HomeMy WebLinkAbout05-13-2026 PC Agenda Packet
Planning Commission
AGENDA
Wednesday, May 13, 2026, 6:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
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INSTRUCTIONS FOR PUBLIC COMMENT:
Public Comment prior to the meeting (must be received 3 hours in advance of the meeting):
Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990
Palm Street, San Luis Obispo, California, 93401.
Email - Submit Public Comments via email to advisorybodies@slocity.org. In the body of your
email, please include the date of the meeting and the item number (if applicable). Emails will not
be read aloud during the meeting.
Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the
agenda item number you are calling about, and leave your comment. Verbal comments must be
limited to 3 minutes. Voicemails will not be played during the meeting.
*All correspondence will be archived and distributed to members, however, submissions received
after the deadline may not be processed until the following day.
Public Comment during the meeting:
Meetings are held in-person. To provide public comment during the meeting, you must be
present at the meeting location.
Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy,
Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire
to utilize electronic visual aids to supplement their oral presentation must provide display-ready
material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the City Clerk's
Office at cityclerk@slocity.org or (805) 781-7114.
Pages
1.CALL TO ORDER
Chair Houghton will call the Regular Meeting of the Planning Commission to
order.
2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
At this time, people may address the Commission about items not on the
agenda. Comments are limited to three minutes per person. Items raised at this
time are generally referred to staff and, if action by the Commission is
necessary, may be scheduled for a future meeting.
3.CONSENT
Matters appearing on the Consent Calendar are expected to be non-
controversial and will be acted upon at one time. A member of the public may
request the Planning Commission to pull an item for discussion. The public may
comment on any and all items on the Consent Agenda within the three-minute
time limit.
3.a CONSIDERATION OF MINUTES - APRIL 8, 2026 PLANNING
COMMISSION MINUTES
5
Recommendation:
To approve the Planning Commission Minutes of April 8, 2026.
3.b GENERAL PLAN CONFORMITY REPORT FOR THE PROPOSED
ACQUISITION OF PROPERTY BY THE CITY OF SAN LUIS OBISPO
FOR COMMUNITY SERVING USE
9
Recommendation:
Adopt a Draft Resolution determining General Plan Conformance for the
acquisition of property located at 975 Broad Street (GENP-0248-2026).
4.PUBLIC HEARINGS
Note: Any court challenge to the action taken on public hearing items on this
agenda may be limited to considering only those issues raised at the public
hearing or in written correspondence delivered to the City of San Luis Obispo at,
or prior to, the public hearing. If you wish to speak, please give your name and
address for the record. Please limit your comments to three minutes; consultant
and project presentations limited to six minutes.
4.a REVIEW OF A REQUEST FOR A 24-HOUR YMCA GYM,
CATEGORIZED AS A LARGE-SCALE COMMERCIAL RECREATION
USE, IN THE PUBLIC FACILITIES ZONE
15
Recommendation:
Adopt the Draft Resolution approving the project, based on findings and
subject to conditions of approval.
5.COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Deputy Community Development Director
Tyler Corey.
6.ADJOURNMENT
The next Regular Meeting of the Planning Commission is scheduled for May 27,
2026 at 6:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San
Luis Obispo.
LISTENING ASSISTIVE DEVICES for the hearing impaired--see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible
to the public. Upon request, this agenda will be made available in appropriate
alternative formats to persons with disabilities. Any person with a disability who
requires a modification or accommodation in order to participate in a meeting
should direct such request to the City Clerk’s Office at (805) 781-7114 at least
48 hours before the meeting, if possible. Telecommunications Device for the
Deaf (805) 781-7410.
Planning Commission meetings are televised live on Charter Channel 20 and on
the City's YouTube Channel: www.youtube.com/CityofSanLuisObispo. Agenda
related writings or documents provided to the Planning Commission are
available for public inspection on the City’s website:
https://www.slocity.org/government/mayor-and-city-council/agendas-and-
minutes.
1
Planning Commission Minutes
April 8, 2026, 6:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Planning
Commissioners
Present:
Commissioner Justin Cooley, Commissioner Sheryl Flores,
Commissioner Bob Jorgensen, Commissioner Steve Kahn,
Commissioner Juan Munoz-Morris, Chair Dave Houghton
Planning
Commissioners
Absent:
Vice Chair Eric Tolle
City Staff Present: Deputy Community Development Director Tyler Corey, Assistant
City Attorney Markie Kersten, Deputy City Clerk Sara Armas
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to
order on April 8, 2026 at 6:00 p.m. in the Council Chambers at City Hall, 990
Palm Street, San Luis Obispo, by Chair Houghton.
2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
3. CONSENT
3.a CONSIDERATION OF MINUTES - MARCH 11, 2026 PLANNING
COMMISSION MINUTES
Motion By Commissioner Flores
Second By Commissioner Munoz-Morris
To approve the Planning Commission Minutes of March 11, 2026.
Page 5 of 37
2
Ayes (6): Commissioner Cooley, Commissioner Flores, Commissioner
Jorgensen, Commissioner Kahn, Commissioner Munoz-Morris, and Chair
Houghton
Absent (1): Vice Chair Tolle
CARRIED (6 to 0)
4. PUBLIC HEARINGS
4.a REVIEW OF PROPOSED CHANGES TO THE CITY’S SUBDIVISION
REGULATIONS, ZONING REGULATIONS, AND LICENSES, PERMITS,
AND REGULATIONS (TITLES 16, 17, AND 5) OF THE MUNICIPAL
CODE
Senior Planner David Amini presented the staff report and responded to
Commission inquiries.
Chair Houghton opened the Public Hearing
Public Comment:
None
--End of Public Comment--
Chair Houghton closed the Public Hearing
Motion By Commissioner Cooley
Second By Commissioner Flores
Adopt the Draft Resolution, which recommends that the City Council
introduce and adopt an Ordinance amending Title 16 (Subdivision
Regulations), Title 17 (Zoning Regulations), and Title 5 (Licenses, Permits,
and Regulations) of the City’s Municipal Code regarding access ory
dwelling units, junior accessory dwelling units, urban lot splits, mobile
homes, and other clarifications and changes to regulations associated with
housing.
Ayes (6): Commissioner Cooley, Commissioner Flores, Commissioner
Jorgensen, Commissioner Kahn, Commissioner Munoz-Morris, and Chair
Houghton
Absent (1): Vice Chair Tolle
CARRIED (6 to 0)
Page 6 of 37
3
5. COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Deputy Community Development Director Tyler Corey provided the
following update:
The April 22, 2026 Regular Meeting has no items currently
scheduled, potentially will be cancelled
The May 13, 2026 Regular Meeting has one item tentatively
scheduled, consideration of a Conditional Use Permit for 1020
Southwood Drive (SLO County YMCA)
Commissioner Kahn stated he will not be able to attend the May 13, 2026
Regular Meeting.
6. ADJOURNMENT
The meeting was adjourned at 6:17 p.m. The next Regular Meeting of the
Planning Commission is scheduled for April 22, 2026 at 6:00 p.m. in the Council
Chambers at City Hall, 990 Palm Street, San Luis Obispo.
_________________________
APPROVED BY PLANNING COMMISSION: XX/XX/202X
Page 7 of 37
Page 8 of 37
PLANNING COMMISSION AGENDA REPORT
SUBJECT: GENERAL PLAN CONFORMITY REPORT FOR THE PROPOSED
ACQUISITION OF PROPERTY BY THE CITY OF SAN LUIS OBISPO FOR
COMMUNITY-SERVING USE. THE PROPOSAL DOES NOT CONSTITUE A
“PROJECT” UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
AND IS EXEMPT FROM ENVIRONMENTAL REVIEW (CEQA GUIDELINES § 15378).
BY: Ivana Gomez FROM: Tyler Corey
Phone: (805)781-7147 Phone: (805)781-7169
Email: igomez@slocity.org Email: tcorey@slocity.org
APPLICANT: City of San Luis Obispo REPRESENTATIVE: N/A
RECOMMENDATION
Adopt a Draft Resolution determining General Plan Conformance for the acquisition of
property located at 975 Broad Street (GENP-0248-2026).
1.0 COMMISSION'S PURVIEW
Pursuant to California Government Code §
65402, the Planning Commission shall make
a determination regarding the consistency of
the proposed acquisition of 975 Broad Street
with the City’s General Plan. Specifically,
Section 65402 requires that the location,
purpose, and extent of real property
acquisition (and disposition) be submitted to
and reported upon by the planning agency
having jurisdiction as to conformity with the
City’s adopted general plan (Cal. Govt Code
§ 65402(c)). The Commission’s review is
limited to General Plan conformity and does
not constitute approval of a specific
development project or future use of the site.
2.0 SUMMARY
The proposal consists of the City’s prospective acquisition of the property located at 975
Broad Street (APN 002-412-010) (see Figure 1 above). The site is a Local Register
historic resource1 located within the Downtown Historic District in the Medium-High
1 The property was added to the Historic Resources Inventory as a Contributing property in 1983.
All Contributing properties were reclassified as Local Register Resources when the updated
Historic Preservation Ordinance went into effect on February 13, 2026.
Meeting Date: 5/13/2026
Item Number: 3b
Time Estimate: N/A
Figure 1: Aerial View of Project Site
Page 9 of 37
Item 3b
975 Broad Street
Planning Commission Report – May 13, 2026
Density Residential Zone with Historic Overlay (R-3-H). The property is located within
Block 10 in the Downtown Concept Plan and is specifically designated as appropriate for
community-serving or hospitality uses, including museums, government facilities, and
similar civic uses2. The site’s location adjacent to Mission Plaza and within the City’s
Downtown Historic District presents a unique opportunity for the City to secure a centrally
located property for community-serving use.
The proposed acquisition would allow for interim community-serving use of the site, with
future long-term use to be determined through subsequent City Council direction and
potential collaboration with community partners. Any future use would be subject to
applicable City regulations, including zoning, historic preservation requirements, and
environmental review.
3.0 PREVIOUS REVIEW
The property was added to the City’s Local Register of Historic Resources in 1983. No
recent discretionary approvals related to redevelopment or alteration of the site are
associated with this request.
As noted in the report, at this time, this is a proposed acquisition of property by the City.
The City Council conducted a closed session conference in accordance with the Brown
Act to discuss real property price and terms for the subject property on April 7, 2026 and
May 5, 2026. At the beginning of the regularly scheduled City Council meetings that
immediately followed, the City Attorney reported that the City Council had provided staff
with directions on price and terms of payment to work towards acquisition of the property
and no further reportable action was taken. If agreement can be reached by the City and
the seller, staff will return to Council in open session on May 19, 2026 to seek final
authorization to acquire the property.
4.0 PROJECT ANALYSIS
4.1 Historic Preservation
The project site is located within the Downtown Historic District and in close proximity to
several historic and cultural resources, including the Carnegie Library / History Center
and Mission area. Any future alterations or redevelopment of the site would be subject to
the City’s Historic Preservation Ordinance (Chapter 14.01), including consistency with the
Secretary of the Interior’s Standards and the Historic Preservation Program Guidelines.
2 City of San Luis Obispo Downtown Concept Plan
Page 10 of 37
Item 3b
975 Broad Street
Planning Commission Report – May 13, 2026
The General Plan supports the identification, preservation, and rehabilitation of significant
historic and architectural resources, as well as compatibility among historic properties,
reinforcing the City’s broader cultural heritage and sense of place (Conservation and
Open Space Element §§ 3.2 and 3.3). City ownership of the site would support the
preservation and stewardship of the property within its historic context and help maintain
compatibility with adjacent historic resources and the surrounding district.
4.2 Consistency with Downtown Concept Plan and General Plan Policies
The Downtown Concept Plan serves as a guiding vision document for long-term land use
and public investment in the downtown area. The project site is located at the edge of the
Downtown Commercial area, across Broad Street from Mission Plaza and in proximity to
other civic and historic resources. The Downtown Concept Plan identifies the location of
the site as Block 10, appropriate for community-serving uses, including government
facilities, museums, churches and schools (See figure below from § 3.14 of the Downtown
Concept Plan). The proposed acquisition would enable the property to be utilized for
interim and future community-serving purposes consistent with this vision 3.
The General Plan Land Use Element further identifies downtown as the focal point of the
community and supports a range of civic, cultural, and community-serving uses that
contribute to its role as the City’s cultural and governmental center (Land Use Element,
§§§ 4.1, 4.3, and 4.8). In addition, the General Plan supports the provision and reuse of
public and cultural facilities that serve the community and enhance access to civic and
cultural resources (Land Use Element, §§ 5.1 and 5.2). Public ownership of the site
provides an opportunity to support civic, cultural, and community-oriented uses, including
spaces for community gathering and programming, which contribute to downtown vitality
and overall community well-being.
3 The site is currently zoned R-3 (Medium-High Density Residential). While certain community-
serving uses may be permitted or conditionally permitted within this zone, implementation of
specific long-term uses may require specific entitlements.
Figure 2: Block 10 of Downtown Concept Plan
Page 11 of 37
Item 3b
975 Broad Street
Planning Commission Report – May 13, 2026
5.0 ENVIRONMENTAL REVIEW
The proposal does not constitute a “project” under the California Environmental Quality
Act (CEQA) pursuant to CEQA Guidelines § 15378, as it does not commit the City to a
specific development project or result in a direct or reasonably foreseeable physical
change in the environment. The action can be considered an organizational or
administrative activity of government that will not result in direct or indirect physical
changes in the environment (CEQA Guidelines § 15378(b)(5)). Any future development
or change in use of the property would be subject to separate environmental review in
accordance with CEQA4.
6.0 OTHER DEPARTMENT COMMENTS
This item has been reviewed by relevant City departments including the Planning Division
and City Administration. Any future development or use of the site would be subject to
applicable City standards and requirements, including but not limited to historic
preservation and environmental regulations.
7.0 ALTERNATIVES
1. Do not adopt the resolution. The Planning Commission could determine that the
proposed acquisition is not consistent with the General Plan and provide findings
identifying the basis for inconsistency identifying the specific General Plan policies
with which the project does not conform.
2. Continue the item. The Planning Commission may continue the item to a future
meeting to allow for additional analysis or information; however, this alternative
would not be timely for the City’s purchase arrangements and subsequent review
by City Council scheduled for May 19, 2026.
8.0 ATTACHMENTS
A – Draft Resolution Finding General Plan Conformity for 975 Broad Street
4 Any interim use of the existing structure would be subject to applicable CEQA review,
however, operation of existing facilities with negligible or no expansion of use may qualify for a
categorical exemption pursuant to CEQA Guidelines §15301.
Page 12 of 37
RESOLUTION NO. PC-XXXX-26
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION FINDING
GENERAL PLAN CONFORMANCE FOR
THE ACQUISITION OF PROPERTY LOCATED AT 975 BROAD STREET. THE
PROJECT IS EXEMPT FROM CEQA PER SECTION 15378 AS REPRESENTED IN
THE PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS DATED
MAY 13, 2026 (975 BROAD STREET, GENP-0248-2026)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public meeting in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, on May 13, 2026, for the purpose of considering application GENP-0248-2026;
and
WHEREAS, The City of San Luis Obispo, as a local agency that has adopted a
General Plan, must submit the proposed dedication to its Planning Commission for a
General Plan conformity determination, as required in association with the acquisition of
real property under California Government Code Section 65402 ; and
WHEREAS, notices of said public meeting were made at the time and in the
manner required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including
the testimony of interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission makes the
following findings:
1. The acquisition of the property located at 975 Broad Street is consistent with the
General Plan (Land Use Element Sections 4.1, 4.3 and 4.8) because it aligns with the
Downtown Concept Plan’s identification of the site for community-serving uses and
supports the role of the downtown area as the City’s cultural, civic, and governmental
center.
2. The acquisition of the property located at 975 Broad Street is consistent with
General Plan policies related to public and cultural facilities (Land Use Element Sections
5.1-5.2), because it facilitates interim and potential future civic and community-oriented
uses that serve the broader community and contribute to downtown vitality.
Page 13 of 37
3. The acquisition of the property located at 975 Broad Street is consistent with
General Plan policies related to historic preservation (Conservation and Open Space
Element Sections 3.2-3.3) because it supports the preservation and coordinated
stewardship of a designated historic resource within the Historic Preservation Overlay
Zone and maintains compatibility with adjacent histo ric resources.
Section 2. Environmental Review. The proposed General Plan conformity
determination is not a project under the California Environmental Quality Act (CEQA)
pursuant to CEQA Guidelines Section 15378, as it does not commit the City to a spec ific
development project or result in a direct or reasonably foreseeable physical change in the
environment. The action can be considered an organizational or administrative activity of
government that will not result in direct or indirect physical changes in the environment
(CEQA Guidelines Section 15378(b)(5)). Any future development or change in use of the
property would be subject to separate environmental review in accordance with CEQA.
Section 3. Action. The Planning Commission does hereby find and report that the
proposed acquisition of the property located at 975 Broad Street (GENP-0248-2026) is in
conformance with the City of San Luis Obispo’s General Plan pursuant to California
Government Code Section 65402.
On motion by , seconded by , and
on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 13th day of May 2026.
_____________________________
Tyler Corey, Secretary
Planning Commission
Page 14 of 37
PLANNING COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF A REQUEST FOR A 24-HOUR YMCA GYM, CATEGORIZED
AS A LARGE-SCALE COMMERCIAL RECREATION USE, IN THE PUBLIC FACILITIES
ZONE.
ADDRESS: 1020 Southwood Dr. BY: Mallory Patino, Assistant Planner
Phone Number: (805) 783-7704
FILE NUMBER: USE-0835-2025 Email: mpatino@slocity.org
APPLICANT: Channel Islands YMCA FROM: Tyler Corey, Deputy Director
and SLO County YMCA
RECOMMENDATION
Adopt the Draft Resolution (Attachment A) approving the project, based on findings and
subject to conditions of approval.
SITE DATA
Applicant Channel Islands YMCA and
SLO County YMCA
Figure 1 – Project Site
General Plan
Land Use
Designation
Recreation (REC)
Zone Public Facility (PF)
Site Area Approximately 4.5 acre
Environmental
Determination
Categorically exempt from
environmental review under
CEQA Guidelines (Class 1,
Section 15301, Existing
Facilities)
SUMMARY
The Channel Islands and SLO County YMCA has operated the facility at 1020 Southwood
Drive, located in the Public Facilities (PF) zone, since 1977. The request is to expand
operating hours to 24 hours per day, seven days a week, and to bring the use into
conformity with Municipal Code standards. The proposed project does not include any
physical expansion of the facility or the introduction of new uses. However, the proposed
extension of operating hours constitutes an intensification of the existing, legally
established use. As a result, approval of a Conditional Use Permit (CUP) is required for
Meeting Date: 5/13/2026
Item Number: 4a
Time Estimate: 30 minutes
Page 15 of 37
Item 4a
USE-0835-2026
Planning Commission Report – May 13, 2026
large-scale commercial recreation use in the PF zone to ensure consistency with current
zoning regulations applicable to expanded operating hours.
1.0 PROJECT BACKGROUND
The YMCA is located at 1020 Southwood Drive within the Public Facilities (PF) zone. The
site includes both Johnson Park and the YMCA facility, which the City has leased to the
YMCA since 1977. The lease agreement and building permit records indicate the YMCA
was legally established at that time and has operated continuously since its
establishment. Under current San Luis Obispo Municipal Code (SLOMC) Title 17 (Zoning
Regulations), large-scale commercial recreation uses require a Conditional Use Permit
(CUP). The proposed project includes a modification to operating hours of this existing,
legally established use.
Existing operating hours are Monday through Thursday from 5:30 a.m. to 9:00 p.m.,
Friday from 5:30 a.m. to 7:00 p.m., and Saturday from 7:00 a.m. to 5:00 p.m., with the
facility closed on Sundays. Current operations and amenities include a fitness facility with
cardio, strength and weight equipment; group exercise classes; personal training; access
to SLO Swim Center; onsite childcare; youth sports and ballet programs; and social
gathering events (Attachment A – Project Description).
The proposed project would extend operating hours to 24 hours per day, seven days a
week. No staff would be present outside of the existing operating hours noted above, and
access would be controlled by a key fob entry system. Outside of existing operating hours,
use of the facility would be limited to the main fitness floor, fitness and cardio room, and
restrooms. Available equipment would include cardio machines, assisted strength training
equipment, and dumbbells. Access to free weight equipment, the weight room, locker
rooms, studio 1, studio 2, childcare areas, and the second floor would be restricted (See
Attachment B – Site Plan).
The project does not propose any increase in intensity of use during existing operating
hours. No additional square footage is proposed as part of the project.
Table 1. Site Statistics
Present Use &
Development
YMCA (Commercial Recreation Large-Scale) and Johnson
Park
Topography Relatively flat
Access Southwood Drive
Surrounding Zoning
and Uses
North: PF & R-4 (Public Park, Elementary School,
Residences)
South: R-3-PD (Residences)
East: R-4 & O (Residences, Offices)
West: PF (Public Park, Elementary School)
Page 16 of 37
Item 4a
USE-0835-2026
Planning Commission Report – May 13, 2026
2.0 PLANNING COMMISSION’S PURVIEW
The Planning Commission’s role is to review the project for consistency with the General
Plan, Zoning Regulations, and applicable City development standards. Per Table 2 -1
(Uses Allowed by Zone) of the Zoning Regulations, large-scale commercial recreational
uses require a Conditional Use Permit (CUP) to operate in the PF zone. The proposed
extension of operating hours constitutes an intensification of the existing use; t herefore,
a CUP is required for the expanded hours to ensure consistency with current applicable
requirements.
3.0 PROJECT ANALYSIS
The project must conform to the standards and limitations of the General Plan and Zoning
Regulations. Staff has evaluated the project against relevant standards and guidelines
and found it to be in compliance as discussed in this analysis.
3.1 Consistency with the General Plan and Zoning Regulations
Land Use: The project site is within the Recreation land use designation in the General
Plan Land Use Map. Per Land Use Element Table 1, this designation is intended to
provide for outdoor recreation facilities, supporting uses such as outdoor recreation, small
community centers, and public or quasi-public uses.
The project is also located within the PF zone. SLOMC Chapter 17.46 states that the PF
zone is intended for public, cultural, and quasi-public uses that meet the needs of City
and County residents. Appropriate uses include public uses conducted by governmental
or nonprofit agencies, or compatible private and commercial uses that provide a public
benefit.
The project is consistent with both the Recreation land use designation and the PF zone.
The Applicant, the YMCA, is a nonprofit organization that provides community-serving
recreational programs, consistent with the intent of the PF zone. The pro ject provides a
fitness and community-oriented facility with exercise equipment, personal services (e.g.,
training, group classes, and summer camps), and amenities such as showers, lockers,
and childcare, along with extended operating hours. In addition, membership with the
YMCA includes access to SLO Swim Center for water fitness activities, swim lessons, or
children’s swim team.
Hours of Operation: The project is proposing to operate 24 hours per day, seven days a
week with limited access to onsite amenities outside of existing operating hours. This
expansion of hours would allow patrons with various schedules to utilize certain fitness
facilities.
Parking: SLOMC Section 17.72.030, Table 3-4 (Parking Requirements by Use), requires
large-scale commercial recreational uses to provide one parking space per 200 square
feet of indoor space and one parking space per 500 square feet of outdoor space. The
existing YMCA is nonconforming with regard to parking, providing 35 spaces shared with
Johnson Park, where current regulations require 73 spaces based on the square footage
of the facility.
Page 17 of 37
Item 4a
USE-0835-2026
Planning Commission Report – May 13, 2026
Under SLOMC Section 17.72.060, existing legal uses that do not meet current parking
standards must provide additional parking if a proposed change increases the total
parking demand. This means providing the difference between the existing parking
provided and the parking required by the new or expanded use.
The proposed project does not increase floor area or introduce new uses or require a
change in occupancy; it only extends the operating hours of the existing use. As such, no
additional parking is required and expanded operating hours may distribute parking
demand across a wider range of times.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from environmental review (Class 1, Section 15301,
Existing Facilities, CEQA Guidelines) because the project consists of the operation,
repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or
private structures, facilities, mechanical equipment, or topographical features, involving
negligible or no expansion of existing or former use. The project includes a limited
intensification of the existing use through extended 24-hour operations; however, it would
not increase capacity, building area, or peak occupancy, and would instead distribute use
over a longer period. The project fully operates within an existing tenant space. Therefore,
it would not have a significant effect on the environment.
5.0 ALTERNATIVES
1. Continue review of the Conditional Use Permit. An action to continue review of the
Conditional Use Permit should include direction to staff regarding additional
information or analysis required to make a decision.
2. Deny the project. An action denying the project should include findings that cite
the basis for denial and should reference inconsistency with the General Plan,
Zoning Regulations, or other policy documents.
6.0 ATTACHMENTS
1. Draft PC Resolution for Approval (USE-0835-2025)
2. Project Description (USE-0835-2025, 1020 Southwood)
3. Site Plan (USE-0835-2025, 1020 Southwood)
Page 18 of 37
RESOLUTION NO. PC-XXXX-26
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING THE CONDITIONAL USE PERMIT FOR AN
EXISTING LARGE-SCALE COMMERCIAL RECREATION USE WITH 24
HOUR, SEVEN DAYS A WEEK OPERATION. THE PROJECT IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
MAY 13, 2026 (1020 SOUTHWOOD DRIVE, USE-0835-2025)
WHEREAS, the YMCA has operated since 1977 at 1020 Southwood Drive in the
Public Facilities (PF) zone, and a proposed expansion of hours constitutes an expansion
of the legally established use that requires a Conditional Use Permit;
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing on May 13, 2026, pursuant to a proceeding instituted under USE-0835-
2026, Channel Islands YMCA and SLO County YMCA, the applicant;
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly
considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing;
WHEREAS, notice of said public hearing was made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval of
the project (USE-0835-2025), based on the following findings:
1. As conditioned, the proposed use is consistent with the General Plan because the
project provides a fitness and community-oriented facility that serves community-
wide needs as intended by the Recreation land use designation. The large-scale
commercial recreational use is conditionally permitted in the Public Facility zone
and would provide services and amenities that are compatible with, and would not
result in adverse impacts to, the surrounding uses, which include public parks,
commercial recreation, offices, and residences.
2. The proposed use is conditionally permitted within the Public Facility zone and as
proposed, complies with applicable provisions of the Zoning Regulations and the
Municipal Code.
3. As conditioned, the design, location, size, and 24-hour operating characteristics of
the proposed use is compatible with the existing and future land uses in the vicinity
because the project would operate within an existing tenant space on a site near
other public and quasi-public uses, provides onsite parking, and is buffered from
nearby residences by Johnson Park and Southwood Drive.
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Resolution No. PC-XXXX-26
1020 Southwood Drive, USE-0835-2025
Page 2
4. The site is physically suitable in terms of (a) its design, location, size, and operating
characteristics of the project, (b) traffic generation and the provision of publi c and
emergency vehicle (e.g., fire and medical access), (c) public protection services,
and (d) the provision of utilities (e.g., potable water, schools, solid waste collection
and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.)
because the project is located on and surrounded by other developed properties,
has access to the City’s circulation system, and will be served by City utilities. The
project does not include activities that generate service or utility demands beyond
those anticipated with uses permitted in the vicinity.
5. The establishment and subsequent expanded operations or conduct of the use will
not, because of circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or injurious
to property or improvements in the vicinity of the use because the project does not
include additional square footage or any new uses, and the proposed expansion
of operating hours would distribute facility usage across a wider range of times,
potentially reducing parking demand during peak business hours.
SECTION 2. Environmental Review. The project is categorically exempt from
environmental review (Class 1, Section 15301, Existing Facilities, CEQA Guidelines)
because the project consists of the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities, mechanical
equipment, or topographical features, involving negligible or no expansion of existing or
former use. The project includes a limited intensification of the existing use through
extended 24-hour operations; however, it would not increase capacity, building area, or
peak occupancy, and would instead distribute use over a longer period. The project fully
operates within an existing tenant space. Therefore, it would not have a significant effect
on the environment.
SECTION 3. Action. The project conditions of approval do not include mandatory
code requirements. Code compliance will be verified during the plan check process,
which may include additional requirements applicable to the project. The Planning
Commission hereby grants final approval to the project with incorporation of the following
conditions:
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Resolution No. PC-XXXX-26
1020 Southwood Drive, USE-0835-2025
Page 3
Planning Division
1. The Conditional Use Permit shall be reviewed by the Community Development
Director for compliance with conditions of approval, or t o determine whether a
modification of the Conditional Use Permit is necessary upon significant change to
the project description, approved plans, and other supporting documentation as
represented in the Staff Report dated May 13, 2026, or in the event of a change in
ownership which may result in deviation from the project description or approved
plans. Minor changes to the project description or approved plans may be
authorized by the Community Development Director and substantial modifications
shall require modification of the Conditional Use Permit.
2. This Conditional Use Permit shall be subsequently reviewed by the Planning
Commission if the City receives substantiated evidence supporting the conclusion
that a violation of this Use Permit, or of City ordinances has occurred; and if the
Community Development Director determines the violations have not been
adequately resolved. At the time of the Conditional Use Permit review, to ensure
on-going compatibility of the uses on the project site, conditions of approval may
be added, modified, or removed, or the Conditional Use Permit may be revoked.
Opportunity to Protest
3. The applicant acknowledges and agrees that the project conditions of approval
stated herein provide adequate and proper notice pursuant to Government Code
66020 of Applicant’s right to protest any requirement for fees, dedications,
reservations, or other exactions, and that any protest in compliance with Section
66020 must be made within ninety (90) days of the date that notice was given.
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Resolution No. PC-XXXX-26
1020 Southwood Drive, USE-0835-2025
Page 4
Indemnification
4. 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 the City shall fully cooperate in the defense against an
Indemnified Claim.
On motion by Commissioner, seconded by Commissioner, and on the following roll
call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 13th day of May 2026.
_____________________________
Tyler Corey, Secretary
Planning Commission
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San Luis Obispo County YMCA, branch of Channel Islands YMCA – Conditional Use Permit
Application, Description of the proposed use
1. Brief Description & Types of Activities Onsite
a. The San Luis Obispo County YMCA currently operates with regular business hours of
Monday-Thursday 5:30am-9:00pm, Friday 5:30am-7:00pm, Saturday 7:00am-
5:00pm, and Sundays are closed. We are proposing hours of operation extension
with facility amenities being made available 24 hours, seven days a week. There will
be no staff present during non-regular business hours with entry being restricted by
key fob system. Member access for 24 hour use is strictly restricted to inside
building usage with the parking availability being the only outdoor member
accessibility.
2. Goods and Services Offered
a. Current offerings: Fitness facility including cardio, strength and weight equipment,
over 30 group exercise class offerings per week, personal training, drop-in Child
Watch, youth sports and ballet programs, and social gathering events.
b. Average daily attendance of up to 2,000+ members.
c. Parking availability of 35 total shared spots with 16 allocated specifically for YMCA
members.
d. Facility amenities would be limited during non-regular business hours to our main
fitness floor, Fitness & Cardio Room, and bathrooms; including cardio equipment,
assisted strength training equipment, and dumbbells.
e. Free weight equipment (barbells, squat racks, etc.) will be restricted and not
available for use.
f. Weight Room, Locker Rooms, Studio 1, Studio 2, Childwatch, and the 2nd Floor will
be restricted from use (See attached Site Floor Plan).
3. Number of Employees
a. Current operation: Varies depending on time and day, but approximately 10-15
staff on site during normal business hours.
b. 24 Hour Y: Non-regular business hours will be unstaffed.
4. Parking & Number of parking spaces
a. 35 total parking lot spaces including 4 EV charger spaces, 2 handicap, and 29
spaces. Per lease agreement, 16 spaces are dedicated to YMCA members (Business).
b. 24-hour Y members will be asked to utilize shared city parking lot to prevent
disturbance from neighbors and parking along the street.
5. Other Information
a. Lighting
i. The San Luis Obispo County YMCA parking lot is shared with the City with
exterior lighting set on a timer.
ii. The interior facility lights operate on a motion detected sensor and will
automatically turn on when a member enters. Motion detected lighting will
be activated from operational closing hours, depending on day of week, until
operational opening hours.
Page 23 of 37
San Luis Obispo County YMCA, branch of Channel Islands YMCA – Conditional Use Permit
Application, Description of the proposed use
iii. No additional exterior lighting will be visible to neighbors that aren’t already
active for shared parking lot usage. There are currently three exterior lights
mounted to the facility that provide lighting for the parking lot.
b. Noise
i. All operations will occur indoors and there will not be any group exercise
classes with music during non-regular operational hours.
ii. Overall foot and vehicle traffic during non-regular operational hours is
expected to be very limited with most users attending a few hours after
closing or a few hours prior to opening. We do not anticipate many
attendees during the hours of 12am-4am.
c. Anticipated attendance
i. While it is difficult to precisely project attendance, several branches in our
association (Stuart C Gildred and Camarillo Family YMCA) have implemented
the 24-hour model with overwhelming positive results and community
support.
ii. The average attendance during non-regular business hours is expected to be
less than 50 per night.
iii. Our highest anticipated attendance is expected to be on Sundays during day
time hours. We currently do not operate on Sundays and would expect
significant increase of usage with the implementation of 24-hour model.
d. Security & Safety
i. The 24-hour model will only be available to adults 18 years of age and
older; no children will be permitted to participate.
ii. All members will be required to agree to additional facility usage policies and
will be closely monitored with daily review of camera footage during opening
hours by staff.
iii. Additional cameras are planned to be installed to ensure every permissible
area of our facility is covered.
iv. We have multiple cameras on the exterior of our building to monitor activity
in the parking lot and entryway.
e. Existing operations
i. There will be no intensification of current activities and operations during
our current operating daytime hours. All activities would remain the same.
Page 24 of 37
Channel Islands YMCA
24 Hour Access Addendum to YMCA Membership Agreement
24 Hour Fitness Access Guidelines
• All YMCA General Code of Conduct rules apply during 24 Hour Access.
• Failure to follow the YMCA Code of Conduct or 24 Hour Access Guidelines can result
in termination.
• Only cardio and strength equipment amenities are available during 24 Hour Access.
• Use of the facility outside of staffed hours of operation is for Channel Islands YMCA
members only. Members must be at least 18 years of age, have purchased 24 Hour
Access Addendum, have a current Liability Waiver on file, have a clear photo on file,
and are current on their membership dues to have access.
• Additional persons, including family members cannot use your 24 Hour Access, even if
you are present. Camera recordings will be reviewed on a daily basis and anyone caught
bringing guests in after regular business hours will have their YMCA membership
terminated.
• The purpose of 24 Hour Access is to support the physical fitness of members. As a
result, loitering is not permitted and a 2 hour maximum is allowed for use.
• Entry and exit from the YMCA during 24 Hour Access is through the main entrance
using your membership card. Entry and exit must happen one person at a time, do not
hold the door open for anyone. Ensure the door fully closes before you scan and open
it.
• For safety no bags, purses or bulky items (i.e. oversized coats) are allowed.
• The YMCA has 24 hour video recording for security purposes. It will be reviewed on a
daily basis to address any security concerns. This does not mean that staffing assistance
for an after-hours emergency will be available.
• Emergency Alert monitors are available for use and have a direct connection to 911.
Misuse or theft of monitors will result in termination. In the event of an emergency, you
can also dial 911 from the phone at the front desk.
• A YMCA emergency number will be listed at the front desk. This number should only be
used in a real emergency that requires an immediate response (i.e. plumbing leak).
• If there is a loss of power to the building or another on-site emergency occurs,
please immediately exit. If the Y loses power after normal operating hours, access
will not be available.
• The YMCA reserves the right to close 24 Hour Access as the situation warrants.
24 Hour Access Agreements by Member
I have purchased an add-on for 24 Hour Access, which is an Addendum to the Membership
Agreement, which will allow me access to the YMCA outside of staffed hours of operation. I
understand that I will be charged per month as part of my continuous membership plan in
addition to my regular monthly membership dues to use the Y 24-hours per day and that I
must give the YMCA a 30-day written notice to stop my monthly draft.
I understand that the YMCA has a ZERO TOLERANCE POLICY on allowing guests use of the
building or not entering one person at a time. I understand that my 24-hour access pass is
exclusive to me and that I may not give anyone else access to use it. I understand that I am
Page 25 of 37
not allowed to bring any guest or member without 24-hour access with me and that doing so
will result in the immediate cancellation of my membership. I understand that the purpose of
access is for physical fitness activities and that a maximum use time of 2 hours is set.
I am aware that there will be no supervision or assistance when using these facilities outside
of the YMCA’s staffed hours of operation. I am also aware that if I am injured, become
unconscious, or have another emergency, there will likely be no one to respond to your
emergency and this facility has no duty to provide assistance to me. Even though this facility
is equipped with surveillance cameras, and if it is likely that I require immediate assistance,
none will be provided.
I understand that physical exercise can be strenuous and subject to risk of serious injury. The
Channel Islands YMCA urges you to obtain a physical examination from a doctor before using
any exercise equipment or participating in any exercise activity. I agree that if I engage in any
physical exercise or activity, or use any YMCA amenity on the premises, I do so entirely at my
own risk. I agree that I am voluntarily participating in the use of this facility and assume all
risks of injury, illness, or death.
I understand that the privilege of 24 Hour Access may be revoked at any time. Violators
of the guidelines, policies, and procedures for 24 Hour Access or the YMCA Code Of
Conducts are subject to permanent membership termination, and/or prosecution if
deemed appropriate.
I acknowledge that I have carefully read this 24 Hour Access Addendum and fully
understand this document. All terms and conditions of the Channel Islands YMCA
Membership Agreement including the Waiver & Release of Liability remain in effect and
are incorporated into this Addendum herein.
Printed Name:
Signature:
Date:
Page 26 of 37
Studio 1 Childwatch
Main Fitness Floor
Front
Door
24-Hour Access Key Fob Entry Restricted Access
Family Locker
Rooms
Bathrooms
Fitness & Cardio
Room
Weight Room
Studio 2
Exterior Lighting Exterior Camera
Lobby
Emergency Line
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1
3
6
5
4
7 2
8
Page 28 of 37
9
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San Luis Obispo County YMCA, branch of Channel Islands YMCA – Conditional Use Permit
Follow up #3 & 4
3A. Site Size
12,824 square feet of ground floor internal space with mezzanine
1,736 square feet of second floor space
11,571 approximate square feet of external parking space
3B. Current Uses of the Site (see below and attached 7 & 8)
First Floor – Inside
The only rooms available for 24 hour usage are Main Fitness Floor and Bathrooms.
1. Main Fitness Floor
A. Business Hour Usage
a. Cardio equipment, free weights, dumbbells, assisted strength equipment
B. 24 Hour Usage
a. Cardio equipment, dumbbells, assisted strength equipment
2. Weight Room
A. Business Hour Usage
a. Free weight equipment
B. 24 Hour Usage
a. Non-operable, inaccessible to members
3. Studio 1
A. Business Hour Usage
a. Small group exercise class
B. 24 Hour Usage
a. Non-operable, inaccessible to members
4. Family Locker Rooms
A. Business Hour Usage
a. Individual bathrooms, showers, changing rooms
B. 24 Hour Usage
a. Non-operable, inaccessible to members
5. Childwatch
A. Business Hour Usage
a. Drop-in Childcare supervision for members
B. 24 Hour Usage
a. Non-operable, inaccessible to members
6. Functional Fitness Room
A. Business Hour Usage
a. Functional fitness equipment, cardio equipment
B. 24 Hour Usage
a. Non-operable, inaccessible to members
Page 30 of 37
San Luis Obispo County YMCA, branch of Channel Islands YMCA – Conditional Use Permit
Follow up #3 & 4
7. Studio 2
A. Business Hour Usage
a. Group fitness exercise classes
B. 24 Hour Usage
a. Non-operable, inaccessible to members
8. Bathrooms
A. Business Hour and 24-Hour Usage
a. Available to members
Second Floor – Inside
All upstairs access restricted to members
9. Administrative Offices
A. Business Hour Usage
a. Administrative offices
B. 24 Hour Usage
a. Non-operable, inaccessible to members
3C. Total square footage of buildings
14,560 total square footage of building
3D. Location of structure on site plan
See attached, page 9
3E. Lot Coverage
56% of site covered by structures
3F. Location and dimensions of all parking spaces
35 spaces, 330 approximate square feet per space
3G. Parking Calculations
35 total spaces, 16 YMCA dedicated and 19 shared
Do not anticipate exceeding 35 total spaces used during 24-hour operations
3H. Landscaping and outdoor use areas, noting total area of landscaping
See attached, page 9
3I. Existing and proposed impervious surfaces and walkways
No new proposed impervious surfaces; see attached page 9 for existing
Page 31 of 37
San Luis Obispo County YMCA, branch of Channel Islands YMCA – Conditional Use Permit
Follow up #3 & 4
3J. Dimensioned property lines and all building setbacks
See attached, page 9 (dimensions unclear)
3K. Location, name and width of adjacent right-of-way
3L. Walls and Fences
See attached, page 9; no fence and one landscape retaining wall notated in attached.
3M. Exterior Lights
No additional exterior lights to be installed, currently have existing exterior lights operable
3N. Location of recycling and refuse enclosures
See attached, page 9
3O. Distance to nearest structure on adjacent property
Approximately 120 feet
3P. Any signage on the building and/or site
Page 32 of 37
San Luis Obispo County YMCA, branch of Channel Islands YMCA – Conditional Use Permit
Follow up #3 & 4
Page 33 of 37
San Luis Obispo County YMCA, branch of Channel Islands YMCA – Conditional Use Permit
Follow up #3 & 4
3Q. Fire hydrants
No existing Fire hydrants on site
3R. Fire sprinkler information
No fire sprinklers exist inside the building
3S. Schematic floor plans
See attached and above for explanations as part of 3B
4. 24 Hour Y draft member agreement
See attached for a draft agreement utilized at a partner YMCA; modifications can be made
to address member compliances to noise associated with car doors, talking outside, car
lights, etc. during nighttime operation hours.
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