City. It creates a long-range vision for the planning
area and establishes standards that implement the vision. The vision for the South Broad
Street area, based on extensive citizen input, is a safe, attractive, economically vital, and
enjoyable neighborhood with a mix of complementary land use.”
The appellant included reference to the City of San Luis Obispo Housing Element 2020 -
20289 Mission Statement which states, “Our mission is to identify and serve the needs of
all people in a positive and courteous manner and to help ensure that San Luis Obispo
remains a healthy, safe, attractive and enjoyable place to live, work or visit. We help plan
the City's form and character, support community values, preserve the environment,
promote the wise use of resources and protect public health and safety.”
Lastly, the appellant included reference to the City of San Luis Obispo Mission Statement
located on the City website10 which states, “Who are We? People Serving People: a team
that puts high value on each citizen it serves.”
Staff Response
The proposed cannabis dispensary project aligns with the goals outlined in the S outh
Broad Street Area Plan and the City’s Mission and Planning Documents by contributing
to a safe, attractive, and economically viable neighborhood with complementary land use.
Although this is a change in use rather than a redevelopment, the project includes several
design and operational improvements that support neighborhood safety.
The project proposes a controlled access area for product intake, an electronic swinging
door to limit entry, and improvements to the building's exterior with fresh paint, updated
trim, and new signage. Furthermore, the project supports economic vitality by establishing
a regulated business that contributes to the local economy and provides services aligned
with community demand.
8 South Broad Street Area Plan
9 City of San Luis Obispo Housing Element 2020-2028
10 City of San Luis Obispo Mission Statement
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Item 6c
17
*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
In addition, the City Council has previously considered relevant policies outlined in the
City’s Planning Documents, and found the adopted regulations, including the CBZ
Overlay Zones, to be consistent with the General Plan in 2018 at their time of adoption.
Summary
The appeal does not provide sufficient grounds to overturn the Planning Commission’s
approval of the cannabis dispensary. The project complies with all relevant Zoning
Regulations, including required buffers from residential zones, public parks, and schools,
as verified through detailed review by City staff. Concerns about proximity to residential
properties and potential neighborhood impacts are addressed through compliance with
City-adopted buffers and security standards, including an approved Security Plan by the
City Police Department. The project fulfills the standards of the Cannabis Business Zone
(CBZ) Overlay, meeting City requirements for location, safety, and design as part of the
South Broad Street Area Plan.
CONCURRENCE
The project has been reviewed by the Building Division, Engineering Division, Planning
Division, Utilities Department, and Fire Department. As noted above, the Security Plan
was reviewed and approved by the City Police Department. Any conditions of approval or
informational notes from these departments and divisions have been included in the
Planning Commission Resolution related to the project. The Planning Commission
adopted PC Resolution No. PC-1090-2024 approving the Conditional Use Permit to
establish the project.
ENVIRONMENTAL REVIEW
The project is categorically exempt from the preparation of environmental documentation
under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines
Section § 15301 (Existing Facilities). The project is consistent with General Plan policies
for the land use designation and is consistent with the applicable zoning designation and
regulations. The project consists of the operation of existing, private structures that
involves negligible expansion of use beyond existing and historical uses as an orthoti c
and prosthetic sales facility (Hanger Clinic), as described in CEQA Guidelines Section §
15301 (Existing Facilities). The project site is not on a list of hazardous waste sites and
does not contain a significant historical resource. The property is less than one acre in
size and is surrounded by urban uses that have no value as habitat for endangered, rare
or threatened species as the site is located on an existing developed property and is
almost entirely paved. The site is served by required utilities a nd public services.
FISCAL IMPACT
Budgeted: No Budget Year: 2024-25
Funding Identified: No
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Item 6c
18
*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date
uncertain and will be re-noticed when a new hearing date is determined.
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $ $ $ $
State
Federal
Fees
Other:
Total $ $ $ $
The processing of the appeal does not have a fiscal impact on the City, as the appellant
has paid the required fee. The City factors anticipated Cannabis Operator Permit fee
revenue into its annual budget. If the Conditional Use Permit is approved, the
establishment of Embarc SLO is expected to generate additional permit fee revenue, as
well as increased tax revenue from its operations.
ALTERNATIVES
1. Continue consideration of the application to a future date. The City Council may
continue its review of the project if additional time or information is needed to make a
decision. If additional information is needed, direction should be provided to staff
regarding what additional information is requested so that it can be presented at a
subsequent hearing.
2. Deny the project. The City Council may uphold the appeal and adopt a resolution
denying the project, based on findings of inconsistency with the California State Law,
the City’s General Plan, Zoning Regulations, or other policy documents. Should
Council elect to pursue this alternative, staff would need specific direction on the
nature of findings to support the denial.
ATTACHMENTS
A - Draft Resolution denying the appeal and upholding the Planning Commission’s
decision to approve the Conditional Use Permit to establish the third retail storefront
(USE-0266-2024, APPL-0608-2024)
B - Appeal Form and Statement (APPL-0608-2024)
C - Project Plans (USE-0266-2024)
D - Vicinity Map (USE-0266-2024)
Page 464 of 488
R ______
*At the request of the Applicant, and with agreement from the Appellant,
this item is being pulled from the agenda and continued to a date uncertain
and will be re-noticed when a new hearing date is determined.
RESOLUTION NO. _____ (2025 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, DENYING AN APPEAL AND UPHOLDING THE
PLANNING COMMISSION’S DECISION TO APPROVE A CONDITIONAL
USE PERMIT TO ESTABLISH A CANNABIS RETAIL STOREFRONT AT
2400 BROAD STREET. THE PROJECT IS EXEMPT FROM
ENVIRONMENTAL REVIEW UNDER SECTION § 15301 (EXISTING
FACILITIES) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA) GUIDELINES AS REPRESENTED IN THE COUNCIL AGENDA
REPORT AND ATTACHMENTS DATED JANUARY 21, 2025 (USE-0266-
2024, APPL-0608-2024)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California on September 11, 2024, for the review of a Conditional Use Permit application
to establish a cannabis retail storefront at 2400 Broad Street, pursuant to a proceeding
instituted under USE-0266-2024; Embarc SLO, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo granted a
Conditional Use Permit (see Resolution No. PC-1090-24), after considering all evidence,
including the testimony of interested parties and the evaluation and recommendations
provided by staff, presented at said hearing; and
WHEREAS, Jeffrey D. Pyle filed a timely appeal of the Planning Commission’s
decision to approve the Conditional Use Permit USE-0266-2024 on September 23, 2024
(APPL-0608-2024); and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, on January 21, 2025, for
the purpose of considering the appeal of the Planning Commission’s decision to approve
the Conditional Use Permit USE-0266-2024 (APPL-0608-2024), and has duly considered
all evidence, including the record of the Planning Commission hearing; testimony of the
applicant, appellant, and general public; and evaluation and recommendations by staff
presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of San
Luis Obispo as follows:
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*At the request of the Applicant, and with agreement from the Appellant, this
item is being pulled from the agenda and continued to a date uncertain and
will be re-noticed when a new hearing date is determined.
SECTION 1. Findings. The City Council hereby denies the appeal and grants final
approval for the project (USE-0266-2024, APPL-0608-2024), based on the following
findings:
1. The project complies with the applicable provisions of the San Luis Obispo
Municipal Code (SLOMC), specifically Chapter 9.10 (Cannabis Regulations) and Section
§ 17.86.080 (Zoning Regulations for Cannabis Activities).The applicant has been granted
a Commercial Cannabis Operator Permit to conduct commercial cannabis activity, and
upon approval of a Conditional Use Permit, will be eligible to obtain a Type 10 storefront
retailer license from the California Department of Cannabis Control (DCC). The project,
as proposed, meets all operational requirements set forth in Chapter 9.10, including
reporting, inspection, and security measures, and the applicant is required to maintain
ongoing compliance with these regulations. The proposed location is within a zone
designated for cannabis retail storefront use, and the project complies with all applicable
development standards including adherence to an Operations Plan, Security Plan, Waste
Management Plan, and Odor, Noise and Light Management Plan.
2. The proposed use is consistent with the intent and requirements of the Cannabis
Business Zone (CBZ) Overlay. This CBZ Overlay establishes specific land use controls
to ensure cannabis businesses are appropriately sited and compatible with surrounding
uses. The project complies with the Zoning Regulations, as cannabis retail storefronts are
permitted within the Retail Commercial (C-R) Zone within the CBZ Overlay, subject to the
approval of a Conditional Use Permit. The project also meets the required buff er
distances from sensitive land uses within CBZ Overlay Zones, including schools, public
parks, licensed childcare centers, and residentially zoned areas, thereby satisfying the
location criteria established in the CBZ Overlay.
3. The project is consistent with buffer requirements from sensitive uses because
it is more than 300 feet away from residentially zoned areas within the CBZ Overlay Zone,
consistent with the legislative intent of the May 1, 2018, and September 4, 2018, Council
Agenda Reports which clarify that buffers are intended to address sensitive uses within
CBZ Overlay Zones, taking into account local barriers such as major roadways or
railroads.
4. The proposed use is consistent with the General Retail (G-R) designation as
described in the General Plan Land Use Element. The General Retail designation is
intended to accommodate businesses providing goods and services to meet the needs
of city residents and nearby county communities. A cannabis retail storefront operates
similarly to other retail establishments, engaging in direct sales of goods to consumers,
which aligns with the permitted uses in the General Retail zone.
5. The project is consistent with the goals of the Broad Street Area Special Focus
Planning area because it will contribute to the visual improvement and economic
revitalization of the surrounding area.
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*At the request of the Applicant, and with agreement from the Appellant, this
item is being pulled from the agenda and continued to a date uncertain and
will be re-noticed when a new hearing date is determined.
6. The site is adequate for the project in terms of size, configuration, topography,
location, and other applicable features, and has appropriate access to public streets with
adequate capacity to accommodate the quantity and type of traffic expected to be
generated by the use.
7. The project will not be detrimental to the health, safety and welfare of persons
living or working at the site or in the vicinity because the cannabis retail storefront does
not present a potential threat to the surrounding property and buildings. This project is
subject to the Use Permit requirements, City regulations, and California Building Code
requirements designed to address health, safety, and welfare concerns.
8. The applicant prepared a Security Plan that addresses both state -wide
regulations of the Department of Cannabis Control and concerns of the City Police
Department.
9. The cannabis retail storefront, as proposed, will comply with all the requirements
of the State and City for the dispensing of cannabis, including dual licensure and
participation in an authorized track and trace program.
SECTION 2. Environmental Determination. The project is categorically exempt
from the preparation of environmental documentation under the California Environmental
Quality Act (CEQA). The project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations, as
described in more detail in Section 1 above. The project consists of the operation of
existing, private structures that involve negligible expansion of use beyond existing and
historical uses, as described in CEQA Guidelines § 15301 (Existing Facilities).
Additionally, the project site is not on a list of hazardous waste sites and does not contain
a significant historical resource. The property is less than one acre in size and is
surrounded by urban uses that have no value as habitat for e ndangered, rare, or
threatened species as the site is located on an existing developed property. The site is
served by required utilities and public services.
SECTION 3. Action. The City Council hereby denies the appeal and grants final
approval to the project (USE-0266-2024, APPL-0608-20247) with incorporation of the
following conditions:
1. The proposed use shall operate consistent with the project description and other
supporting documentation submitted with this application unless otherwise conditi oned
herein, including, but not limited to the Operations Plan; Chapter 9.10 of the Municipal
Code; and Section § 17.86.080 of the Municipal Code. This Use Permit shall be reviewed
by the Community Development Director if any reasonable written complaint i s received
from any citizen or from the Police Department or upon receipt of evidence that the use
is not in compliance with conditions of approval or the Municipal Code. The Community
Development Director may refer the complaint to the Planning Commission at his/her
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*At the request of the Applicant, and with agreement from the Appellant, this
item is being pulled from the agenda and continued to a date uncertain and
will be re-noticed when a new hearing date is determined.
discretion and conditions of approval may be added, deleted, or modified or the Use
Permit may be revoked to ensure on-going compatibility between uses on the project site
and other nearby uses.
2. The applicant shall obtain and maintain a Com mercial Cannabis Operator
Permit from the City and any appropriate state licenses.
3. The applicant shall pay all applicable current and future state and local taxes
and all applicable commercial cannabis fees and related penalties established by City
Council, including but not limited to applications, administrative review, inspections, etc.
4. All owners, principals, property owners and employees must undergo
background checks and be vetted in accordance with state law and local cannabis
regulations. No employee with a disqualifying criminal record, as defined by state law,
shall be employed at the cannabis retail storefront.
5. Minors under the age of 18 are prohibited from entering the cannabis retail
storefront. Individuals aged 18 to 20 with a valid m edical cannabis identification card, in
compliance with California state law, may enter the premises, while all other persons
under 21 without a valid medical ID are prohibited, even if accompanied by a parent or
guardian.
6. Outdoor storage of cannabis or cannabis products is prohibited.
7. The operator shall implement and maintain a ventilation and filtration system to
prevent odors from escaping the premises. Odors must not be detectable outside the
building or in adjacent properties.
8. Any parking lot lighting installed on the site by the applicant shall be night sky
compliant. The Community Development Director may modify this requirement upon a
determination that such lighting would not be conductive to the safety of the public or
would not meet the requirements of the California Building Code, while maintaining
consistency with the intent of the City’s Lighting and Night Sky Ordinance.
9. All business operations, including deliveries and waste collection, shall adhere
to the City’s noise control regulations. Noise levels must be minimized to avoid
disturbance to nearby residential and commercial areas.
10. The operator shall ensure full compliance with the most recent editions of the
ADA Standards for Accessible Design and the California Building Code (CBC),
implementing all required accessibility and safety measures in the design and operation
of the cannabis retail storefront.
Page 468 of 488
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*At the request of the Applicant, and with agreement from the Appellant, this
item is being pulled from the agenda and continued to a date uncertain and
will be re-noticed when a new hearing date is determined.
11. The operator shall obtain a building permit from the City prior to commencing
any physical work on the premises, ensuring that all construction activities are reviewed
and approved in accordance with City regulations.
12. Prior to the issuance of a building permit, the applicant shall record a
Community Benefits Agreement, reflecting the community and environmental
commitments from the Commercial Cannabis Operator Permit application, which were
evaluated in the scoring process, in a form approved by the City Attorney.
13. The operator shall provide a total of four bicycle parking spaces designated to
the project location.
Page 469 of 488
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*At the request of the Applicant, and with agreement from the Appellant, this
item is being pulled from the agenda and continued to a date uncertain and
will be re-noticed when a new hearing date is determined.
14. The applicant shall defend, indemnify, and hold harmless the City and/or its
agents, officers, and employees from any claim, action, or proceeding against the City
and/or its agents, officers, or employees to attack, set aside, void, or annul the approval
by the City of this project, and all actions relating thereto, including but not limited to
environmental review (“Indemnified Claims”). The City shall promptly notify the applicant
of any Indemnified Claim upon being presented with the Indemnified Claim, and City shall
fully cooperate in the defense against an Indemnified Claim.
Upon motion of Council Member _______________, seconded by Council Member
_____________ and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was passed and adopted this ________ day of _________ 2025.
__________________________
Mayor Erica A. Stewart
ATTEST:
___________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
___________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the
City of San Luis Obispo, California on ___________________.
__________________________
Teresa Purrington
City Clerk
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*At the request of the Applicant, and with agreement from the Appellant, this
item is being pulled from the agenda and continued to a date uncertain and
will be re-noticed when a new hearing date is determined.
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Embarc San Luis Obispo
2400 Broad St, San Luis Obispo, CA 93401
Sensitive Use Map - Daycares
High Street Early Head Start Childcare
~3,200 feet
Lile Sprouts Infant & Toddler Center
~3,400 feet
Page 485 of 488
Embarc San Luis Obispo
2400 Broad St, San Luis Obispo, CA 93401
Sensitive Use Map - Parks & Playgrounds
South Hills Open Space
~1,800 feet
Sinsheimer Park
~1,350 feet
Meadow Park
~1,150 feet
Page 486 of 488
Embarc San Luis Obispo
2400 Broad St, San Luis Obispo, CA 93401
Sensitive Use Map - Residential
~635 feet
Page 487 of 488
Embarc San Luis Obispo
2400 Broad St, San Luis Obispo, CA 93401
Sensitive Use Map - Schools
Hawthorne Elementary School
~1,700 feet
Sinsheimer Elementary School
~2,800 feet
Page 488 of 488