HomeMy WebLinkAboutItem 4a. Review of a Request for a 24-hour YMCA Gym Categorized as a Large-Scale Commercial Recreation use in the Public Facilities Zone
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.
Page 19 of 37
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:
Page 20 of 37
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.
Page 21 of 37
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
Page 22 of 37
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
Page 27 of 37
1
3
6
5
4
7 2
8
Page 28 of 37
9
Page 29 of 37
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.
Page 34 of 37
Page 35 of 37
Page 36 of 37
Page 37 of 37
1
Conditional Use Permit for
24/7 YMCA
USE-0835-2025
Planning Commission Hearing –May 13, 2026
2
Recommendation
Adopt a Resolution approving the project,based on findings and
subject to conditions of approval.
3
Project Site
Public Facility (PF) Zone
Developed property with
YMCA facility, Johnson Park,
and 35 space parking lot
Lot has direct access from
Southwood Drive
Adjacent to SLO Swim Center,
Sinsheimer Park, Sinsheimer
elementary school, offices,
and multi-family residential
4
Project Background
YMCA began leasing the facility from the City in 1977
Existing operating hours include
Monday through Thursday from 5:30 a.m. to 9:00 p.m.,
Friday from 5:30 a.m. to 7:00 p.m.
Saturday from 7:00 a.m. to 5:00 p.m.
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
5
Proposed Project
Proposed to expand operating hours to 24-hour per day, 7 days per week.
Outside of the existing operational hours:
No staff would be present.
Entry would be controlled by key fob and allow limited access.
Equipment availability would be limited to cardio machines, assisted strength
training equipment, and dumbbells.
The project does not include an increase in intensity of use during existing
operating hours or additional square footage.
6
Planning Commission’s Role
Review the project for consistency with the General Plan,Zoning Regulations,and
applicable City development standards to determine if the required findings
(SLOMC §17.110 .070(A))can be made.
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;therefore,a CUP is required for the expanded hours to
ensure consistency with current requirements.
7
Consistency with General Plan and Zoning Regulations
Land Use
YMCA is a nonprofit,
community-serving
recreational use,
which is consistent
with intent of
Recreation land use
designation and PF
zone
Parking
Existing facility is
legally nonconforming
with 35 shared
parking spaces
No additional floor
area, new uses, or
occupancy changes
proposed, so no
additional parking is
required (SLOMC
§17.72.060)
Hours of Operation
Expanded hours
increase flexibility
and accessibility for
patrons with varying
schedules and the
after-hours access is
limited to certain
amenities
8
Environmental Review
The project is categorically exempt from environmental review under
Class 1, Section 15301, Existing Facilities, CEQA Guidelines because
the project consists of the operation, permitting, and leasing of
existing public or private structures and facilities, involving negligible
expansion of existing use.
9
Recommendation
Adopt a Resolution approving the project, based on findings and
subject to conditions of approval.
YMCA
1 Channel Islands YMCA
Planning Commission Hearing
May 13, 2026
2 Channel Islands YMCA
FILLING GAPS & CREATING BELONGING
SINCE 1887
Youth Development
Healthy Living
Social Responsibility
3 Channel Islands YMCA
SERVING OUR COUNTY SINCE
1956
Wellness
Afterschool
Sports
Camps
Community 3rd
place
4 Channel Islands YMCA
5 Channel Islands YMCA
31% of Fitness
Centers in the
U.S. are 24-Hour
-Club Industry, 2023
Convenience
Personal Life
Quiet
Value
24 HOUR ACCESS
6 Channel Islands YMCA
24 HOUR ACCESS
74% Interested
“When can we start!”
“It’s about time!”
“This will get me to the
gym more!”
“Monumental positive impact
on our community.”
7 Channel Islands YMCA
No New Activities
All Indoors
Closed To The
Public
Safety First
PERMIT
8 Channel Islands YMCA
8
10 Channel Islands YMCA
•Security
•Noise
•Lighting
•Safety
POTENTIAL CONCERNS ADDRESSED