HomeMy WebLinkAbout04/17/1990, 5 - APPEAL BY THE APPLICANT OF PLANNING COMMISSION'S ACTION TO CONDITIONALLY APPROVE A REQUEST TO ALLOW �IIIN�I�III�IIIIIIIII MEETING
TING DATE:
cityor san lui s OBISPO - / - o
COUNCIL AGENDA REPORT ITEM NUMBER:
FROM: Arnold Jonas Community Development Director
PREPARED BY: Greg Smith, Associate Planner
SUBJECT: Appeal by the applicant of Planning Commission's action to conditionally
approve a request to allow a church and accessory private elementary
school, and to allow reduced parking based on mixed use, and off-site
parking; to be located in an existing service commercial complex between
South and Bridge Streets, east of Beebee Street.
CAO RECOMMENDATION:
Adopt the attached draft resolution denying the appeal, and approving Use Permit
A 163-89, subject to findings and conditions adopted by the Planning Commission.
REPORT IN BRIEF
There are two central issues in this appeal:
- Balancing parking needs of church assembly uses and other tenants of the
complex on weekdays. The applicant believes the available parking will
accommodate larger gatherings than approved by the commission.
- Is an elementary school an appropriate use in this complex, as an accessory use
to the church? The applicant proposes a school with an enrollment of 50; the
commission approved a maximum of 30. The Hearing Officer had denied the
school.
Staff supports the commission's determination on both issues.
DISCUSSION:
Background
The Administrative Hearing Officer conducted a hearing on this application on January
5, 1990, and the application was taken under submission. On January 15 the church use
and parking provisions were approved, but the elementary school use was denied. The
Hearing Officer's action is attached.
The applicant appealed that action to the Planning Commission, asking that the school
use be approved and that parking requirements and weekday occupancy limits be
modified. The commission approved the school use and increased the Saturday
-- occupancy limit, but did not change parking requirements.
\ On April 3 - after the commission action and the filing of the appeal - the Hearing
A 163-89
Page 2
Officer approved a separate use permit application (A 45-90), which allows a 5%
reduction in the parking requirements for non-church tenants in the complex. This adds
some flexibility in dealing with parking requirements for these other uses.
The applicant's appeal to the council asks that limits on school enrollment and week day
occupancy be increased, and that parking requirements be clarified and reduced.
Data Summary
Address: 271-277 South Street
Ap lican jAppellant• Vineyard Christian Fellowship
ReAresentative• Rob Strong_ Kenn Morgan
Zoning: C-S-PD
General Plan Service Commercial/Light Industrial
Environmental Review Status: Categorically exempt from review requirements.
Site Description
The church would occupy approximately 17,000 square feet of a service commercial/office
complex which includes three buildings with a total of 78,000 square feet of floor area
Other tenants include various office and other uses, which are listed on attachments to
this report. The complex includes four lots of record, two of which are to be combined
to allow the church to occupy both sides of a building which crosses a lot line.
EVALUATION
The use permit application included several related aspects of the church's proposed
relocation to the Westwinds Commercial Park:
1. To allow the church use in the C-S zone.
2. To allow a private elementary school as an accessory use.
3. To reduce the total parking requirement of the church and other uses in the
back building, since peak hours of church parking demand would not overlap with -
those of the existing property management office or other likely future tenants.
4. To allow part of the church's parking requirement to be met by sharing "off-
site" parking with the uses which occupy the remainder of the business park on
two lots of record which front on South Street.
The testimony at the previous hearings and the appeal focus on the appropriateness of
the school use and parking requirements, and staff suggests the council concentrate
primarily on these issues in considering the appeal.
i
5-2
A 163-89
Page 3
1. A=EgIzdateness of Church Use.
Zoning Regulations allow churches in the C-S zone subject to approval of an
administrative use permit. The chart of allowed uses includes the following footnote
regarding churches in the C-S zone:
Use permit review shall consider that the C-S zone is primarily intended to
accommodate uses not generally suited to other commercial zones because of
noise, truck traffic, visual impacts and similar factors. A use permit may be
approved only when the church will not likely cause unreasonable compatibility
problems with existing or likely future service-commercial uses in the vicinity.
The Hearing Officer and Planning Commission found that there would not be
compatibility problems with service-commercial uses, nor with office uses which might be
allowed pursuant to the planned development zoning approved for this site several years
ago (PD 1435).
2 Appropriateness of.School Use
Schools are not normally allowed in the C-S zone, with the exception of "Business, trade,
recreational or other specialized schools". The application was processed by staff as an
"accessory use" to the church, however, and staff recommended approval of this aspect
of the project.
The Hearing Officer denied the school, citing concerns with appropriateness of
considering the school as an accessory use; conflicts with service-commercial uses; and
lack of safe and secure outdoor recreational facilities for students. Sonic
Communications, whose business is located next to the Westwind complex, submitted a
letter at the hearing opposing the school (but supporting the church use - see
attachments).
The commission approved the school use, with a maximum enrollment of 30 students.
The applicant has requested that at least 50 students be allowed.
3. Parking
Parking calculations for this complex are very involved, since they involve numerous
tenants, several lots of record, and prior use permits. Staffs parking calculations are
attached, and the major factors are addressed below.
The conditions of approval adopted by the Hearing Officer - and as modified by the
recent use permit reducing requirements for other uses in the complex - imply a "two-
tiered" parking requirement for the church. 109 spaces are required to meet the peak
demand on Sundays. Only 36 parking spaces are available on weekdays, when minimum
requirements for other tenants in the complex are taken into account.
53
A 163-89
Page 4
As noted by the applicant at the Planning Commission Hearing, it may be appropriate
to clarify the wording of Condition 4 as approved by the commission. The letter of
appeal suggests one approach; staff will provide suggested language at the council hearing
if the council supports modifications.
Condition 2 limits occupancy of the church facilities to not more than 100 persons, except
on weekends, in view of the reduced availability of parking for church use on weekdays.
The applicant believes the church should be credited with more than 36 spaces during
weekdays - due to reduction based on parking spaces shared with uses whose peak hours
do not overlap - and that the church should be allowed a higher ratio of occupants to
parking spaces. The church would like up to 200 occupants, based on availability of 50
spaces.
Staff considered a variety of factors in determining parking requirements:
Church Requirements
- 109 spaces is the minimum required by Zoning Regulations for the church. The
parking requirement is based on the size of the largest assembly area, in this case
the sanctuary.
- The requirement based on square footage is intended to be roughly equivalent
to one space per four occupants. This ratio may be appropriate for calculating
Sunday peak hour demand, but staff believes weekday assembly activities would
generate an actual parking demand closer to one space per two adult occupants.
- The normal parking requirement for elementary schools is two spaces per
classroom, plus one space per 300 square feet of office, assembly or common area.
Staff estimates that three to five spaces would typically be occupied by church staff
on weekdays; six to ten spaces if the school is approved.
Other Tenant Requirements
- All but 34 of the existing parking spaces at the Westwind complex are required
to meet minimum parking requirements of other existing tenants, or the
requirements for future tenants of spaces which are currently vacant.
- Staff allocated parking for vacant suites at the rate of one space per 500 square
feet, which is about average for mixed-use service-commercial complexes. Actual
requirements vary from one space per 300 square feet for office uses to one
space per 2000 square feet for warehouse uses. The majority of the currently
leased space in this complex has a requirement of one space per 300 square feet.
- Parking calculations for existing uses are based on gross square footage occupied
by the principal use in most uses. The corridors and storage areas associated
A 163-89
Page 5
with office uses, for example, are not calculated separately at a lower rate unless
they occupy an unusually large portion of the office. In some cases, the parking
requirement has been established by a prior use permit.
Parking Reduction
- Since only 74 spaces are available on the two combined lots the church will
occupy, the use permit approves shared use of 35 spaces on the other two lots in
the complex on weekends, to make up the total of 109 required.
- The use permit conditions approved by the commission approve a parking
reduction for the church and other uses on the church's combined lots. Otherwise,
13 additional offsite spaces would be required.
- The recent parking reduction approved by the Hearing Officer does not allow
credit for additional bicycle and motorcycle parking.
- Staff calculations do include the 5% reduction based on mixed uses, as approved
by. the Hearing Officer on April 3.
There is little evidence to support reduction of more than 5% for the other
users in the complex. More than 9000 square feet of the complex were vacant
(not counting the space to be occupied by the church) when staff performed
parking space counts, and future tenants may vary from the present average.
- Staff surveyed existing parking use at the complex, and found that an average
of 86 spaces are occupied on typical weekdays. Total ordinance requirements for
occupied suites was 95 spaces at the time of the survey. The average calculation
is based on four observations, and may not include peak demands.
- If the full 20% reduction allowed by Zoning regulations for non-church uses is
approved, at least 96 spaces must be provided for those uses. That would leave
52 spaces available for the church's weekday use.
- Six of the spaces which would otherwise be available for church use were
recently allocated to an office tenant which has occupied Suites E and N, in the
other buildings in the complex
- The applicant indicates that six of the ten current tenants are closed on
Saturdays, accounting for 75 required parking spaces. Staff would note that there
is presently no city control over the hours of operation of these or future tenants.
Sum
The council may wish to re-evaluate the two-tier parking requirement based on
their conclusions regarding:
S'�
A 163-89
Page 6
-The number of spaces available after full occupancy of the Westwind
complex.
- The number of occupants per car for weekday church activities.
- The number of spaces available on Saturday.
- Any new evidence presented at the appeal hearing.
CONCURRENCES
Actions by the Hearing Officer and Planning Commission are attached. No city
department has objected to approval of the use permit.
ALTERNATIVES
The council may uphold the appeal, and make further modifications to the conditions of
approval.
The council may deny the appeal, and leave the conditions of approval as approved by
the Planning Commission.
The council may continue consideration of the appeal to a date certain, with direction
to staff and the applicant regarding additional information needed.
RECOMMENDATION
Staff recommends the council adopt the attached draft resolution denying the appeal, and
approving Use Permit Application A 163-89 subject to the findings and conditions
approved by the Planning Commission.
Attachments: Draft Resolutions for approval, denial
Vicinity Map
Site Plan
Appeal and Prior Applicant Statements
Planning Commission Resolution
Planning Commission Minutes
Hearing Officer's Action
Administrative Hearing Minutes
Letter Opposing School
Parking Calculations - Staff
Parking Calculations - Applicant
gtsd:cc.wp
RESOLUTION NO. (1990 SERIES)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL FROM THE ACTION OF THE PLANNING COMMISSION TO
APPROVE USE PERMIT APPLICATION A 163-909 A REQUEST TO ALLOW
A CHURCH AND PRIVATE ELEMENTARY SCHOOL AT
271-277 SOUTH STREET
WHEREAS, the Administrative Hearing Officer conducted a public hearing
on Use Permit Application No. A 163-89, on January 5, 1990, and conditionally approved
the application; and
WHEREAS, the decision of the Hearing Officer was appealed to the
Planning Commission, which conducted a public hearing on March 14, 1990, and
determined to deny the appeal; and
WHEREAS, the applicant has appealed that decision to the City Council;
and
WHEREAS, the council has considered the testimony and statements of
the applicant, appellant, and other interested parties, and the records of the
Administrative and Planning Commission hearings and actions, and the evaluation and
recommendation of staff, and
WHEREAS, the council determines that the action of the Planning
Commission was appropriate;
NOW, THEREFORE, the council resolves to deny the appeal and affirm
the action of the Planning Commission, thereby conditionally approving Use Permit
Application A 163-89 subject to the following findings and conditions adopted by Planning
Commission:
SECTION 1, FINDINGS
1. The proposed church use, private elementary school use, and off-site parking will
not adversely affect the health, safety and welfare of persons living or working at
the site or in the vicinity.
e
5--7
Resolution No. (1990 Series)
A 163-89
Page 2
2. The proposed church and private elementary school uses conform to the general
plan and meet zoning ordinance requirements.
3. The proposed church and private elementary school uses will not likely cause
unreasonable compatibility problems with existing or future service-commercial or
office uses on the site or in the vicinity.
4. The proposed church and private elementary school uses and off-site parking are
appropriate at the proposed location.
5. The proposed parking reduction is appropriate because the mix of uses on the
site do not have overlapping peak hours of parking demand.
6. The proposed off-site parking is within 300 feet of the uses served, and allows
for safe and convenient pedestrian access.
7. The director has determined that the proposed project is categorically exempt
from environmental impact procedures as a minor alteration of existing structures.
SECTION 2, CONDITIONS
1. The use permit shall be reviewed in one year (March 1991) and upon receipt of
any reasonable written complaint received by the Community Development
Department. At a review hearing, the use permit may be extended and conditions
added, deleted, or modified, or the use permit may be revoked.
2. Occupancy of the church building shall not exceed 100 persons at any time
between the hours of 8 a.m. and 6 p.m. on Monday through Friday.
3. Enrollment at the private elementary school shall be limited to no more than 30
students.
4. A 12% reduction in required parking is hereby approved by the site at 271 and
277 South Street. A minimum of 109 vehicle spaces, six motorcycle spaces and
six bicycle spaces (of which two spaces shall be lockable storage lockers) shall
be available at all times for employees, members, guests, and customers of the
uses on site.
5. A minimum of 35 vehicle spaces may be located off-site at 265 and 285 South
Street. Applicant shall enter into an agreement with the city to guarantee that
the said parking shall be available in perpetuity, and that if off-site parking
becomes unavailable for any reason, the parking required for uses at 271 and
S-8'
Resolution No. (1990 Series)
A 163-89
Page 3
277 South Street shall otherwise be provided to meet city standards, or the uses
modified so that parking requirements are met on site. The applicant shall agree
to notify the Community Development Director in writing if the off-site parking
is not available. Said .agreement shall be recorded and shall run with the land
and uses.
6. The property shall be maintained in a neat and orderly manner. 'All plant
materials, building exteriors and parking lot improvements shall be maintained,
repaired or replaced as necessary.
On motion of seconded by
AYES: and on the following roll call vote:
NOES:
ABSENT-
the foregoing resolution was passed and adopted this day of
1989.
Mayor
ATTEST:
City Clerk
APPROVED:
City " trative Officer
o�
do ne Community Develop " t Director
s-9
RESOLUTION NO. (1990 SERIES)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
UPHOLDING AN APPEAL FROM THE ACTION OF THE PLANNING COMMISSION TO .
APPROVE USE PERMIT APPLICATION A 163-909 A REQUEST TO ALLOW
A CHURCH AND PRIVATE ELEMENTARY SCHOOL AT
271-277 SOUTH STREET
WHEREAS, the Administrative Hearing Officer conducted a public hearing
on Use Permit Application No. A 163-89, on January 5, 1990, and conditionally approved
the application; and
WHEREAS, the decision of the Hearing Officer was appealed to the
Planning Commission, which conducted a public hearing on March 14, 1990, and
determined to deny the appeal; and
WHEREAS, the applicant has appealed that decision to the City Council;
and
WHEREAS, the council has considered the testimony and statements of
the applicant, appellant, and other interested parties, and the records of the
Administrative and Planning Commission hearings and actions, and the evaluation and
recommendation of staff; and
WHEREAS, the council determines that the action of the Planning
Commission was not. appropriate;
NOW, THEREFORE, the council resolves to uphold the appeal and
conditionally approving Use Permit Application A 163-89 subject to the following
modified findings and conditions:
SECTION 1, FINDINGS
1. The proposed church use, private elementary school use, and off-site parking will
not adversely affect the health, safety and welfare of persons `living or worldng at
the site or in the vicinity.
2. The proposed church and private elementary school uses conform to the general
Plan and meet zoning ordinance requirements.
1
Resolution No. (1990 Series)
A 163-89
�— Page 2
3. The proposed church and private elementary school uses will not likely cause
unreasonable compatibility problems with existing or future service-commercial or
office uses on the site or in the vicinity.
4. The proposed church and private elementary school, uses and off-site parking are
appropriate at the proposed location,
5. The proposed parking reduction is appropriate because the mix of uses on the
site do not have overlapping peak hours of parking demand.
6. The proposed off-site parking is within 300 feet of the uses served, and allows
for safe and convenient pedestrian access.
7. The director has determined that the proposed project is categorically exempt
from environmental impact procedures as a minor alteration of existing structures.
SECTION 2, CONDMONS
1. The use permit shall be reviewed in one year (March 1991) and upon receipt of
any reasonable written complaint received by the Community Development
Department. At a review hearing, the use permit may be extended and conditions
added, deleted, or modified, or the use permit may be revoked..
2. Occupancy of the church building shall not exceed 200 persons at any time during
weekday business hours, 8 am. to 5 p.m., Monday through Friday.
3. Enrollment at the private elementary school shall be limited to no more than 50
students.
4. A 209o' reduction in required parking for weekday multi-use is hereby approved
by the site at 271 and 277 South Street. A minimum of 38 vehicle spaces, six
motorcycle spaces and six bicycle spaces (of which two spaces shall be lockable
storage lockers) shall be available during weekday business hours for employees,
members, guests, parents, students and teachers of the church related uses.
5. A minimum of 35 vehicle spaces may be located off-site at 265 and 285 South
Street. Applicant shall enter into an agreement with the city to guarantee that
the said parking shall be available in perpetuity, and that if off-site parking
becomes unavailable for any reason, the parking required for uses at 271 and
i
Resolution No. (1990 Series)
A 163-89
Page 3
277 South Street shall otherwise be provided to meet city standards, or the uses
modified so that parking requirements are met on site. The applicant shall agree
to notify the Community Development Director in writing if the off-site parking
is not available. Said agreement shall be recorded and shall run with the land
and uses.
6. The property shall be maintained in a neat and orderly manner. All plant
materials, building exteriors and parking lot improvements shall be maintained,
repaired or replaced as necessary.
On motion of seconded by
AYES: and on the following roll call vote: .
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of
. 1989. --
Mayor
ATTEST:
City Clerk
APPROVED:
City A ministrative Officer
At y Community bevelo m nt Director
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VINEYARD /7 09 /jh C �.
CHRISTIAN FELLOWSHIP
SAN LUIS OBISPO
March 23,1990
Greg-Smith
City Planner
P.O. Box 8100
San Luis Obispo, CA. 93403
Dear Mr. Smith,
We, the Vineyard Christian Fellowship of San Luis Obispo, appeal the Planning
Commissions decision on March 14, 1990 concerning the Vineyard Christian
Fellowship of San Luis Obispo moving into the Westwind Business Park, 271-277
South St, San Luis,Obispo.
Respectfully,
A
Kenny Morgan
Vineyard Christian Fellowship
Representative
RECEIVED
MAR 2 6 1990
PASTOR BOB CRAINE
CITY CLERK
P. O. B O x 1 0 1 SAN LUIS OBISPO,CA
^ . ^. `
AI.S^ OBI SPO , CA tam-/F
1� THE E
VI
PLANNING DEVELOPMENT PLANNING ONE BUENA STA ROB STRONG
ECONOMIC RESEARCH SAN'LUIS OBISPO AI.C.P.
®
s® MILL PROJECT.MANAGEMENT CALIFORNIA 93401 (805) 5439560
March 8, 1990
Planning Commission
City of San Luis Obispo
990 Palm Street
San Luis Obispo, Ca. 93401
Subject: Use Permit Appl. No, A163-89, Vineyard Christian Church.
Attention: Mr. Greg Smith, project planner.
Dear Planning Commissioners
The Vineyard Christian Church proposes to lease 16,800 s.f. in
the Westwind Business Park at 271 and 277 South Street, to
operate a church and related uses with provision of 109 off-
street parking spaces. During weekday business hours, the church
will share the 151 existing off-street parking spaces serving the
complex, with approximately 38 spaces reserved on-site for church
related uses. The church and the shared parking were both
conditionally approved by administrative use permit, but the
school use was denied. The Vineyard Christian Fellowship appeals
to the Planning Commission to reconsider conditions 2 and 3, and
to allow the proposed parent participation education program as
a secondary and related use of the church facilities.
While the general plan and zoning ordinance do not list "public
or private schools" as an allowed use in the service commercial
district, "business, trade, recreational or other specialized --
schools" are conditionally allowed. As an accessory use of the
proposed church, the zoning ordinance does provide that "a use
permit may be approved only when the church will not likely cause
unreasonable compatibility problems with existing or likely
future service commercial uses in the vicinity, and use permit
conditions may include measures to mitigate incompatibility."
The enclosed letters from other tenants of the Westwind Business
Park indicate that the immediate commercial neighbors do not
consider the church or accessory school as incompatible. In fact,
the weekday use of the church facilities by parent participation
education program, an indoor function using the classrooms,
kitchen and multi-purpose rooms of the church, would be much less
intensive that alternative commercial or office uses. Other
schools and churches function throughout the community without
outdoor recreation facilities. In particular, Westwind Business
Park is a "planned development" as well as a service commercial
zone, enabling more office tenants, and restricting most
automitive service, retail, and similar commercial service uses
otherwise permitted in conventional C-S zones. (See Ordinance No.
1104, attached. )
Vineyard Christian Fellowship asks that Use Permit Application
No. A 163-89 be approved for both church and related school uses,
subject to conditions 1, 4 and 5 as prescribed by staff, and
conditions 2 and 3 as hereinafter revised:
2) Occupancy of the church building shall not exceed 200
persons during weekday business hours, 8 a.m. to 5 p.m. ,
Monday through Friday.
3) A 20% reduction in required parking for weekday multi-use
is hereby approved for the site at 271 and 277 South Street.
A minimum of 38 vehicle spaces, six motorcycle spaces and
six bicycle spaces (of which two spaces shall be lockable
storage lockers) shall be available during weekday business
hours for employees, members, guests, parents, students and
teachers of the church related uses.
These occupancy and multi-use parking restrictions are based upon
the assumption that the church related uses should not interfer
with existing or likely future service commercial uses in the
vicinity. Weekend and evening use of church facilities, as well.
as occasional special weekday events, when the church has access
to 109 off-street spaces and/or can provide for off-site parking
and transportation acceptable to the City and landlord, shall not
be precluded by these restrictions.
Vineyard Christian Fellowship is confident it can be a good
neighbor, without any adverse affects. We believe that the church
and related uses will be more compatible with other uses of this
planned development, service commercial complex than alternative
Wallowed uses. We appreciate Planning Commission consideration.
r
Vel
Strong, I.C.P
ORDINANCE NO. 1104 (1987 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
APPROVING THE PLANNED DEVELOPMENT PRELIMINARY
PLAN FOR PD 1328 (265=285 SOUTH STREET, AMENDING
THE OFFICIAL ZONE MAP FROM C-S TO C-S-PD
WHEREAS, the Planning Commission and the City Council have held public hearings to
consider amending the zoning regulations in accordance with Section 65800 ct. scq, of the
Government Code, and Chapter 17.62 of the Municipal Code; and
WHEREAS, the City Council finds that the proposed zoning is consistent with general
plan; and
WHEREAS, the proposed zoning promotes the public health, safety, and general
welfare; and 6
WHEREAS, the proposed zoning will not have a significant affect on the environment.
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo as
follows: 1
SECTION 1. That the area shown on the maps atta'chcd hereto marked Exhibit "A" and
included herein by reference be reclassified from C-S (Service-Commcrcial) to C-S-PD
(Scrvicc-Commcrcial-Planncd Development).
SECTION 2. That the preliminary development plan (PD 1328) is hereby approved
Subject to the findings and conditions:
Findings
1. The project will be compatible with existing. and allowed land uses in the arca.
2. The project's location or access arrangements do not significantly direct traffic to
use local or collector streets .in residential areas.
3. .:The project will provide adequate mitigation to address potential impacts related to
noise, light and glare, and loss of privacy, among others, imposed by commercial
activities on nearby residential areas, by using methods such as setbacks,
landscaping, berming, and fencing.
4. The project docs not preclude industrial or service commercial uses in areas
especially suited for such uses when compared with offices.
5. The project does not create a shortage of S and M zoned land available for service
commercial or industrial development.
Ordinance No. t tod (1987 Series)
PD 1328
Page 2
Conditions:
1. A maximum of 18,000 gross square feet of floor space in the existing buildings on
the site may be occupied by professional office uses.
2. Exc--pt as otherwise noted in these conditions of approval, all Zoning Regulations
Cor the C-S zone shall apply.
3. More than one office tenant may occupy office space on the site, but no single
tenant may occupy less than 2500 square feet of adjacent, interconnected floor area.
4. The following types of office-related uses are prohibited: banks, real estate
offices, financial institutions, government officcs, medical clinics, doctors
offices, and lawyers officcs.
5. Professional officcs shall be limited to the locations shown on the approved site
and floor plans. Revisions to the location of office uses may be made, subject to
approval of an administrative use permit, and with the written approval of an
owners' association representing owners of all underlying lots. CC&R's creating the
owners' association shall be approved by the Community Development Director prior to
occupancy by the professional office uses. Alternatively, the underlying lots may
be combined to one parcel.
6. The following uses which are otherwise permitted in the C-S zone are prohibited in
this PD:
Ambulance services.
Animal hospitals and boarding
Bars, taverns, ctc.
Bus stations
Cabinet and carpentry shops
Contractor's yards
Government agency
Laundry/dry cleaning
Service stations
Tire recapping
Trailer rental
Trucking/taxi service
Utility companies
Corporation yards
7. The following uses which are otherwise permitted in the C-S zone are only allowed in
this PD subject to approval by an administrative use permit:
Auto repair and related services
Building and landscape maintenance services
Carwash - stir-service
Equipment rental
Exterminators and fumigators
Feed stores and farm supply sales
Printing and publishing
SY=
Ordinance No. t t 0a (1987 Scrics)
PD 1328 —
Page 3
Rcpair services
Retail sales - building and landscape materials
Retail sales and rental - autos, trucks, motorcycles, RV's
Retail sales - auto parts and accessories
Retail sales - tires and batteries
Retail sales and rentals - boats, aircraft, mobile homes
Warehousing, ministoragc, moving company
Wholesale and mailorder houses
8. No parking space, driveway, or backup aisle shall be obstructed by loading or
unloading of trucks between the hours of 8 a.m. and 5 p.m., Monday through Saturday.
SECTION 3. A summary of this ordinance, approved by the City Attorney, together
with the ayes and noes, shall be published at least five (5) days prior to its final
passage in the Telegram-Tribune, a newspaper published and circulated in said city, and
the same shall go into effect at the expiration of thirty (30) days after its said final
passage. A copy of the full text of this ordinance shall be on file in the office of the
City Clcrk on and after the date following introduction and passage to print and shall be +
available to any interested member of the public.
INTRODUCED by the Council of the City of San Luis Obispo, at its meeting held on
the + st day of Oecember 1987, on motion of Councilmember
Settie , seconded by Councilmember Reiss and on
the following roll call vote:
AYES: Councilmembers Settle, Reiss, Pinard, Rappa, and Mayor Dunin
NOES: None
ABSENT: None
���
.......... . .................
Mayor Ron Dunin
ATTEST:
City Clerk Pam Voges
u�'-2a
;1L KECEIVEU
JAN 0 5 1990
CO C1 San Lum Obspo
VINEYARD -m°°rtv"�1ppm°
CHRISTIAN FELLOWSHIP
SAN LUIS OBISPO
December 5, 1989
City Planning
P.O. Box 8100
San Luis Obispo, California 93403-8100
Attention: Gregg Smith
Dear Mr. Smith,
WA-_,would like toorequest that the following be included in
out.'ause. permit for the building we are proposing to lease
located at 271-277 South Street, San Luis Obispo.
As part of our daily church functions we will be operating
an on-campus education program consisting of K=6th grade.
There will be approximately 50 students. The hours of,
operation would be Monday through Friday 8 a.m. - 4. p.m. and
Sundays 9 a.m. - 4 p.m'. . Students will be divided into 3
classrooms with an occupancy of no more than 20 students per
classroom with playground/recreation in the multi-purpose
room and at Meadow Park across the street.
Please see exhibit A for classroom and multi-purpose
location and parent drop off points.
Sincerely,
J
Kenny orga
Vineyard Ch istian Fellowship Representative
P A S T O R 008 CRAINE
P. O. B O % 1 0 1 7
SAN LUIS O B I S P O . CA
v ! 400 8 0 3 3 4 ! 3 1
RECE1VEU \
OR0 8 SO
VINEYARD ImunISon De elop --
'-mwnrtY DevebD�"
CHRISTIAN FELLOWSHIP
SAN LUIS OBIS PO
March 1, 1990
City Planning Department
P.O. Box 8100
San Luis Obispo, CA 93403-8100
Dear Members of the Planning Commision:
This letter and the enclosed package of documents are intended
to clearly outline our position, as the Vineyard Christian Fellowship,
in appealing the findings of the Planning Staff on January 15, 19900
regarding our intent to occupy 16,800 square feet of Building C at
Westwind Business Park, located at 320 and 330 Bridge Street.
It is our desire to provide a facility for the Vineyard Christian
Fellowship, and their incidental uses, including a participation
school program, recreational facilities, and office facilities.
We believe that Westwind Business Park is an ideal location
for the Vineyard Christian Fellowship.
Our intent is to occupy 16,800 square feet of one of the
buildings as follows:
-4,873 square foot sanctuary
-2,430 square foot multipurpose recreational facility
-3,960 square foot of Sunday School, meeting room and parent participation.
-1,433 square feet of offices
1. Sanctuary uses will include Sunday mornings and evening
services, occasional special events such as weddings, funerals, and
special training seminars.
2. The multipurpose recreational room creates an indoor play
area for the children during the day and the adults at night. This
room will be equipped with a basketball/volleyball court, play mats
and a portable jungle-gym. (Please see Exibit A for Rec. Room
detail).
I,
i
PASTOR BOB CR AIN E
P. O. B O X 1 0 t 7
SAN LUIS OBISPO , CA.
9 3000 805 5 43 3t 6a tm_ZZ
3. Sunday School meeting rooms will receive incidental use
during the week by participating parents and their children.
4. The office will be open daily for a small pastoral and
secretarial staff.
We understand the concern of the planning staff related to the
proposed Parent Participation Education Program. All activities of
the school will be conducted indoors. We are confident that this
indoor usage of the facility combined with the very high
adult-to-child ratio (1 adult-5 children) will not "adversely affect
the health, safety and welfare of persons living, visiting or working
at the site or in the vicinity." (Please see Exibit B for parking
detail for participation program).
Given the multi-use concept, this proposed use is a great way
to maximize the benefit of space, imposing minimal impact on the
park and its tenants.
Vineyard now functions compatibly in a multi-use situation
with the San Luis Obispo Little Theater and Adult Education
Program; our neighboring tenants located at San Luis Junior High
School. It is our plan to continue this history of compatible
functioning in the Westwind Business Park. Attached is. a letter
from each tenant in the park welcoming the Vineyard and our related
incidental uses to Westwind Business Park.
In closing we wish to thank the city planning staff, especially
Ken Bruce and Greg Smith, for their cooperation and time in helping
with this project.
Respe tfully,
R
lKenny Mor an
Vineyard Christian Fellowship Representative
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February 28, 1989
City of Sari Luis Obispo
Planning Department
Re: Vineyard Christian Fellowship
Proposed Church, Office. Recreation.
School and related use
I believe that the proposed use by the Vineyard Christian Fellowship to
occupy approx. 16,800 sq. ft. of the West-wind Business Park for the above
mentioned uses is compatible to the park.
I do not foresee a problem regarding supervision of children in the parking
lot. While being picked up and dropped off the children will be accompanied
by parents.
The parking.situation should not deteriorate if both the back parking lot
and Bridge Street are utilized.
I would recommend that the uses be allowed.
Sincerely.
�GZ
Title
Santa Lucia Hills
285 South Street Ste I
Comments: I-t. how" M- F �(,�,c1 541 ,duh
Nq-rTY*FI�- � X71
sY WtR!7WINP
- MALONEY & CO.
--INC.
A Full Service. Realty
February 28, 1990
Cental Coast Model & Talent
265 South Street Ste F
San Luis Obispo, CA 93401
Re: Vineyard Christian Fellowship
Proposed Church, Office, Recreation,
School and related use
Ruth
First I would like to thank you for taking the time to discuss the Vineyard
Christian Fellowship and the related school use at the Westwind Business
Park.
I would like to get written opinions on the planned use from all of the t
Park tenants to present to the planning department.
After speaking with each of you. I '
Y prepared a letter which indicates the
overall feelings. I would appreciate your taking the time to read and sign
this letter. I have left some room for you to comment if you wish.
Enclosed you will find a self addressed stamped envelope in
you. P order to assist
Please be assured that by signing this letter it does not negate your right
to challenge the planned use at the March 14th hearing and/or any other
hearing to be scheduled. In fact, we would welcome your opinion at any and
all hearings.
Cordially Yours,
Vincent T. Maloney
VTM
encl.
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L-
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620 Caiitomia Blvd., Ste. Q San Luis Obispo, CA 93401 77M 805-541-2399 ��7
r
SAN LUIS OBISPO PLANNING COMMISSION
RESOLUTION NO. 5009-90
WHEREAS, the Planning Commission of the City of San Luis Obispo
did conduct a public hearing in the City Council Chamber of the San Luis Obispo
City Hall, San Luis Obispo, California, on March 14, 1990, pursuant to a proceeding
instituted under application No. A 163-89 by Vineyard Christian Fellowship.
USE PERMIT REQUESTED.-
To
EQUESTED:To allow a church, private elementary school, reduced parking based on mixed
use, and off-site parking.
PROPERTY DESCRJPTION:
On file in the office of Community Development, City Hall.
GENERAL LOCATION:
271-277 South Street.
GENERAL PLAN LAND USE ELEMENT:
Service-Commercial/Light Industrial
PRESENT ZONING:
C-S-PD
WHEREAS, said commission as a result of its inspections, investigations,
and studies made by itself, and in its behalf, and of testimonies offered at said
hearing, has established existence of the following circumstances:
1. The proposed church use, private elementary school use, and off-site parking
will not adversely affect the health, safety and welfare of persons living or
working at the site or in the vicinity.
2. The proposed church and private elementary school uses conform to the
general plan and meet zoning ordinance requirements.
5-z 8'
r )
Resolution No. 5009-90
Use Permit A 163-89
Page 2
3. The proposed church and private elementary school uses will not likely cause
unreasonable compatibility problems with existing, or future service-commercial
or office uses on the site or in the vicinity.
4. The proposed church and private elementary school uses and off-site parking
are appropriate at the proposed location.
S. The proposed parking reduction is appropriate because the mix of uses on the
site do not have overlapping peak hours of parking demand.
6. The proposed off-site parking is within 300 feet of the uses served, and allows
for safe and convenient pedestrian access.
7. The director has determined that the proposed project is categorically exempt
from environmental impact procedures as a minor alteration of existing
structures.
NOW, THEREFORE, BE IT RESOLVED that application No. A163-89
be approved subject to the following condition:
1. The use permit shall be reviewed in one year (March 1991) and upon receipt
of any reasonable written complaint received by the Community Development
Department. At a review hearing, the use permit may be extended and
conditions added, deleted, or modified, or the use permit may be revoked.
2. Occupancy of the church building shall not exceed 100 persons at any time
between the hours of 8 a.m. and 6 p.m. on Monday through Friday.
3. Enrollment at the private elementary school shall be limited to no more than
30 students.
4. A 12% reduction in required parking is hereby approved by the site at 271 and
277 South Street. A minimum of 109 vehicle spaces, six motorcycle spaces and
six bicycle spaces (of which two spaces shall be lockable storage lockers) shall
be available at all times for employees, members, guests, and customers of the
uses on site.
5. A minimum of 35 vehicle spaces may be located off-site at 265 and 285 South
Street. Applicant shall enter into an agreement with the city to guarantee that
s•Z9
r j i
Resolution No. 5009-90
Use Permit A 163-89
Page 3
the said parking shall be available in perpetuity, and that if off-site parking
becomes unavailable for any reason, the parking required for uses at 271 and
277 South Street shall otherwise be provided to meet city standards, or the uses
modified so that parking requirements are met on site. The applicant shall.
agree to notify the Community Development Director in writing if the off-site
parking is not available. Said agreement shall be recorded and shall run with
the land and uses.
6. The property shall be maintained in a neat and orderly manner. All plant
materials, building exteriors and parking, lot improvements shall be maintained,
repaired or replaced as necessary.
The foregoing resolution was adopted by the Planning Commission of
the City of San Luis Obispo upon the motion of Commr. Kourakis, seconded by
Comm.. Hoffman, and upon the following roll call vote:
AYES: Commrs. Kourakis; Hoffman, Duerk, Crotser, and Schmidt
NOES: Commrs. Karleskint
ABSENT: None
VACANCIES: One
Arnold B. Jonas, Secretary
Planning Commission
DATED: March 14, 1990
•
J s qT
�.C. Minu
rch 14 , 1990
-,-ege 6.
.Item 4. Public Hearing: Use Permit A163-89. Appeal of Hearing Offi_cer ' s
action denying a request to allow a private elementary school and
conditionally approving a church, reduced parking based on mixed
use, and off-site parking; 271 and 2.77 South Street; -C-S-PD zone ;
Vineyard Christian Fellowship, applicant and appellant .
(Continued from February 14 , 1990)
---------------------------------------------------------------------------
Greg Smith presented the staff report and recommended denial of the appeal .
Commr. Schmidt was concerned that the applicant might lodge complaints in
the future concerning fumes, dust , and noise impacts from adjacent
commercial users.
Chairperson Duerk opened the public hearing.
o �
Kenny Morgan, 457 Broad, presented background on the group and discussed
the intended use for the siteand stated they wanted to maximize the use of
the property. He wa.s concerned about weekday restrictions on parking and
occupancy and requested that they occasionally be allowed to hold larger
" -nctions (e.g. funerals) with a maximum of 200 people on site during the
ak. He felt parking spaces could be provided. He clarified the school
�se and stated no outside recreation would take place. He discussed the
high ratio of parents to children and stated the school would be K-6 and
operate weekdays from 9:00 a.m. to 3: 00 p.m. He stated he did not
anticipate the need to complain about neighborhood use impacts , as the
function of the church and school would remain indoors.
Rob Strong, 1 Buena Vista, applicant ' s representative, discussed the drop-
off situation with the school students and felt it would be handled safely .
He felt this multi-use was compatible. He recognized the site constraints
for outdoor recreation, but stated the church. would keep activities inside .
He did not feel conditions 2 and 3 were worded correctly. He felt there
should be provisions for higher occupancy if compatibility requirements
could be met. He felt churches were more compatible in commercial zones
than in residential . He discussed the request for the multi-use reduction
and weekday flexibility.
John Mack , 3026 S. Higuera, discussed the parking space occupancy plan to
allow Saturday use and provide loading and drop-off safety during parent
pick-ups. He felt the traffic area was designed safely.
John Evans, 1136 George, supported the school use due to the large
available interior area and the small number of students who would attend.
Wayne �tdberg, 2885 See Canyon Road, supported the school use .
:1 Norton, 9456 Rubio, supported the school use.
5-3/
P .C. Mi� ' �
March 14, 1990
Page 7 . �_i
Michael Mariscal, 1108 Poppy , discussed the need for the new church space
and the great opprtunity to provide a school .
Willie Portillo , 688 Country Club, discussed the church ' s growth and the
need for this private school .
Curt Southerland, 537 Hathaway, did not think the church was more sensitive
to potential adjacent use conflicts than any other tenant .
Charles Buffington, 3388 Broad , commercial neighbor , stated he had 8
allotted spaces that were not used during the day and that the church could
use them.
Chairperson Duerk closed the public hearing.
Chairperson Duerk felt the church use was reasonable, but was uncertain
whether the school was appropriate in a C-S zone. She favored a parking
management plan to handle the occpsional maximum occupancy uses .
Commr . Crotser agreed with Chairperson. Duerk and was also concerned about
long-term development and future uses causing potential difficulties as the
M-zone land was built out. '
Commr . Schmidt felt the school use could be feasible .
Commrs. Karleskint agreed with the need for a parking management plan , but
could not support a school on this site , due to safety factors .
Commr. Kourakis supported the school use but was concerned about the
implementation of a parking management program.
Commr. Crotser moved to deny the appeal and uphold the Hearing Officer ' s
action.
Commr . Karleskint seconded the motion.
VOTING: AYES - Commrs. Crotser and Karleskint .
NOES - Commrs. Kourakis, Hoffman , Schmidt and Duerk .
ABSENT - None.
The motion fails.
Commr. Kourakis moved to uphold the appeal for the elementary school use,
subject to findings and conditions , amending condition 2 and adding
condition 3 to limit student enrollment to 30 and condition 4 to require an
annual review.
Commr. Hoffman seconded the motion
5-32
Minutes
;-ch 14, 1990
P ge 8 .
VOTING: AYES - Commrs . Kourakis, Hoffman, Hoffman, Schmidt and Duerk .
NOES - Commr. Karleskint .
ABSENT - None.
The motion passes.
Remaining applicants agreed to handle Item 6 before Item 5.
---------------------------------------------------------------------------
Item 6. Public Hearing: Use Pe mit A 20-90. Appeal of Hearing Officer ' s
action denying a reque t to allow reduced rear yard setback from 7
feet to 5.5 feet and r ducted side yard setbacks from 8. 5 feet. to 5
feet and from 8.5 feet to 7 feet ; 2374 Bushnell Street ; R-1-S
zone; John and Jeanne pencer, applicants and appellants .
------------------------------ -------F
Smith presented the staff report and noted letter of opposition
received on the item. He rec mended denial of the. appeal . ;
irperson Duerk opened the ublic hearing.
Rick Spencer, 2374 Bushnell , felt the requested setback was consistent with
the neighborhood. He state only one corner of the lot would be soler-
impacted and agreed to redu a the width area from 12 ' to 10 ' and bring the
garage forward 1 1/2' .
Wayne Masten, 1041 Bishop, discussed the compatibility of therequest with
the neighborhood characte istics and setbacks.
Chairperson Duerk closed he public hearing.
Commr. Crotser felt the esign was so close to being functional within the
ordinance that staff cou d help rework it so it would conform.
Commr. Crotser moved to deny the appeal .
Commr. Kourakis second d the motion.
VOTING: AYES - Comm s. Crotser, Kourakis, Hoffman, Karleskint and
S hmidt.
NOES - Com r. Duerk.
ABSENT - ne.
The motion passes.
r . Crotser ha to leave the meeting.
c
city of sAn suis IoBispo ,,
990 Palm Street/Post Office Box 8100 • San Luis Obispo,CA 93403-8100
January 26, 1990
Vineyard Christian Fellowship
1572-B Lizzie Street
San Luis Obispo, CA 93401
SUBJECT: Use Permit Appl. A 163-89
271 and 277 South Street
Gentlemen:
On Friday, January 5, 19901 I conducted a public hearing on your
.request to allow a church., an elementary school, reduced parking,
and off-site parking, at the subject location.
After reviewing the information presented, I took this item under
submission.
On January 15, 1990, I approved your request for the church,
reduced parking and off-site parking, based on the following
findings and subject to the following conditions:
Findings
1. The proposed church use and off-site parking will not
adversely affect the health, safety and welfare of persons
living or working at the site or in the vicinity.
2 . The proposed church use. conforms to the general plan and meets
zoning ordinance requirements.
3. The proposed church use will not likely cause unreasonable
compatibility problems with existing or future service-
commercial or office uses on the site or in the vicinity.
4 . The proposed church use and off-site parking is appropriate
at the proposed location.
5. The proposed parking reduction is appropriate because the mix
of uses on the site do not have overlapping peak hours of
parking demand.
6. The proposed off-site parking is within 300 feet of the uses
served, and allows for safe and convenient pedestrian access.
7. The director has determined that the proposed project is
categorically exempt from environmental impact procedures as
a minor alteration of existing structures.
Page 2
A 163-89
Conditions:
1. The use permit may be reviewed by the Community Development
Director if a reasonable written complaint is received by the
Community Development Department. At a review hearing, the
use permit. may be extended and conditions added, deleted, or
modified, . or the use permit may be revoked.
2. Occupancy of the church building shall not exceed 100 persons
at any time between the hours of 8 a.m. and 6 p.m. on Monday
through Saturday.
3. A 12% reduction in required parking is hereby approved for the
site at 271 and 277 South Street. A minimum of 109 vehicle
spaces, six motorcycle spaces and six bicycle spaces (of which
two spaces shall be lockable storage lockers) shall be
available at all times for employees, members, guests, and
customers of the uses on site.
4 . A minimum of 35 vehicle spaces may located off-site at 265
and 285 South Street. Applicant shall enter into an agreement
with the city to guarantee that the said parking shall be
available in perpetuity, and that if off-site parking becomes
unavailable for any reason, the parking required for uses at
1 271 and 277 South Street shall otherwise be provided to meet
-' city standards, or the uses modified so that parking
requirements are met on site. The applicant shall agree to
notify the Community Development Director in writing if the
off-site parking is not available. Said agreement shall be
recorded and shall run with. the land and uses.
5. The property shall be maintained in a neat and orderly manner.
All plant materials, building exteriors and parking lot
improvements shall be maintained, repaired or replaced as
necessary.
I denied your request -,for an elementary school, based on the
following findings:
.Findings
1. The proposed private elementary school use will adversely
affect the health, safety and welfare of persons living,
visiting or working at the site or in the vicinity.
2. The proposed private elementary school use does not conform
to the General Plan or meet Zoning Ordinance requirements
because elementary school use is not an allowed use in the
service-commercial zone district.
�r�
I
Page 3
A 163-89
3 . The proposed private elementary school use is not an
appropriate use at the proposed location because of potential
conflicts with uses, both existing and future, allowed in the
Service-Commercial zone district and on the same site, and
because of the lack of safe and secure outdoor recreation
facilities.
My decision is final unless appealed to the Planning Commission
within ten days of the action. An appeal may be filed by any
person aggrieved by the decision.
If the use or structure authorized by this use permit is not.
established within one year of the date of approval or such longer
time as may be stipulated as a condition of approval, the use
permit shall expire. See Municipal Code Section 17.58.070.D. for
possible renewal.
If you have any questions, please call Greg Smith at 549-7174 .
6
Sincerely,
rVA--,._f�
Ken Bruce
Hearing Offiger
drs
cc: John W. Belsher, Attorney at Law,
1010 Beach Street, P.O. Box 31
SLO, CA 93406
Kenny Morgan
457 Broad Street
SLO, CA 93401
French Brothers Investments
P.O. Box 1796
SLO, CA 93401
Chuck Young
P.O. Box 1796
SLO, CA 93401
S-3�
-- ADMINISTRATIVE HEARING - MINUTES
� FRIDAY JANUARY 5, 1990
271 and 277 South Street. Use Permit Appl. A 163-89; Request
to allow a church, an elementary
school and to allow reduced parking;
C-S-PD zone; Vineyard Christian
Fellowship, applicant.
Greg Smith presented the staff report, noting the parking proposal
for theproject had been received only the day prior to this
hearing. In reviewing this, .Mr. Smith explained that an error was
noted; parking had been calculated at one space per 60 square feet,
where the code requires one space per 40 square feet. He felt that
if he would have had the parking plan in a timely fashion, the
mistake would have been discovered early in the process. However,
this being the case, Greg Smith recommended continuance of this
item to the next meeting, to allow revised provisions for off-site
parking be provided.
The public hearing was opened.
John Mack, applicant's representative and church member, spoke in
support of the request. He said he went over the Zoning Ordinance
and the initial plans with Judy Lautner, Associate. Planner, prior
to submitting plans for the use permit request. She indicated the
only potential problem might be parking, and saw no other problems
with the site or the use. He further stated that on December 19th,
he had a meeting with Greg Smith, Jerry Kenny and Chuck French
going over the parking lot and statistical information of the .site.
At that time, one space per 60 square feet was the ratio given to
them by planning staff, and that 81 spaces would be required. He
said that his plan showed 74 spaces currently on the site, and
allowing for 10% increase for motorcycle and bicycles for a total
of 81 spaces. Mr. Mack said he was told to submit a plan based on
these figures for use permit approval.
Since the time of these meetings, a reduction in the proposed
sanctuary area has been made. 4873 square feet was originally
proposed, has been modified due to sound booth, electrical room,
etc. to 4348. Using the correct figure of one space per 46 square
feet, 109 spaces would be required. A 20% reduction is being
requested (22 spaces) so 87 spaces would be required; 81 spaces are
being provided on the site; a shortage of only six spaces. He
further explained that Mr. French had agreed to give the Vineyard
six spaces on his adjoining site.
Ken Bruce asked if these spaces were counted for other uses. John
Mack responded that they were not.. He asked for approval of the
request, based on the information given at this meeting.
6-37
Page 2
Ken Bruce asked for more information about the proposed school.
Kenny Morgan, applicant's representative, also spoke in support of
the request. He explained that they want to have, as a church-
related activity, a small school for about 10-20 children. It has
been in existence for the past five years. He said they want to
provide for church members, an education program. There is no
advertising, or soliciting of members belonging to other churches.
The school would be for the church members only. It was clarified
that it would be from kindergarten through 6th grade.
Ken Bruce asked if there are any State requirements in terms of
required recreation area. Kenny Morgan responded that he did not
know; but indicated there would be a large multi-purpose room that
would have mats, but nothing is proposed outdoors. He said they
had thought about using the park across the street, but then
decided against it.
Ken Bruce asked what the hours of operation would be. Kenny Morgan
responded from 8 a.m. to 5 p.m. weekdays.
e
Vince Maloney, Church Member, spoke in support of the request. He
said he was at a City Council meeting when churches were allowed
to go in C-S zoned properties. He noted that the site itself has
146 spaces, usually none being used on Sunday mornings when the
Vineyard would have their predominant meetings. He felt it is a
use that fits nicely because parking during the week will be
minimal, but on Sunday or weekends the parking would be available.
Chuck French, property owner, spoke in support of the request. He
felt the church use would be an ideal use for the property because
of the time of peak parking would not coincide with other uses.
He acknowledged that they would grant the Vineyard use of parking
on the adjacent property.
Michael Lakin, 2230 Exposition Drive, said he didn't see a problem
with parking, especially on Sundays. As a tenant of the park, he
said he hadn't been asked his feelings about the use.
Kenny Morgan stated that the Vineyard Christian Fellowship is
currently located at the junior high school on Lizzie Street. The
parking there is shared with other uses on the site such as private
schools, adult education programs, etc. , and parking has not been
a problem.
Ken Bruce asked how many services are held on Sundays. Kenny
Morgan responded that two morning services are held; one at 8:30
a.m. and one at 10:30 a.m. He estimated total church membership
to be about 500 .people. It was noted that because a number of
members are young people and students, there are many that use
bicycles instead of vehicles. It was also noted that 100%
attendance is not typical.
3-38'
Page 3
The public hearing was closed.
Ken Bruce took this item under submission. He explained that this
means he has 10 additional days to render a decision.
On January 15, 1990, Ken Bruce approved the church use and reduced
parking and off-site parking, based on the following findings and
subject to the following conditions:
Findings
1. The proposed church use and off-site parking will not
adversely affect the health, safety and welfare of persons
living or working at the site or in the vicinity.
2. The proposed church use conforms to the general plan and meets
zoning ordinance requirements.
3. The proposed church use will not likely cause unreasonable
compatibility problems with existing or future service-
commercial or office uses on the site or in the vicinity.
4 . The proposed church use and off-site parking is appropriate
at the proposed location.
5. The proposed parking reduction is appropriate because the mix
of uses on the site do not have overlapping peak hours of
parking demand. '
6. The proposed off-site parking is within 300 feet of the uses
served, and allows for safe and convenient pedestrian access.
7. The director has determined that the proposed project is
categorically exempt from environmental impact procedures as
a minor alteration of existing structures.
conditions:
1. The use permit may be reviewed by the Community Development
Director if a reasonable written complaint is received by the
Community Development Department. At a review hearing, the
use permit may be extended and conditions added, deleted, or
modified, or the use permit may be revoked.
2. Occupancy of the church building shall not exceed 100 persons
at any time between the hours of 8 a.m. and 6 p.m. on Monday
through Saturday.
�-3q
Page 4
3. A 12% reduction in required parking is hereby approved for the
site at 271 and 277 South Street. A minimum of 109 vehicle
spaces, six motorcycle spaces and six bicycle spaces (of which
two spaces shall be lockable storage lockers) shall be
available at all times for employees, members, guests,and
customers of the uses on site.
4. A minimum of 35 vehicle spaces may be located off-site at 265
and 285 South Street. Applicant shall enter into an agreement
with the city to guarantee that the said parking shall be
available in perpetuity, and that .if off-site parking becomes
unavailable for any reason, the parking required for uses at
271 and 277 South Street shall otherwise be provided to meet.
city standards, or the uses modified so that parking
requirements are met on site. The applicant shall agree to
notify the Community Development Director in writing if the
off-site parking is not available. Said agreement shall be
recorded and shall run with the land and uses.
5. The property shall be maintained in a neat and orderly manner.
All plant materials, building exteriors and parking lot
improvements shall be maintained, repaired or :replaced as
necessary.
Ken Bruce denied the elementary school use based on the following:
Findings —
1. The proposed private elementary school use will adversely
affect the health, safety and welfare of persons living,
visiting or working at the site or in the vicinity.
2 . The proposed private elementary school use does not conform
to the General Plan or meet Zoning Ordinance requirements
because elementary school use is not an allowed us.e in the
service-commercial zone district.
3. The proposed private elementary school use is not an
appropriate use at the proposed location because of potential
conflicts with uses, both existing and future, allowed in the
Service-Commercial zone district and on the same site, and
because of the lack of safe and secure outdoor recreation
facilities.
It was noted that the decision of the Hearing Officer can be
appealed by any person aggrieved by the decision, within ten days
of the action. All appeals are heard by the Planning Commission.
.............�_......... ........_..._ ...-......:..raror.r.w..r.e.r.YN:W.1.F:.NNNN!..r•..:.r.N).1.1:..::raa:1..... Nf:1.li!.:...I.iLYIVY:a Y11 �:�Ii:Y.....1.....f.......r........... ......
WARREN A.SINSHEIMER 111 SIN5HEIMER. SCHIEBELHUT b BAGGE17
- ROBERT K. SCHIEBELHUT A PROFESSIONAL CORPORATION
K. ROBIN BACCETT STREET ADDRESS:
MARTIN I.TANCEMAN ATTORNEYS AT LAW 1010 PEACH STREET
MARTIN P. MOROSKI POST OFFICE BOX 31
DAVID A IUHNKE TELECOPIER:
M.SUZANNE FRYER SAN LUIS OBISPO. CALIFORNIA 93406_0031 805-5.11-2802
STEVEN 1. ADAMSKI
DIANE W. MOROSKI 805-541-2800
CYNTHIA CALDEIRA _
IALYNNE CILES
JOHN AANE STANLEYR February 14, 1990
ROBERT R. ORELLANA
THOMAS 1. MADDEN III
01 cows«
D.AN DUFFY
THOMAS M. DUCCAN
City Planning Commission HAND-DELIVERED
Department of Community Development
City of San Luis Obispo
990 Palm Street
San Luis Obispo, California 93403
Attention: Ken Bruce
Re: Use Permit Application A163-89/Vineyard Christian
Fellowship
Dear Mr. Bruce:
This firm represents Sonic Communications ("Sonic") , the owner
of property immediately adjacent to the site which is the subject
i of the above-referenced Use Permit Application. I understand that
an appeal has been filed of the hearing officer's decision of
January 26, 1990, insofar as it denied the applicant's request to
establish an elementary school on the site. Sonic urges the
Planning Commission to uphold the hearing officer's decision for
the reasons stated below and in the decision.
Applicant's request that the Use Permit include the right to
operate a weekday school facility, K-6th grade, of "approximately
50 students, " in addition to religious events on the weekends, is
inappropriate in a business park and not permitted within the
service-commercial zone district. sonic has no objection to the
church itself and has even offered to provide it with additional
weekend parking. It is only with respect to the weekday school
program aspect of the Application that Sonic has serious concerns.
The site which is the .subject of the Use Permit Application
is in the Westwind Business Park. This Park has numerous
commercial operations. The driveway off of South Street into the
Park runs through the middle of these businesses, around both sides
of the building in the back of the Park (where the church is to be
located) and then opens up onto Bridge Street. Sonic has only one
access to its building, also off of Bridge Street. To reach
Sonic's facilities, one must drive past the intersection of the
Westwind Park drive-through and Bridge Street. Accordingly, Sonic
has concerns about the weekday use of the facility and its
compatibility with the businesses surrounding the site, including
�- Sonic's operations.
City Planning Commission
February 14, 1990
Page 2
We also note that the property immediately across from Bridge
Street, which is now undeveloped, is also zoned C-S and will some-
day will be developed with commercial uses similar to those located
within the Westwind Business Park. This will only increase the
conflict during the weekdays between a school facility and business
operations.
Sonic is especially concerned in that there is no available
outdoor play area for children in the school. Any outdoor activity
would have to take place in the parking lot or down the street at
Meadow Park. No .analysis of this problem is made in conjunction
with the Use Permit Application. It seems inevitable that there
will be potential conflict between pedestrians and traffic during
periods in which children will be moved between indoor facilities
and the outdoor play areas.
It is not hard to imagine that there will also be a great deal
of pedestrian activity involving parents and children in the
morning and afternoons as children are dropped off or picked up_
Given the high volume of Sonic's customer and service vehicle
traffic back and forth along Bridge Street, as well- as the day time
use of the Westwind Business Park drive-through by businesses
within and customers of Westwind Business Park, the use proposed
by Vineyard for weekday school programs is clearly incompatible.
Again, Sonic has no problem with granting a use permit for the
weekend Vineyard Christian Fellowship functions. However, the
location of a weekday school facility would be incompatible with
existing and future business uses in the area. We therefore
respectively request that the Planning Commission uphold the
hearing officer's decision.
Respectively submitted,
SINSHEIMER,nn SC��HI,EBELHUT & BAGGETT
1�
JOHU W. BELSHER
JWB: ehj
29 :CityPC. ltr
cc: Steve Burrell
Sonic Television of San Luis Obispo
Greg Smith, Associate Planner
City of San Luis Obispo
city of San IDIS o61Sp0
PARKING CALCS WORKSHEET
�-department of Community Development, 990 Palm Street/Post Office Boz 321, San Luis Obispo, CA 93406 (805) 541.1000
Project Name J File Number
Project Address t Plans Dated
ALLT t
CalcsPreparedby Dat Zone Parking Provided
USE: AREA: RATE: SPACES REOU I RED:)'6'
\[ 4 1,2
-Z - 2�l"7
TOTALS: 1 4�
COMMENTS: ( `�• .
''u► �IIIIIIII���PIf►►�►�0������� city. of san tins osispo
PARKING CALCS WORKSHEET
Department of Community Development, 990 Palm Street/Post Office Box 321, San Luis Obispo, CA 93406 (805) 541.1000
Project Name File Number
Project Address Plans Dated -
Calcs Prepared by Date Zone Parking Provided
USE: AREA: RATE: SPACES REQUIRED:
fz
_ I �
24
18
TOTALS:
COMMENTS:
''� IIII�I��d��► I�����I cMY of san tins osIspo
PARKING CALLS WORKSHEET
Department of Community Development, 990 Palm Street/Post Office Box 321, San Luis Obispo, CA 93406 (805) 541.1000
Project Name File Number
Project Address Plans Dated
Calcs Prepared by Dat. Zone Parking Provided
USE: AREA: RATE: S_ PACES REQUIRED:
TOTALS: _ 41 •
COMMENTS:
i
city of San lU1S OBISp0
PARKING CALCS W®RKSH EE'T
Department of Community Development, 990 Palm Street/Post Office Box 321, San Luis Obispo, CA 93406 (805) 541-1000
Project Name —� File Number
Project Address Plans Dated
Calcs Prepared by Date�1�ZO�(n Zone Parking Provided
USE: AREA: RATE: SPACES REQUIRED:
X Lntl
-
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D _
2 .3
TOTALS:
COMMENTS:
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5-a�,lO
Page 1 Wes. .::.:: Business Park - Mixed Use Parkii.y':. :.Iculations
Parking Required
Space Tenant Size (SF) Use SF Ratio Spaces
Building A
A Upjohn Healthcare 2.311 Restroom 189.0 - 0
Storage 72.0 1 / 2000 0
Office 2050.0 1 /300 7
B-C-D LMB Hand Rehab 7,335 Restroom 189.0 - 0
Storage (including mez 1252.0 1 /2000 1
Manufacturing 2711.0 1 /500 5
Office 3183.0 1 1300 11
E Vacant 1,315 1315.0 1 / 500 3
F Central Coast Model & Talent 1,840 Corridor 30.0 - 0
Modeling Room 1640.0 1 / 300 5
Office 170.0 1 / 300 1
F-1 Campfire 1,667 Storage 144.0 1 / 2000 0
Supplies 198.0 - 0
Corridor/Restroom 245.0 - 0
Retail 143.0 1 / 500 0
Office 937.0 1 / 300 3
G San Luis Kitchens 1,600 Office i 100.0 1 /300 0
Display 843.0 1 / 500 2
Storage 502.5 1 /2000 0
Corridor/Restroom 154.5 0
H Footnotes Dance Studio 2.450 Dance Floor 2075.5 1 / 300 7
Office 180.0 1 / 300 1
Corridor 194.5 - 0
Buildino
I-J-K-L Santa Lucia Hills 7,107 Storage 300.0 1 / 2000 0
Restroom 196.0 - 0
Office 6611.0 1 / 300 22
M Vacant 3,371 NIA 2996.0 1 /500 6
Breezeway 375.0 - 0
N Pacific Bell 3,500 Office 3040.0 1 / 300 10
Storage 100.0 1 / 2000 0
Breezeway 360.0 -
O.P Walker Lewis 4,658 Showroom 2429.0 1 / 500 5
Storage 1714.0 1 / 2000 1
Breezeway/Restrooms 715.0 -
3/2/90
Page 2 Westwhi Business Park - Mixed Use Parking �.. _.Mations
Parking Required -
Space Tenant Size (SF) Use SF Ratio Spaces
Bulldino C
ON (Vineyard Christian Fellowship) 16,854 16854.0 109
W Vacant 1,440 N/A 1440.0 1 / 500 3
X William Dermody 3,200 Restroom 190.0 - 0
Office 301.0.0 1 / 300 10
Storage 1 / 2000 0
TOTALS
Total All Buildings: 58,848 58848.0 212
20% Reduction (Mixed Use): (42)
t&- 11D
10% Credit for Bicycles: (17)
-Lea- ►153
Parking Provided on Site: Standard Stalls - 144
Handicap Stalls - 4
Motorcycle/Bicycle Required - 8
Extra Motorcycle/Bicycle Stalls - (1.8) 3
151
Additional Parking Spaces Required:
With director's approval
3/2/90
,1 _.FE n NG AGENDA
#
VINEYARD
CHRISTIAN FELLOWSHIP
April 13, 1990 SAN LUIS OBISPO
Dear Mayor Dunin and Respected%City Council Members:
The Vineyard Christian Fellowship asks that you consider and
uphold our appeal to the decision of the Planning Commission, to
approve Use Permit Application #16390. This application allows the
church and a private elementary school to operate at 271-277 South
Street.
Our focus in this appeal is to allow a more flexible use of _our
building space Monday through Friday between 8:00 a.m. and 6:00 p.m.
This more flexible use consists of the following:
As Greg Smith noted there are 36 spaces available to us,
Monday through Friday. There are an additional four spaces that can
be utilized on-site and two spaces that can be utilized off-site,
making a total of 42 parking spaces available. Of those spaces our
daily use would consist of about 15 to 20 spaces.
1. Occasional Uses
2. Special Events
Occasionally the church would like to utilize the
facility for seminars, luncheons and memorial services, with a
maximum occupancy of 200. During this time the Vineyard would use
all 42 parking spaces available to us. The Vineyard Christian
Fellowship will agree to the following:
- provide all tenants in the park seven day notice prior to
event, except in the case of memorial services. In such cases we
would provide the other tenants with as much notice as possible.
RECEIVED
APR 1 6 1990
.1 fl 7O A, r .q r o a BOB c RAINF CITY CLERK
17., %t• NA.uP/A� I P o x o X , a , - SAN LUIS OBISPO,CA
1
SAN LUIS U 6 I S P 0 C A
r. t.
coordinate parking, using parking attendants to direct
flow of traffic, and insure that church members and guests
do not park in spaces not allocated to the Vineyard.
Special weekday events would include utilizing the entire
facility when the church has access to 109 off-street parking
spaces and/or can provide for off-site parking and transportation
acceptable to the City Community Development Director. For such
events the Vineyard agrees to the following:
- 10 day advance notice to the City Community Development
Director prior to the event.
- Obtain written permission for use of off-site parking from
the property owners of the off-site parking location. (e.g.
Central Coast Plaza with bus transportation to the site.)
- Strict monitoring of on-site parking to insure that church
members and guests do not park in spaces not allocated to
the Vineyard.
-10 day advance notice to all tenants of the park prior to the
event.
In closing, we want to emphasize that the Vineyard Christian
Fellowship is accustomed to accommodating strict parking regula-
tions. We have spent the last 4 years maintaining an excellent
rapport with the neighboring tenants at our current facility. We
maintain a well-trained, 10 member parking staff equipped with
2-way radios etc... Our goal is to facilitate a safe and positive
experience for church members and neighboring tenants alike.
Very truly yours,
Kenny M rgan
Vineyard Chr' tian Fellowship Representative
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April 12, 1990
City of San Luis Obispo
Planning Department
RE: Vineyard Christian Fellowship
Proposed Church and School Related Use
Dear Sir:
I am a property owner (single family home) directly across from
Westwind Business Park, 254 South Street. i was sent a
notification of Vineyard Christian Fellowship' s intention to
occupy 16, 000 sq. ft. of that park. I believe the use this
church is asking for is a compatible use for that park. I
would support their efforts in this endeavor.
With Bridge Street now going through to Higuera Street, the
pick up and drop off of children would not pose any significant
Parking or traffic problems.
I request __.. ....._.__....... ...__
q you recommend the uses be allowed.
_y�bBtl Furl;; ".j
Sincerely,
y� t
RON HOLLAND
RH/ca
church.ron
RECD Y E®
Cnau a 1W
CITY CLERK
SAN LUIS OBISPO,CA
805-543-407/
1220 Marsh SL,San Luis Obispo,CA Q3401