Cuesta College outlines plan for South County satellite at 1690 East Grand; planning commission hears pre‑application

Cuesta College representatives presented a pre‑application to the Arroyo Grande City Planning Commission on Oct. 21 for a proposed South County satellite campus at 1690 East Grand Avenue, a roughly 16,250‑square‑foot retail building in the Gateway Mixed Use zone that previously housed a Rite Aid. The project concept includes up to five classrooms, administrative offices, a student lounge, and a childcare facility intended to serve students and possibly the public; no formal approvals were requested or granted at the meeting.

The pre‑application hearing is an informational step. "Tonight's pre‑application discussion is truly an opportunity for the applicant to receive feedback," Andrew Perez, Arroyo Grande planning manager, told commissioners. Perez said the proposed facility would be classified as a specialized education school and would require a conditional use permit if the applicant files for formal entitlements.

Why it matters: The proposal is intended to provide earlier class times and local access to Cuesta coursework for students in the southern part of the county, potentially reducing travel to Cuesta's main campus in San Luis Obispo or to Allan Hancock College. Commissioners and staff focused on parking, traffic circulation and permitting pathways that would shape the project's feasibility and design.

Key details and discussion - Location and site: The applicant proposes to locate in the former Rite Aid building at 1690 East Grand Avenue, a site Perez described as about 16,250 square feet in the Gateway Mixed Use zoning district. Surrounding uses include a church immediately north and commercial properties to the west and south. - Program and scale: Cuesta's concept would include up to five student classrooms, study hall/lounge space, administrative offices and an on‑site childcare program. The applicant said the full facility could accommodate as many as 200 students on site at one time at maximum capacity; current satellite offerings at Arroyo Grande High School host far fewer students and begin in the evening. - Parking and access: Municipal code parking calculations for the conceptual program total 47 required spaces; the site currently has an 83‑space parking lot. Perez cautioned staff anticipates actual demand could exceed code requirements depending on programming and peak class schedules. The two primary driveways to the site allow right‑in/right‑out turning movements; a bus stop is located a few hundred feet east with service about once an hour. - Permitting and standards: Perez and applicant representatives said the project would proceed through the conditional use permit (CUP) process, then the Architectural Review Committee and Planning Commission for final action; any appeal would go to city council. For building work that falls under the Division of the State Architect (DSA) — accessibility, fire and life‑safety, and structural work — DSA review would apply and such permits would be handled through the state process in addition to city permits for public improvements, drainage and sidewalks, Community Development Director Brian Pedratti said. - Community outreach and mitigation options: Commissioners urged Cuesta to expand outreach to neighboring property owners and potential partners (for example, a shared parking arrangement with the adjacent church), and to explore staggered class schedules, limits on concurrent classes or other conditions to reduce parking and traffic impacts if necessary.

Applicant comments Todd Hampton, vice president of administrative services for Cuesta College, said the college is "really excited for the opportunity to serve our students down in the South portion of the county" and that the institution intends to engage the community to determine programming that "will actually serve their needs best." Hampton confirmed the college currently offers classes at Arroyo Grande High School (beginning around 4 p.m.) under lease arrangements and that the proposed site would be intended to replace, not supplement, the existing leased space in Arroyo Grande.

Public participation and commission sentiment Public attendance and participation were light; no members of the public from Zoom raised hands and no members of the public spoke in person on the item during the meeting. Commissioners expressed general support for the concept while noting the importance of working through parking, circulation and design details if a formal application is submitted. Commissioner comments included encouragement for community outreach and for creative solutions to parking, transit and pedestrian access.

Outcome and next steps No formal action was taken; the item was a pre‑application hearing. Staff recommended the commission receive public comment and provide direction to the applicant. If Cuesta files a formal application the project will be reviewed by staff advisory committees, the Architectural Review Committee and the Planning Commission; the City Council would consider the project only on appeal.

Votes at the meeting (consent item) The commission approved the minutes from the Oct. 7 regular meeting on the consent agenda by roll call (yes: Commissioner Sackerson; Commissioner Buchanan; Commissioner Worthen; Vice Chair Martin). That consent vote was recorded separately from the pre‑application discussion.

Background and context Under Arroyo Grande's General Plan and Gateway Mixed Use zoning, specialized schools are allowed with a CUP. Perez referenced Land Use Policy 5‑1 (encouraging uses that reduce out‑of‑town trips) and Policies 5‑3 and 5‑9 (encouraging walkable, transit‑served uses in mixed‑use areas) as part of the policy context for evaluating the proposal.

What the record shows This was a pre‑application presentation and conceptual discussion; no CUP application, design review approval, or entitlement decision was before the commission on Oct. 21. Staff and the applicant repeatedly stated that specific conditions, parking management measures and permit paths would be explored only if and when a formal application is submitted.