MEETING AGENDA PLANNING COMMISSION CITY HALL COUNCIL CHAMBER 154 SOUTH EIGHTH STREET GROVER BEACH, CALIFORNIA WEDNESDAY, NOVEMBER 14, :30 P.M.

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1 MEETNG AGENDA PLANNNG COMMSSON CTY HALL COUNCL CHAMBER 154 SOUTH EGHTH STREET GROVER BEACH, CALFORNA WEDNESDAY, NOVEMBER 14, :30 P.M. n compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City meeting, please contact the City Clerk's Office (805) at least 48 hours prior to the meeting to ensure that reasonable arrangements can be made to provide accessibility to the meeting. CALL TO ORDER FLAG SALUTE ROLL CALL: Commissioners Halverson, McLaughlin, Rodman, Vice Chair Blum and Chair Laferriere. AGENDA REVEW: At this time the Planning Commission will review the order of business to be conducted and receive requests for, or make announcements regarding, any change(s) in the order of the day. The Commission should by motion adopt the agenda as presented or as revised. PUBLC COMMENTS: At this point of the meeting, members of the public may bring up any items within the jurisdiction of the Planning Commission that are not on the agenda. Please limit your comments to three (3) minutes. The Planning Commission will listen to all comments; however, in compliance with the Brown Act, the Commission cannot act on items not on the agenda. CONSENT TEMS: 1. Meeting Minutes of the October 10, 2018 Planning Commission Meeting Recommended Action: Staff recommends that the Planning Commission approve the minutes as submitted. PUBLC HEARNG TEMS: 2. Development Application Applicant Crosstown California Holdings, LLC The Planning Commission will consider a Use Permit to operate a commercial medical and adult-use cannabis distribution and manufacturing facility. The property is located at 650 Farroll Road, Units A through D (APN ) in the ndustrial () Zone. The project is categorically exempt from the California Environmental Quality Act. Recommended Action: Staff recommends that the Planning Commission adopt the resolution approving Development Application

2 Planning Commission Agenda November 14, 2018 Page 2 3. Development Application Applicant Susan Kurdi The Planning Commission will consider a Use Permit to operate a hookah bar. The property is located at 1523 West Grand Avenue (APN ) in the Retail Commercial (RC) Zone. The project is categorically exempt from the California Environmental Quality Act. Recommended Action: Staff recommends that the Planning Commission adopt the resolution approving Development Application Development Application Applicant TDR Properties The Planning Commission will consider a Time Extension for Development Application 16-28, a proposed three-story, 19-unit apartment development. The property is located at 1176 Ramona Avenue (APN ) in the Central Business Open (CBO) Zone. The project is categorically exempt from the California Environmental Quality Act. Recommended Action: Staff recommends that the Planning Commission adopt the resolution approving Development Application Development Application (continued from October 10, 2018) Applicant City of Grover Beach The Planning Commission will consider making a recommendation to the City Council to amend Grover Beach Municipal Code Article X, Development Code Section 3.50 Parking Regulations and a Local Coastal Program Amendment regarding parking regulations in all zones within the City. The amendment also includes minor revisions to landscaping standards in Development Code Section 3.30 Landscaping Standards, Development Code Chapter 4 Standards for Specific Development and Land Uses regarding parking standards, and adds a definition to Development Code Section Definitions of Specialized Terms and Phrases. A Negative Declaration has been prepared in compliance with Section of the California Environmental Quality Act Guidelines. Recommended Action: Staff recommends that the Planning Commission recommend to the City Council adoption of the Negative Declaration and approve the Development Code Amendments. COMMSSONERS' COMMENTS COMMUNTY DEVELOPMENT DRECTOR S REPORT ADJOURNMENT * * * * * * * * * * * * The agenda and staff reports or other written materials relating to each item of business referred to on this agenda are available from the City website and a public counter copy is available for public inspection and reproduction during normal business hours at City Hall, 154 South 8th Street, Grover Beach, CA. Related materials submitted after distribution of the agenda packet are available in the Community Development Department during normal business hours. f you have questions regarding any agenda item, please contact the Community Development Department at commdev@groverbeach.org or (805) Any writings or documents regarding any item on this agenda, not exempt from public disclosure, provided to a majority of the Planning Commission and distributed subsequent to distribution of

3 Planning Commission Agenda November 14, 2018 Page 3 the agenda packet will be made available for public inspection in the Community Development Department during normal business hours. PLANNNG COMMSSON MEETNG PROCEDURES Per Resolution No , Planning Commission meetings are scheduled to start at 6:30 p.m. and conclude no later than 11:00 p.m. Any public items remaining on the agenda at 11:00 p.m. that have not been discussed or considered by the Planning Commission will be continued to either an adjourned special meeting of the Planning Commission (scheduled before the next regular meeting) or to the next regular meeting. However, the Planning Commission may choose to continue the meeting past 11:00 p.m. upon a proper motion and a super majority vote in favor of such an action. Planning Commission Meetings are conducted under the authority of the Chair. The Chair will announce each item which will be read into the record; thereafter, the hearing will be conducted as follows: 1. Staff will present the staff report and recommendation on the proposal being heard and respond to questions from the Planning Commission. 2. The Chair will open the public hearing by first asking the project applicant/agent to present any points necessary for the Commission, as well as the public, to fully understand the proposal. 3. The Chair will then ask other interested persons to come to the podium to present testimony either in support of or in opposition to the proposal. 4. Finally, the Chair will invite the applicant/agent back to the podium to respond to the public testimony. Thereafter, the Chair will close the public testimony portion of the hearing and limit further discussion to the Commission and Staff prior to the Commission taking action on the item. RULES FOR PRESENTNG TESTMONY Planning Commission hearings can involve highly emotional issues. t is important that all participants conduct themselves with courtesy, dignity, and respect. All persons who wish to present testimony must observe the following rules: 1. When you come to the podium, first identify yourself and give your city of residence. Commission meetings are recorded and this information is required for the record. 2. Address your testimony to the Chair. Conversation or debate between a speaker at the podium and a member of the audience or staff is not permitted. 3. Keep your testimony brief and to the point. Talk about the proposal and not about individuals involved. On occasion, the Chair may be required to place time limits on testimony. n those cases, proposal description/clarification will be limited to minutes, individual testimony to three minutes, and speakers representing organized groups to five minutes. Focus testimony on the most important parts of the proposal, do not repeat points made by others, and do not applaud during testimony. 4. Written testimony is acceptable. However, letters are most effective when presented at least a week in advance of the hearing. Mail should be directed to the Community Development Department, to the attention of the Community Development Director.

4 Planning Commission Agenda November 14, 2018 Page 4 APPEALS f you are dissatisfied with any aspect of an approval or denial of a project, you have the right to appeal this decision (pursuant to Grover Beach Municipal Code, Article X, Chapter 7) to the City of Grover Beach City Council within ten working days after the date of action, in writing, to the City Clerk. The appeal fee of $300 must accompany the appeal form. The appeal will not be considered complete if a fee is required, but not paid. The appeal must be on an original form with original signature, a FAX is not accepted.

5 MEETNG MNUTES PLANNNG COMMSSON CTY HALL COUNCL CHAMBER 154 SOUTH EGHTH STREET GROVER BEACH, CALFORNA WEDNESDAY, OCTOBER 10, 2018 CALL TO ORDER FLAG SALUTE 6:30 p.m. Vice Chair Person Blum ROLL CALL: Commissioners, McLaughlin, Rodman, Vice Chair Blum, and Chair Laferriere were present. Commissioner Halverson was absent. City Staff: Community Development Director Bruce Buckingham, Senior Planner Rafael Castillo, Building/Planning Technician Mesa, and Martha Miller, Lisa Wise Consulting. D AGENDA REVEW: Action: t was m/s by Commissioner Rodman / Commissioner McLaughlin to accept the agenda as presented. The motion passed unanimously. PUBLC COMMENTS: There was no one present that wished to speak. R CONSENT TEMS: 1. Meeting Minutes of the September 12, 2018 Planning Commission Meeting Action: t was m/s by Vice Chair Blum / Commissioner Rodman to approve the meeting minutes from the September 12, 2018 Planning Commission Meeting as presented, and the motion passed unanimously. PUBLC HEARNG TEMS: Prior to discussion of Agenda tem No. 2, Commissioner McLaughlin declared a conflict of interest due to being the architect of record. He then stepped down from the dias and left the Council Chamber. 2. Development Application (continued from September 12, 2018) Applicant Bischoff Homes The Planning Commission will consider a Development Permit and Tentative Parcel Map (G ) to construct a three unit, two-story Planned Unit Development. The property is located at 267 North 14th Street (APN ) in the High Density Residential (R3) Zone. The project is categorically exempt from the California Environmental Quality Act. A F T Building/Planning Technician Mesa presented the staff report. Upon question by Chair Laferriere, she clarified the proposed building heights versus the maximum allowable building heights in the R3 Zone. Chair Laferriere, in reference to 14 th Street s upcoming reconstruction as part of the City s street program, inquired whether the applicant can coordinate with staff construction of the Agenda tem No. 1

6 Planning Commission Minutes October 10, 2018 Page 2 project. Director Buckingham stated that coordination with applicants and upcoming street projects is ongoing. Chair Laferriere opened the public hearing. Paul Bischoff, applicant representative, stated that, as a result of discussions with a neighboring property owner, a screen will be added to the parapet wall to screen views. Chair Laferriere closed the public hearing. Director Buckingham recommended that the Commission add the following condition: CDD-5. The applicant may add screening to the roof decks up to a maximum of six feet above the roof deck that is architecturally integrated into the project design, subject to approval by the Community Development Director. Action: t was m/s Commissioner Rodman / Vice Chair Blum to 1) add CDD-5 as noted previously, and 2) adopt the resolution approving Development Application The motion carried on the following roll call vote: D R AYES: NOES: ABSENT: ABSTAN: RECUSED: Commissioner Rodman, Vice Chair Blum, and Chair Laferriere. None. Commissioner Halverson. None. Commissioner McLaughlin. A RESOLUTON NO : A RESOLUTON OF THE PLANNNG COMMSSON OF THE CTY OF GROVER BEACH, APPROVNG DEVELOPMENT APPLCATON FOR A DEVELOPMENT PERMT AND VESTNG TENTATVE PARCEL MAP LOCATED AT 267 NORTH 14 TH STREET (Applicant: Bischoff Homes) F Commissioner McLaughlin returned to the dias. 3. Development Application Applicant Sheldon Moseley The Planning Commission will consider a Use Permit to operate a commercial medical and adult-use cannabis cultivation, distribution, and manufacturing facility. The property is located at 750 Farroll Road, Units D and E (APNs and -010) in the ndustrial () Zone. The project is categorically exempt from the California Environmental Quality Act. T Senior Planner Castillo presented the staff report. Upon question by Commissioner Rodman regarding screening the proposed water tanks, Senior Planner Castillo stated that the 24-inch box trees will be planted and the tanks will be painted the building color. Chair Laferriere opened the public hearing. Warren Hamrick, project architect, stated that they are intending on planting shrubs and vines in addition to the trees previously mentioned. He stated the applicant has reviewed and concurred with the project conditions. Chair Laferriere closed the public hearing.

7 Planning Commission Minutes October 10, 2018 Page 3 Action: t was m/s Commissioner Rodman / Commissioner McLaughlin to adopt the resolution approving Development Application The motion carried on the following roll call vote: AYES: NOES: ABSENT: ABSTAN: Commissioners Rodman, McLaughlin, Vice Chair Blum, Chair Laferriere None. Commission Halverson. None. RESOLUTON NO : A RESOLUTON OF THE PLANNNG COMMSSON OF THE CTY OF GROVER BEACH APPROVNG DEVELOPMENT APPLCATON FOR A USE PERMT LOCATED AT 750 FARROLL SUTES D & E (Applicant: Cannaco California, LLC) 4. Development Applications through 28 Applicant Prime Capital Venture LLC The Planning Commission will consider Development Permits to develop approximately 5.3 acres for the construction of six (6) separate buildings on six (6) legal lots to construct a total of 114,894 square feet for mixed-light indoor cultivation, manufacturing, and distribution of commercial cannabis. The properties are located at 928, 938, 943, 953, 963, and 973 Huston (APNs , , , , and ) in the ndustrial () Zone. A Mitigated Negative Declaration has been prepared in compliance with Section of the California Environmental Quality Act Guidelines. Senior Planner Castillo presented the staff report. Staff responded to questions regarding the calculation of required parking, the height of the buildings, architectural/building design alternatives, date of the traffic study data Chair Laferriere opened the public hearing. D R A F Craig Smith, project architect, provided additional information regarding the proposed project. Marc Barnum, Nipomo resident, representing adjacent property, raised concerns about security. Michael Schulte, Clovis resident, representing Coastal Dance Music Academy, spoke against the project due to the proximity to the Academy. T Dan Snowden, Grover Beach resident, raised concerns about the noise generated by employee car doors at shift change since the facility will be a 24 hour facility. He requested clarification whether the project would be building a blockwall adjacent to his blockwall, if the site lighting would be emanating into his dwelling, and what kind of pesticides will be utilized. Larry Ferguson, Grover Beach resident, raised concerns of property values and building height. Chair Laferriere closed the public hearing. Senior Planner Castillo and Director Buckingham responded to questions and concerns raised by the public. Regarding security, it was stated that all cannabis businesses have conceptual and final security plans that are reviewed. The proposed wall will be built around

8 Planning Commission Minutes October 10, 2018 Page 4 the entire development, and would be approximately 6-8 feet in height, depending upon the grade elevation. The project has been conditioned to work with the adjacent residents to avoid double walls. Regarding odor, the operation would be out of compliance and would be required to be rectified. Regarding pesticides and chemicals, are regulated by State codes. Mr. Smith responded to questions, stating that the perimeter wall could be built at the beginning of the project, as it would provide security. Senior Planner Castillo stated that for the residential property that already has a block wall constructed, the condition requires that they work with that owner. t could be that they integrate the wall into the new wall, or if the height is insufficient, additional height would be added. Mr. Smith added that the developer wants to work with each property owner so that they are satisfied. D R Director Buckingham suggested the following condition for the parcels adjacent to the residential lots to the east: CDD-16. Prior to the start of building construction, perimeter walls shall be constructed adjacent to residential property lines, and may be a maximum of eight (8) feet in height. A Action: t was m/s Vice Chair Blum / Commissioner Rodman to: 1) Adopt the resolution certifying Environmental Document Number The motion carried on the following roll call vote: AYES: NOES: ABSENT: ABSTAN: Commissioners McLaughlin, Rodman, Vice Chair Blum and Chair Laferriere. None. Commissioner Halverson. None. RESOLUTON NO : A RESOLUTON OF THE PLANNNG COMMSSON OF THE CTY OF GROVER BEACH CERTFYNG ENVRONMENTAL DOCUMENT NUMBER FOR A DEVELOPMENT APPLCATONS THROUGH HUSTON COMMERCAL CANNABS COMPLEX (Applicant: Prime Capital Venture, LLC) F T 2) Adopt the resolution approving Development Application The motion carried on the following roll call vote: AYES: NOES: ABSENT: ABSTAN: Commissioners McLaughlin, Rodman, Vice Chair Blum and Chair Laferriere. None. Commissioner Halverson. None. RESOLUTON NO : A RESOLUTON OF THE PLANNNG COMMSSON OF THE CTY OF GROVER BEACH APPROVNG DEVELOPMENT APPLCATON 18-23

9 Planning Commission Minutes October 10, 2018 Page 5 FOR A USE PERMT LOCATED AT 953 HUSTON STREET (Applicant: Prime Capital Venture, LLC) 3) Adopt the resolution approving Development Application The motion carried on the following roll call vote: AYES: NOES: ABSENT: ABSTAN: Commissioners McLaughlin, Rodman, Vice Chair Blum and Chair Laferriere. None. Commissioner Halverson. None. D RESOLUTON NO : A RESOLUTON OF THE PLANNNG COMMSSON OF THE CTY OF GROVER BEACH APPROVNG DEVELOPMENT APPLCATON FOR A USE PERMT LOCATED AT 963 HUSTON STREET (Applicant: Prime Capital Venture, LLC) R 4) Adopt the resolution approving Development Application The motion carried on the following roll call vote: AYES: NOES: ABSENT: ABSTAN: Commissioners McLaughlin, Rodman, Vice Chair Blum and Chair Laferriere. None. Commissioner Halverson. None. A RESOLUTON NO : A RESOLUTON OF THE PLANNNG COMMSSON OF THE CTY OF GROVER BEACH APPROVNG DEVELOPMENT APPLCATON FOR A USE PERMT LOCATED AT 973 HUSTON STREET (Applicant: Prime Capital Venture, LLC) 5) Adopt the resolution approving Development Application The motion carried on the following roll call vote: AYES: NOES: ABSENT: ABSTAN: Commissioners McLaughlin, Rodman, Vice Chair Blum and Chair Laferriere. None. Commissioner Halverson. None. F T RESOLUTON NO : A RESOLUTON OF THE PLANNNG COMMSSON OF THE CTY OF GROVER BEACH APPROVNG DEVELOPMENT APPLCATON FOR A USE PERMT LOCATED AT 943 HUSTON STREET (Applicant: Prime Capital Venture, LLC) 6) Adopt the resolution approving Development Application The motion carried on the following roll call vote:

10 Planning Commission Minutes October 10, 2018 Page 6 AYES: NOES: ABSENT: ABSTAN: Commissioners McLaughlin, Rodman, Vice Chair Blum and Chair Laferriere. None. Commissioner Halverson. None. RESOLUTON NO : A RESOLUTON OF THE PLANNNG COMMSSON OF THE CTY OF GROVER BEACH APPROVNG DEVELOPMENT APPLCATON FOR A USE PERMT LOCATED AT 938 HUSTON STREET (Applicant: Prime Capital Venture, LLC) 7) Adopt the resolution approving Development Application The motion carried on the following roll call vote: AYES: NOES: ABSENT: ABSTAN: Commissioners McLaughlin, Rodman, Vice Chair Blum and Chair Laferriere. None. Commissioner Halverson. None. RESOLUTON NO : A RESOLUTON OF THE PLANNNG COMMSSON OF THE CTY OF GROVER BEACH APPROVNG DEVELOPMENT APPLCATON FOR A USE PERMT LOCATED AT 928 HUSTON STREET (Applicant: Prime Capital Venture, LLC) 5. Development Application Applicant City of Grover Beach The Planning Commission will consider making a recommendation to the City Council to amend Grover Beach Municipal Code Article X, Development Code Section 3.50 Parking Regulations and a Local Coastal Program Amendment regarding parking regulations in all zones within the City. The amendment also includes minor revisions to landscaping standards in Development Code Section 3.30 Landscaping Standards, Development Code Chapter 4 Standards for Specific Development and Land Uses regarding parking standards, and adds a definition to Development Code Section Definitions of Specialized Terms and Phrases. City staff is reviewing California Environmental Quality Act to determine compliance. D R A F T Director Buckingham and Martha Miller from Lisa Wise Consulting presented the staff report and responded to questions regarding whether the angled on-street parking spaces would allow backing in, bonuses for electric vehicle parking, bicycle and/or scooter parking requirements, parking requirements for Planned Unit Developments and Affordable Housing projects, reductions for single family residences, and street parking versus off-street lot parking. Chair Laferriere opened the public hearing. Marianne Garrett, Oceano resident, had a number of questions regarding the proposed changes and how they will be enforced for public parking. Larry Conner, Oceano resident, questioned why he was towed when parked in the Amtrak parking lot while on a trip via Amtrak.

11 Planning Commission Minutes October 10, 2018 Page 7 Director Buckingham stated the modifications to the parking regulations are for private developments and uses. The issues raised related to the Amtrak or City parking lots, and the length of time a vehicle can be parked on street or in lots are not in this code and not under the purview of the Commission. Action: t was m/s Vice Chair Blum / Commissioner Rodman to continue the item to the November 14, 2018 Planning Commission Hearing. The motion carried. COMMSSONERS' COMMENTS None. COMMUNTY DEVELOPMENT DRECTOR S REPORT Director Buckingham made a brief report on project updates and potential upcoming agenda items for the November Planning Commission meeting.. ADJOURNMENT 9:44 p.m. SECRETARY TO THE PLANNNG COMMSSON BRUCE BUCKNGHAM, COMMUNTY DEVELOPMENT DRECTOR (approved at PC meeting of, 2018) CHAR LAFERRERE D R A F T

12 PLANNNG COMMSSON STAFF REPORT TO: Honorable Chair & Planning Commission DATE: November 14, 2018 FROM: PREPARED BY: SUBJECT: Bruce Buckingham, Community Development Director A. Rafael Castillo, ACP, Senior Planner Development Application Request for a Use Permit to Establish a Commercial Cannabis Manufacturing and Distribution Facility Located at 650 Farroll Road Suites A through D (Applicant: Crosstown California Holdings, LLC) RECOMMENDATON Staff recommends that the Planning Commission adopt a resolution to approve Development Application BACKGROUND n May 2018, the City Council made several amendments to its commercial cannabis land use and regulatory ordinances, which included the following: Allow for the retail sales, cultivation, testing laboratories, manufacturing, and distribution of adult cannabis use (recreational cannabis); Changed the Review Authority for non-retailer uses to the Planning Commission; and Expanded manufacturing activities to include the use of volatile compounds. The Planning Commission is the Review Authority for this application and will make a determination. The action by the Planning Commission may be appealed to the City Council. Existing Site Conditions The subject site is an industrial zoned site located at 650 Farroll Street. The subject property is approximately 0.40 acres with an existing 9,448 square foot (sf) building that has been portioned into separate suites. The applicant proposed to occupy suites A through D, which is approximately 4,530 sf of space, including an existing, previously approved 535 sf caretaker s unit located on the 2 nd floor above suite A. The remainder suites are currently vacant. The lot frontage on Farroll Road is improved with curb, gutter and sidewalk. Agenda tem No. 2

13 Staff Report: Development Application for 650 Farroll Road November 14, 2018 Data Summary: Property Owner: Purple Nola, LLC APN: Applicant: Crosstown California Holdings, LLC General Plan Designation: ndustrial () Zoning: ndustrial () Surrounding Zones and Uses: North: R2, single family home / duplex South: ndustrial; light industrial building West: Coastal ndustrial; light industrial buildings East: ndustrial; light industrial buildings Vicinity Map R2 R1 C Site Photo Page 2

14 Staff Report: Development Application for 650 Farroll Road Page 3 November 14, 2018 Project Description The applicants propose to establish a commercial cannabis facility within an existing building with the following uses (approximate square footages shown): 885 sf of distribution uses; 2,375 sf of manufacturing uses; 1,270 sf of storage / warehousing of cannabis products; 775 sf of ancillary office within the previously approved 2 nd floor caretakers unit and a portion of the first floor. The applicants propose several changes to the site that include: New landscaping to replace plants that are overgrown and non-drought tolerant; nterior tenant improvements to combine suites and modify internal floor plan; Renovation of an existing caretaker s unit and transform this space into an office; Upgrade of existing trash enclosures to meet city standards; Painting and filling in of roll-up doors consistent with existing architecture of the building. The applicant is proposing minor exterior modifications, as only a portion of the building is proposed to be occupied by a cannabis business. The applicant will need to obtain building permits for proposed interior tenant improvements. These improvements will need to meet all Americans with Disabilities Act (ADA) accessibility requirements as required by Federal and State law. The applicant has already applied for building permits and are being reviewed by city staff. General Plan Consistency The proposed site is designated as ndustrial in the Land Use Element which is defined as follows: The ndustrial designation allows for planned industrial parks, warehouses, retail uses when accessory to a warehouse or industrial use, light manufacturing and assembly, and similar and compatible uses. n addition, the ndustrial designation accommodates smaller service businesses such as contractor s yards and car storage. This designation also allows for automobile service and repair shops, wholesalers and commercial uses related to building and mechanical material sales and supply. The following General Plan policies and programs are applicable to the proposed project as it is a proposed use within an existing building: LU-11.4 Clean industries. The City shall promote the development of clean or green industries that use sustainable production practices and identify and promote the use of alternative and clean technologies and do not pose health risks associated with water and air pollution or potential leaks or spills. The applicant is proposing cannabis manufacturing and distribution through an infusion process. The proposed process is considered non-volatile and includes the mixing, heating, and infusing of cannabis into various products. This process does not generate noxious smoke, or nuisance odor outside the manufacturing facility. As such, the manufacturing process does not pose health risks associate with water or air pollution. All manufacturing uses require compliance with the Council adopted Fire and Life Safety Requirements to ensure the uses will not pose a health risk to nearby properties. LU-20.3 Overall design objectives for industrial development. The design of new and redeveloped industrial projects should incorporate the following elements:

15 Staff Report: Development Application for 650 Farroll Road Page 4 November 14, Easily identifiable site access; 2. Service areas located at the sides and rear of buildings; 3. Convenient access, visitor parking and on-site circulation; 4. Screening of outdoor storage, work areas, and equipment; 5. Emphasis on the main building entry and landscaping; 6. Placement of buildings to provide plazas and courtyards; 7. Landscaped open space. 8. A variety of building and parking setbacks to avoid long monotonous building facades and to create diversity within the project. 9. An architectural style appropriate for the business type. 10. Buildings should project an image of high quality through the use of appropriate durable materials and well landscaped settings. The existing building and site are consistent with the above policy as follows: The site has defined access from Farroll Road; The site has convenient access, visitor parking, and on-site circulation; There are no outdoor storage, or work areas; The proposal improves landscape areas, as well as proposes painting and other minor façade improvements; n conclusion, staff believes the proposed project is consistent with the applicable Land Use Element policies. Development Code Consistency The project site is zoned ndustrial and Development Code Section states the purpose of the zone as follows ndustrial Zone (). The ndustrial Zone applies to areas of the City appropriate for light, medium and heavy manufacturing and assembly, industrial parks, warehouses, commercial cannabis uses, and similar and compatible uses. The area is also appropriate for smaller service businesses such as contractor s yards, vehicle repair and storage, and material sales and supplies. Live-work may be appropriate when compatible with surrounding uses. The proposed commercial cannabis facility is consistent with the purpose of the zone which clearly includes commercial cannabis uses (cultivation, manufacturing, distribution, testing labs and retailers). The primary purpose of the ndustrial Zone is to allow manufacturing and industrial types of uses most of which are permitted by right (no Use Permit or discretionary permit is required). There are also other types of uses such as vehicle repair, office, service, and retail uses (non-cannabis) that are permitted by right. The ndustrial Zone also may allow several nonindustrial types of uses such as health and fitness facilities, restaurants and studios (art, dance, martial arts) subject to approval of a Use Permit. As a result, there can be a wide variety of uses within close proximity in the ndustrial Zone and non-industrial uses may be subject to industrial operations (i.e., truck deliveries, more noise, etc.). Development Standards The proposed project meets the minimum development standards for the ndustrial Zone as shown below. Additional discussions regarding sewer improvements are included in the Public Works section.

16 Staff Report: Development Application for 650 Farroll Road Page 5 November 14, 2018 ndustrial Zone Development Standard Requirement Proposed Project Front Setback (minimum) 15 feet 15 feet Side Setback (minimum) 0 feet 0 feet and 46 feet Rear Setback (minimum) 0 feet 35 feet Building Height (maximum) 40 feet 20 feet to parapet Building Coverage (maximum) 50% 43% Floor Area Ratio (maximum) Lot size (minimum) 20,000 square feet 21,932 sf Lot width (minimum) 100 feet 107 feet Lot depth (minimum) 100 feet 181 feet Landscaping Coverage (minimum) Parking (minimum) 1 space for each 1000 square feet for storage /distribution 10% 3,919 square feet (18%) 2,155/1,000=2 spaces Bicycle spaces 1 space for each 500 square feet for manufacturing 1 space for each 250 square feet of office 1 (7.5% of the number of parking spaces) 2,375/500=5 space 775/250=3 spaces Total 10 spaces (provided) 1 bicycle rack required. Proposed mprovements The applicant is proposing minimal improvements to the property including repainting of awnings, garage doors, and filling in garage doors that are no longer being utilized as shown in the preliminary floor plans. Additionally the applicant proposes to replace existing landscaping that is dead or non-drought tolerant with new landscaping that meets city and state standards, as well as, revised trash enclosures for consistency with the City s Development Code. As a part of the proposal, the applicant proposes to remove the 530 sf caretaker unit that is above suite A. This unit was previously approved via Planning Commission Resolution 85-63; however, a residence located above cannabis manufacturing is not recommended by the Five Cities Fire Authority. The applicant proposes to convert this space into an office. A condition has been added to remove the existing kitchen facility.

17 Staff Report: Development Application for 650 Farroll Road Page 6 November 14, 2018 Development Standards for Cannabis Uses n addition to the above general development standards for the ndustrial Zone, Development Code Section requires specific development standards and minimum setbacks for commercial cannabis uses. The following section discusses compliance with these requirements. Hours of Operation The applicant indicates that facility hours will be 8:00 a.m. to 4:00 pm, five days a week. The hours proposed by the applicants are consistent with the development regulations pertaining to non-retailer commercial cannabis uses, and are subject to change as long as they are consistent with the City s commercial cannabis regulations. Odor Control Plan All commercial cannabis facilities are required to submit an odor control plan which indicates the devices and techniques that will be incorporated to ensure that cannabis odors are not detectable from the property boundary and public right-of-way. Odor control systems shall include, but are not limited to, ventilation and exhaust systems that provide sufficient odor absorption to meet the above requirements. An odor control plan is required as part of the building plan check process, and a condition has been added requiring that prior to occupancy a licensed mechanical engineer certify the odor control system has been properly sized, installed and operational to comply with the City s odor control standards for consistency with what was previously reviewed and if there are any changes to the building plan. The applicants are also required to submit an annual certification that the odor control system is operating properly. However, if for any reason odors are detected from the property boundary, staff has the ability to require immediate action by the applicant to resolve the issue as required by the Commercial Cannabis Permit. Security and Operations Plan The applicants submitted a security and operations plan which was reviewed by the Police Department. The Police Department finds that the security and operations plan is consistent with the Code. Waste Management Waste management will need to comply with the Council adopted Fire and Life Safety Requirements. A Certified ndustrial Hygienist (CH) will provide methodologies to safely dispose of waste on-site, and a condition has been included. Minimum Setbacks There are no applicable minimum setbacks for the proposed cannabis manufacturing and distribution uses at this location. Commercial Cannabis Permit Article Chapter 18 of the Municipal Code requires all commercial cannabis uses to obtain a Commercial Cannabis Permit in addition to a Use Permit. f the Planning Commission approves the proposed Use Permit, the City Manager is authorized to approve a Commercial Cannabis Permit upon completion of inspections by staff. Public Works The Public Works Department reviews all development applications to identify applicable Code requirements and identify improvements necessary to bring the existing site and proposed improvements into compliance with City standards. The following is a discussion of City sewer service.

18 Staff Report: Development Application for 650 Farroll Road Page 7 November 14, 2018 Connection to City Sewer Grover Beach Municipal Code (GBMC), Section 7139 requires that when a public sewer is located within a distance of 200 feet of a property, the project is required to connect to the sewer system. The subject project site is slightly less than 200 feet from the existing sewer. Therefore, the applicant will be required to connect to City sewer. A condition has been added to ensure a connection is completed prior to occupancy. The applicant is aware of this requirement and has applied for an encroachment permit to construct the sewer line. Fire Department The Five Cities Fire Authority reviewed the proposed project. The building has been recently retrofitted with fire sprinklers. The project has been conditioned to meet remaining Fire and Life Safety Requirements for manufacturing uses. Conclusion Staff is of the opinion that the proposed project as conditioned is consistent with the General Plan and Development Code and that the required findings can be made to approve the project. Environmental Review The proposed project is Categorically Exempt (Class 1 and Class 3) from the provisions of the California Environmental Quality Act (California Public Resources Code 21000, et seq., CEQA ) and CEQA Guidelines (Title 14 California Code of Regulations 15000, et seq.) Section 15301, because the proposed project includes interior alterations that involves negligible expansion of an industrial type use. Pursuant to CEQA Guidelines Section 15303, the proposed project consists of installation of equipment in small structures and conversion of existing structures from one use to another and construction of a sewage extension of reasonable length to serve the proposed project. Based on the existing and future conditions, the proposed project will not have significant cumulative impacts and there is no reasonable possibility that a significant environmental effect occurs based on the project record. ALTERNATVES The Planning Commission has the following alternatives to consider: 1. Adopt the resolution to aapprove Development Application 18-42; or 2. Provide alternative direction to staff. RECOMMENDATON Staff recommends that the Planning Commission approve Development Application to allow for both adult and medical commercial cannabis manufacturing and distribution uses. PUBLC NOTFCATON The agenda was posted in accordance with the Brown Act. A copy of this staff report and the meeting agenda was provided to the applicant. A legal ad was published in The Tribune on October 26, A public hearing notice was posted on the subject property and mailed to property owners within 300 feet of the subject property. ATTACHMENTS 1. Draft Resolution Exhibit A: Plans

19 Attachment 1 PLANNNG COMMSSON RESOLUTON NO. 18- A RESOLUTON OF THE PLANNNG COMMSSON OF THE CTY OF GROVER BEACH APPROVNG DEVELOPMENT APPLCATON FOR A USE PERMT LOCATED AT 650 FARROLL ROAD (Applicant: Crosstown California Holdings, LLC) WHEREAS, an application has been received from Crosstown California Holdings, LLC (applicant) and Purple NOLA, LLC (owner) for consideration of Development Application 18-42, requesting approval for a Use Permit to establish a commercial cannabis facility with manufacturing and distribution uses at 650 Farroll Road, Suites A through D (APN ); and WHEREAS, the notice of Public Hearings for the Planning Commission meeting was sent to adjoining property owners and advertised in the manner required by law; and WHEREAS, the Planning Commission of the City of Grover Beach has reviewed and considered Development Application at a Public Hearing on November 14, 2018; and WHEREAS, the proposed project qualifies for a Categorical Exemption consistent with CEQA Guidelines Section 15301: Existing Facilities and Section 15303: New Construction or Conversion of Small Structures; and NOW, THEREFORE, BE T RESOLVED that the Planning Commission of the City of Grover Beach HEREBY make the following findings and determinations with respect to Development Application for a Use Permit: SECTON 1. Findings of Environmental Exemption. The Planning Commission finds as follows: 1. The proposed project is Categorically Exempt (Class 1 and Class 3) from the provisions of the California Environmental Quality Act (California Public Resources Code 21000, et seq., CEQA ) and CEQA Guidelines Section Existing Facilities and Section 15303, New Construction or Conversion of Small Structures based on the proposed project consisting of a commercial cannabis manufacturing and distribution use in a portion of a 9,448 square foot building in the City s ndustrial zone. The proposed project will make minor interior modifications but not expand the existing building footprint. Additionally, the proposed project includes installation of a sewer lateral that is of reasonable length that will serve the development. 2. The applicant proposes a commercial cannabis manufacturing and distribution facility that includes interior improvements, including new partitions, new plumbing, and electrical work, to be completed consistent with the California Building Code in an a portion of an existing 9,448 square foot building. 3. The proposed project is conditioned to construct a connection to the City sewer system. An extension of the City sewer system is required and is located in Leoni Street and accessed via existing sewer easements. This proposed construction is consistent with the goals and policies of the General Plan and is considered reasonable in length.

20 Planning Commission Resolution No. 18- Page 2 4. The proposed project is not located in an environmentally sensitive area, nor impact an environmental resource. 5. The proposed project will not have a cumulative impact of successive projects of the same type, in the same place, over a period of time. The proposed project is located within an industrial zone with similar type of uses. 6. The proposed project will not have a significant effect on the environment based on the project record, which is on file at the City of Grover Beach Community Development Department. 7. The proposed project is not located on a designated scenic highway nor scenic resource. 8. The proposed project is not located on any hazardous waste list pursuant to Section of the Government Code. 9. The proposed project is not a designated historical resource. SECTON 2. Findings for approval of Use Permit. The Planning Commission finds as follows in accordance with Grover Beach Municipal Code (GBMC) Article X, Section (F): 1. The proposed development is consistent with the General Plan, this Development Code, and other City goals, policies, and standards, as applicable. Fact. The project is consistent with all applicable General Plan policies and Development Code requirements for both the ndustrial Zone and commercial cannabis standards, including minimum setbacks for non-retailer uses. The project is also consistent with the Council s adopted Major City Goals for economic development and the Economic Development Strategy. 2. The subject site is physically suitable in terms of design, location, operating characteristics, shape, size, and topography. Fact. The proposed project is within a portion of an existing 9,448 square foot building which approximately 5,065 square feet will be utilized for commercial cannabis uses. The site has appropriate circulation with a secured area for deliveries. The project site is located in the ndustrial Zone and the proposed uses are specifically included in the purpose of the Zone. The hours of operation and deliveries are prescribed by the Development Code but are typical of uses in an industrial area. 3. The type, density, and intensity of use being proposed will not constitute a hazard to the public interest, health, safety, or welfare. Fact. As discussed in the staff report, the ndustrial Zone allows a variety of industrial and non-industrial uses. The manufacturing and distribution uses meet all City adopted minimum setbacks for uses typically within industrial areas. A

21 Planning Commission Resolution No. 18- Page 3 preliminary safety and operations plan has been reviewed and approved by the Police Department to further assure the public safety. The commercial cannabis uses, density, and intensity are consistent with the ndustrial Land Use Element designation and the purpose of the ndustrial Zone. The existing building size, height, lot coverage and other development standards do not exceed the maximum Development Code requirements. The project has been conditioned to meet all applicable California Building Codes and the Council adopted Fire and Life Safety Requirements for cannabis uses. Unless there is information submitted as part of the public hearing process, there is no evidence in the public record that indicates the proposed commercial cannabis uses will constitute a hazard to the public interest, health, safety, or welfare. SECTON 3. Use Permit Approval. The Planning Commission of the City of Grover Beach, at its regular Meeting of the Planning Commission on November 14, 2018 resolved to approve Development Application for a Use Permit subject to the following: CONDTONS OF APPROVAL: GENERAL G-1. G-2. The approval granted by this Resolution shall be valid for twenty-four (24) months of the approval date, and shall expire unless a valid building permit is issued and construction commenced. A request for a time extension shall be submitted to the Community Development Department as provided in GBMC Article X, Section The Applicant agrees, as a condition of approval of this resolution, to indemnify, defend and hold harmless, at Applicant s expense, City and City s agents, officers and employees from and against any loss, liability, costs, damages, claims, action or proceeding of any kind including also any proceeding commenced to attack, review, set aside, void or annul the approval of this resolution or to determine the reasonableness, legality or validity of any condition attached hereto. City shall promptly notify Applicant of any such loss, liability, costs, damages, claims, action or proceeding to which City receives notice, and City will cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City for any court costs and attorney s fees that the City may be required to pay as a result of any such claim, action or proceeding. City may, in its sole discretion, participate in the defense of any such claim, action or proceeding, but such participation shall not relieve Applicant of the obligations of this condition. Applicant s acceptance of this resolution or commencement of construction or operations under this resolution shall be deemed to be acceptance of all conditions contained in this resolution. The Applicant further agrees, the conditional approval of this Use Permit or any condition contained therein, does not guarantee nor does the City represent the State will issue a State Cannabis license for the uses defined herein or consistent with this Use Permit. The Applicant agrees to indemnify, defend and hold harmless, at Applicant s expense, City and City s agents, officers and employees from and against any claim, action or proceeding or any liability to the City arising from any action by the State of California or the refusal of the State of California to issue a State Cannabis License under the Medicinal and Adult Use Cannabis Regulation and Safety Act, as amended, or any other State statutory or regulations controlling cannabis uses.

22 Planning Commission Resolution No. 18- Page 4 G-3. G-4. G-5. All Conditions of Approval shall be provided on a full size drawing sheet as part of the construction plan set. All notes and specifications as shown on the plans shall be considered Conditions of Approval. f there is a conflict between the approved plans and the Conditions of Approval, the Conditions of Approval shall prevail. The project shall comply with all State and City codes, regulations, and standards. Construction plans shall comply with applicable California Building Codes in effect at the time of submittal. Prior to commencement of construction, construction plans shall be approved and applicable permits obtained. The hours of construction shall be from 7:00 a.m. to 7:00 p.m. Monday through Friday, and 8:00 a.m. to 5:00 p.m. Saturday, Sunday, and holidays, in accordance with Municipal Code Section All construction traffic shall access the site utilizing the truck route(s) closest to the site as defined in the City Circulation Element and as approved by the City s Police Department. All operations shall comply with the City s Noise Ordinance including mechanical equipment. COMMUNTY DEVELOPMENT DEPARTMENT CDD-1. This approval authorizes establishment of a commercial cannabis facility consisting of manufacturing and distribution of adult and medical cannabis uses and associated tenant improvements in substantial conformance with the approved project plans attached as Exhibit A and as amended herein. The project shall comply with all requirements of GBMC Article Chapter 18 and Article X Section at all times. CDD-2. Prior to occupancy, the applicant shall obtain a valid City Commercial Cannabis Permit, consistent with GBMC Article Chapter 18. The applicant shall adhere to all conditions established as a part of Development Application and all applicable regulations set forth in GBMC Article X and Article Chapter 18. CDD-3. Prior to occupancy, an odor control system report shall be submitted by a mechanical engineer licensed in the State of California certifying the system is properly sized, installed and operational to comply with the City s odor control standards, if the applicant utilizes a mechanical system. CDD-4. To the extent required by State law, Permittee shall obtain a valid state license(s) from the Bureau of Cannabis Control for all aspects of their business that include manufacturing and distribution of medical and adult use cannabis. Applicant shall not commence operations until such time as they have received the applicable State license for cannabis uses to the extent required by State law. CDD-5. All roof and ground mounted equipment shall be screened in compliance with Development Code Section G. CDD-6. Prior to issuance of final occupancy, applicant will modify the existing trash enclosures, consistent with Development Code standards, as shown in Exhibit A. CDD-7. Prior to issuance of final occupancy, applicant shall remove the stove and hood from the upper floor of suite A to be used as an office. CDD-8. Prior to issuance of occupancy, applicant shall remove any signage on the building from

23 Planning Commission Resolution No. 18- Page 5 businesses that no longer occupy space within the building. CDD-9. At the time of building permit submittal, a landscaping plan is required that show new plant material, as well as, new water efficient irrigation, per state law. Additionally, fencing boards must be replaced as necessary and demonstrate consistency with adopted industrial design guidelines. CDD-10. One (1) bicycle rack shall be installed prior to the issuance of final occupancy. POLCE DEPARTMENT PD-1. PD-2. PD-3 PD-4. PD-5. Prior to building permit issuance, a final security and operations plan shall be submitted for review and approval by the Police Department. f the Permittee proposes any revisions to the security and/or operations after final approval by the Police Department, the Permittee shall submit a revised plan to be approved by the Police Department prior to implementing the revisions. All security measures shall be adhered to and implemented consistent with GBMC Article Chapter 18 Section at all times. Prior to issuance of certificate of occupancy, the Police Department shall inspect the facility and security systems to confirm it is consistent with the approved security and operations plan. All employees shall obtain a work permit issued by the City and be renewed annually consistent with GBMC Article, Chapter 18, Section A back-up power system shall be required for video and alarm systems. A minimum of 48-hours of back power generation is required. FRE DEPARTMENT FD-1. FD-2. FD-3. FD-4. All submitted building plans shall meet all California Building and Fire Codes, including erratas and adopted commercial cannabis checklist provided by the Five Cities Fire Authority in effect at the time of building permit submittal and shall be reviewed and approved by the Five Cities Fire Authority prior to building permit issuance. Prior to final occupancy, the Five Cities Fire Authority shall perform a final inspection to ensure consistency with local adopted California Building and Fire Codes. Prior to building permit issuance, the applicant shall submit a report from a Certified ndustrial Hygienist with recommendations to comply with the Council adopted Fire and Life Safety Requirements. Prior to occupancy, the Certified ndustrial Hygienist shall perform an on-site inspection to verify that the recommendations of the report have been completed. Address signage shall be added on the building facing Farroll Road consistent with the Fire Code.

24 Planning Commission Resolution No. 18- Page 6 PUBLC WORKS DEPARTMENT/CTY ENGNEER PW/CE-1. Prior to occupancy, the applicant shall connect to the City s sanitary sewer system, to the satisfaction of the City Engineer. PW/CE-2 Connection into the wastewater distribution system may be deferred for up to six (6) months after the issuance of final occupancy of any proposed use. PW/CE-3 f public improvements are deferred, the applicant shall provide performance guarantees consistent with Development Code Section PW/CE-4 The applicant shall submit Public mprovement Plans depicting all proposed public improvements in compliance with Municipal Code Article X Section All plans shall be prepared by a licensed professional engineer and will be subject to approval by the City Engineer. On motion by, seconded by, and on the following roll-call vote, to wit: AYES: Commissioners - NOES: Commissioners - ABSENT: Commissioners - ABSTAN: Commissioners - the foregoing RESOLUTON NO. 18- was PASSED, APPROVED, and ADOPTED at a Meeting of the City of Grover Beach Planning Commission on this 14th day of November, Attest: JOHN LAFERRERE, CHAR BRUCE BUCKNGHAM, COMMUNTY DEVELOPMENT DRECTOR SECRETARY TO THE PLANNNG COMMSSON

25 0 <C ~...J...J ~ c:::: ~ Suite A 1 ~......! Existing Building ~ Suite,,,,. B Suite... c N20'45'E ' Suite D... Drive/Parking Vicinity Map Suite E Suite F Suite G Suite H N20'45'E ' NOTE: Shaded areas are not a part Site Plan/ As-Built Scale: 3/32" = l'-0' re ~rn Project Statistics A.P.N. ZONNG OF T11~ PN>~l.rr: CJNS11WCTJDN 'TYl'E: CC OCCJPANC'' GROUP: STE.AREA: LOWEil floor: UPPER. Fl.DO: BUJLDNG ~ 0' NDUSTRlAL S F-1 [TOWXQ/FOOD PROCESSD'G) t,... f 21,932: rl(<l.503sac.) 7Jl f 10,llM t 'TENAHT AREA~- A-0: 4,512 " Lat Nat Pllrt (BOCA &nlds: &arldr W.11 l:d c.urtln. d D1mllllllnll Wiiii.) AFAl.TMENr 65(1 1/2 : UF-535 rl LF-Jl.5 fl (NatAP11t) SUTES E-G : 4 151:1 fl (VAC\NT - Nat A P11t) Hardscape BUJLDNG RXmfUNT: DRVEWAY FLATWORK: LANDSCAPE AREA: Parking tmllf 43"" l.5'slf 351"" 3.\'llltrf llll)li. MMUfACT\11UfU3/STOMGE: Sl'ORM!:: l SPACE Pt:R. l,ooorf PW<llUFACT\RNli: l SPH:J: PEil!iODlt SltRAC9E USE {Arws J,4,5,7, : 596+2tl ,331 SF l SPACE l'ti\nufactljrng AREA: ,331 3,250 SF 6 SPACES Basin TOTAL RB2LJRED: 7 SPACH i AAC i f ti.,.,,,,_,_ POBOX29 GRll\ER BEACH, CA ll i ~.. <.. -~ - ~ J i,... ; s...,_u..,,_.johnm ckaacgdmll.com 0 """l::c( :!.. i i i "... i.. i.. ".... t.. "C tn"co~ \11111_,,..,. o... t N~~~ 111.., oft:!...: L.lL."fl1111D C.... G :U 0~> 111 :::i e z Dtfl~ Ownr OWtlwrl ClllmM Hnlll19r UC ~.. ~ca>~~~ Contact:: Gneg Galdston ~: (720) ,.,,....""'".. JolYF.Mlldc: S.phlmtNlr Site Plan As-Built drawing T-1 or

26 Office Upper Floor ~. f:: ~ &@ =.ing JJ ~~N y ~~ / EJ~~"''"' Waslf ~rea : ~ '-, ~a#6 L--!J~~~~--...J Storage #3 17'f'JOO'(lllll~ Storage Area #7 J lr'l HAN> U '-.1. //, ~ / / Not a Part '... r ;torage Area #4 2'11f l! i... 'x1c' DCNGJtAD l r110 DOliNGRA'DU r11a ~ ~. Filling Area 8 Lab \""''"' Refinement Area 1.._ r.11a,u'llhm - " "'OSTA""l2 1x1C' 1 &: ~ ~ -- DCaGSl'AOllM l11lc' 1130' Floor Plan Scale: 1/4" = 1' 0" Lab Tincture Production Area #2 a' '-U' lllok Curring Area 9 rx:l!'-4" Wall Legend l+udllgdool Dailey Gummie Storage Area 14 Ma 451Sf ~:'l'f",. (E)h4WOCllmJO.SAT 1.6"1.c. llewh4woccls'n.out A"'u. llewz1liiwood51\tlu.t tru. {E) DtS~:~Dtn nfu~ion ~rea 10 L - _J L._._J - -, - -, ~:'l'f" L ge _J om~:~u.h Jxtwtm$TJD(ltl5111JCT1(11 lholll... t... llohsll&...j L.. rql212coldocll Packaging Area 13 U'X'J: i AAC i f ti.,.,,,,_,_ POBOX29 GRll\ER BEACH, CA ll ======ijj= i ~ ""'"" 1 Secure,..,,. Storage i i. mllet.ge ,.. ~.. ~ - ~ J i,... ; s.. i i i..... i.... 3U i HAHDO" Jalvl!:J -...,_u..,,_.jahnm ckaacgd.al.cam "C Q)"CO~ ~cll:ji t N~~~ 111.., oin...,. 0-' l:::c(i;: L.lL ~ll~ C.. Q._ 0...., -> z 111 :::ie Dtfl~ ~.. ~~~~~ """ OWtllWrl.. Clllar1U Hnld19r UC Contact:: Gneg Goldston ~: (720) ,.,,....""'".. F. M1111c:k S phimtnlr 18, Floor Plan t 41rawlng A "'

27 Office Office Loft Not a Part Cl Lower Level 5cDle: 1/4" = l '-0" ~===:==;r=~ f - ti 1""1EmNGllCX! - ~ a ll.._, i --.,.,...,,.. i ~ Lab ""'"" Storage J.-_J 17-nll' (3OS),! i n <!b<l!i fv' ~,...,,.. =- ""''""ll J! Rt)()H ~-- ~71 H "'""'-''"'"' /, Wasl! Area 1 ""'""" '\.~16 //)'\. / 'if- /NotaPa CJ Storage Area #7 ', Ullllllll '"'"" CJ! ii Refinement Area 1 l~t.. hll-11' -... L~,m d ~lii... llm ,,- - -, ' 10 ""'"' "'r' ~ ~ '""'~ DDllNG~AllDll# l l)q'"""'"""'" ~ ~ Area 9 4'11C' hlo'... 25'-4" D()Sl(G$!'Al'Ult1 lxlc' o::8gjl'aoon fs l:.:c' 1 llos~~jot2 30 nfu~ion ~ 10 L._._J L. J -, -,.J ~ { -' -- _J i L. J ~ CON~~~J"*" ooac;~" Lower Level Security Plan Ke Packaging Area 13 '1t omce '1 11' SeaJre Storage U"115' '1tl iaa,,,.~ i.,.,,,,_,_ POBOX29 GRll\ER BEACH, CA ~ J i,.....,,_...,_u.jahnm ckaacgd.al.cam ~ N~u~ ; u - :u s 111.., oin...,. 0.,,J l:::c(~.. l( i ~ i "'"-"""' 1111 f... D -H i CJ - J """.. Legend...,. Sim. DOOR w/ OlCl!l!Nm' LllOC 'i MDTDN SBSOl S DOOR SBSOl c;jjjjjl AV!QJFllEllT t a "C Q)-co:::l ~cll:ji L.lL ~ll~ C. Q._ 0...., -> z 111 :::ie Dtfl~ ~.. ~~~~~ OWtllWrl Clllar1M Hnld19r UC Contact:: Gneg Goldston ~: (720) ,.,,....""'".. Jolvl F. M1111c:k S.phlmtNlr Security Plan 41rawlng S-1 --"'

28 Landscape Notes 0 <( ~ Existing Building l. THS LANDSCAPE 1S m::!ullud TO E CONSSTENT wmt GROVER. EAOt DEYB.oPflENTOODE~on! AND Sec:l:lar'l490.1 OF TE STAT!: Of CAufOMlA WATfR EfflQB'fT LANDSCAPE OltDNMCE, 2. nns LANDSCAPE' PlAN DOES NOT REQURE HY.LTlfV ECSTNG PlAKTS TO E RfMOVB), NEW Pl.MTS SHAU. E l.ocatd WHERE EXSTNG Pl.ANT MAlEUAL HAS DED MOC N<D S NOW OVE..tiROW!-. WTl1 'MDS. 3. TllERE AKE NO SPfUNKLERS EXDmNCi Ol. llltcposed wnh lhe5 LAND!CAPEPLM. All.llUtlGA'TONJ! aywayofdrjpillj.gatlot.. ALL DRP sw.l E REPLACED vmll r.ew EMJTTERS. VALVE! SHAU. E RB'lACED AND OONBQl_l.E!) V NF# $MART CONT1lOL1El. wmt ~m:mr. SBUORS. (Rlc:tllo Smlrt Sprtnkler Conlnller 2/ld Gen)...,."""' WASHNGTCNL\ ROBU: llqu""""" "MlDALTO" SWEETlilUM ~ DlfA EUROPASA ~ 01.lYES'#MHJU.. ~~.~/! PU.NJS cmaslfelta PUKPLE LEAF llwm ~ SHRU:"""""' ClS...SMTAKTC'A "PDYN.~' MUNMlmW.15 l'olys'nchum SWORD""".. 15 ClAL,...,..._ E BOTANCAL NAME NAlS 'ltiw or PAMDlR' 5T1'EUTZARB'iill'W: FOUNTAN GRASS * HBOl()Nllt KGWELD..YT\JllF LROPE MUKAR la!mlndoes SZE QUA,..._ 0,... PWNl5ETU" SETACBJ/111,... R.~MQM)ENS1$,... ~ ~'m~rnlm,..._ GROUND COVER [ii!!] (t) NAlM: GMSSl5 NA NA ~.,).VL NA "A ~ "TM.LNGGAZMA' RATS 12 1.c. GAV.NA '"4nSUWA WH ~ 'FlDWER CAlPET lted NA liilrdundcxjv8'.rclie" ad5a X 'NOAAE' ABJA GMMJ fura ~ ~~.=~ NA QDSSY.O."'-"H ROSA)( 'NDASHNEE' "A "A.,.,,,,_,_ POBOX29 GRll\ER BEACH, CA ,,_...,_u.JahnM ckaacgdmll.cam...j...j ~ 0::: ~ Landscape Plan Scale: 3/32" = 1 '-0" N20"45"E ' fb Building Elevation Scale: 3/32" = 1'-0" l Elevation Notes 0--. EXrSTNG 3:2" WDE UNO O P: SPLT Fl.CE' MAS0Mtt TO ltbll.n. COLOR: BROWN 2 EXSTNG SMOOTH MASONl\YTO REMAN. - COLOR.: TAN J OOSTNG WOOD COVBtED ENTRY WTH WOOD SDDG. RB'ANT AND PREP All. WOOD AND RASH[NG FDR.~ PANT. COLOR: SMLUE 4 R.EPLACE EXSTlNG 5TEB.. DOOR wmt NEW ST'EEL RBNR:>R.CED DOOR. AND Km.BS ENTRV SYST!N. NEW PANT COLOR: DARK BWE 5 llemoye COL DOOR._ JNFDJ. EJOmfUi OPEMfUi wm1 5TUD5. SD.RE ClD METW.. DOOR 'RJ 5TJD5. NEW!'AN'T CXJLDlt: DMK WE & PANT Fl.ASHNG TO MATOi EXST1NCii BLOCK CDLDR. 7 llel'lace EX5T1NG LJGHT WnH NEW LBJ WALL. MOUNT FDCTUE REMOVE (E) WNDOW AND REPLACE WrTH X CiiLA!S BLDCC. DFfUSED TEXTUR.E 9 EXSTlNO METAL DOOR. TO E 5EC\JR.ED SHUT - NON OPE MLE lemoye ALL ~DWNlE LO OOSTNG Wl!EOW TO RfMAN. "C tn"co~ \11111_,,..,. o...,..., t N~~~ 111.., ofl:!..c 0 """l::c( :! L.lL."fl1111D C.... G :U 0~> 111 :::i e z Dtfl~ Ownr OWtllWrl Clllar* Hnlll19r UC ~.. ~ca>~~~ Contact:: Gneg Goldston ~: (720) ,.,,....""'".. Jolvl F. M1111c:k... S.phlmtNlr Landscape Plan drawing L-1 "'

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31 Staff Report: Development Application for 1523 West Grand Page 2 November 14, 2018 Site Photos Proposed Project The applicant is requesting an after the fact Use Permit to operate a hookah bar that serves non-alcoholic beverages from 5:00 p.m. to midnight seven days a week located at 1523 West Grand Avenue. The applicant operates a retail tobacco store in the adjacent unit, 1519 West Grand Avenue. n 2015, the applicant commenced operation of a coffee shop in the subject

32 Staff Report: Development Application for 1523 West Grand Page 3 November 14, 2018 unit. Subsequently, a doorway was created between the two units and a hookah lounge was commenced without obtaining a Use Permit. State law classifies a hookah lounge as a private smoking lounge, which is a separate, enclosed area in or attached to a retail tobacco shop that is dedicated to the use of tobacco products. Private smoker s lounges, along with retail tobacco shops, are exempt from the State s Clean ndoor Air Law (Labor Code (e)), which prohibits smoking in most enclosed workspaces. The Development Code classifies hookah bars as a Personal Service-Restricted use, which requires the approval of a Use Permit. n addition, retail uses that operate between the hours of 10:00 p.m. and 7:00 a.m. require a Use Permit, due to the reduced allowable noise level during that time frame. The approval of a Use Permit requires the following findings be made in the affirmative: 1. The proposed amendment is consistent with the General Plan, this Development Code, and other City goals, policies, and standards, as applicable. 2. The subject site is physically suitable in terms of design, location, operating characteristics, shape, size, and topography. 3. The type, density, and intensity of use being proposed will not constitute a hazard to the public interest, health, safety, or welfare. The use is similar to a coffee shop and would not generate more noise that a typical commercial use in a commercial zone. The site is only from West Grand Avenue, and not from behind the building. n order to mitigate second hand smoke from exiting the building, staff has added a condition that an odor control system be installed. n addition, due to the use of coals, a mechanical exhaust hood system is required to be installed. As previously mentioned, this is an after the fact permit and is still an active code enforcement case until such time that a Use Permit is approved and the conditions of approval have been completed. As a result, staff has added a condition requiring that the ventilation and exhaust systems be completed and operational within 60 days. Conclusion Staff is of the opinion that the project is consistent with the General Plan and Development Code and the findings can be made for the use as conditioned. Environmental Review The proposed project is Categorically Exempt (Class 1) from the provisions of the California Environmental Quality Act (California Public Resources Code 21000, et seq., CEQA ) and CEQA Guidelines Section (Title 14 California Code of Regulations 15000, et seq.) because the proposed project involves a commercial use within an existing commercial building. ALTERNATVES The Planning Commission has the following alternatives to consider: 1. Adopt the resolution to approve Development Application 18-48; or 2. Provide alternative direction to staff.

33 Staff Report: Development Application for 1523 West Grand Page 4 November 14, 2018 PUBLC NOTFCATON The agenda was posted in accordance with the Brown Act. A copy of this staff report and the meeting agenda was provided to the applicant. A legal ad was published in The Tribune on October 26, A public hearing notice was posted on the subject property and mailed to property owners within 300 feet of the subject property. ATTACHMENTS 1. Draft Resolution

34 Attachment 1 PLANNNG COMMSSON RESOLUTON NO. 18- A RESOLUTON OF THE PLANNNG COMMSSON OF THE CTY OF GROVER BEACH APPROVNG DEVELOPMENT APPLCATON FOR A USE PERMT LOCATED AT 1523 WEST GRAND AVENUE (Applicant: Susan Kurdi) WHEREAS, an application has been received from Susan Kurdi (applicant) and Guadalupe Alvarez (property owner) for Development Application 18-48, establishing a hookah bar (private smoker s lounge) at 1523 West Grand Avenue (APN ); and WHEREAS, the notice of Public Hearing for the Planning Commission meeting was sent to adjoining property owners and advertised in the manner required by law; and WHEREAS, the proposed project qualifies for an Categorical Exemption consistent with CEQA Guidelines Section 15301: Existing Facilities; and WHEREAS, the Planning Commission of the City of Grover Beach has reviewed and considered Development Application at a Public Hearing on November 14, 2018; and NOW, THEREFORE, BE T RESOLVED that the Planning Commission of the City of Grover Beach HEREBY make the following findings, determinations with respect to Development Application 18-48: SECTON 1. Findings of Environmental Exemption. The Planning Commission finds as follows: 1. The proposed project is Categorically Exempt (Class 1) from the provisions of the California Environmental Quality Act (California Public Resources Code 21000, et seq., CEQA ) and CEQA Guidelines Section (Title 14 California Code of Regulations 15000, et seq.) because the proposed project involves a commercial use within an existing building. 2. The proposed project is not located in an environmentally sensitive area, nor impact an environmental resource. 3. The proposed project will not have a cumulative impact of successive projects of the same type, in the same place, over a period of time. The proposed project is located within an industrial zone with similar type of uses. 4. The proposed project will not have a significant effect on the environment based on the project record, which is on file at the City of Grover Beach Community Development Department. 5. The proposed project is not located on a designated scenic highway nor scenic resource. 6. The proposed project is not located on any hazardous waste list pursuant to Section of the Government Code. 7. The proposed project is not a designated historical resource.

35 Planning Commission Resolution No. 18- Page West Grand Avenue SECTON 2. Findings for Use Permit. The Planning Commission finds as follows in accordance with Grover Beach Municipal Code (GBMC) Article X, Section (F): 1. The proposed amendment is consistent with the General Plan, this Development Code, and other City goals, policies, and standards, as applicable. Fact. The proposed project is consistent with all applicable General Plan policies and Development Code requirements for the Retail Commercial Zone. 2. The subject site is physically suitable in terms of design, location, operating characteristics, shape, size, and topography. Fact. The site is a 26,362 square foot rectangular flat lot fully improved with an existing 10,893 square foot building with an improved area with 31 parking spaces. The site has appropriate circulation allowing for public access to parking. The project site is located in the Retail Commercial Zone. 3. The type, density, and intensity of use being proposed will not constitute a hazard to the public interest, health, safety, or welfare. Fact. The Retail Commercial Zone allows a variety of commercial uses. As conditioned, the use will not subject the general public from secondhand smoke. SECTON 3. Use Permit Approval. The Planning Commission of the City of Grover Beach, at a Regular Meeting on November 14, 2018 resolved to approve Development Application for a Use Permit subject to the following: CONDTONS OF APPROVAL: GENERAL G-1. G-2. The Applicant agrees, as a condition of approval of this resolution, to indemnify, defend and hold harmless, at Applicant s expense, City and City s agents, officers and employees from and against any loss, liability, costs, damages, claims, action or proceeding of any kind including also any proceeding commenced to attack, review, set aside, void or annul the approval of this resolution or to determine the reasonableness, legality or validity of any condition attached hereto. City shall promptly notify Applicant of any such loss, liability, costs, damages, claims, action or proceeding to which City receives notice, and City will cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City for any court costs and attorney s fees that the City may be required to pay as a result of any such claim, action or proceeding. City may, in its sole discretion, participate in the defense of any such claim, action or proceeding, but such participation shall not relieve Applicant of the obligations of this condition. Applicant s acceptance of this resolution or commencement of construction or operations under this resolution shall be deemed to be acceptance of all conditions contained in this resolution. All Conditions of Approval shall be provided on a full size drawing sheet as part of the construction plan set. All notes and specifications as shown on the plans shall be considered Conditions of Approval. f there is a conflict between the approved plans and

36 Planning Commission Resolution No. 18- Page West Grand Avenue the Conditions of Approval, the Conditions of Approval shall prevail. The project shall comply with all State and City codes, regulations, and standards. Construction plans shall comply with applicable California Building Codes in effect at the time of submittal. G-3. G-4. Prior to commencement of construction, construction plans shall be approved and applicable permits obtained. All construction traffic shall access the site utilizing the truck route(s) closest to the site as defined in the City Circulation Element and as approved by the City s Police Department. All operations shall comply with the City s Noise Ordinance, including mechanical equipment. COMMUNTY DEVELOPMENT DEPARTMENT CDD-1. This approval authorizes Development Application to allow the operation of a 1,140 square foot hookah bar (private smoker s lounge) in substantial compliance with Exhibit A between the hours of 8:00 a.m. and midnight. As defined by State law, private smoker s lounges are for the consumption of tobacco products. Cannabis products are prohibited. CDD-2. Within 30 days of approval, the applicant shall submit plans for an odor control system prepared by a licensed HVAC contractor in the State of California certifying the system is properly sized, installed and operational to prevent second hand smoke from exiting the building. The HVAC system shall be installed and operational within 60 days of the project approval. CDD-3. The business shall operate in compliance with all State, County and local laws for tobacco consumption as enforced by the applicable agencies. FVE CTES FRE AUTHORTY FD-1. Adequate ventilation is required when heating coals. Within 30 days of approval, the applicant shall submit plans for mechanical exhaust hood system that is UL listed. The plans shall be prepared by the appropriately licensed contractor in the State of California. The system shall be installed and operational within 60 days of the project approval. The mechanical exhaust hood fan shall be on at all times while coals are being prepared. FD-2. Whenever hot coals are removed from the preparation area, they shall be placed in a ceramic, metal, or other noncombustible container. Open mesh containers shall not be used. FD-3. Coal containers shall not be placed on combustible materials, such as tablecloths or furniture. All devices used to transfer coals from the container to the hookah pipe shall be of a non-combustible material. FD-4. Hookah pipes shall be securely fastened in place to prevent overturning. An approved clasp or hook may be used to secure the pipe to a table or other stationary object. A shield or other approved device shall be applied to the top of the pipe to prevent accidental contact of patrons to exposed coals. A protective device may be a cap constructed of aluminum foil so that the height is not less than two inches above the top

37 Planning Commission Resolution No. 18- Page West Grand Avenue of the coals. FD-5. Used coals shall not be discarded in such a manner that could cause ignition of combustible materials. Used coals shall be removed and placed into a sealed metal or ceramic container with a lid (no openings other than the lid). The container shall be labeled Hot Coals Only. The container shall not be placed within ten feet of other combustible materials, including combustible walls, partitions, or within two feet of openings of the building. f the container is placed on a non-combustible floor, ground surface, or stand, the container may be within two feet of the wall or partition. Hot ashes shall be thoroughly cooled (at least 24 hours) before being discarded. FD-6. The maximum number of occupants shall be 49 persons. f more than 49 occupants is desired, all requirements of the California Fire and Building Codes shall apply for an assembly occupancy. Requirements for assembly occupancies include, but are not limited to a fire suppression system for the building, a second exit from the unit, illuminated exit signs, and panic hardware. FD-7. 2-A:10-B:C type fire-extinguishers shall be installed in approved locations. A 2-A:20-B:C type fire-extinguisher shall be installed adjacent to the area where the coals are prepared. A sign shall be provided to indicate extinguishers to occupants. On motion by, seconded by, and on the following roll-call vote, to wit: AYES: Commissioners NOES: Commissioners ABSENT: Commissioners ABSTAN: Commissioners The foregoing RESOLUTON NO. 18- was PASSED, APPROVED, and ADOPTED at a Regular Meeting of the City of Grover Beach Planning Commission on this 14 th day of November, Attest: JOHN LAFERRERE, CHAR BRUCE BUCKNGHAM, COMMUNTY DEVELOPMENT DRECTOR SECRETARY TO THE PLANNNG COMMSSON

38 Planning Commission Resolution No. 18- Page West Grand Avenue Exhibit A

39 PLANNNG COMMSSON STAFF REPORT TO: Honorable Chair & Planning Commission DATE: November 14, 2018 FROM: PREPARED BY: SUBJECT: Bruce Buckingham, Community Development Director Janet Reese, Planner Development Application Request for a Time Extension for Development Application 16-28, a Development Permit and Use Permit to construct a 19-unit apartment complex at 1176 Ramona Avenue RECOMMENDATON Staff recommends that the Planning Commission adopt the resolution approving Development Application for a one-year time extension for Development Application BACKGROUND On November 9, 2016, the Planning Commission approved Development Application to construct a three-story, 19 unit multi-family (apartment) development. The project consists of parking and one residential unit on the ground floor, and nine units each on the second and third floors. (the November 9, 2016 staff report is available at: The approval was valid for two years, and recently changed ownership. The current property owner is requesting a time extension to allow construction financing to be completed and anticipates pulling the building permits by the end of the year. The site has recently been cleared of the previous structures and vegetation. Staff has reviewed the Development Code and determined that code changes have not occurred since the project approval that would impact the project and the project is consistent with current development standards. Therefore, staff recommends the time extension be granted. ALTERNATVES The Planning Commission has the following alternatives to consider: 1. Adopt the resolution to approve a one-year time extension for Development Application 16-28; or 2. Provide alternative direction to staff. PUBLC NOTFCATON The agenda was posted in accordance with the Brown Act. A copy of this staff report and the meeting agenda was provided to the applicant. A legal ad was published in The Tribune on October 26, A public hearing notice was posted on the subject property and mailed to property owners within 300 feet of the subject property. Agenda tem No. 4

40 Staff Report: Time Extension for Development Application for 1176 Ramona Page 2 November 14, 2018 ATTACHMENTS 1. Draft Resolution 2. Planning Commission Resolution Number 16-16

41 Attachment 1 PLANNNG COMMSSON RESOLUTON NO. 18- A RESOLUTON OF THE PLANNNG COMMSSON OF THE CTY OF GROVER BEACH APPROVNG DEVELOPMENT APPLCATON FOR A ONE YEAR TME EXTENSON FOR DEVELOPMENT APPLCATON (1176 RAMONA AVENUE) WHEREAS, the Planning Commission for the City of Grover Beach has received for its review and consideration a Staff Report and presentation in connection with Development Application 18-43, requesting a one-year time extension for Development Application to construct a 19 unit apartment complex at 1176 Ramona Avenue (APN ) in the Central Business Open (CBO) Zone, and WHEREAS, the notice of Public Hearing was sent to adjoining property owners and advertised in the manner required by law; and WHEREAS, the Planning Commission of the City of Grover Beach approved Development Application at a Public Hearing on November 9, 2016; and WHEREAS, the Planning Commission of the City of Grover Beach has reviewed and considered the request for a Time Extension for Development Application at a Public Hearing on November 14, 2018; and NOW, THEREFORE, BE T RESOLVED that the Planning Commission of the City of Grover Beach DOES HEREBY APPROVE Development Application for a one-year time extension relating to Development Application subject to the following conditions: CONDTONS OF APPROVAL: CDD-1. CDD-2. This one-year time extension shall expire on November 9, 2019 unless project construction has not substantially commenced consistent with Development Code Section The applicant may submit a request for a second time extension prior to November 9, All conditions contained in Resolution Number shall remain in full force and effect. On motion by, seconded by, and on the following roll-call vote, to wit: AYES: Commissioners NOES: Commissioners ABSENT: Commissioners ABSTAN: Commissioners the foregoing RESOLUTON NO. 18- was PASSED, APPROVED, and ADOPTED at a Regular Meeting of the City of Grover Beach Planning Commission on this 14 th day of November, Attest: JOHN LAFERRERE, CHAR BRUCE BUCKNGHAM, COMMUNTY DEVELOPMENT DRECTOR SECRETARY TO THE PLANNNG COMMSSON

42 Attachment 2 PLANNNG COMMSSON RESOLUTON N A RESOLUTON OF THE PLANNNG COMMSSON OF THE CTY OF GROVER BEACH, APPROVNG A DEVELOPMENT PERMT AND USE PERMT FOR DEVELOPMENT PERMT (1176 RAMONA AVENUE) WHEREAS, the Planning Commission for the City of Grover Beach has received for its review and consideration a Staff Report and presentation in connection with Development Permit 16-28, requesting approval for a Development Permit to construct a nineteen unit apartment complex located at 1176 Ramona Avenue in the Central Business Open (CBO) Zone (APN ); and WHEREAS, the notice of Public Hearing was sent to adjoining property owners and advertised in the manner required by law; and WHEREAS, the project is categorically exempt from the California Environmental Quality Act (CEQA), pursuant to Section of the CEQA Guidelines ("nfill Development Projects"); and WHEREAS, the Planning Commission of the City of Grover Beach has reviewed and considered Development Permit at a Public Hearing on November 9, 2016; and WHEREAS, the Planning Commission for the City of Grover Beach makes the following findings in accordance with Grover Beach Municipal Code (GBMC) Article X, Section (F) and (F), subject to the Conditions of Approval contained herein: 1. The proposed development is consistent with the General Plan, the Development Code, the vision of the West Grand Avenue Master Plan, and other City goals, policies, and standards, as applicable. A summary of the project's consistency with the General Plan is included as Exhibit B. The proposed project is consistent with Land Use Element policies regarding infill development because the materials and color of the proposed project is compatible with other existing homes in the neighborhood. Although the size and mass are larger than existing homes in the neighborhood, the project meets all development standards. 2. The subject site is physically suitable in terms of design, location, operating characteristics, shape, size, and topography. The site is currently developed with two single family residences and accessory buildings. The site would be developed with a 19-unit apartment complex. The project has been designed to meet all development standards of the Central Business Open Zone and the State Affordable Housing Density Bonus Law. The site location, lot size, and topography of the proposed residential project are suitable for the development of a multi-family apartment complex. 3. The site's suitability ensures that the type, density, and intensity of use being proposed will not constitute a hazard to the public interest, health, safety, or welfare. The site is currently served by City water, sewer, and all other public utilities. The use, density, and intensity of the residential use are consistent with the Central Business Open Zone, and the State Affordable Housing Density Bonus Law. The project has been conditioned to meet all applicable Building and Fire Codes to ensure the project will not constitute a hazard to the public interest, health, safety, or welfare.

43 PC Resolution No Ramona Avenue November 9, 2016 Page2 NOW, THEREFORE, BE T RESOLVED that the Planning Commission for the City of Grover Beach DOES HEREBY APPROVE the Development Permit and Use Permit associated with Development Permit 16-28, subject to the following conditions: CONDTONS OF APPROVAL: GENERAL G-1. G-2. G-3. G-4. G-5. G-6. G-7. This Development Permit will not take effect until the Applicant and Property Owner sign the Planning Commission Resolution agreeing to the terms and Conditions of Approval. Failure to sign within thirty (30) calendar days of Planning Commission approval shall constitute non-compliance with said conditions resulting in an automatic withdrawal of the approval. Failure to appeal the Planning Commission action or a specific condition imposed as provided in GBMC Article X, Section within 10 working days of Planning Commission action shall be deemed as agreement to all conditions of approval. The Applicant agrees, as a condition of approval of this resolution, to indemnify, defend and hold harmless, at Applicant's expense, City and City's agents, officers and employees from and against any claim, action or proceeding commenced within the time period provided in Government Code Section to attack, review, set aside, void or annul the approval of this resolution or to determine the reasonableness, legality or validity of any condition attached hereto. City shall promptly notify Applicant of any such claim, action or proceeding to which City receives notice, and City will cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City for any court costs and attorney's fees that the City may be required to pay as a result of any such claim, action or proceeding. City may, in its sole discretion, participate in the defense of any such claim, action or proceeding, but such participation shall not relieve Applicant of the obligations of this condition. Applicant's acceptance of this resolution or commencement of construction or operations under this resolution shall be deemed to be acceptance of all conditions contained in this resolution. All notes and specifications as shown on the plans shall be considered Conditions of Approval. f there is a conflict between the approved plans and the Conditions of Approval, the Conditions of Approval shall prevail. The approval granted by this Resolution shall be valid for twenty-four (24) months of the Planning Commission final approval date, and shall expire unless a valid building permit is issued and construction commenced. A request for a time extension shall be submitted to the Community Development Department as provided in GBMC Article X, Section The project shall comply with all Federal, State, Local and City codes, regulations, and standards. Prior to commencement of construction, construction plans shall be approved and applicable permits obtained. The hours of construction shall be from 7:00 a.m. to 7:00 p.m. Monday through Friday, and 8:00 a.m. to 5:00 p.m. Saturday, Sunday, and holidays, in accordance with Municipal Code Section All construction traffic shall access the site utilizing the truck route(s) closest to the site as defined in the City

44 PC Resolution No Ramona Avenue November 9, 2016 Page3 Circulation Element and as approved by the City's Police Department. Violations are subject to citation and fines. G-8. All Conditions of Approval shall be provided on a full size drawing sheet as part of the drawing sets. A statement shall also be placed on the above sheet as follows: "The undersigned have read and understand the above conditions, and agree to abide by any and all conditions which it is their usual and customary responsibility to perform, and which are within their authority to perform. Signed: Property Owner Date Contractor Date License No. Architect Date License No. Engineer Date License No. COMMUNTY DEVELOPMENT DEPARTMENT CDD-1. This approval authorizes construction of a nineteen unit apartment complex in substantial conformance with the project plans attached as Exhibit A. - - CDD-2. Prior to issuance of a grading permit, the applicant shall submit a final landscape plan for review and approval in compliance with GBMC Article X Section 3.30 Landscaping Standards and the State's Model Landscape Ordinance. CDD-3. CDD-4. CDD-5. CDD-6. The 35 parking spaces shall be maintained at all times and not used for any purpose other than the parking of vehicles (i.e. no storage of materials or property, no accessory structures). Prior to issuance of a building permit, the applicant shall enter into an Affordable Housing Agreement as approved by the City Attorney. This Agreement shall specify the location of the three two-bedroom low-income units, to be dispersed throughout the project; however, the Community Development Director may approve revisions to the location. All recommendations in the arborist report dated July 20, 2016 shall be implemented. The arborist report shall be copied directly onto the plans prior to the issuance of a grading permit. Prior to issuance of a grading permit, the site plan and landscape plan shall be revised to depict and identify all ground cover materials (permeable pavers, stamped and stained concrete, landscaped area, gravel, and any other materials). A minimum

45 PC Resolution No Ramona Avenue November 9, 2016 Page4 FRE DEPARTMENT of 5% of the site shall be landscaped. The landscape coverage area shall be identical on both the site plan and landscape plan. FD-1. nstallation of a NFPA 13D Fire Protection System is required and shall be installed in accordance with adopted building and fire codes in effect at the time of submittal. Plans shall be submitted to the City and Five Cities Fire Authority for review and approval prior to installation. FD-2. Riser must have a water flow alarm with a dedicated electrical circuit and an approved lock on device installed.. FD-3. Fire sprinkler riser shall be installed at a location to be determined and approved as part of the plans for the fire protection system in a fire rated protective enclosure. FD-4. Main control valve must only shut off domestic water service and not the fire water. FD-5. A dedicated minimum 1" water service line and 1" water meter shall be installed to each residence, calculated and approved by Fire Protection Engineer. FD-6. A warning sign, with a minimum ~ inch letters, shall be affixed adjacent to the main shutoff valve and shall state the following: WARNNG: The water system for this home supplies fire sprinklers that require certain flows and pressures to fight a fire. Devices that restrict the flow or decrease the pressure or automatically shut off the water to the fire sprinkler system, such as water softeners, filtration systems, and automatic shutoff valves, shall not be added to the system without a review of the fire sprinklers system by a fire protection specialist. DO NOT REMOVE THS SGN. FD-7. Smoke detectors and Carbon Monoxide Detectors shall be installed in all sleeping areas and in corridors leading to the sleeping areas and be electrically interconnected with battery back-up. FD-8. Address number shall be Arabic numerals or Alphabet Letters. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 0.5 inch in Residential/Commercial zones. FD-9. As required by CFC , driveways and roadways must be designed and maintained to support the imposed loads of fire apparatus. FD-10. Driveway must be designated and posted as "Fire Lane, No Parking" FD-11. Five Cities Fire Authority shall be contacted to do a rough fire sprinkler inspection prior to the installation of insulation/drywall and then a final fire sprinkler inspection upon completion. PUBLC WORKS DEPARTMENT/CTY ENGNEER PW /CE-1. Prior to the issuance of a grading/building permit, the applicant shall submit a public improvement plan depicting the proposed public improvements to be approved by

46 PC Resolution No Ramona Avenue November 9, 2016 Page 5 the City Engineer as required by applicable City and ADA standards. The public improvement plan shall include: A. Reconstruction of the street to the centerline on each street frontage due to the pavement rating being less than 50. B. Concrete curb, gutter, sidewalk and pedestrian access ram.ps on Ramona Avenue. C. Concrete curb, gutter, sidewalk and pedestrian access ramps on North 12th Street that do not meet current City standards. The public improvements shall be completed and accepted prior to occupancy. Any public improvements damaged during construction shall be repaired/replaced prior to occupancy. All public improvements shall be installed consistent with City standards, as required by the City Engineer. PW/CE-2. Prior to approval of the improvement plans, the improvement plans shall be drawn on twenty-four (24) inch by thirty-six (36) inch mylar and signed by a registered civil engineer and other registered/licensed professionals as required. PW /CE-3. Prior to approval of the improvement plans, the developer shall submit clearances from all applicable agencies and signatures from applicable public utilities and pay all outstanding plan check fees. PW /CE~4. Prior to issuance of a building permit, all overhead utilities shall be undergrounded and all services are to be underground, or the City's Underground Utility n-lieu fee paid, as required by Municipal Code Article X Section PW/CE-5. Prior to issuance of a building permit, an engineered grading and drainage plan shall be submitted for approval and the following is required: A. A soils and geotechnical report. B. All existing and proposed easements, including setbacks. C. All street trees planted shall be planted a minimum of 5-feet back of the sidewalk with root barriers and deep watering systems per City standards. Street tree spacing will depend on the tree variety and avoid the existing oak tree dripline. D. Fire hydrant locations to be determined by the Public Works Director. E. All storm water generated by the proposed project shall be collected and retained on the lot as required by Development Code Section The Drainage Plan shall provide the following information to ensure that the plan meets City standards as follows: i. Provide calculations for the area of impervious paving and the required storage volume to meet the City's on-site drainage requirements. ii. Provide a spec sheet on the pervious paving material. Hi. Roof water and surface flows of storm water must be conveyed to an on-site storage area. iv. Safe overland routes shall be provided for retention overflow in the event of flooding. PW /CE-6. Prior to issuance of a building permit, the applicant shall comply with Municipal Code Article X Development Code, Chapter 5.60 Stormwater Construction and Post Construction Management. This will require submittal of an Erosion Control Plan

47 PC Resolution No Ramona Avenue November 9, 2016 Page6 utilizing best management practices and a Water Pollution Control Plan. The submittal and recordation of the following may also be required (consult with Architect or Civil Engineer): A. Post Construction Stormwater Management System Operations & Maintenance plan, checklist and maintenance agreement. On motion by Vice Chair Blum, seconded by Commissioner Alex, and on the following roll-call vote, to wit: AYES: NOES: ABSENT: ABSTAN: RECUSED: Commissioners Alex, Rodman, Vice Chair Blum, and Chair Laferriere. Commissioners - None. Commissioners - None. Commissioners - None. Commissioner Mclaughlin (due to ta conflict of interest). the foregoing RESOLUTON NO was PASSED, APPROVED, and ADOPTED at a Regular Meeting of the City of Grover Beach Planning Commission on this gth day of November, J~FE~ Attest: ~~)--- BRUCE BUCKNGHJ, COMMUNTY DEVELOPMENT DRECTOR. SECRETARY TO THE PLANNNG COMMSSON ACCEPTANCE OF CONDTONS This permit is hereby accepted upon the express terms and conditions hereof, and shall have no force or effect unless and until agreed to, in writing, by the Applicant and Property Owner or Authorized Agent. The undersigned hereby acknowledges the approved terms and conditions and agrees to fully conform to and comply with said terms and conditions within the recommended time frames approved by the City Planning Commission. ~ Date //~Jc- Date

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60 PC Resolution No Ramona Avenue November 9, 2016 Page 19 Exhibit B General Plan Policy Consistency Development Permit is consistent with the following General Plan policies: Land Use Element LU-1.2: "Complete" neighborhoods. The project will promote the establishment of complete neighborhoods based on the density, scale, and location. LU-1.3: LU-2.2: LU-3.1: Creating Walkable Neighborhoods. The project will reconstruct Ramona Avenue and 12th Street, including the sidewalk and pedestrian access ramps where required. Affordable Housing. The project provides for the development of three low-income rental units. Compatible infill development. The existing neighborhood consists of single-family and multi-family residential buildings and commercial uses of one to two stories in height. Directly to the north and east are single-... story single family residences. An equipment rental facility is located on North 12th Street, east of the subject property. A commercial strip center is located to the south of the property, and a multi-family residential building is to the west. The architectural character of the neighborhood is eclectic, with a range of styles, size, and spacing. The proposed project will respect the existing neighborhood, and while larger in scale than the existing single family residences and accessory structures that are currently on the property, will not dominate the existing surrounding development. The proposed decks will be oriented to the north, towards Ramona Avenue; to the east, towards North 12th Street; or towards the south, overlooking the rear of a commercial building. Two proposed decks for units 6 and 15 on the southwest corner of the parcel will face the adjacent two-story multi-family residential property to the east. The privacy of the adjacent property will not be affected because the decks will not be in the line of sight of the windows of the existing building. The proposed contemporary exterior materials (cedar rainscreen, corrugated metal, and smooth stucco siding) will be compatible with existing surrounding structures, and the project as a whole is compatible in scale and character with the neighborhood. LU-7.1 Central Business District/Civic Center Core Area. Although the project is not mixed use, the consistent with this policy because while Policy LU-7.1 identifies the western and eastern boundaries of the central business district area as 8th Street and 11 th Street, respectively, the General Plan Land Use map shows the Central Business District extending further, to 5th Street to the west and 14th Street to the east. The project site is within the Central Business District, but is not within the core area. The proposed project would be located on the comer of North 12th Street and Ramona Avenue, which has historically been residential,

61 PC Resolution No Ramona Avenue November 9, 2016 Page 20 and would contribute to the integration of residential uses in the Central Business District. LU-7.3 LU-7.5 LU-16.8: LU-18.1: LU-19.1: LU-19. 2: LU-20.5: LU-20.6: Preferences for Uses. The Central Business District - Mixed-Use designation is generally intended for mixed use development. The Central Business-Open Zone, however, is a transition zone between higher intensity uses on West Grand Avenue and lower intensity residential uses, and allows residential development such as the proposed project. nfill development. The proposed 19-unit residential project would further policy LU-7.5 by adding higher density residential development in the central business district, walking distance to a wide range of uses. The project site is within one block of West Grand Avenue, the city's primary commercial corridor. Stormwater quality. The project will direct drainage from impervious areas into pervious paver systems in the parking areas and landscape areas. n addition, a drainage retention system will be located onsite. Managing the pace of development. The number of new dwelling units should grow no faster than 123 units annually or at a rate of 2.5%. Based on the 2010 U.S. Census, there are 5,748 dwelling units in the. City. Therefore, the maximum number of units that can be built annually is 143. This development proposes 19 units. n the last few years, the number of new units constructed has been fewer than 20 per year. n the. last decade, aside from the two years during which the La Serena.development was constructed, 2006 was had the highest number of units, 62. Given the typical number of units constructed, the number of units constructed in a year will not exceed the maximum number of 143. Preserve neighborhood qualities. The City shall seek to preserve the vital qualities of existing, stable residential neighborhoods and shall promote the development of new residential neighborhoods with these same qualities. The project proposes a multi-family residential development, similar to neighboring developments. Link and define neighborhoods. The City shall use the circulation system and the pedestrian and bicycle pathway system as important structural element to link and define neighborhoods and districts. The project will reconstruct Ramona Avenue and North 12th Street, including vehicular and pedestrian improvements where required. Transit facilities. South County Transit (SCT) routes 21, 22, and 24 run along West Grand Avenue, withtstops currently at 13th Street. Architecture. No particular architectural style or design theme is required, however, while variety in design is generally encouraged, the compatibility of new projects with the existing should be a priority. The goal is to preserve the beach flavor, scale, and ambience of the community. The contemporary exterior materials (cedar rainscreen, corrugated metal, and smooth stucco siding) will be compatible with existing surrounding structures

62 PC Resolution No Ramona Avenue November 9, 2016 Page 21 LU-20.8: Qualities desired in residential development. The project design addresses most of the above desired qualities of residential development. For example, an outdoor barbeque area is proposed under the canopy of the oak tree. Subsection i of Policy LU-20.8 specifies design elements that are intended to facilitate neighborhood interaction. The applicant is proposing a 6-foot high masonry wall around the perimeter of the property. Solid masonry walls are generally discouraged in residential neighborhoods as they create a visual barrier and physically divide the property from the neighborhood. While the proposed six-foot high masonry wall will provide security and safety, (subsection e), it is inconsistent with subsection of LU A condition of approval has been added to remove the wall from the project unless the Planning Commission determines that the wall is consistent with the policy. LU-20 9: LU-26.2: LU-26.3: LU-27.5: Building height of residential infill development. The proposed development is three stories in height and complies with the CBO zone height requirements. Conservation of land resources. Development should be at the upper end of the permitted residential density where appropriate. The site and surrounding areas are designated for mixed use by the Land Use Element. The Central Business District - Mixed Use land use designation allows up to 20 units per gross acre, or 14 units. A density bonus is being requested, consistent with the State Government Code Section 65915, in exchange for three low-income units, for a total of 19 units in the proposed project. Water conservation. Support storm drainage systems that will keep runoff onsite through LD and hydro-modification approaches. The project proposes to retain runoff onsite through a combination of pervious paver systems and a drainage retention system. Passive solar heating. A 36" oak tree will remain onsite. Housing Element (HE): During the current planning period of , the City's Regional Housing Needs Allocation required 26 units for low-income. During , 4 units were constructed, leaving 22. The three low income units will assist the City in realizing the low income RHNA. Circulation Element (CE): The project will reconstruct North 12th Street and Ramona Avenue. Program : Developments shall provide adequate access, onsite circulation, and parking. The driveway is designed with the standard right of way width of 24 feet. Covered surface parking is provided for each unit. The Five Cities Fire Authority and South County Sanitary have reviewed the proposal for accessibility and approved the proposed circulation.

63 PC Resolution No November 9, Ramona Avenue Page 22 Program : Developers shall provide mitigations to potential adverse impacts of development on the existing street system. The project will include the reconstruction of Ramona Avenue and North 12th Street to the centerline and concrete curb, gutter, sidewalk and pedestrian access ramps where required. Program 2.3.2: Program : The City shall consider the visual aspects of a development for roadways, including architectural compatibility and landscaping. The reconstructed streets will be similar to the design of the existing street and street trees will be planted behind the sidewalk. The City shall continue implementation of the utility undergrounding program. As conditioned, all utilities adjacent and within the development shall be located underground. Open Space and Conservation Element: There are no applicable policies. Parks and Recreation Element (PRE): Ramona Garden Park is located within 600 feet of the project site. The project will contribute development impact fees to fund City parks. Noise Element: Other than construction noise, the project is not expected to create any noise not normally found in residential neighborhoods. Scenic Routes: The project site is not located adjacent to any of the City's scenic routes. Safety/Seismic Element: The new dwellings will meet current seismic requirements in the Building Code.

64 PLANNNG COMMSSON STAFF REPORT TO: Honorable Chair & Planning Commission DATE: November 14, 2018 FROM: PREPARED BY: SUBJECT: Bruce Buckingham, Community Development Director Bruce Buckingham, Community Development Director Development Application City Application to Amend Municipal Code Article X Section 3.50 Parking Regulations and Related Sections and Approve a Local Coastal Program Amendment RECOMMENDATON Staff recommends that the Planning Commission recommend the City Council adopt the Negative Declaration and approve the ordinance amending Municipal Code Article X Section 3.50 Parking Regulations and related sections and approve a Local Coastal Program Amendment. BACKGROUND On October 10, 2018, the Planning Commission conducted a public hearing and continued the item to the November 14, 2018 Commission meeting. The October 10, 2018 Planning Commission staff report is provided as Attachment 6. The Commission discussed the draft ordinance at the October 10, 2018 Commission meeting and the consensus was they could recommend approval as drafted subject to the following revisions and comments: ncrease the parking requirements for affordable units with two or more bedrooms to two spaces per unit rather than 1.5 spaces as proposed; Eliminate the requirement for PUD guest parking on corner lots where guests can park in the driveway. Staff has revised Section Table 3.3 (reference Attachment 1) to reflect the Commission recommendation but expanded to include that any PUD unit that provides a 20 foot driveway would not be required to provide guest parking; Clarify the minimum driveway widths for PUD and multi-family residential projects. Staff has revised Section C.2 to clarify that the minimum driveway width is 18-feet for PUDs and multi-family residential projects, but the minimum back-up distance from garage doors and parking spaces is 24 feet (reference Attachment 1); ndicated that the on-street parking credit of one space per 22 linear feet of street frontage is acceptable but clarify that the intent is not a one for one replacement because of driveways, fire hydrants, etc. Staff will include this comment in the Council staff report; Provide information on electrical vehicle (EV) parking requirements per the California Green Building Code. Staff has provided the 2016 California Building Code Table that contains the required number of EV parking space as follows: Total Number of Parking Spaces Number of Required EV Charging Stations and over 3% Agenda tem No. 5

65 Staff Report: Development Application Parking Regulations Code Amendment Page 2 November 14, 2018 However, the Code only requires the infrastructure be installed in order to facilitate the future installation of the electrical vehicle supply equipment. Staff made a few minor revisions to the draft ordinance to add clarifying language and/or eliminate ambiguities, none of which were substantive. n addition, the City Engineer recommended Section C.1 be revised to clarify that single family residences on local and collector streets may back out onto a street but single family residences having access onto arterial streets (4 th Street and Oak Park Boulevard) must provide an on-site turnaround to avoid backing out of the driveway. Accessory Dwelling Unit Parking As discussed in the October 10, 2018 Planning Commission staff report, Section Second Residential Dwelling of the draft ordinance was revised to include the State s recent legislation on Accessory Dwelling Units (ADUs). However, staff wanted to advise the Planning Commission that the State ADU law mandated two significant changes that reduce the required minimum parking standards. First, the required parking for an ADU may be provided in setback areas, which means that a driveway can be used to meet the parking requirement (reference Attachment 1, Part 11 Section F.3.a of the draft ordinance). This removes a significant barrier from the current Development Code which did not allow parking in the front or side setbacks for an ADU. Second, the State law allows the conversion of a garage or carport to an ADU but does not require the replacement parking to be within a garage. nstead the State law states that the replacement spaces may be covered, uncovered, tandem, or in a mechanical lift (reference Attachment 1, Part 11 Section F.4 of the draft ordinance). This would allow the conversion of garages to an ADU if the required ADU space(s) plus the two required parking spaces for the single family residence can be provided on-site. As part of the parking ordinance update, the draft ordinance only address the revisions to the State ADU law that are related to parking. The Council has identified that the ADU Code section needs to be updated to further clarify additional conflicts between the State s legislation and City requirements. Staff has included this Code amendment into the current work program and is in the process of drafting revisions for Council consideration. Conclusion Staff recommends the Planning Commission reopen the public hearing, receive public comments, close the public hearing, and discuss if there are additional recommendations prior to making a motion. This item has been scheduled for the November 19, 2018 City Council meeting. Environmental Review Staff has prepared a draft nitial Study and Negative Declaration in compliance with the California Environmental Quality Act (CEQA). The 20-day public comment period ended on November 8, 2018 and no comments were received. The Negative Declaration concluded that the proposed ordinance would not have a significant impact on the environment (reference Attachment 7). ALTERNATVES The Planning Commission has the following alternatives to consider: 1. Recommend the City Council adopt the Negative Declaration and approve the ordinance amending Municipal Code Article X Section 3.50 Parking Regulations and related sections and approve a Local Coastal Program Amendment; or 2. Provide alternative direction to staff.

66 Staff Report: Development Application Parking Regulations Code Amendment Page 3 November 14, 2018 PUBLC NOTFCATON This item was continued to the November 14, 2018 Planning Commission meeting from the October 10, 2018 Commission meeting. On September 28, 2018, a one-eighth page public hearing notice was published in The Tribune. The agenda was posted in accordance with the Brown Act. ATTACHMENTS 1. Draft Ordinance Amendment 2. Existing Parking Conditions Analysis Dated March 14, Proposed vs. Existing Parking Requirements 4. Example Project Parking Comparisons 5. Examples of Guest Parking Requirements in Other Cities 6. Planning Commission Staff Report Dated October 10, Draft Negative Declaration Resolution

67 Attachment 1 ORDNANCE NO. 18- AN ORDNANCE OF THE CTY COUNCL OF THE CTY OF GROVER BEACH DELETNG AND ADDNG SECTON 3.50 OF CHAPTER 3 OF ARTCLE X DEVELOPMENT CODE, AND AMENDNG, SECTONS , , OF CHAPTER 3, SECTONS , , , , , , , , , OF CHAPTER 4, AND SECTON OF CHAPTER 9, OF ARTCLE X, DEVELOPMENT CODE, OF THE GROVER BEACH MUNCPAL CODE WHEREAS, the City of Grover Beach is a General Law city organized pursuant to Article X of the California Constitution; and WHEREAS, pursuant to the authority granted the City by Article X, Section 7 of the California Constitution, the City has the police power to adopt regulations designed to promote the public convenience or the general prosperity, as well as regulations designed to promote the public health, the public morals or public safety; and WHEREAS, comprehensive zoning and land use regulations lie within the City s police power; and and WHEREAS, the City Council has initiated an amendment to the City s parking regulations; WHEREAS, a Negative Declaration was prepared for this Development Code Amendment in conformance with the California Environmental Quality Act that concluded the amendment would not have a significant impact on the environment; and WHEREAS, this Code amendment requires a Local Coastal Program Amendment; and WHEREAS, the Planning Commission held public hearings on October 10 and November 14, 2018 and recommended the City Council certify the Negative Declaration and approve the Development Code and Local Coastal Program amendment; and WHEREAS, the City Council held a public hearing on November 19, 2018 and certified the Negative Declaration and conducted an introduction and first reading to approve the Development Code amendment. NOW THEREFORE, BE T HEREBY ORDANED BY THE CTY COUNCL OF THE CTY OF GROVER BEACH AS FOLLOWS: PART 1. Article X Development Code, Section 3.50 Parking Regulations is hereby deleted in its entirety and replaced with the following:

68 Ordinance No. 18- Page 2 Chapter 3: Standards for All Development and Land Uses 3.50 Parking Regulations Sections: Purpose Applicability General Provisions Required Parking Spaces Bicycle Parking Spaces Parking Reductions Location of Required Parking Parking Districts Loading Parking Design and Driveway Standards Purpose A. Require parking spaces for all land uses that are sufficient in number, size, and arrangement; B. Offer flexible means of minimizing the amount of required parking spaces by allowing reductions for projects with transit accessibility, shared parking facilities, and in other situations expected to have lower vehicle parking demand; and C. Establish standards and regulations for safe and well-designed parking, unloading, and vehicle circulation areas that minimize conflicts between pedestrian and vehicles within parking lots Applicability A. New Buildings and Land Uses. Parking shall be provided in accordance with this Section at the time any main building or structure is erected, or any new land use or new residential unit is established. B. Existing Buildings and Land Uses. Existing buildings and land uses that are conforming or nonconforming to the requirements of this Section may be changed, altered, or enlarged as follows. 1. Residential Buildings and Uses. a. Additions to existing residences which are no greater than 500 square feet are not required to meet the parking standards of this Section, but shall be required to retain the number and type (covered or uncovered) of existing parking spaces. b. Additions greater than 500 square feet are required to comply with parking standards in this Section; however, the Review Authority may make minor

69 Ordinance No. 18- Page 3 exceptions for parking space dimensions if it can be demonstrated that it is unreasonable or impractical. 2. Non-Residential Buildings and Uses. a. Additions. Where an addition of floor area creates an increase of 10 percent or more of the existing square footage, additional parking as required in Table 3.3 shall be provided for the increase in parking required for the addition. i. The existing parking shall be maintained. ii. f the number of existing parking spaces is greater than the requirements for such use, the number of spaces in excess of the prescribed minimum may be counted toward meeting the parking requirements for the addition. b. Change in Use. Where an existing land use is changed to another land use, parking shall be provided in accordance with this Section except as follows. i. Coastal Visitor Serving, Central Business, and Central Business Open Zones. No additional off-street parking is required for a change in use of an existing structure in the Coastal Visitor Serving, Central Business, and Central Business Open zones, provided that for locations within the Coastal Zone, any adverse impacts to public access are appropriately mitigated. c. Same Use. Where an existing use is proposed to be replaced with the same use that previously occupied the building, no additional parking is required. All commercial/industrial buildings in an industrial zone that do not meet the minimum parking requirements of this Section are allowed to have uses that require one space per 750 square feet. C. When Constructed. Parking facilities required by this Section shall be constructed or installed prior to the issuance of a Certificate of Occupancy for the uses that they serve General Provisions A. Existing Parking to be Maintained. No existing parking serving any use may be reduced in amount or changed in design or location below the requirements for such use, unless equivalent substitute facilities are provided, or it is necessary to comply with accessible parking spaces required by the California Building Code. B. Accessibility. Parking and loading areas shall be accessible for its intended purpose during all hours of operation. C. Valet and Stacked Parking. Stacked or valet parking is allowed if an attendant is present or an automated system is in place to move vehicles. f stacked parking managed by an attendant is used for required parking spaces, an acceptable form of guarantee must be filed with the Director ensuring that an attendant will be present while the lot is in operation. D. Recreational Vehicle Parking. Boats, trailers, and other recreational vehicles may be parked in any Residential Zone in compliance with Municipal Code Article V.

70 Ordinance No. 18- Page Required Parking Spaces A. Minimum Number of Spaces Required. Each land use shall provide the minimum number of parking spaces stated in Table 3.3, Required Parking Spaces by Land Use, unless otherwise provided in this Section. The parking requirement for any use not listed in Table 3.3 shall be determined by the Director based upon the requirements for the most similar comparable use, the particular characteristics of the proposed use, and any other relevant data regarding parking demand. Where a parking requirement is provided as a ratio of parking spaces to floor area, the floor area shall be calculated based on gross floor area, unless otherwise stated. TABLE 3.3: REQURED PARKNG SPACES BY LAND USE Land Use Residential Single Family Multi Family Bed & Breakfast nn Boarding House Caretaker s Residence Day Care Small Family Home Day Care Large Family Home High Occupancy Residential Live/Work Residential Care 1-6 clients Residential Care - 7 or more clients Parking Requirement 2 garage spaces per unit 1 guest space per every 4 units plus parking per unit as follows: Studios: 1 space per unit One-bedroom units: 1 space per unit Two or more bedroom units: o Extremely-low-, very-low-, and low-income affordable housing units in all zones: 1.5 spaces per unit o CVS, VS, CB, CBO, and CC zones: 1.5 spaces per unit o All zones other than CVS, VS, CB, CBO and CC zones: 2 spaces per unit 1 space per guest room plus 2 spaces for the on-site owner/manager. Parking spaces may be located in the driveway. 1 space per every 2 units 1 space per unit None beyond the parking required for the residential dwelling 1 on-site passenger loading space, which may be located in the driveway, in addition to the parking required for the residential dwelling 1 space per adult occupant, minus 2 spaces of the aggregate Each live/work unit shall provide parking based on the area of commercial or industrial use, or a minimum of two spaces, whichever is greater. The Review Authority may modify this requirement for the use of existing structures with limited parking. None beyond the parking required for the residential dwelling 1 space per every 3 beds

71 Ordinance No. 18- Page 5 TABLE 3.3: REQURED PARKNG SPACES BY LAND USE Land Use Residential Care Facility for the Elderly Parking Requirement 1 space per every 3 beds Residential Common Area Developments (PUDs) 2 garage spaces per unit plus 1 guest space per every 2 units. However, no guest parking is required for units served by an individual driveway 20 feet or more in length. Second Residential Dwelling Senior Housing Single Room Occupancy Facility Transitional & Supportive Housing Retail Adult Business Automobile Service Station Bar/Tavern/Night Club Building/Landscape Materials Fuel Dealer Retail Plant Nursery Restaurant Vehicle Sales Wine Tasting Services Animal Boarding Animal Care Facility See Section , Second Residential Dwelling 1 space per unit plus 1 guest space per every 4 units 1 space per every 3 units None beyond the parking required for the residential dwelling 1 space per 300 square feet of floor area 1 space per 300 square feet of floor area 1 space per 200 square feet of floor area and any outdoor use area 1 space per 300 square feet of floor area plus 1 space per 1,500 square feet of outdoor use area 1 space per 300 square feet of floor area plus 1 space per 1,500 square feet of outdoor use area 1 space per 300 square feet of floor area plus 1 space per 1,500 square feet of outdoor use area 1 space per 300 square feet of floor area plus 1 space per 1,500 square feet of outdoor use area When located on a site with multiple uses and restaurant square footage is less than 50% of the total building square footage on site: 1 space per 300 square feet of floor area and outdoor seating area Otherwise: 1 space per 200 square feet of floor area and outdoor seating area No additional parking is required for sidewalk seating in accordance with Section space per 300 square feet of floor area 1 space per 300 square feet of floor area plus 1 space per 1,500 square feet of outdoor use area 1 space per employee plus 1 space for animal loading and unloading 1 space per 300 square feet of floor area

72 Ordinance No. 18- Page 6 TABLE 3.3: REQURED PARKNG SPACES BY LAND USE Land Use Business Support Services Catering Service Child Day Care Day Care Center Equipment Rental Financial nstitutions Lodging Maintenance Service Client Site Services Massage Establishments Medical Services Clinic/Urgent Care Medical Services Doctor Office Medical Services Extended Care Mortuary/Funeral Home Office Personal Service Repair Services Vehicle Rental Vehicle Repair and Services Parking Requirement 1 space per 300 square feet of floor area 1 space per 300 square feet of floor area 1 space per 300 square feet of floor area 1 space per 300 square feet of floor area 1 space per 300 square feet of floor area 1 space per guest room 1 space per 300 square feet of floor area 1 space per 300 square feet of floor area 1 space per 300 square feet of floor area 1 space per 300 square feet of floor area 1 space per every 3 beds 1 space per 300 square feet of floor area 1 space per 300 square feet of floor area 1 space per 300 square feet of floor area 1 space per 300 square feet of floor area 1 space per 300 square feet of floor area 1 space per 300 square feet of floor area ndustry, Manufacturing & Processing High Technology Uses Manufacturing, Artisan Manufacturing/Processing Media Production Printing and Publishing Recycling-Processing Facilities Storage-Warehouse Storage-Outdoor 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area

73 Ordinance No. 18- Page 7 TABLE 3.3: REQURED PARKNG SPACES BY LAND USE Land Use Storage Personal Storage Facility Storage-Vehicles Wholesaling and Distribution Recreational, Education & Public Assembly Commercial Recreation Facility - ndoor Commercial Recreation Facility Outdoor Community Gardens Health/Fitness Facility Parking Requirement 1 space per 50 storage units, minimum of 2 spaces 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area Theater/Cinema: Other: 1 space per 20 square feet of seating floor area 1 space per 500 square feet of floor area 1 space per 1,000 square feet of lot area 2 spaces 1 space per 300 square feet of floor area Meeting Facility, public or private 1 space per 4 seats, but not less than 1 space per 40 square feet of floor area of the largest meeting hall Recreational Vehicle Park Specialized Education/Training Studio Art, Dance, Martial Arts Transportation & nfrastructure Freight Terminal Parking Facility Telecommunication Facility 1 space per unit plus 1 guest space per every 4 units 1 space per 300 square feet of floor area 1 space per 300 square feet of floor area 1 space per 300 square feet of office floor area 1 space per 300 square feet of office floor area 1 space per 300 square feet of office floor area B. Calculation of Required Spaces. 1. Fractions. When the number of parking spaces required result in a fraction of a space, fractions of one-half (0.5) or greater shall be rounded up to the nearest whole number and fractions of less than one-half (0.5) shall be rounded down to the nearest whole number. 2. Accessory or ncidental Uses. a. 10 Percent or Less. Accessory or incidental uses that occupy 10 percent or less of the square footage of the primary use on a site shall not be subject to additional parking requirements other than required for the primary use. b. More than 10 Percent. For accessory or incidental uses that occupy more than 10 percent of the square footage of the primary use on a site, the number of required parking spaces shall be equal to the sum of the requirements for each use calculated as follows:

74 Ordinance No. 18- Page 8 i. The number of required parking spaces shall be calculated separately for each use to the hundredth decimal place and summed together and then rounded as described pursuant to Subsection B.1, Fractions, above. 3. Sites With Multiple Uses. f more than one use is located on a site, the number of required parking spaces shall be equal to the sum of the requirements for each use as follows, unless a reduction is approved pursuant to Section , Parking Reductions. a. The number of required parking spaces shall be calculated separately for each use to the hundredth decimal place and summed together. f the sum of the number of required parking spaces calculated separately for each use to the hundredth decimal place contains a fraction of a whole number, the result shall be rounded as described pursuant to Subsection B.1, Fractions, above. 4. On-street Parking. n the CVS, VS, CB, CBO, and CC zones, on-street parking along a lot s corresponding frontage lines may be counted toward the parking requirement for Retail and Service uses. Where on-street parking is not marked, 22 lineal feet of curb space shall constitute an on-street parking space. a. Where an on-street parking space is adjacent to multiple lots, the credit shall be given to the development on the lot whose frontage contains more than 50 percent of the parking space length Bicycle Parking Spaces Figure 3.6: On-Street Parking Credit Bicycle parking shall be provided in accordance with Building Code requirements Parking Reductions A. Motorcycle Parking. Motorcycle parking may substitute up to five percent of the required number of parking spaces for parking lots with 20 or more spaces. Each motorcycle space must be at least four feet wide and seven feet deep, and can accommodate two-wheeled motorized vehicles, including scooters, mopeds, and similar vehicles. B. Transit Accessibility. For any land use except for Single Family Dwellings and Planned Unit Developments, the number of required parking spaces may be reduced by up to 10

75 Ordinance No. 18- Page 9 percent if any portion of the lot is located within 1000 feet of a transit route with regular, scheduled service during the weekday hours of 7:00 a.m. to 9:00 a.m. and 5:00 p.m. to 7:00 p.m. C. Car Sharing Programs. Required parking spaces may be substituted with designated carshare vehicle parking space, and the required number of parking spaces may be reduced, pursuant to the following: 1. Reduction Allowed. A 10 percent reduction in the required parking shall be allowed where 10 percent of the net required spaces are designated as carshare vehicle parking spaces. 2. Car Share Service Only. Car share vehicles shall be maintained for active use by a car share service and not for other purposes. No sales, servicing, storage, repair, administrative, or similar functions shall occur and no personnel shall be employed on the site except for occasional short-term maintenance of vehicles, unless otherwise permitted by the land use regulations of the zone in which the car share facility is located. 3. Accessibility. Car sharing parking spaces shall be made available to a car share organization for purposes of providing car share services for service subscribers. n addition to conforming to the requirements of Section , Parking Design and Driveway Standards, the parking area shall be designed to be accessible to local and non-local car share subscribers 24 hours a day, seven days a week. a. Exception. Car share parking spaces may be occupied by non-car share vehicles, if it is demonstrated to the satisfaction of the Director that no car share organization can make use of the parking spaces. This is provided that upon 90 days of advance written notice to the property owner from a car share organization, the property owner shall terminate any non-car share leases for such spaces and shall make the spaces available to the car share organization. 4. Recorded Covenant. Prior to issuance of a building permit, a covenant shall be recorded identifying the number and location of the car share parking spaces. The location of the car share spaces shall be subject to approval by the Director. D. Other Parking Reductions. Required parking for any use may be reduced through approval of an Administrative Use Permit as follows. 1. Review Process. The Director may approve parking reductions of 10 percent or less of the number of required parking spaces. Reductions of more than 10 percent are subject to approval of an Administrative Use Permit. 2. Criteria for Approval. The Review Authority may approve a parking reduction if one of the following findings can be made: a. Special conditions exist including, but not limited to, the nature of the proposed operation; peak hours of uses that share the parking facility will not overlap or coincide; transportation characteristics of persons residing, working, or visiting the site; or because the applicant has undertaken a transportation demand management program that reduce parking demand at the site, or

76 Ordinance No. 18- Page 10 b. The existing structure location and/or lot size render the parking requirement unreasonable or impractical (e.g. a portion of the existing building would need to be removed). 3. Parking Demand Study. n order to evaluate a proposed project s compliance with the above criteria, a parking demand study which substantiates the basis for granting a parking reduction may be required Location of Required Parking A. Setback Areas. Parking spaces shall not be located within required setback areas except as otherwise noted in this Development Code. The Review Authority may allow parking in side and rear setback areas in multi-family residential zones. B. On-Site Parking Requirement and Off-Site Parking Allowance. Required parking shall be located on the same lot as the use it serves, except as allowed below. 1. Off-Site Parking Allowance. Required parking may be located off-site provided the following conditions are met. a. Location. i. Residential Uses. Off-site parking facilities shall be located within 200 feet, along a pedestrian route, of the unit or use served. ii. Non-Residential Uses. Off-site parking facilities shall be located within 500 feet, along a pedestrian route, of the main entrance containing the use served. b. Parking Agreement. A written agreement between the landowner and the City in a form satisfactory to the City Attorney shall be executed and recorded in the Office of the County Recorder. The agreement shall include: i. A guarantee from the landowner for access to and use of the shared parking facility; and ii Parking Districts A guarantee that the spaces to be provided will be maintained and reserved for the uses served for as long as such uses are in operation. Parking required in any Commercial or ndustrial Zone may be reduced below the stated requirements when included within a City Council approved public parking district or assessment district for financing off-street parking facilities Loading All uses requiring the receipt or distribution by vehicles or trucks of material or merchandise shall provide off-street loading and unloading areas to handle the volume of truck traffic and loading requirements. A. Commercial and ndustrial Buildings.

77 Ordinance No. 18- Page Number of Loading Spaces Required. At a minimum, one loading space shall be provided for all commercial and industrial buildings in excess of 10,000 square feet plus one additional space for every additional 40,000 square feet of floor area. a. Multi-Tenant Buildings. The gross floor area of the entire building shall be used in determining spaces for multi-tenant buildings. A common loading area may be required, if each tenant space is not provided with a loading area. Drive-in roll-up doors for multi-tenant industrial projects may be substituted for required loading areas. 2. Reduction to Number of Loading Spaces Required. The Director may waive the loading space upon finding that the applicant has satisfactorily demonstrated that, due to the specific nature of the use and building, such loading space will not be necessary. 3. Additional Loading Spaces Required. Additional loading spaces may be required to ensure that trucks will not be loaded, unloaded, or stored on public streets. Such requirement shall be based on the anticipated frequency of truck deliveries. B. Location. Loading zones and docks shall be located to the rear of properties and no truck entrance door, loading zone, or dock-serving commercial vehicles shall be permitted to face a residential area within 50 feet. 1. Exceptions. The location requirement may be modified or waived where the Review Authority finds that: a. The intended use of the property or the location of or shape of the site and/or existing development warrant a variation, b. That street-facing loading areas will exhibit architectural treatment, or will be enhanced with landscaping, in such a way as to minimize visual and noise impacts, and c. There are specific features of the site and design of the building such that strict application of the orientation requirement is impractical. C. Size and Dimensions. Each on-site loading space required by this Section shall not be less than 10 feet wide, 35 feet long, and 14 feet high. The minimum size requirement may be modified if the Director finds that the applicant has satisfactorily demonstrated that due to the nature of the proposed use, such size will not be needed Parking Design and Driveway Standards All parking areas shall be designed and developed consistent with the following standards. A. Tandem Parking. Tandem parking may be permitted to satisfy parking requirements for single-family and multi-family uses in accordance with the following: 1. No more than two vehicles shall be placed one behind the other. 2. Both spaces shall be assigned to the same dwelling unit. 3. Tandem parking shall not be used to meet a guest parking requirement. B. Assigned Parking. Lots developed with multiple uses and a shared parking area shall not assign parking spaces to individual tenant spaces or uses, except that parking

78 Ordinance No. 18- Page 12 spaces for residential uses in a mixed-use development shall be assigned to residential occupants. C. Parking Access and Driveways. 1. Forward Egress Required. All parking access and driveways shall be designed to require vehicles to enter a public street in a forward direction, except for lots adjacent to alleys and for single family residences having access from local and collector streets. Single family residences having access from an arterial street shall provide an on-site turnaround. Dead end parking areas shall be designed with an adequate turnaround area. Exceptions for existing parking lots with less than 5 spaces may be approved by the City Engineer if there is no feasible alternative and it would not create a traffic safety issue. The City Engineer may approve exceptions to this subsection if there is no feasible alternative and it would not create a traffic safety issue. 2. Driveway and Private Street Width. a. Minimum Width. i. Planned Unit Development and Multi-Family Residential. Planned Unit Developments and multi-family residential projects with one access point shall provide the following minimum common driveway width and back-up distance unless otherwise approved by the City Engineer. ii. (1) Minimum Common Driveway Width: 18-feet. (2) Minimum Back-up Distance from Garage Doors and Parking Spaces: 24-feet. Minor exceptions may be approved by the City Engineer where it can be demonstrated that adequate turnaround can be provided to allow vehicles to enter a street in a forward direction. Non-Residential Development. Private streets/driveways in all nonresidential uses shall be a minimum of 24-feet wide. b. Maximum Width. The maximum width of a driveway shall not exceed 36- feet unless it can be demonstrated that the type of use requires a wider driveway subject to review and approval by the City Engineer or Review Authority. 3. Driveway Aprons. a. Width. i. Single Family Residences. All driveway aprons serving single family residences shall be a minimum of 10-feet wide and a maximum of 24-feet wide. The area of driveways/paving shall comply with Development Code Section D for maximum areas of paving allowed. ii. Multi-Family Residential and Non-Residential Development. All driveway aprons serving multi-family and non-residential uses shall be a minimum of 14-feet wide for one-way driveways and 24-feet wide for two-way driveways.

79 Ordinance No. 18- Page 13 b. Separation. All driveway aprons on abutting parcels shall be separated by a minimum of 2-feet of full height curb or berm. Exceptions may be approved by the City Engineer when it can be demonstrated that it is not feasible and/or will not create a traffic safety issue. c. Encroachment Permit Required. An Encroachment Permit for a new driveway apron shall be conditioned to remove all abandoned driveway aprons and replace with new curb, gutter and sidewalk per City Standards. 4. Corner Radius. The minimum inside corner radius for multi-family residential and all non-residential uses shall be 20 feet. D. Size of Parking Spaces and Maneuvering Aisles. Parking spaces and maneuvering aisles shall meet the minimum dimensions required by this Subsection. Screening walls, roof support posts, columns, or other structural members shall not intrude into the required dimensions for parking spaces. 1. Standard Parking Spaces and Drive Aisles. The minimum basic dimension for standard parking spaces is 9 feet by 18 feet, with a minimum vertical clearance of seven feet. Table 3.4, Standard Parking Space and Aisle Dimensions, provides the dimensions of spaces and aisles according to the angle of parking spaces. The required aisle width may be modified if the City Engineer finds that sufficient space is provided, so that maneuvering areas will not interfere with traffic and pedestrian circulation. TABLE 3.4: STANDARD PARKNG SPACE AND ASLE DMENSONS Angle of Parking Stall Width Stall Depth Aisle Width Parallel 8 ft 22 ft (curb length) 14 ft 45⁰ 12 ft 9 in 19 ft 1 in One way: 14 ft Two-way: 20 ft 60⁰ 10 ft 5 in 20 ft 9 in One way: 16 ft Two-way: 20 ft 90⁰ 9 ft 18 ft 24 ft

80 Ordinance No. 18- Page 14 Figure 3.7: Parking Space and Aisle Dimensions 2. Compact Parking Spaces. For any use that provides four or more parking spaces, up to 25 percent of the required spaces may be reduced to eight by 16 feet and labeled compact. 3. Parking Spaces Adjacent to a Property Line or Obstruction. The width of each parking space adjacent to a property line or a wall, fence, or other solid obstruction shall be increased by one foot. 4. Minimum Dimensions for Garages. Garage parking spaces as measured from the interior walls shall be a minimum of 10-feet by 20-feet; double spaces shall be 20-feet by 20-feet. Minor encroachments into the required spaces may be approved by the Director for water heaters, steps, and other similar features. E. Striping and Marking. Parking spaces shall be painted white lines 4-inches in width or with alternative materials as approved by the City Engineer. F. Bumpers, Curbs, and Wheel Stops. A permanent curb, bumper, wheel stop, or similar device shall be installed where spaces are perpendicular to a structure, City right-of-way, or landscaping. A six-inch high concrete curb surrounding a landscape area at least six feet wide may be used as a wheel stop, provided that the overhang will not damage or interfere with plant growth or its irrigation. A concrete sidewalk may be used as a wheel stop if the overhang will not reduce the walkway width to below the minimum required width.

81 Ordinance No. 18- Page 15 G. Paving and Surfacing. All parking lots shall be paved with an all-weather surface. Pervious materials may be used on private property (i.e., not in the City right-of-way) as approved by the City Engineer. Parking surfaces and striping shall be maintained in good condition. H. Drainage. Parking lot plans shall include a drainage plan subject to review and approval by the City Engineer.. Lighting. Lighting shall be provided in compliance with Section Outdoor Lighting. J. Landscaping. Landscaping and screening shall be provided in compliance with Section 3.30 Landscaping Standards. PART 2. Article X Development Code, Section C Compliance with State Model Water Efficient Landscape Ordinance is hereby amended as follows: C. Compliance with State Model Water Efficient Landscape Ordinance. All projects with greater than 2,500 square feet of landscaping shall comply with Government Code Section et seq. to provide water conservation. PART 3. Article X Development Code, Section B Adjacent to Streets is hereby amended as follows: B. Adjacent to streets. 1. Parking areas adjacent to a public street shall have a minimum landscaped area of 10 feet in multi-family residential zones and a minimum of five feet in non-residential zones. 2. Landscaping shall be designed and maintained to screen parking areas from public streets. Screening materials may include a combination of plant materials, earth berms, fences/walls, raised planters, or other screening devices that are determined by the Review Authority to meet the intent of this requirement. 3. Plant materials, signs, or structures within a traffic safety visibility area of a driveway shall comply with Section (Restrictions to height limits at street corners). PART 4. Article X Development Code, Section C nterior Parking Lot Landscaping is hereby amended as follows: C. nterior pparking lot landscaping. 1. Amount of landscaping. The minimum landscape area within a parking area shall be 10 percent of the gross parking lot area. The Review Authority may approve a reduction for small in-fill parking lots where compliance with this standard is not feasible without significantly reducing the number of parking spaces. Trees shall be planted within the parking lot at a minimum ratio of one tree for each six parking spaces Location of landscaping. Landscaping shall be dispersed throughout the parking area and include interior landscape planters with trees and perimeter landscaping. The

82 Ordinance No. 18- Page 16 Review Authority may approve a reduction for small in-fill parking lots where compliance with this standard is not feasible without significantly reducing the number of parking spaces, 3.2. Tree height. Trees within the parking lot interior shall reach a mature height of at least 20 feet. PART 5. Article X Development Code, Section E Bed and Breakfast nns is hereby deleted as follows: E. Off-street parking. Off-street parking shall be provided at a ratio of one space for each guest room, plus two spaces for the on-site owner/manager of the B&B. The Review Authority shall determine the appropriate location of the off-street parking. PART 6. Article X Development Code, Section C High Occupancy Residential Use is hereby amended as follows: C. Development Standards: A high occupancy residential use shall comply with the following standards: 1. A minimum of 300 square feet of living area shall be provided per adult. 2. The minimum parking requirement is one off-street parking space per adult occupant, less one. The parking of two vehicles is allowed within the required front setback. 3. The Review Authority may allow a maximum of two tandem parking areas There shall be a minimum of one bathroom provided for every three adult occupants The dwelling must meet all current City Building and Fire Codes PART 7. Article X Development Code, Section C Large Family Day-Care Home is hereby amended as follows: C. Development standards. A Large Family Day Care Home shall comply with the following standards. 1. Location requirements. n order to avoid the concentration of intensive, nonresidential land uses in residential neighborhoods, maintain residential character, and compatibility with adjacent residential uses, no large family day care home shall be located within 300 feet of an existing large family day care home. 2. Parking, drop-off area. a. A minimum of two off-street parking spaces shall be provided exclusively for dropping off and picking up children. Alternative parking and drop-off arrangements may be required by the Review Authority based on traffic and pedestrian safety considerations.

83 Ordinance No. 18- Page 17 b.a. A home located on a street with a speed limit of 30 miles per hour or greater shall provide a drop-off/pick-up area designed to prevent vehicles from backing onto the street. PART 8. Article X Development Code, Section E Live/Work Units is hereby amended as follows: E. Design standards. 1. Floor area requirements. The minimum net total floor area of a live/work unit shall be 1,000 square feet. 2. Separation and access. Each live/work unit shall be separated from other live/work units or other uses in the structure. Access to each live/work unit shall be provided from a public street, or common access areas, corridors, or halls. The access to each unit shall be clearly separate from other live/work units or other uses within the structure. 3. Commercial Uses. n commercial zones the commercial area shall be adjacent and oriented to the primary street frontage to emphasize the commercial activity towards the street. 4. Mixed occupancy structures. f a structure contains mixed occupancies of live/work units and other non-residential uses, occupancies other than live/work shall meet all applicable requirements for those uses, and proper occupancy separations shall be provided between the live/work units and other occupancies, as determined by the Building Official. 5. Parking. Each live/work unit shall provide parking based on the area of commercial or industrial use, or a minimum of two spaces, whichever is greater. The Review Authority may modify this requirement for the use of existing structures with limited parking. PART 9. Article X Development Code, Section D Multi-Family Developments is hereby deleted as follows: D. Parking location. Required parking spaces shall not be located with the front setback or street side setback areas. The Review Authority may approve parking located in the side or rear setback areas. PART 10. Article X Development Code, Section C Recycling Facilities is hereby amended as follows: C. Small collection facilities. A small collection facility shall comply with the following standards. 1. Permit requirements. An Administrative Development Permit shall be approved by the Director to ensure compliance with this Section. 2. Accessory use only. A small collection facility shall only be allowed as an accessory use to an allowed primary use.

84 Ordinance No. 18- Page Location requirements. A small collection facility shall: a. Not be located within 50 feet of any lot zoned for residential use; and b. Be set back a minimum of 10 feet from any public right-of-way, and not obstruct pedestrian or vehicular circulation. 4. Maximum size. A small collection facility shall not occupy more than 350 square feet, not including space that would be periodically needed for the removal of materials or exchange of containers. 5. Appearance of facility. Collection containers and site fencing shall be of a color and design that is compatible and harmonious with the surrounding uses. 6. Operating standards for small collection facilities. Small collection facilities shall: a. Not use power-driven processing equipment, except for reverse vending machines; b. Accept only glass, metal, or plastic containers, paper, and reusable items; c. Use containers that are constructed with durable waterproof materials, secured from unauthorized removal of material, and shall be of a capacity sufficient to accommodate materials collected and the collection schedule; and d. Be screened where determined by the Review Authority to be necessary because of excessive visibility. 7. Signs. Non-illuminated signs may be provided as follows: a. dentification and directional signs may be approved by the Director if found necessary to facilitate traffic circulation, or if the facility is not visible from the public right-of-way. 8. Parking requirements. a. No additional parking space shall be required for customers of a small collection facility located in the established parking lot of the primary use. PART 11. Article X Development Code, Section F Second Residential Dwelling is hereby amended as follows: F. Development standards: A second residential dwelling shall comply with all development standards of the zone, where such standards are considered on a cumulative basis with existing and proposed buildings, except for density and as provided in this Section. (Am. Ord ) 1. Maximum Size. The maximum area for a detached second dwelling unit shall not exceed 1,000 square feet. The maximum area for a second dwelling unit attached to the primary residence shall not exceed 30 percent of the existing living area. 2. Utilities. Water and sewer services shall be adequate to serve the second unit.

85 Ordinance No. 18- Page Off-street parking. n addition to the parking requirements for the primary residence in Section 3.30, the following parking is required; a. One parking space per bedroom not to exceed two parking spaces. b. Parking may be covered or uncovered, but shall not be permitted in the required front or side setback. c. Tandem parking may be permitted on a case-by-case basis. Required Parking. n addition to the required parking for the primary dwelling, a second residential dwelling unit shall provide one parking space per bedroom, not to exceed two parking spaces. a. Parking Configuration. The automobile parking for the second residential dwelling unit may be provided in setback areas and through tandem parking unless the Director finds that parking in setback areas or tandem parking is not feasible based upon the topographical conditions of the specific site or region or fire and life safety conditions. b. Parking Exceptions for Certain Second Residential Dwelling Units. Automobile parking is not required for a second residential dwelling unit in any of the following instances: i. The second residential dwelling unit is located within one-half mile of public transit. ii. iii. iv. The second residential dwelling unit is located within an architecturally and historically significant historic district. The second residential dwelling unit is contained entirely within the permitted floor area of the existing primary residence or an existing accessory structure. When on-street parking permits are required but not offered to the occupant(s) of the second residential dwelling unit. v. When there is a car share vehicle located within one block of the second residential dwelling unit. 4. Conversion of Enclosed Parking. f enclosed parking for the primary dwelling, such as a garage, carport, or covered parking structure, is converted or demolished in conjunction with the construction of the second residential dwelling unit, the primary dwelling parking shall be replaced elsewhere on the property and shall conform to the standards of Section 3.50, Parking Regulations. The replacement spaces may be covered, uncovered, tandem, or in a mechanical lift Design Standards. The second residential dwellings shall be subordinate in size and appearance to the primary residence. The architectural design, materials, and color shall be compatible with the existing primary residence or a superior design. PART 12. Article X Development Code, Section D Sidewalk Seating is hereby deleted as follows: D. Parking. No additional off-street parking is required for sidewalk seating in compliance with this Section.

86 Ordinance No. 18- Page 20 PART 13. Article X Development Code, Section B Single Room Occupancies is hereby amended as follows: B. Development Standards. Single-room occupancy facilities shall comply with the following standards: 1. The floor area per room shall be a minimum of 150 square feet including a bathroom and kitchen facilities. 2. The maximum room occupancy shall be one person. 3. A minimum of one parking space per three rooms. The Review Authority may increase or decrease the parking standards based on the type of tenant, location, and the anticipated parking demand A common area with a minimum of 250 square feet shall be provided A manager s unit shall be provided and may exceed the maximum allowable square feet per room. PART 14. Article X Development Code, Section Development Standards isstandards is hereby amended as follows: A. The following development standards shall apply to each dwelling. 1. Minimum lot size shall be 3,500 square feet per unit. 2. Lot coverage shall not exceed 35 percent of the total lot area. 3. Open Space area shall be a minimum of 35 percent of the total lot area. 4. Off street parking shall be an attached two-car garage per dwelling, together with one guest parking space per dwelling. The garage shall have minimum interior dimensions 20 feet by 20 feet and the guest parking spaces shall be 10 feet by 20 feet Private yard area shall mean each dwelling shall have attached or contiguous to it, a patio, balcony, or private open area. For all dwelling units, 1,000 square feet or less, the minimum private open space shall be 300 square feet. For all dwelling units in excess of 1,000 square feet, an additional 30 square feet of private open space shall be added to the above minimum for each additional 100 square feet of dwelling or part thereof. The "usability" of the total open space system shall be an overriding concern of this Section in addition to meeting the minimum requirements. Yard easements may be used when in addition to the minimum requirements. They may not be used in order to meet the minimum requirement The minimum setbacks shall be met for the applicable zone. Additionally, within the project, there shall be a minimum of 10 feet separation between structures for detached projects.

87 Ordinance No. 18- Page All condominium units shall be one bedroom or more, and the minimum gross floor area of units shall be as follows: One bedroom square feet; two bedroom square feet; three bedroom - 1,100 square feet; and for each bedroom in excess of three, an additional 200 square feet shall be added to the minimum dwelling size Each dwelling shall have a laundry area to accommodate a washer and dryer. Common laundry facilities are prohibited Each unit shall have a minimum of 200 cubic feet of exterior storage, which shall be weather-proofed and designed to provide reasonable security. Storage within a garage shall be located above the hood line All garage doors shall be roll-up type and have electric openers All common driveways shall be marked as fire lanes All perimeter fences shall be concrete or masonry, or a combination of wood and masonry. Fencing shall be provided along interior property lines and around any private or restricted patio areas in compliance with Section ndividual trash cans shall be used for each dwelling and stored in the garage or in a screened side or rear yard. PART 15. Article X Development Code, Section Definitions of Specialized Terms and Phrases is hereby amended to add the following definition as follows: Gross Floor Area. The total horizontal area of all floors below the room within the perimeter of the outside walls of a building as measured from the inside surface of the exterior walls, with no deduction for hallways, stairs, closets, thickness of walls, columns, or other interior features PART 16. Severability. f any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held invalid by a court of competent jurisdiction, such a decision shall not affect the validity of the remaining portions of this Ordinance. The City Council declares that it would have passed this Ordinance and each section, subsection, sentence, clause, or phrase thereof, irrespective of the fact that one or more sections, subsections, sentences, clauses, or phrases, be declared invalid. PART 17. All ordinances and parts of ordinances in conflict with those sections amended or added herein are hereby repealed. PART 18. Effective Date. This Ordinance shall not become effective and in full force and effect until 12:01 a.m. on the thirty first day after its final passage and final certification by the California Coastal Commission. However, within fifteen (15) days after adoption by the City Council, the Ordinance shall be published once, together with the names of the Council Members voting thereon, in a newspaper of general circulation within the City. NTRODUCED at a regular meeting of the City Council held on and PASSED, APPROVED, and ADOPTED by the City Council on, on the following roll call vote, to wit:

88 Ordinance No. 18- Page 22 AYES: Council Members - NOES: Council Members - ABSENT: Council Members - ABSTAN: Council Members - RECUSED: Council Members - Attest: ** D R A F T ** JOHN P. SHOALS, MAYOR DONNA L. McMAHON, CTY CLERK Approved as to Form: DAVD P. HALE, CTY ATTORNEY

89 Attachment 2 VSON THAT MOVES YOUR COMMUNTY WORKNG PAPER #1 Date: March 14, 2018 To: Bruce Buckingham Community Development Director City of Grover Beach bbuckingham@groverbeach.org Project No.: From: Chris Kinzel Project Manager Jurisdiction: City of Grover Beach Todd Tregenza Project Planner Subject: Existing Parking Conditions Analysis NTRODUCTON & BACKGROUND The City of Grover Beach (City) retained TJKM in late 2017 to update the City s parking regulations (Development Code 3.50). The City s Development Code was recently overhauled and modernized, with the exception of this section, in order to bring the code in line with the City s goals, objectives, policies, and other recently adopted plans. TJKM has now been selected by the City to update this critical remaining piece of the Development Code. Parking regulations can have a profound impact on the built environment, as the sizing, placement, and management of parking help frame the character of streets and neighborhoods. The City s parking regulations will be updated to help facilitate growth along vital City corridors, such as W. Grand Avenue, by considering parking requirements for mixed-use and multimodal land development projects. The City s code will also be revised to eliminate internal inconsistencies in the parking regulations, such as variations in parking requirements for various types of residential uses, and other inconsistencies between the code and the City s desire to attract new land development projects on infill and adaptive reuse sites, and in a manner that supports adopted smart growth and complete streets policies. The parking regulations update is broken down into three main efforts, based on the approved project Scope of Work: 1. Existing Parking Conditions Analysis (Task 2 in Scope of Work); 2. Parking Policy Considerations (Task 3 in Scope of Work); and, 3. Parking Regulations Update (Task 4 in Scope of Work). PLEASANTON SAN JOSE SANTA ROSA SACRAMENTO FRESNO Corporate Office: 4305 Hacienda Drive, Suite 550, Pleasanton, CA Phone: Fax: DBE #40772 SBE #38780

90 VSON THAT MOVES YOUR COMMUNTY WORKNG PAPER #1 This Working Paper has been prepared to present the results of the Existing Parking Conditions Analysis. Working Paper #1 is broken down into the following main sections: Parking Policy Framework o Establish existing City policies regarding parking regulations Code Diagnosis of Development Code 3.50 (Parking Regulations) o nternal inconsistencies; o nconsistencies with adopted City policies and plans; and, o Areas requiring updates based on industry best practices. Existing Parking Performance o On-street and parking lot occupancy & inventory; o Block by block occupancy analysis; and, o Land use context analysis. PARKNG POLCY FRAMEWORK The documents which establish the policy framework for parking regulations in Grover Beach include the 2010 General Plan, Housing Element, Economic Development Strategy, Bicycle Master Plan, and the West Grand Avenue Master Plan. The West Grand Avenue Master Plan contains the most detailed and specific parking related provisions. A summary of policy direction from each of these documents as they relate to parking capacity and parking requirements is provided below GENERAL PLAN The 2010 General Plan addresses parking within policies establishing overall design objectives, stating that adequate parking should be provided for development. Policies also state that development proposals are to be reviewed according to the provisions of the zoning and subdivision ordinance to ensure that adequate access, on-site circulation, parking, and loading areas are provided. Streets perpendicular to West Grand Avenue, which have a right-of-way in excess of 50 feet from curb-to-curb, are identified as streets where angled parking is a future consideration. Angled parking would enhance downtown parking availability and reduce the need for street parking. The General Plan also identifies collector streets as having adequate minimum-right-of-way to accommodate two lanes of traffic (one per direction), on-street parking, sidewalks, and public utility easements. HOUSNG ELEMENT The Housing Element was adopted in Program 1.4 asks the City to consider revising standards to encourage development of small, underutilized parcels in the R-3 zone by examining, among other items, standards for guest parking. Program 6.2 encourages removal of potential constraints to the development of affordable housing by considering reduction in parking requirements for one bedroom dwellings, reduction in guest parking standards, and conformance with current State standards for affordable housing. Page 2

91 VSON THAT MOVES YOUR COMMUNTY ECONOMC DEVELOPMENT STRATEGY The Economic Development Strategy, adopted in 2008 and updated in 2017, provides a strategic framework and implementation actions for economic growth and development. The Economic Development Strategy recommends traffic calming improvements along West Grand Avenue to slow traffic down and improve visibility of stores, and consideration of future projects with diagonal parking or other methods to increase parking capacity. BCYCLE MASTER PLAN The Bicycle Master Plan, adopted in 2010, establishes a strategy for improving the bikeway system, documents existing and planned bikeways, and identifies the costs of new bikeway improvements. While the Bicycle Master Plan does not specify bicycle parking requirements by land use, it does include provisions for support facilities such as trailhead parking lots, bike racks along bike routes, and safe, secure, and covered long-term bike parking (bike lockers, bike rooms, bike cages) at city parks and recreational facilities and employment sites. WEST GRAND AVENUE MASTER PLAN The West Grand Avenue Master Plan (Master Plan), adopted in 2011, is intended as a tool for revitalizing West Grand Avenue as a downtown center for the City. Through development of the plan, parking requirements were identified as an obstacle to development. Additionally, a parking evaluation conducted for the plan identified a sufficient supply of existing parking along West Grand Avenue to accommodate future growth anticipated in the General Plan. The Master Plan establishes a set of parking strategies and design guidelines. Parking Strategies The Master Plan proposes four strategies for reducing parking requirements, at least temporarily, along the corridor. Parking Moratorium. The City should consider a parking requirement moratorium for a limited number of years for development in the project area. The moratorium could be structured to apply to high priority areas, such as the sites between Second and Fifth Streets and/or between Eighth and Eleventh Streets. The moratorium should incentivize new development by reducing or eliminating current parking requirements. This strategy will also encourage well-designed infill developments by increasing the financial feasibility, allowing flexibility in site design, maximizing the lot area, and allowing for more square footage to be used for commercial or mixed-use development. The City should conduct further research to determine the extent and length of the moratorium. Shared Public Lots. There are existing surface parking lots in the project area that can be used as public lots. These lots include the City Hall parking lot and the parking lot behind the Post Office. The City should look into costs for leasing spaces from privately owned lots such as the Rabobank lot at Eighth and Ramona Street. The City should also Page 3

92 VSON THAT MOVES YOUR COMMUNTY conduct further studies to determine a budget for a uniform signage program, identifying these lots as publicly accessible. n-lieu Fees. The City should allow in-lieu fees for new development projects. As the corridor develops, in-lieu fees can be used to develop parking structures off of West Grand Avenue. New parking structures will provide enough public parking to allow for the transition of surface lots along West Grand Avenue into more intense mixed-use development projects. On-Street Spaces included in Parking Requirement. The City should consider onstreet spaces when calculating parking requirement, to reduce on-site parking requirements. Design Guidelines The Master Plan includes parking design guidelines to create an attractive, pedestrian-friendly corridor that would establish a community character and improve economic vitality: Provide parking to the rear of lots behind buildings so that the buildings face West Grand Avenue and contribute to a more active pedestrian environment. Break larger parking lots into several smaller lots and reduce the visual impact of large parking areas. Consider permeable surfaces for parking provided in excess of required parking. Provide parking lot connections between adjacent properties. Reduce automobile entrances from West Grand Avenue. Minimize the number and width of curb cuts and automobile entrances. ncorporate shared alleys for parking access where possible, reducing automobile and pedestrian conflicts. PARKNG CODE DAGNOSS This section of the Working Paper discusses the existing City parking regulations, and identified issues with the code, relative to internal inconsistencies, inconsistencies between the regulations and other City parking policies, and other potential administrative or implementation issues. EXSTNG PARKNG REGULATONS Existing City parking regulations are primarily established in Chapter 3, Standards for All Development and Land Uses, of the Development Code. Chapter 4, Standards for Specific Development and Land Uses, contains parking requirements unique to specific uses. Required Number of Parking Spaces Section , Parking Requirements by Land Use, establishes off-street parking requirements for land uses in all zones in the City. Forty-three individual land uses are listed and specific parking requirements are identified for each use. The parking requirements for any land use not specifically listed is determined by the Review Authority. Page 4

93 VSON THAT MOVES YOUR COMMUNTY Chapter 4, Standards for Specific Development and Land Uses, establishes minimum parking requirements for the uses listed below. The parking regulations in Chapter 3, the primary parking regulations section, does not include cross-references to these requirements. Second Residential Units and Live/Work Units are found in both locations and are redundant in their statement of minimum required parking. The remaining land uses from the list below are not mentioned in Chapter 3. Bed & Breakfast nns High Occupancy Residential Use (six or more adult occupants, not including Residential Care Facilities, Senior Housing, or Transitional Care Facilities) Live/Work Units Second Residential Dwellings Single Room Occupancy Facilities Residential Common Area Developments n other cases, current parking requirements include instances of direct inconsistency. For example: Parking requirements for Residential Uses are based on the number of units in a development, rather than the size of the units (i.e. number of bedrooms). Guest parking per unit ranges between zero spaces/unit (for single-family dwellings) and 1 space/unit (for Planned Unit Developments). Generally, the City s parking requirements are fairly typical of jurisdictions that developed their parking requirements based on the TE Trip Generation Manual. ncreasingly, jurisdictions have been reevaluating their parking requirements to better reflect actual parking demand and to meet other community objectives. Bicycle Parking Also in Chapter 3, Standards for All Development and Land Uses, are requirements for bicycle parking. Bicycle parking is required based on a percentage of the total vehicle parking requirement (5% of vehicle parking requirement for commercial uses and 7.5% of the vehicle requirement for office and industrial uses). Bicycle parking is required to be located near the main entrance of buildings but there are no other bicycle parking design, configuration, or location requirements. PARKNG CODE APPLCABLTY Section 3.50, Parking Regulations, does not specifically state when parking in accordance with the requirements of the section must be provided. Conversely, it does state when uses or structures with nonconforming parking do not need to provide additional parking. This includes the following: Additions to existing residences which are less than 40 percent of the existing square footage or 500 square feet, whichever is greater. Page 5

94 VSON THAT MOVES YOUR COMMUNTY Changes in non-residential use of an existing structure in the Coastal Visitor Serving and Central Business zones. n similar cases in the Coastal Commercial Zone, the Review Authority may reduce the parking requirements based on certain findings. For other nonconforming non-residential uses, parking only needs to be provided for the increase in required parking. PARKNG CODE FLEXBLTY The current code offers flexibility through several options to reduce the number of required parking spaces. Shared Parking Adjustment. Where two or more non-residential uses share common parking areas, a five percent reduction may be approved for each non-residential use, up to a maximum of 20 percent. Shared Peak-Hour Parking. Where two or more uses have distinct and differing traffic usage periods, the number of required spaces may be reduced to no less than the number of spaces required for the single use that generates the highest parking demand. Multi-Family Projects. Projects within 500 feet of a transit center or station may have parking reduced by one space per dwelling. Non-Residential Projects. A 20 percent reduction may be approved if a trip reduction plan is approved by the Review Authority. A 10 percent reduction may be approved for any of the following: Projects where 50 percent of the parking for the project is located within or beneath structures. Projects located within 300 feet of a transit route. Projects located within 1,000 feet of a bikeway. Establishment of a Parking District. Parking required in any Commercial or ndustrial zone may be reduced in areas within a public parking district or assessment district for financing off-street parking facilities. There are no parking reductions for car-sharing programs, motorcycle parking, or special conditions or circumstances that could lower parking demand, such as the unique nature of a proposed use, or the particular characteristics of persons residing, working, or visiting a development. PARKNG DESGN STANDARDS The current Section , Dimensions of Parking Spaces, defines dimensions for covered parking spaces, uncovered standard parking spaces, and handicapped spaces. Section , Maintenance of Off-Street Parking Facilities, establishes general requirements for parking surfacing, driveways, lighting, and maintenance. Section , and establish parking area lighting requirements and landscape requirements. Page 6

95 VSON THAT MOVES YOUR COMMUNTY There are no standards for alternative parking configurations which encourage efficient use of space, such as tandem parking, stacked parking, or valet parking. Tandem spaces are allowed in specific circumstances, such as low income Affordable Housing Developments and Second Residential Dwellings, but the code does not explicitly state that tandem parking counts toward satisfying parking requirements. EXSTNG PARKNG PERFORMANCE n order to minimize the construction of excess off-street parking in Grover Beach, particularly along the W. Grand Avenue corridor, the City is seeking input on whether it could be feasible to consider on-street parking availability when determining project parking requirements. n order to explore the feasibility of this option, TJKM developed a detailed inventory of available street and lot parking along the W. Grand Avenue corridor, and typical occupancy and performance. Parking occupancy in any community tends to vary considerably over the course of a day and from day to day. Due to Grover Beach s proximity to summer recreational activities, local parking occupancy is also responsive to seasonal and holiday visitor traffic peaking characteristics. TJKM and the City determined that any consideration of on-street parking availability relative to parking requirements should not be based on peak visitor travel impacts. TJKM performed a parking survey along the W. Grand Avenue corridor on Friday, February 2, 2018, in 2-hour intervals starting at 10:00 a.m. and ending at 7:00 p.m. This time period was selected in order to collect parking occupancy and availability during a reasonably busy time frame, Friday afternoon and evening. Figure 1 displays the parking survey study area. The survey area extends along W. Grand Avenue, from Highway 1 to 11 th Street, and includes all four faces of each block immediately north and south of W. Grand Avenue. Lastly, four parking lots within the survey area were included in the survey. Two of the lots, Lots A and B, are City-owned parking lots. Parking Lot C is privately owned while Parking Lot D only contains a small area of City-owned parking stalls. While these lots represent a mixture of public and private lots, the survey was intended to depict the general availability of parking in the study area. Table 1 presents the parking survey data, by collection period, aggregated by district (see W. Grand Avenue Master Plan inset) and position relative to W. Grand Avenue. Figures 2 through 6 present the results of the parking survey, block by block, by collection period. As shown in Table 1, existing parking availability within both districts exceeds demand during most times of the day. As shown in the accompanying figures, some blocks were observed to be at capacity during some periods. However, the availability of nearby parking during all collection periods indicates that on-street and public and key private lot parking supply is more than sufficient to support existing land uses. Page 7

96 VSON THAT MOVES YOUR COMMUNTY Table 1: Parking nventory & Occupancy Survey Results Area 10:00 a.m. 12:00 p.m. 2:00 p.m. 4:00 p.m. 7:00 p.m. Average Occupied Open Occupied Open Occupied Open Occupied Open Occupied Open Occupied Open Visitor Serving District North of W. Grand Avenue South of W. Grand Avenue Parking Lots A & B Central Business District North of W. Grand Avenue South of W. Grand Avenue Parking Lots C & D Total Area Spaces Available Spaces Available 10:00 a.m. 12:00 p.m. 2:00 p.m. 4:00 p.m. 7:00 p.m. 7:00 p.m. Occupied Open Occupied Open Occupied Open Occupied Open Occupied Open Occupied Open Visitor Serving District % 60% 43% 57% 35% 65% 37% 63% 41% 59% 41% 59% North of W. Grand Avenue % 65% 35% 65% 36% 64% 38% 62% 47% 53% 47% 53% South of W. Grand Avenue % 72% 31% 69% 27% 73% 27% 73% 27% 73% 27% 73% Parking Lots A & B % 43% 65% 35% 42% 58% 45% 55% 49% 51% 49% 51% Central Business District % 66% 34% 66% 30% 70% 31% 69% 21% 79% 21% 79% North of W. Grand Avenue % 74% 30% 70% 25% 75% 29% 71% 19% 81% 19% 81% South of W. Grand Avenue % 67% 35% 65% 31% 69% 31% 69% 20% 80% 20% 80% Parking Lots C & D % 54% 40% 60% 36% 64% 34% 66% 24% 76% 24% 76% Total % 64% 37% 63% 32% 68% 33% 67% 28% 72% 28% 72% Page 8

97 Grover Beach Downtown Parking Occupancy Front st. N. 2nd St. N. 3rd St. N. 4th St. N. 5th St. N. 6th St. N. 7th St. N. 8th St. N. 9th St. N. 10th St. N. 11th St. Ramona Ave. C D B W. Grand Ave. AmTrak Station A S. 3rd St. S. 4th St. S. 5th St. S. 6th St. S. 7th St. S. 8th St. S. 9th St. S. 10th St. S. 11th St. Rockaway Ave. Legend 0% 0-40% 40-60% 60-85% >85% N N Figure 1

98 Grover Beach Downtown Parking Occupancy (10AM) Front st. N. 2nd St. N. 3rd St. N. 4th St. N. 5th St. N. 6th St. N. 7th St. N. 8th St. N. 9th St. N. 10th St. N. 11th St. Ramona Ave. C D B W. Grand Ave. AmTrak Station A S. 3rd St. S. 4th St. S. 5th St. S. 6th St. S. 7th St. S. 8th St. S. 9th St. S. 10th St. S. 11th St. Rockaway Ave. Legend 0% 0-40% 40-60% 60-85% >85% N N Figure 2

99 Grover Beach Downtown Parking Occupancy (12PM) Front st. N. 2nd St. N. 3rd St. N. 4th St. N. 5th St. N. 6th St. N. 7th St. N. 8th St. N. 9th St. N. 10th St. N. 11th St. Ramona Ave. C D B W. Grand Ave. AmTrak Station A S. 3rd St. S. 4th St. S. 5th St. S. 6th St. S. 7th St. S. 8th St. S. 9th St. S. 10th St. S. 11th St. Rockaway Ave. Legend 0% 0-40% 40-60% 60-85% >85% N N Figure 3

100 Grover Beach Downtown Parking Occupancy (2PM) Front st. N. 2nd St. N. 3rd St. N. 4th St. N. 5th St. N. 6th St. N. 7th St. N. 8th St. N. 9th St. N. 10th St. N. 11th St. Ramona Ave. C D B W. Grand Ave. AmTrak Station A S. 3rd St. S. 4th St. S. 5th St. S. 6th St. S. 7th St. S. 8th St. S. 9th St. S. 10th St. S. 11th St. Roackway Ave. Legend 0% 0-40% 40-60% 60-85% >85% N N Figure 4

101 Grover Beach Downtown Parking Occupancy (4PM) Front st. N. 2nd St. N. 3rd St. N. 4th St. N. 5th St. N. 6th St. N. 7th St. N. 8th St. N. 9th St. N. 10th St. N. 11th St. Ramona Ave. C D B W. Grand Ave. AmTrak Station A S. 3rd St. S. 4th St. S. 5th St. S. 6th St. S. 7th St. S. 8th St. S. 9th St. S. 10th St. S. 11th St. Rockaway Ave. Legend 0% 0-40% 40-60% 60-85% >85% N N Figure 5

102 Grover Beach Downtown Parking Occupancy (7PM) Front st. N. 2nd St. N. 3rd St. N. 4th St. N. 5th St. N. 6th St. N. 7th St. N. 8th St. N. 9th St. N. 10th St. N. 11th St. Ramona Ave. C D B W. Grand Ave. AmTrak Station A S. 3rd St. S. 4th St. S. 5th St. S. 6th St. S. 7th St. S. 8th St. S. 9th St. S. 10th St. S. 11th St. Rockaway Ave. Legend 0% 0-40% 40-60% 60-85% >85% N N Figure 6

103 VSON THAT MOVES YOUR COMMUNTY NEXT STEPS Following review of Working Paper #1, the TJKM Team will start working on Working Paper #2, which will include Parking Policy Considerations. These considerations will include proposed solutions to any identified issues in the current parking code, and policy considerations to provide the City with more flexibility in administrating the code for specific applications, such as mixed-use developments, infill, and adaptive re-use projects. Working Paper #2 will include the following sections: Considerations to amend identified deficiencies or inconsistencies in existing code Considerations of recent parking ordinances in similar communities Review of any updated technical industry guidelines on parking demand and design Considerations of public parking management techniques Page 15

104 COMPARSON OF PROPOSED VS EXSTNG PARKNG REQUREMENTS Attachment 3 Land Use Proposed Parking Requirement Existing Parking Requirement Residential Single Family 2 garage spaces per unit 4 bedrooms or less: 2 garage spaces per unit Multi Family Bed & Breakfast nn 1 guest space per every 4 units plus parking per unit as follows: Studios: 1 space per unit One-bedroom units: 1 space per unit Two or more bedroom units: o Extremely-low-, very-low-, and low-income affordable housing units in all zones: 1.5 spaces per unit o CVS, VS, CB, CBO, and CC zones: 1.5 spaces per unit o All zones other than CVS, VS, CB, CBO and CC zones: 2 spaces per unit 1 space per guest room plus 2 spaces for the on-site owner/manager. Parking spaces may be located in the driveway. Boarding House 1 space per every 2 units 1 space per bed or guest Caretaker s Residence 1 space per unit 2 spaces per bedroom Day Care Small Family Home Day Care Large Family Home None beyond the parking required for the residential dwelling 1 on-site passenger loading space, which may be located in the driveway, in addition to the parking required for the residential dwelling 5 bedrooms or more: 3 garage spaces per unit 3 units or less: 1 garage space and 1 space per unit plus 1 guest space per every 2 units 4 units or more: 2 spaces per unit plus 1 guest space per every 2 units n Mixed-Use Projects: 1.5 spaces per unit 1 space per guest room plus 2 spaces for the on-site owner/manager. Parking spaces may be located in the driveway. None beyond the parking required for the residential dwelling 2 spaces for passenger loading High Occupancy Residential 1 space per adult occupant, minus 2 spaces 1 space per adult occupant, minus 1 space Live/Work Residential Care 1-6 clients Each live/work unit shall provide parking based on the area of commercial or industrial use, or a minimum of two spaces, whichever is greater. None beyond the parking required for the residential dwelling Each live/work unit shall provide parking based on the area of commercial or industrial use, or a minimum of two spaces, whichever is greater. None beyond the parking required for the residential dwelling Residential Care - 7 or more clients 1 space per every 3 beds 1 space per 3 beds plus 1 space per employee Residential Care Facility for the Elderly 1 space per every 3 beds 1 space per 3 beds plus 1 space per employee Residential Common Area Developments (PUDs) 2 garage spaces per unit plus 1 guest space per every 2 units 2 garage spaces per unit plus 1 guest space per unit Second Residential Dwelling See Section , Second Residential Dwelling 1 space per bedroom, not to exceed 2 spaces Senior Housing 1 space per unit plus 1 guest space per every 4 units 1 space per unit plus 1 guest space per 2 units Attachment 3

105 Land Use Proposed Parking Requirement Existing Parking Requirement Single Room Occupancy Facility 1 space per every 3 units 1 space per every 3 units Transitional & Supportive Housing Retail None beyond the parking required for the residential dwelling None beyond the parking required for the residential dwelling Adult Business 1 space per 300 square feet of floor area Traffic study required Automobile Service Station 1 space per 300 square feet of floor area 2 spaces for each working bay plus 1 space per fuel pump plus 1 space per employee Bar/Tavern/Night Club Building/Landscape Materials Fuel Dealer Retail Plant Nursery 1 space per 200 square feet of floor area and any outdoor use area 1 space per 300 square feet of floor area plus 1 space per 1,500 square feet of outdoor use area 1 space per 300 square feet of floor area plus 1 space per 1,500 square feet of outdoor use area 1 space per 300 square feet of floor area plus 1 space per 1,500 square feet of outdoor use area 1 space per 300 square feet of floor area plus 1 space per 1,500 square feet of outdoor use area 1 space per 3 seats by not less than 1 space per 200 square feet of gross floor area 1 space per 300 square feet of office and indoor sales area plus 1 space per 1,500 square feet of outdoor sales area 1 space per 250 square feet of gross leasable floor area General: 1 space per 250 square feet of gross leasable floor area Furniture: 1 space per 500 square feet of gross floor area 1 space per 300 square feet of office and indoor sales area plus 1 space per 1,500 square feet of outdoor sales area Restaurant When located on a site with multiple uses and restaurant square footage is less than 50% of the total building square footage on site: 1 space per 300 square feet of floor area and outdoor seating area Otherwise: 1 space per 200 square feet of floor area and outdoor seating area No additional parking is required for sidewalk seating in accordance with Section space per 3 seats by not less than 1 space per 200 square feet of gross floor area Drive-thru: 1 space per car to be served plus 1 space per 3 seats Vehicle Sales 1 space per 300 square feet of floor area 1 space per 300 square feet of indoor area plus 2 spaces per service bay plus 1 space per 2000 square feet of outdoor sales area Wine Tasting Services Animal Boarding 1 space per 300 square feet of floor area plus 1 space per 1,500 square feet of outdoor use area 1 space per employee plus 1 space for animal loading and unloading 1 space per 250 square feet of gross leasable floor area 1 space per 250 square feet of gross floor area Animal Care Facility 1 space per 300 square feet of floor area 1 space per 250 square feet of gross floor area Business Support Services 1 space per 300 square feet of floor area See Office Catering Service 1 space per 300 square feet of floor area 1 space per 250 square feet of gross floor area Child Day Care Day Care Center 1 space per 300 square feet of floor area 1 space per 250 square feet of gross floor area

106 Land Use Proposed Parking Requirement Existing Parking Requirement Equipment Rental 1 space per 300 square feet of floor area 1 space per 500 square feet of indoor area plus 1 space per 2000 square feet of outdoor use area Financial nstitutions 1 space per 300 square feet of floor area 4 parking spaces per teller window plus 3 spaces per service desk but not less than 1 space per 300 square feet of gross floor area Lodging 1 space per guest room 1 space per room plus 2 spaces per manager s unit plus 1 space per 20 rooms Maintenance Service Client Site Services 1 space per 300 square feet of floor area 1 space per 250 square feet of gross leasable floor area Massage Establishments 1 space per 300 square feet of floor area 1 space per 250 square feet of gross leasable floor area Medical Services Clinic/Urgent Care 1 space per 300 square feet of floor area 1 space per 250 square feet of gross floor area Medical Services Doctor Office 1 space per 300 square feet of floor area 1 space per 250 square feet of gross floor area Medical Services Extended Care 1 space per every 3 beds 1 space per 3 beds plus 1 space per employee Mortuary/Funeral Home 1 space per 300 square feet of floor area See Meeting Facility Office 1 space per 300 square feet of floor area 1 space per 250 square feet of gross leasable floor area Personal Service 1 space per 300 square feet of floor area 1 space per 250 square feet of gross leasable floor area Barber: 1 space per 200 square feet of floor area Laundromat: 1 space per 3 washers Dry Cleaners: 1 space per 300 square feet of gross floor area Repair Services 1 space per 300 square feet of floor area 1 space per 250 square feet of gross leasable floor area Vehicle Rental 1 space per 300 square feet of floor area 1 space per 300 square feet of indoor area plus 2 spaces per service bay plus 1 space per 2000 square feet of outdoor sales area Vehicle Repair and Services 1 space per 300 square feet of floor area 1 space per 450 square feet of gross floor area Carwash: Self-Service: 2 parking spaces plus 1 space per washing area Full-service: 2 parking spaces plus sufficient waiting line plus 1 space per employee on largest shift ndustry, Manufacturing & Processing High Technology Uses Manufacturing, Artisan Manufacturing/Processing 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 250 square feet of gross leasable floor area 1 space per 500 square feet of indoor use area plus 1 space per 1000 square feet of indoor storage area plus 1 space per 2000 square feet of outdoor use area plus 1 space per 5000 square feet of outdoor storage area 1 space per 500 square feet of indoor use area plus 1 space per 1000 square feet of indoor storage area plus 1 space per 2000 square feet of outdoor use area plus 1 space per 5000 square feet of outdoor storage area

107 Land Use Proposed Parking Requirement Existing Parking Requirement Media Production Printing and Publishing Recycling-Processing Facilities Storage-Warehouse Storage-Outdoor 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 500 square feet of indoor use area plus 1 space per 1000 square feet of indoor storage area plus 1 space per 2000 square feet of outdoor use area plus 1 space per 5000 square feet of outdoor storage area 1 space per 500 square feet of indoor use area plus 1 space per 1000 square feet of indoor storage area plus 1 space per 2000 square feet of outdoor use area plus 1 space per 5000 square feet of outdoor storage area 1 space per 500 square feet of indoor use area plus 1 space per 1000 square feet of indoor storage area plus 1 space per 2000 square feet of outdoor use area plus 1 space per 5000 square feet of outdoor storage area 1 space per 1000 square feet of gross floor area 1 space per 1000 square feet of indoor floor area plus 1 space per 2000 square feet of outdoor use area Storage Personal Storage Facility 1 space per 50 storage units, minimum of 2 spaces 1 space per 100 storage units plus 2 spaces for caretaker s residence plus 1 space per 50 units when access is limited to pedestrian traffic only Storage-Vehicles Wholesaling and Distribution 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 750 square feet of floor area plus 1 space per 2,000 square feet of outdoor use area 1 space per 1000 square feet of indoor floor area plus 1 space per 2000 square feet of outdoor use area 1 space per 1000 square feet of indoor floor area plus 1 space per 2000 square feet of outdoor use area Recreational, Education & Public Assembly Commercial Recreation Facility - ndoor Theater/Cinema: General: 1 parking space per 250 square feet of gross floor area Bowling Alley: 6 parking spaces per lane, plus 1 space per 2 employees 1 space per 20 square feet of seating floor area Pool Halls: 2 parking spaces per table, plus 1 space per 2 employees Other: 1 space per 500 square feet of floor area Public Swimming Pools: 1 parking space per 100 square feet of pool surface, plus 1 space per 300 square feet of deck area Commercial Recreation Facility Outdoor 1 space per 1,000 square feet of lot area NA Community Gardens 2 spaces NA Health/Fitness Facility 1 space per 300 square feet of floor area 1 space per 200 square feet of gross floor area plus 1 space per employee Meeting Facility, public or private 1 space per 4 seats, but not less than 1 space per 40 square feet of floor area of the largest meeting hall 1 space per 4 seats, but not less than 1 space per 30 square feet of floor area of the largest meeting hall Recreational Vehicle Park 1 space per unit plus 1 guest space per every 4 units 1 space per unit plus 1 guest space per every 4 units Specialized Education/Training 1 space per 300 square feet of floor area NA Studio Art, Dance, Martial Arts 1 space per 300 square feet of floor area 1 space per 200 square feet of gross floor area plus 1 space per employee

108 Land Use Proposed Parking Requirement Existing Parking Requirement Transportation & nfrastructure Freight Terminal 1 space per 300 square feet of office floor area NA Parking Facility 1 space per 300 square feet of office floor area NA Telecommunication Facility 1 space per 300 square feet of office floor area NA

109 Attachment 4 Example Project Parking Comparisons Project Type: Multi-Family Residential Zone: R2/CR2 & R3/CR3 Parking Code Current Proposed State Density Bonus Spaces for 1 Bdrm Unit Spaces for 2 Bdrm Unit Guest Spaces 1/2 units 1/4 units None 6 Unit Project 1-1 bdrm bdrm Guest Total Unit Project 6-2 bdrm Guest Total Unit Project 2-1 bdrm bdrm Guest Total Unit Project 10-2 bdrm Guest Total Unit Project 4-1 bdrm bdrm Guest Total Unit Project 20-2 bdrm Guest Total

110 Example Project Parking Comparisons Project Type: Mixed Use Zone: Commercial Parking Code Current Proposed Retail 1 per 250 s.f. 1 per 300 s.f. w/frontage credit Spaces for 1 Bdrm Unit Spaces for 2 Bdrm Unit Guest Spaces 1 per 2 units 1 per 4 units 6 Unit Mixed Use Project 1,500 sf Commercial 6 3* 1-1 bdrm bdrm Guest Total * 1,500 s.f./300 s.f.=5 spaces less 2 spaces based on 50 l.f. of street frontage 10 Unit Mixed Use Project 3,000 sf Commercial 12 5* 2-1 bdrm bdrm Guest Total * 3,000 s.f./300 s.f.=10 spaces less 5 spaces based on 100 l.f. of street frontage 20 Unit Mixed Use Project 5,000 sf Commercial 20 6* 4-1 bdrm bdrm Guest 10 5 Total * 5,000 s.f./300 s.f.=16.7 spaces less 9 spaces based on 200 l.f. of street frontage 40 Unit Mixed Use Project 10,000 s.f. Commercial 40 19* 8-1 bdrm bdrm Guest Total * 10,000 s.f./300 s.f.=33.3 spaces less 14 spaces based on 300 l.f. of street frontage

111 Attachment 5 Examples of Guest Parking Space Requirements in Other Cities Residential Use Grover Beach Arroyo Grande Atascadero Morro Bay Paso Robles Pismo Beach San Luis Obispo Duplex 1 1 per unit Multi-family 1 per 2 units Studios: 0 per unit 1 per 5 units 1 per 5 units 1 per 5 units 1 per 4 units 1 per 5 units 1+ bdrm: 0.5 per 4 units for projects with 8-50 units 1 per 2 units for projects with over 50 units PUD 1 per unit 0.5 per unit n/a n/a n/a n/a n/a Senior 1 per 2 units 0 n/a 1 per 5 units n/a 0 n/a Residential Use Arcata Carpinteria Pacifica Duplex 0 1 per 3 units where adequate driveway length to accommodate a parked car does not exist or on-street parking is unavailable, 1 per unit Multi-family 0 1 per 3 units 1 per 4 PUD n/a n/a n/a Senior 0 n/a 1 per 5 units Attachment 5

112 Attachment 6 PLANNNG COMMSSON STAFF REPORT TO: Honorable Chair & Planning Commission DATE: October 10, 2018 FROM: PREPARED BY: SUBJECT: Bruce Buckingham, Community Development Director Bruce Buckingham, Community Development Director Development Application City Application to Amend Municipal Code Article X Section 3.50 Parking Regulations and Related Sections and Approve a Local Coastal Program Amendment RECOMMENDATON Staff recommends that the Planning Commission open the public hearing, receive public input and discuss the draft ordinance and continue the item to the November 14, 2018 Planning Commission meeting. BACKGROUND The update of the City s parking regulations has been a long standing goal of the City Council and is part of the work program this year under the Council s Development Review Major City Goal. The last significant update to the parking regulations occurred in 1996 and since then there have been many changes in parking demand and best practices in formulating parking regulations. n order to provide technical expertise on current parking demand, experience in preparing parking studies, and current best practices, a consultant team comprised of TJKM Transportation Consultants and Lisa Wise Consulting (LWC) was hired to update the City s parking regulations. TJKM specializes in all aspects of transportation planning and has extensive experience and knowledge of parking demand. LWC provides expertise in writing ordinances and is familiar with the City having prepared the West Grand Avenue Master Plan, assisted with the Development Code update in 2012, and previously prepared an update to the City s Housing Element. Consultant Approach The consultant team approach to drafting an update to the parking regulations was to analyze the effectiveness of the existing parking regulations and consider best practice approaches to parking regulations appropriate for the context of Grover Beach and the unique needs of its residents, visitors, and businesses. Overall, changes to the existing parking regulations are intended to provide flexibility for the provision of parking while still accommodating parking demand. The proposed changes are included in the draft Ordinance shown in Attachment 1 and summarized below in three categories: 1) usability, 2) minimum parking requirements, and 3) design and configuration. Usability Clarify Applicability of Parking Requirements. Provisions have been added to specifically state when parking in accordance with the requirements of the section must be provided. n particular, detail has been provided to clarify when parking is required where there is an addition or / Agenda tem No. 5

113 Staff Report: Development Application Parking Regulations Code Amendment Page 2 October 10, 2018 alteration to existing buildings or changes to an existing use, whether or not the existing building or use has conforming or nonconforming parking. Consolidation of Parking Standards. While Chapter 3 (Standards for All Development and Land Uses) contains parking requirements for the majority of land uses in the City, the parking requirements for a handful of uses are included in Chapter 4 (Standards for Specific Development and Land Uses). Where possible, the parking requirements in Chapter 4 are proposed to be incorporated into the Chapter 3. Simplification of Parking Metrics. Where possible, parking requirements are based on fixed standards, such as floor area or dwelling units rather than metrics that are subject to change such as the number of employees or number of seats. Additionally, clarification of how parking requirements are applied to accessory or incidental uses and on sites with multiple uses is included. Minimum Parking Requirements Reduction and Standardization of Parking Requirements. Minimum parking requirements were evaluated and adjusted to reflect actual need in light of the Grover Beach context and existing parking conditions analysis. The parking consultants conducted studies that confirmed that in many instances, available on-street parking supply could be utilized to accommodate reduced offstreet requirements (reference Attachment 2 starting on Page 7). Where possible, parking requirements for multiple uses are standardized to be consistent with parking requirements for other uses. This is intended to ease administration and provide flexibility with regard to re-use and re-investment. On-street Parking. n the CVS, VS, CB, CBO, and CC zones, on-street parking along a lot s corresponding frontage lines are proposed to be counted toward the parking requirement for nonresidential uses. Parking Reductions. Provisions are included to allow parking reductions for locations near transit, provision of motorcycle parking, car sharing programs, and other cases where special conditions exists that reduce parking demand at the site, such as when peak hours of uses that share parking facilities do not coincide. Parking Districts. The ability of the City to create a parking district and establish an in-lieu fee so applicants could pay a fee in-lieu of providing parking is included in the draft Ordinance. However, the development of these programs were beyond the project scope of work. f the City was interested in considering these options, the consultant team could provide information and examples of these tools that would allow developers the options of providing on-site parking or funding future parking operations and expansion needs. Design and Configuration Tandem and Valet Parking. Provisions are included to clarify when tandem parking or valet or stacked parking (where a mechanical lift is utilized) can be utilized. While parking approaches such as stacked parking are not currently used in Grover Beach, technology and transportation systems are changing rapidly and it is good practice to have provisions in place in the event these configurations are proposed. Off-site Parking. Provisions are included to allow off-site parking within 200 feet for residential uses and within 500 feet for nonresidential uses subject to a recorded parking agreement. Summary of Proposed Revisions to the Parking Regulation

114 Staff Report: Development Application Parking Regulations Code Amendment Page 3 October 10, 2018 The draft Ordinance in Attachment 1 reflects this above approach. The discussion below provides an overview of some of the significant changes and a few alternatives for each section of the draft ordinance. Section Purpose This Section provides the overall purpose of the chapter for parking regulations. Section Applicability This section provides how and when the parking standards apply to new uses and when a change in use occurs. There were no changes for residential uses. Non-residential use would be revised to allow minor additions of less than 10% in floor area without requiring additional parking be provided. The current Code also allows a change in use in the Coastal Visitor Serving (CVS) and the Central Business (CB) Zone without requiring additional parking. This allows the reuse of existing buildings, which may have little or no parking with more intensive uses, such as restaurants. The proposed revisions would add the Central Business Open (CBO) Zone to the zones that would not require additional parking for a change in use. The CBO Zone is located along West Grand Avenue between 5 th and 8 th Streets and 11 th and 14 th Streets. Section General Provisions The only new provision in this section is to allow valet and stacked parking if an attendant is present or an automated parking system is in place such as a mechanical lift. Section Required Parking Spaces This section includes Table 3.3 that lists the minimum required parking spaces based on the type of land use, which correspond directly to the allowable land uses in Development Code Chapter 2 Zones and Allowable Land Uses. The listed allowable uses are defined in Development Code Chapter 9 Definitions. Attachment 3 provides a comparison of the proposed and existing required minimum parking spaces by land use type. n addition, a comparison of existing versus proposed parking requirements for example projects has been prepared for multi-family residential and mixed use projects (reference Attachment 4). This section also addresses several other topics related to the required number of parking spaces as discussed below. Residential Uses in Residential Zones The most significant revisions to the parking requirements for residential uses would apply to the R2/CR2 and R3/CR3 Zones, also referred to as multi-family residential zones. These zones allow both Planned Unit Developments (PUDs), which are single family homes on small lots that typically provide the equivalent density of attached multi-family residential uses. For example, a typical 7,500 square foot lot in the R2 Zone allows a maximum of two units. These units can be constructed as detached units (e.g., a PUD) or attached. Multi-family residential projects are attached units and may consist of apartments or condominiums. TJKM has indicated that the parking demand is the same for multifamily residential units, whether owner occupied (i.e., condominiums) or rented (i.e., apartments). The current parking requirements differ between PUDs, multi-family three or less units, and four or more units. The proposed ordinance would not change the requirement for two parking spaces for units with two or more bedrooms. These spaces could be uncovered, covered (e.g., carport), or enclosed (e.g., garage) for multi-family residential projects, but would still require PUDs to provide two-car garages. Another change for all multi-family residential projects is to reduce the number of parking spaces for a studio or one-bedroom unit from two spaces to one space. This is consistent with Housing Element Program 6.2 that indicates the City shall consider reducing parking for one bedroom units. The one space for a one bedroom unit is also consistent with most cities and the State Density Bonus requirement.

115 Staff Report: Development Application Parking Regulations Code Amendment Page 4 October 10, 2018 The draft ordinance also includes a reduction for low-income housing projects with two or more bedrooms from two to 1.5 spaces. This could be an incentive for providing more low-income housing units within the City. Another revision would affect the minimum number of guest parking spaces required, which would be one space for every four units for multi-family residential projects and one space for every two PUD units. This would represent a reduction from the current requirement of one guest space per PUD unit and one space per every two multi-family units. The reduction in the number of on-site guest spaces could result in an increase in density of multi-family project, especially for larger infill projects. t could also result in larger residential units and/or larger private yard areas. The determination on the appropriate amount of guest parking spaces would be a policy determination made by the Council. TJKM has indicated that guest parking tends to peak on weekends and early evenings. Tenant parking peaks from 11:00 p.m. to 6:00 a.m. when there are few guests. So it is advisable to allow sharing of tenant and guest spaces by not assigning more than one space per unit when a multifamily residential project has a large a common parking lot. Attachment 5 provides examples of guest parking required by local cites and other small coastal cities, which all provide a specific ratio for ease of use and certainty to developers. Based on the examples provided, the City currently has the highest guest parking requirement. Options for the Commission to consider include the following: ncreasing or decreasing the number of proposed guest spaces for PUDs and/or multifamily residential projects; Allow for a reduction in guest parking for projects that prepare a parking study and can demonstrate there is available on-street parking in-lieu of the on-site required guest parking spaces; or Allow for a reduction in guest parking for projects that provide some type of project amenity (e.g., a multi-family project that provides additional common open space) or superior design which would need to be defined. The last two options would require more research to develop and would ultimately require the Review Authority to make a finding that the required criteria is met which would be a discretionary decision. This could have the unintended consequence of having a developer propose a project with reduced guest parking that is denied by the Review Authority and/or require the developer to redesign the project to meet the minimum guest parking requirement. Staff does not recommend either of these options unless the criteria was quantifiable, simple and easy to apply for both staff and the developer. Residential Uses in Commercial Zones The current Code requires 1.5 spaces per unit for mixeduse projects and two spaces per unit for multi-family residential projects in commercial zones. The proposed change would be one space for a studio or one-bedroom (same as in residential zones) and 1.5 spaces per unit for mixed-use and multi-family residential projects. The reduced parking would provide an incentive for development of more residential units and is also supported based on the underutilized on-street parking as documented in the Existing Parking Conditions Analysis prepared by TJKM (reference Attachment 2). Commercial Uses (Retail and Services) - The most significant revision to the parking requirements for commercial uses is for most uses to be reduced from one space per 250 square feet to one space per 300 square feet. This change is consistent with current parking demand trends and parking regulations in other cities including Morro Bay, Pismo Beach and San Luis Obispo.

116 Staff Report: Development Application Parking Regulations Code Amendment Page 5 October 10, 2018 Another change is to restaurants when located in a multi-tenant commercial center where the restaurant square footage is less than 50% of the total building square footage. n these cases, the required parking would be reduced from one space per 200 square feet to one space per 300 square feet. This is based on parking demand in multi-tenant commercial centers where there is a variety of uses, peak usage hours vary, and shared trips occur (i.e., one vehicle trip results in visits to several businesses). Several other uses such as health facilities and dance studios are also proposed to change to one space per 300 square feet. This brings these uses into alignment with other types of retail and service commercial uses, which essentially parks all uses for a typical multi-tenant commercial center at one space per 300 square feet. This allows all types of commercial uses in a multi-tenant commercial center without the need to provide a parking calculation analysis to determine if there is adequate parking for the proposed use. Another proposed revision is to allow commercial uses in the CVS, VS, CB, CBO and CC Zones a parking reduction based on the lineal feet of project frontage. The on-street parking credit would be calculated based on one space for every 22 lineal feet, which is the typical length of a parallel parking space. With the exception of the Coastal Commercial (CC) Zone, these zones are along West Grand Avenue from 2 nd Street to 11 th Street. The parking inventory prepared by TJKM indicates that most blocks along this stretch of West Grand Avenue have excess capacity throughout the day. The proposed parking reduction based on the project frontage for commercial development (i.e., does not apply to residential uses) could incentivize redevelopment along West Grand Avenue, which is consistent with the goals of the Land Use Element, West Grand Avenue Master Plan and Economic Development Strategy. Attachment 4 provides examples of the parking reduction for mixed-use projects including assumptions for project frontage to demonstrate the reduction in commercial parking. A reduction in on-site parking may result in customers having to park on the street and walk to the commercial business. While some may view this as an inconvenience, the additional pedestrian traffic is very desirable in creating a pedestrian friendly environment, which is consistent with many of the adopted City policies. ndustrial Uses - The most significant revisions to the parking requirements for industrial uses is to reduce parking for manufacturing uses from one space per 500 square feet to one space per 750 square feet and increase parking for wholesale/distribution uses from one space per 1000 square feet to one space per 750 square feet. The result would be that new buildings constructed for both manufacturing and wholesale/distribution uses would be parked at the same ratio of one space per 750 square feet, which allows future reuse of buildings by either use. This addresses an issue that can arise with the current parking standards when a building has been constructed for a wholesale/distribution use and parked at the minimum parking ratio (i.e., one space per 1,000 square feet) and a manufacturing business now wants to occupy the building it has the potential to prevent the reuse of buildings. Alternatives to consider include retaining the existing parking ratios or increase/decrease the proposed parking ratios for either manufacturing or wholesale/distribution uses. The other change that would primarily affect industrial parking calculations is allowing accessory or incidental uses of up to 10% of the use. The proposed ordinance would allow up to 10% of accessory uses subject to the same parking requirements of the primary use. For example, a 10,000 square foot manufacturing building that would require 13 spaces (10,000 s.f./750 s.f.) could have up to 1,000 square feet of office space without providing any additional parking spaces. Alternatives to consider include reducing or increasing the percentage of accessory space.

117 Staff Report: Development Application Parking Regulations Code Amendment Page 6 October 10, 2018 Section Bicycle Parking Spaces This section references the required parking spaces to be provided based on the California Building Code (CBC), which contains a table that indicates the minimum number of bicycle spaces based on the overall number of parking spaces provided. Since the CBC requires bicycle parking spaces be provided, and this number may change, it is preferable to rely on the CBC requirement rather than create a local standard. Section Parking Reductions This section provides for parking reductions that meet certain criteria consistent with the current Code. Proposed parking reductions would be added for motorcycle parking for lots with 20 or more spaces and car sharing programs. The reduction for transit accessibility in the current Code varied from 300 to 500 feet for transit routes and 1,000 feet from a bike lane. The proposed standard would be modified to 1,000 feet from a transit route with regular service. The reduction for special conditions that could warrant a parking reduction, such as peak hours of use that do not coincide in a multi-tenant commercial or mixed-use project, has been revised to allow the Director to approve reductions of up to 10% with larger reductions requiring the approval of an Administrative Use Permit. Consistent with the current Code, a parking demand study is often used to substantiate the parking reduction based on the project specifics. Section Location of Required Parking This section identifies the location of required parking spaces. The only significant changes is to increase the distance for off-site parking for nonresidential uses from 300 feet to 500 feet and allow off-site residential parking within 200 feet of the site. Section Parking Districts This section allows for the future formation of parking or assessment districts for financing offstreet parking facilities. This would require additional study to determine the cost of developing an off-site parking space and the appropriate assessment. Section Loading This section is new and addresses loading requirements for nonresidential uses. Section Parking Design and Driveway Standards This section incorporates the parking and design standards from the Development Code and the City s Standards and Specifications, which contained a majority of the driveway and parking lot design standards. By importing the City s Standards and Specifications into the development Code, an applicant can find all the necessary design criteria in one location. There are no significant additions or revisions to this section. Section 3.30 Landscaping Standards There were several minor revisions to landscaping standards primarily as they relate to parking. The revisions are shown in Attachment 1, Parts 2-4 of the draft ordinance. Chapter 4 Revisions There were minor revisions to several sections of Chapter 4 in order to incorporate all parking standards into Section 3.50 Parking Regulations (reference Attachment 1, Parts 5-14 of the draft ordinance). Section Second Residential Dwelling was also revised to include the State s recent legislation on Accessory Dwelling Units (ADUs) that mandated changes to reduce the required minimum parking standards. The Council has identified that this Code section needs to

118 Staff Report: Development Application Parking Regulations Code Amendment Page 7 October 10, 2018 be updated to further clarify additional conflicts between the State s legislation and City requirements. Chapter 9 Revisions The definition for Gross Floor Area would be added to Chapter 9 Definitions (reference Attachment 1, Part 15 of the ordinance). Local Coastal Program Amendment The ordinance would amend Chapters 3, 4, and 9 of the Development Code (Article X of the Municipal Code). Development Code Section identifies all chapters and sections that constitute the ordinances for the implementation of the City s Local Coastal Program (LCP) in compliance with the California Coastal Act. Therefore, any amendment to Chapters 3, 4 and 9 of the Development Code requires a LCP Amendment. A LCP Amendment requires the Coastal Commission s approval prior to the ordinance taking effect. Staff has reviewed the proposed LCP Amendment with the policies in Chapter 3 of the Coastal Act and has determined that the ordinance would have no effect on public access, recreation, environmentally sensitive habitat areas, or other coastal resources. The vast majority of the City is isolated from the beach and direct access is impaired by the railroad tracks. The proposed ordinance would not change the kind, location, intensity, or density of the uses. The ordinance is consistent with the existing policies of the LCP and is internally consistent with the current Development Code. Staff has contacted Coastal Commission staff regarding the proposed LCP Amendment and provided the draft ordinance. They have not expressed any concerns regarding the proposed amendment. Upon final adoption of the ordinance by the Council, staff would forward the LCP Amendment to the Coastal Commission for review. Coastal Commission staff estimates it will take approximately two months for formal approval by the Coastal Commission upon final action by the Council. The LCP Amendment is considered a minor amendment because it is consistent with the existing LCP and the revisions are more specific and which do not change the kind, location, intensity or density of use. Environmental Review Staff will be preparing the appropriate environmental document in compliance with the California Environmental Quality Act (CEQA). The final CEQA document will be brought to the Commission for its consideration at the November 14, 2018 Commission meeting. ALTERNATVES The Planning Commission has the following alternatives to consider: 1. Open the public hearing, receive public input and discuss the draft ordinance and continue the item to the November 14, 2018 Planning Commission meeting; or 2. Provide alternative direction to staff. PUBLC NOTFCATON On September 28, 2018, a one-eighth page public hearing notice was published in The Tribune. The agenda was posted in accordance with the Brown Act. ATTACHMENTS 1. Draft Ordinance Amendment

119 Staff Report: Development Application Parking Regulations Code Amendment Page 8 October 10, Existing Parking Conditions Analysis Dated March 14, Proposed vs. Existing Parking Requirements 4. Example Project Parking Comparisons 5. Examples of Guest Parking Requirements in Other Cities

120 Attachment 7 RESOLUTON NO. 18- A RESOLUTON OF THE CTY COUNCL OF THE CTY OF GROVER BEACH ADOPTNG A NEGATVE DECLARATON AMENDNG GROVER BEACH MUNCPAL CODE ARTCLE X DEVELOPMENT CODE, SECTON 3.50 PARKNG REGULATONS AND OTHER MNOR MODFCATONS WHEREAS, the City Council has initiated an amendment to the City s parking regulations; and WHEREAS, the City of Grover Beach has prepared an nitial Study and draft Negative Declaration for the proposed ordinance associated with Development Application 18-46; and WHEREAS, the Notice of Availability for the Negative Declaration was properly advertised in the manner required by law; and WHEREAS, public notice has been given in the time and manner required by State law and City code; and WHEREAS, the Planning Commission of the City of Grover Beach reviewed and considered the nitial Study and Negative Declaration at Public Hearings on October 10 and November 14, 2018 and recommended that the City Council adopt the Negative Declaration amending the City s parking regulations and other minor amendments to Development Code Section 3.30 Landscaping and Chapters 4 and 9; and WHEREAS, the City Council of the City of Grover Beach reviewed and considered the nitial Study and Negative Declaration amending the City s parking regulations at a Public Hearing on November 19, 2018; and WHEREAS, there is no substantial evidence of any significant adverse effect, either individually or cumulatively, on wildlife resources as defined by Section of the Fish and Game Code or on the habitat upon which the wildlife depends as a result of this Development Code Amendment; and WHEREAS, the adoption of the ordinance will not have a significant effect on the environment; and NOW, THEREFORE, BE T RESOLVED that the City Council of the City of Grover Beach HEREBY adopts the Negative Declaration amending the City s parking regulations and other minor amendments attached as Exhibit A.

121 Resolution No.18- Page 2 Upon motion by, seconded by, and on the following roll-call vote, to wit: AYES: Council Members NOES: Council Members ABSENT: Council Members ABSTAN: Council Members the foregoing RESOLUTON NO. 18- was PASSED, APPROVED, and ADOPTED at a Regular Meeting of the City Council of the City of Grover Beach California this 19th day of November, Attest: JOHN P. SHOALS, MAYOR DONNA L. McMAHON, CTY CLERK

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123 PUBLC NOTCE: The City of Grover Beach is releasing a draft nitial Study and Negative Declaration for the above described project for review and comment to all affected agencies, organizations, and interested parties. Reviewers should focus on the content and accuracy of the report and the potential impacts upon the environment. The notice for this project is in compliance with the California Environmental Quality Act (CEQA). Persons responding to this notice are urged to submit their comments in writing. Written comments should be delivered the City (lead agency) no later than 5pm on the date listed as review period ends. Submittal of written comments via is also accepted and should be directed to the staff contact at the above address. This document may be viewed by visiting the Community Development Department, listed under the lead agency address, or accessed via the City s website. Page 2

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125 Development Code Amendment Parking Regulation Update City of Grover Beach PROJECT ENVRONMENTAL ANALYSS The City of Grover Beach s environmental review process incorporates all of the requirements for completing the nitial Study as required by the California Environmental Quality Act (CEQA) and the CEQA Guidelines. The nitial Study includes staff s on-site inspection of the project site and surrounding and a detailed review of the information on file for the proposed project. n addition, available background information is reviewed for each project. Relevant information regarding soil types and characteristics, geological information, significant vegetation and/or wildlife resources, water availability, wastewater disposal service, existing land uses and surrounding land use categories and other information relevant to the environmental review process are evaluated for each project. Exhibit A includes the references used, as well as the agencies or groups that were contacted as a part of this initial study. The City of Grover Beach uses the checklist to summarize the results of the research accomplished during the initial environmental review of the project. Persons, agencies, or organizations interested in obtaining more information regarding the environmental review process for a project should contact the Community Development Department, 154 South 8 th Street, Grover Beach, CA or call (805) A. PROPOSED PROJECT Description: The proposed project would revise the City of Grover Beach parking regulations found in Chapter 3, Section 3.50 of the Development Code. The proposed project is a Development Code and Local Coastal Program amendment and would not directly cause any new development or redevelop of properties within the City. All future projects that require the construction of parking areas would be required to have an environmental assessment consistent with the California Environmental Quality Act (CEQA). City staff and its consultant team analyzed the effectiveness of the existing parking regulations and considered best practice approaches to parking regulations appropriate for the context of Grover Beach and the unique needs of its residents, visitors, and businesses. Modifications to the existing parking regulations are intended to provide flexibility for the provision of parking while still accommodating parking demand. The proposed Development Code amendment are categorized into three categories: Usability of parking standards; Minimum parking requirements; Parking design and configuration. The proposed project also includes minor revisions to landscaping standards in Development Code Chapter 3 Section 3.30 Landscaping Standards, minor revisions to Chapter 4 regarding parking standards, and adds a definition to Chapter 9. Assessor parcel number(s): City Wide Latitude: City Wide Longitude: City Wide Other public agencies whose approval is required: N/A Environmental Review City of Grover Beach Page 3 Page 4

126 Development Code Amendment Parking Regulation Update City of Grover Beach Native American tribes requested consultation pursuant to Public Resources Code section City Staff sent out consultations on October 3, 2018 B. EXSTNG SETTNG Land use designation: Zoning district Parcel size: City Wide City Wide City Wide Topography: N/A Average Slope: N/A Vegetation: Existing use: Surrounding land use: N/A N/A North: South: East: West: N/A N/A N/A N/A Page 5

127 Development Code Amendment Parking Regulation Update City of Grover Beach C. ENVRONMENTAL ANALYSS During the nitial Study process, all issues were identified as having either an insignificant environmental impact or not applicable (see following nitial Study). CTY OF GROVER BEACH NTAL STUDY CHECKLST 1. AESTHETCS Would the project: Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable a) Have a substantial adverse effect on an adopted scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: The proposed project would make amendments to the City s parking standards and amend the City s landscaping standards. The proposed parking standard revisions would have minor changes to the minimum required number of parking spaces with the overall number of required parking spaces either slightly decreasing or increasing, or have no change depending on the type of land use. The minor changes to the landscaping standards do not revise the minimum amount of landscape area required but would decrease the required amount of landscaping adjacent to streets while still maintaining either 10-feet of landscaping for multi-family residential zones and 5-feet for non-residential zones (e.g., commercial and industrials zones) which provides for an adequate area to screen parking areas as viewed from the street. Based on the above project description, the proposed project would not have an impact on scenic vistas and scenic resources designated by the City s General Plan. Minor increases in parking lot size may have a significant impact on visual character and/or lighting, however these are identified as part of separate project applications. Overall the proposed parking and landscaping standards that increase parking lot size would do so only slightly. Conversely, minor decreases in parking Page 6

128 Development Code Amendment Parking Regulation Update City of Grover Beach lot size could have a slightly beneficial impact on visual character and/or lighting by reducing hardscape and the amount of lighting. MTGATON / CONCLUSON: The proposed project would have a less than significant impact on aesthetics. 2. AGRCULTURE RESOURCES Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide mportance (Farmland) to nonagricultural use? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land, timberland or timberland zoned Timberland Production? d) Result in the loss of forest land or conversion of forest land to non-forest use? e) nvolve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use? EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: There are no existing agriculture zones in the city, therefore no impact. MTGATON / CONCLUSON: The proposed project would have no impact on agricultural resources. Page 7

129 Development Code Amendment Parking Regulation Update City of Grover Beach 3. AR QUALTY Would the project: Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: The proposed project includes revisions to existing standards to parking and landscaping. The proposed project would not change any existing land uses. The proposed project may increase vehicle trips, or contribute to increased emissions based on minor increases in building square footage as a result of less on-site parking, but any minor increases in building size cannot exceed the maximum lot coverage and floor area ratios. Therefore, the amount of building area cannot increase above the maximums already contemplated in the Land Use Element Master ER and the proposed ordinance would not create additional impacts to air quality. The proposed amendments would not conflict or obstruct any applicable air quality plan from the San Luis Obispo Air Pollution Control District (APCD), nor would the amendments violate any air quality standards. The proposed project includes new standards that would be required to be met as a part of future projects. Therefore, the proposed project would have a less than significant impact on air quality. MTGATON / CONCLUSON: The proposed project would have a less than significant impact on air quality. Page 8

130 Development Code Amendment Parking Regulation Update City of Grover Beach 4. GREENHOUSE GAS EMSSONS Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: The proposed project would not change any existing land uses. Consistent with the above discussion of air quality, the proposed ordinance would not cause/contribute to increased greenhouse gas emissions. MTGATON / CONCLUSON: The proposed project will have a less than significant impact on greenhouse gas emissions. 5. BOLOGCAL RESOURCES Would the project: Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife (CDFW) or U.S. Fish and Wildlife Service (USFWS)? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or CDFW and USFWS? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act through direct removal, filling, hydrological interruption, or other means? Page 9

131 Development Code Amendment Parking Regulation Update City of Grover Beach d) nterfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with policies or ordinances protecting biological resources, such as the tree native tree ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: The proposed project would not cause new development or have any effect on existing biological resources. The proposed project does not include construction of any proposed parking facilities, nor proposes demolition of facilities. Future development of parking areas would be evaluated as part of the environmental review for the specific project to evaluate potential impacts to biological resources. Because the proposed project does not include any construction aspects, the proposed project would not have an effect on biological resources. MTGATON / CONCLUSON: The proposed project would have no impacts on biological resources. 6. CULTURAL RESOURCES Would the project: Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable a) Cause a substantial adverse change in the significance of a historical resource? b) Cause a substantial adverse change in the significance of an archaeological resource? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Page 10

132 Development Code Amendment Parking Regulation Update City of Grover Beach Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable d) Disturb any human remains, including those interred outside of formal cemeteries? EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: The proposed project would not cause new development or have any effect on existing cultural resources, as the proposed project does not include any proposed construction or demolition of parking facilities, including uses solely dedicated to parking or ancillary use parking. Future development of parking areas would be evaluated as part of the environmental review for the specific project to evaluate potential impacts to cultural resources. Therefore, the proposed project would not have an effect on cultural resources. MTGATON / CONCLUSON: The proposed project would have no impacts on cultural resources. 7. GEOLOGY AND SOLS Would the project: a) Result in the exposure to or production of unstable earth conditions including the following: Landslides; Earthquakes; Liquefaction; Land subsidence or other similar hazards? b) Be within a California Geological Survey Alquist-Priolo Earthquake Fault Zone, or other known fault zone? (consultant Division of Mines and Geology Special Publication #42) Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable c) Result in soil erosion, topographic changes, loss of topsoil or unstable soil conditions from proposed improvements such as grading, vegetation removal, excavation or use of fill soil? d) nclude any structures located on known expansive soils? Page 11

133 Development Code Amendment Parking Regulation Update City of Grover Beach e) Be inconsistent with the goals and policies of the City s Safety element relating to geologic and seismic hazards? f) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: The proposed project would not construct or demolish new parking facilities. Based on the proposed ordinance, new parking lots could be slightly smaller or larger depending on the type of use. However, development of these parking areas would be connected to future development and evaluated as part of the environmental review for the specific project to evaluate potential impacts to geology and soils. Therefore, the proposed project s impacts on soil is considered less than significant. The City is not located within Alquist-Priolo earthquake fault zone, nor is the proposed project inconsistent with the City s adopted Safety element. The proposed project does not include construction of structures. MTGATON / CONCLUSON: The proposed project would have a less than significant impact on soils and geology. 8. HAZARDS AND HAZARDOUS MATERALS Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable b) Create a hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? Page 12

134 Development Code Amendment Parking Regulation Update City of Grover Beach d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable g) mpair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. The Oceano County Airport is less than one-half mile away from the City limits. PROPOSED PROJECT: Based on the project description, the proposed project would not cause new development or have any effect on hazards or hazardous materials. Future development of parking areas would be evaluated as part of the environmental review for the specific project to evaluate potential impacts on hazards or hazardous materials. While the proposed project includes modifications to standards in parking and landscaping for potential future projects located within 2 miles of the Oceano Airport, the proposed standards would not result in a safety hazard. Therefore, the proposed project would not have an effect on hazards or hazardous materials. There is one (1) site within the City that is currently on the active Cortese list (California Government Code Section , however development exists on that site and would not be affected by the proposed ordinances changes. MTGATON / CONCLUSON: The proposed project would have a less than significant impact on hazards or hazardous materials. Page 13

135 Development Code Amendment Parking Regulation Update City of Grover Beach 9. WATER QUALTY / HYDROLOGY Would the project: Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of preexisting nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood nsurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? Page 14

136 Development Code Amendment Parking Regulation Update City of Grover Beach i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) nundation by seiche, tsunami, or mudflow? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: The proposed project does not include any new construction of parking facilities or demolition of existing parking facilities. However, new development could create additional stormwater runoff. These impacts would be evaluated on a project by project basis. New parking areas may be located in tsunami inundation areas, however, future parking areas would be evaluated as a part of individual projects. Based on this information, the impacts for stormwater runoff and tsunami inundation is considered less than significant. MTGATON / CONCLUSON: The proposed project would have a less than significant impacts on water quality/hydrology. 10. LAND USE & PLANNNG Would the project: Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: The proposed project would not physically divide the community, nor conflict with the City s General Plan. The proposed ordinance is consistent with the policies of the General Plan. There are no adopted habitat conservation plans within the City. Based on this information, the proposed project would not have any effects on land use and planning. MTGATON / CONCLUSON: The proposed project would have no impacts on land use and planning. Page 15

137 Development Code Amendment Parking Regulation Update City of Grover Beach 11. MNERAL RESOURCES Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: There are no know mineral resources within the City. MTGATON / CONCLUSON: The proposed project would have no impact on mineral resources. 12. NOSE Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive ground borne vibration or ground borne noise levels? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? Page 16

138 Development Code Amendment Parking Regulation Update City of Grover Beach f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. The Oceano County Airport is less than one-half mile away from the City limits. PROPOSED PROJECT: The proposed project includes amendments to existing development standards for parking and landscaping. The proposed project does not include the construction of parking facilities or the demolition of those facilities. Future projects will need to evaluate noise impacts. New and redeveloped parking facilities would more than likely increase temporary noise for construction activities, however these would be analyzed as a part of future CEQA analysis for noise on a per project basis and typically include mitigation measures or conditions of approval limiting noise for sensitive receptors based on the location of the proposed project. While the Oceano County Airport is located less than ½ mile away from the City limits, the proposed project would not expose people to excessive noise levels. Based on this analysis, potential impacts of the proposed project are considered less than significant. MTGATON / CONCLUSON: The proposed project would have less than significant impacts on noise. 13. POPULATON & HOUSNG Would the project: a) nduce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: The proposed project would not induce substantial growth within the City because the proposed ordinance would not increase the maximum floor area ratio or lot Page 17

139 Development Code Amendment Parking Regulation Update City of Grover Beach coverage. No substantial number of existing housing or residences would be displaced as a result of the proposed ordinance. All future development projects would need to evaluate if a substantial number of housing/people would be displaced on a case by case basis. MTGATON / CONCLUSON: The proposed project would have no impacts on population and housing. 14. PUBLC SERVCE: Would the proposed project have an effect upon, or result in the need for new or altered public services in any of the following areas: Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable a) Emergency Services (Five Cities Fire Authority)? b) Police Services (Grover Beach Police)? c) Public Schools? d) Parks? e) Other public facilities? EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: Proposed amendments to the Development Code for parking and landscaping standards would not affect or result in the need for new or altered public services. Future development of parking areas would be evaluated as part of the environmental review for the specific project to evaluate potential impacts on public services. The proposed project may have an impact on existing, public parking areas that are located both on-street and off-street. The City s consultant performed a parking inventory and occupancy survey that determined that there were a total of 1,022 public/private on-street / off-street parking spaces available. Of these spaces, the maximum amount of spaces that were occupied was 37% of the available spaces (383 spaces) at around 12 pm during the weekdays. The proposed project would slightly decrease the amount of required parking for new residential, non-residential uses, as well as potential expansion of residential and non-residential uses. This reduction may cause an increase in use of public parking areas that are both on-street, and off-street. However, based on the parking inventory, even with an increase in use of public parking facilities, the amount of capacity of parking is sufficient, therefore the impact is considered less than significant. MTGATON / CONCLUSON: The proposed project would have a less than significant impact on public services. 15. RECREATON: Page 18

140 Development Code Amendment Parking Regulation Update City of Grover Beach a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: Based on the project description, the proposed project would not have an effect on recreation facilities, nor does it include the construction or expansion of recreational facilities that might have an adverse physical effect on the environment. MTGATON / CONCLUSON: The proposed project a would have no impact on recreational facilities. 16. TRANSPORTATON / TRAFFC Would the project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? Page 19

141 Development Code Amendment Parking Regulation Update City of Grover Beach d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable e) Result in inadequate emergency access? f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. The Oceano County Airport is less than one-half mile away from the City limits. PROPOSED PROJECT: Based on the project description, the proposed project would not cause new development or have any effect on the existing Circulation Element of the adopted General Plan, nor change any air traffic patterns associated with the Oceano County Airport. The proposed project does not conflict with policies, plans or programs for public transit, bicycle, or pedestrian facilities, as the proposed amendments are to modify existing standards for parking. With proposed reduction in parking standards, there is a potential for additional use of pedestrian facilities such as sidewalks, and on-site / off-site public facilities. However, the increase in use of these facilities is considered less than significant because there is sufficient capacity for both pedestrian facilities and public parking. Additionally, future development of parking areas would be evaluated as part of the environmental review for the specific project to evaluate potential impacts on transportation or traffic. Therefore, the proposed project would have a less than significant effect on transportation/traffic. MTGATON / CONCLUSON: The proposed project would have a less than significant impact on transportation/traffic. 17. UTLTES AND SERVCE SYSTEMS Would the project: Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Page 20

142 Development Code Amendment Parking Regulation Update City of Grover Beach Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project s projected demand in addition to the provider s existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project s solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: Based on the project description, the proposed project would not cause new development or have any effect on utilities and service systems. The proposed project does not include construction of any new parking facilities or the demolition of existing parking facilities. Future development of parking areas would be evaluated as part of the environmental review for the specific project to evaluate potential impacts on utilities and service systems. Therefore, the proposed project would have no impact on existing utilities and service systems. MTGATON / CONCLUSON: The proposed project would have no impact on utilities and service systems. 18. TRBAL CULTURAL RESOURCES Would the project: Page 21

143 Development Code Amendment Parking Regulation Update City of Grover Beach a) Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section as either a site, feature, place, cultural landscape, sacred place, or object with cultural value to a California Native American tribe?: b) mpact a listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as define in Public Resources Code Section (k)? c) mpact a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section n applying the criteria set forth in subdivision (c) of Public Resources Code Section The leas agency shall consider the significance of the resource to a California native American Tribe? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: Based on the project description, the proposed project would not cause new development or have any effect on tribal cultural resources. Future development of parking areas would be evaluated as part of the environmental review for the specific project to evaluate potential impacts on tribal cultural resources. Therefore, the proposed project would not have an effect on tribal cultural resources. City staff sent out pre-consultation letters to all potentially affect tribes within the City. f any Native American Tribe responded within the 30 day period, staff would proceed with the consultation. The proposed project would not impact a site of tribal historical significance since no construction is proposed. There are no listed sites within the City on the California Register of Historical Resources. MTGATON / CONCLUSON: The proposed project would have no impacts on tribal cultural resources. 19. MANDATORY FNDNGS OF SGNFCANCE: Page 22

144 Development Code Amendment Parking Regulation Update City of Grover Beach a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below selfsustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects) c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Potentially Significant mpact Requires Mitigation nsignificant mpact Not Applicable EXSTNG SETTNG: The proposed project to amend the Development Code and Local Coastal Program is City-wide. PROPOSED PROJECT: The proposed project will not degrade the environment as the proposed project does not include construction of facilities, but rather proposes amending existing parking standards, therefore there is no impact. The proposed project will not have impacts that are cumulatively considerable as it is an ordinance change, and those impacts are examined on a project by project basis. The proposed ordinance reduces parking standards in many instances, however future projects will need to examine impacts related to reduced parking, therefore the impact is considered less than significant. The proposed project will not have an environmental effect that causes substantial adverse effect on human beings as the proposed project does not involve any construction, therefore no impact. MTGATON / CONCLUSON: The proposed project will not have a significant cumulative impact. For further information on California Environmental Quality Act (CEQA) or the City s environmental review process, please visit the City s website at under the Community Development Department or the California Environmental Resources Evaluation System at: for additional information on CEQA. Page 23

145 Development Code Amendment Parking Regulation Update City of Grover Beach Exhibit A nitial Study References & Outside Agency Contacts The Community Development Department of the City of Grover Beach has contacted various agencies for their comments on the proposed project. With respect to the proposed project, the following outside agencies have been contacted (marked with an ) with a notice of intent to adopt a proposed negative / mitigated negative declaration. South San Luis Obispo County Sanitation District Native American Heritage Commission Lucia Del Mar Unified School District San Luis Obispo Council of Governments South County Sanitation San Luis Obispo Air Pollution Control District AB 52 Salinan Tribe San Luis Obispo ntegrated Waste Management Board AB 52 Northern Chumash Tribe Regional Water Quality Control Board District 3 AB 52 Other HEAL SLO Healthy Communities Workgroup AB 52 Other US Postal Service AB 52 Other California Highway Patrol California Department of Fish and Wildlife (Region 4) Southern California Gas Co. (SoCal Gas) California Department of Transportation (District 5) San Luis Obispo County Assessor Pacific Gas & Electric LAFCO San Luis Obispo County Planning & Building Office of Historic Preservation San Luis Obispo County Environmental Health Department Charter Communications Coastal San Luis RCD CA Housing & Community Development Central Coast nformation Center (CA. Historical Resources nformation System) CA Department of Toxic Substances Control CA Department of Food & Agriculture US Army Corp of Engineers CA Department of Conservation CA Air Resources Board Other: Address Management Service Other: San Luis Obispo County Airport Land Use Commission Page 24

146 Development Code Amendment Parking Regulation Update City of Grover Beach The following checked ( ) reference materials have been used in the environmental review for the proposed project and are hereby incorporated by reference into the nitial Study. The following information is available at the Community Development Department and requested copies of information may be viewed by requesting an appointment with the project planner at (805) Project File / Application / Exhibits / Studies Grover Beach General Plan / Final ER Grover Beach Municipal Code / Development Code West Grand Avenue Master Plan Grover Beach Urban Stormwater Management Plan Grover Beach Local Coastal Plan Ramona Specific Plan Grover Beach Climate Action Plan (CAP) Grover Beach Bicycle Master Plan Grover Beach GS mapping layers Caltrans Scenic Highways Map Other Adopted Grover Beach Capital Facilities Fee Ordinance SLO APCD Handbook Regional Transportation Plan Flood Hazard Maps CDFW / USFWS Mapping CA Natural Species Diversity Data Base Archeological Resources Map Grover Beach Urban Water Management Plan CalEnvironScreen Other California Department of Conservation mapping services Other Other Page 25

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148 Development Code Amendment Parking Regulation Update City of Grover Beach Figure 1 Location Map Environmental Review City of Grover Beach Page 25 Page 27

149 Development Code Amendment Parking Regulation Update City of Grover Beach Figure 2 Aerial Mapping Page 28