HomeMy WebLinkAboutItem 4a. 1701 Monterey Street (USE-0103-2022)_High Resolution PlansTHE HUB
1701 MONTEREY STREET | SAN LUIS OBISPO | CALIFORNIA
MINOR USE PERMIT
22.0414
*PROJECT SITE
1701 MONTEREY
MONTEREY ST.G
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TABLE OF CONTENTS
Project Information + Table of Contents
Project Description
Response Narrative to Ordinance 1651 [2018 Series]
Parking Requirements
Site Plan
Overall Floor Plans
Exterior Elevations
PAGE
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5
6
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8-9
VICINITY MAP
SITE AERIAL
1701 MONTEREY ST
PROJECT TEAM
APPLICANT
Monterey Street Brewing Company, LLC
6 Higuera Street
San Luis Obispo, CA 93401
ARCHITECT | REPRESENTATIVE
Bracket Architecture Office
PO Box 1810
San Luis Obispo, CA 93406
Bryan Ridley | br@bracketao.com | 805 704 0535
PROPERTY OWNER
Edwin Lawrence O’Reilly Family Trust
DESIGN STATEMENT
The HUB on Monterey proposes new uses and interior alterations within an
existing commercial building. The principal proposed use is a bar/tavern, including
light manufacturing, commercial kitchen/commissary, warehouse, and indoor/
outdoor recreation areas1. Existing on-site parking and recent site and landscape
improvements will be retained.
PROJECT DATA
Address 1701 Monterey Street
APN 001-151-014
Zoning C-T-S Tourist Commercial, Special Consideration
Adjacent Zoning C-T [northwest]
C-T-S [southwest + northeast]
C-OS [southeast]
Lot Area 155,014 square feet [3.56 acres]
Partial Lot Leased Area 61,460 square feet [1.41 acres]
Current Use Retail building
Proposed Use Bar/Tavern with associated Light Manufacturing
Gross Interior Building Area 1st floor 11,365 sf
2nd floor 815 sf
total area 12,180 sf
Lot Coverage
75% Allowed 46,095 square feet
19% Proposed 11,365 square feet
Building Envelope
Height 45’ max.
Setbacks 10’ front
0’ interior side and rear
Construction Type + Occupancy
Type VB
Current Occupancy Group M
Proposed Occupancy Group A-2, A-3, F-1, S-1, S-2,B,M
Nonseparated, S-1 Governs
Sprinklered Yes
2
THE HUB ON MONTEREY BRACKET ARCHITECTURE OFFICE
1701 MONTEREY ST | SAN LUIS OBISPO
22.0414 | MINOR USE PERMIT
hub
[h b]
NOUN
1. the central part of a wheel, rotating on or with the axle, and from which the spokes radiate.
synonyms: pivot · axis · center
2. the effective center of an activity, region, or network as in the financial hub of a country
synonyms: center of activity · focal point
The HUB A collaboration of 8 SLO city businesses in one, central location, designed to:
1] elevate the artistic and active lifestyle community that has made SLO famous.
2] establish North Monterey Street as the destination for a thriving community atmosphere of curated
events paired with excellent food & drinks; blending locals, students, and tourists alike.
• Retail and commercial kitchen(s)
• Food Truck and Mobile Food Vendor Rotation
• Multiple dining options including late night food
• Brewery (Production and Tasting)
• Distillery (Production and Tasting)
• Kombucha (Production and Tasting)
• Winery (Production and Tasting)
• Coffee and Baked Goods
• Curated Art Gallery
• Bicycle Sales, Rentals and Repairs
• Live Music and Performing Arts
• Dog and Family Friendly
• Outdoor Pickle Ball/Cornhole/Axe Throwing/Outdoor Checkers
• Indoor Bocce Ball/Ping Pong/Pool Tables
• Outdoor BBQ Area
• Local activity shuttle (Hiking/Bicycle Tours/Walking Tours)
The Frame
A day at the HUB looks like this:
6:45 Coffee and muffin on the way to work or school.
7:10 Healthy breakfast before a bicycle ride. A breakfast burrito with bacon is healthy, right?
9:17 Check your social media or influencer status over a blended smoothie.
10:45 Early lunch with friends. Go ahead, it’s ok to get fries with a salad.
11:02 It’s Stroller Sunday and time check-in on neighborhood gossip.
11:30 Grab something quick on your way to a ZOOM meeting.
12:15 Hotel guests on their way out of town stops for lunch and some trinkets.
12:30 Grab a 4-Pack of craft beer for a barbecue at home. Why not get another 4-pack?
12:45 Play a quick game of cornhole. Ironically, the street corn truck is serving today. Coincidence?
1:42 Drop off you bicycle to get that flat tire fixed. Have a Kombucha while you wait.
2:00 Late lunch, outside, and a little time in the sun on a beautiful day.
2:19 Axe throwing really is all about proper foot setup. Noted!
3:17 Drop by to see a local artist performing on the patio.
3:30 The last hiking/biking shuttle leaves for Reservoir Canyon and East Ridge. Poison oak or wind?
4:02 Enjoy a happy hour, craft cocktail after a long day of crypto currency day-trading.
4:35 Finish a book with a fresh, West Coast IPA.
5:04 Fresh, smoked tri-tip nachos appetizer. Baffled on which beer to have.
5:25 Your dog, Simcoe gets to see his neighbor Bailey while their humans enjoy a couple of Seltzers.
5:43 Taco Tuesday special is smoked chili verde tacos on home-made tortillas.
6:00 A local artist is hosting a “Meet and Cheese” night.
6:19 Your favorite fried chicken food truck is outside serving.
7:06 Movie night starts. It’s a Tom Cruise double header, Top Gun and Mission Impossible.
7:30 Rent some commercial kitchen space to finally get your grandma’s famous salsa into a jar.
7:45 On your way to the drive in, you stop to get some snacks and to-go truck food.
8:00 Your roommate has a mid-term tomorrow but you can squeeze in a couple of rounds of pool.
9:05 On-line dating is not fun, but at least all your team is there to make sure he isn’t a creep.
9:36 The NBA finals seem to go on forever!
10:08 Stop by for a celebration drink on the way home from an awesome show at the PAC.
11:00 Ice cream sundae after a movie downtown. Ok, get the pie too.eThe Spokes
• Central Coast Brewing
• KROBAR Craft Distillery
• Nautical Bean Coffee
• Art’s Cyclery
• What The Truck Mobile Cuisine
• Lone Oak Seltzer
• SLO Axe
• Whalebird Kombucha
3
THE HUB ON MONTEREY BRACKET ARCHITECTURE OFFICE
1701 MONTEREY ST | SAN LUIS OBISPO
22.0414 | MINOR USE PERMIT
RESPONSE NARRATIVE TO ORDINANCE 1651 [2018 SERIES]
1. All new structures approved after adoption of this ordinance shall be setback a minimum 20 feet from the existing top of
creek bank or edge of riparian vegetation, whichever is farther from the creek flow line ( subsequently called the “ creek
setback reference line”). The setback area may be occupied by landscaping and fencing. No new facilities for parking,
active recreation or noise generating equipment may occupy the creek setback area.
No new structures are proposed.
2. The number and size of building openings facing the creek shall be minimized. Windows shall be no larger than the
minimum required by public safety. Glazing shall not reflect sunlight toward the creek nor allow internal lighting to shine
toward the creek. Balconies and/ or attendant doors are prohibited.
All openings facing the direction of the creek are existing and will not be expanded.
3. Screening shall be provided between the buildings and the creek which may include fencing, decorative walls and
landscaped berms, said screening shall at a minimum include restoration and enhancement of the creekside vegetation,
and shall also be designed and built so as to block view corridors of the building visible from residential neighbors
Existing fencing along the creek will remain. The existing buildings shield and buffer the outdoor uses.
4. Lighting between the buildings and the creek shall be limited in intensity and scale to the minimum necessary for security
and identification and shall be designed so as not to shine offsite.
All lighting will comply with the Night Sky Ordinance and the parameters of this ordinance.
5. The expansion or redevelopment of properties shall make maximum use of common driveways.
The existing driveway and pedestrian entries shall remain in use.
6. All new uses must be found by the Planning Commission to be compatible with the riparian habitat and adjacent
residential uses, considering such variables as light and glare, privacy, noise and traffic. In all cases, uses shall be
adequately buffered from the creek and adjacent residences in a manner which mitigates potential offsite impacts.
The new uses occur approximately 160’ minimum from the Creekside property line. Most outdoor activities are buffered
by the existing buildings and all activities are intentionally positioned to be street facing and nearer to the street than the
creek.
7. Noise generating uses such as parking and active outdoor recreation uses, such as swimming pools, outdoor bars, and
gathering areas shall be located on the interior of the site, using buildings as a buffer.
Noise generating outdoor uses are located on the interior site, sheltered by buildings. Parking is located entirely in
existing paved vehicular areas.
8. All drainage to the creek shall be directed in a manner which does not erode the creekbank, harm the creekside
vegetation or degrade the quality of the creek and its riparian habitat. Appropriate systems may include the use of debris
and rubbish screens, oil and grease traps and erosion control/energy dissipaters subject to the approval of the City
Engineer and the State Department of Fish and Wildlife.
Drainage patterns are not impacted by the project. The grease trap/interceptor will be placed near the driveway from
Monterey Street to provide nearest access to a pumping truck.
9. Building height shall be restricted as follows:
a) Between 20 and 50 feet, of the creek setback reference line, maximum height shall be 25 feet.
b) Between 50 and 80 feet of the creek setback reference line, maximum height shall be 35 feet.
c) Beyond 80 feet from the creek setback reference line, maximum height shall be 45 feet.
No new buildings are proposed.
10. Grading within the creek setback area shall be limited to that necessary to stabilize the creekbank and to accommodate
landscaping, and shall be done in a manner which does not increase erosion of the creekbank or result in the removal of
or significant damage to creekside vegetation.
No grading is proposed in the creek setback area.
11. 11. A s a condition of every new use established or expansion of existing use, that portion of a commercial lot which lies
within the C/OS- 5 zone shall be dedicated as a perpetual open space easement.
Noted.
12. In special circumstances, the Planning Commission may lower the height and/or increase the setback standards
established by this ordinance.
Heights and setback limits are met by a significant margin.
13. The revised C/OS- 5 boundary and design criteria contained in this ordinance shall be recorded and referenced on the title
of all affected parcels.
Noted.
14. The creekside setback area and/or the area beneath the high berm on the creekside shall not be used for a public or
urban trail.
Noted. No trail proposed.
15. Any structure that functions primarily as a conference or convention center shall not be allowed. Meeting and conference
rooms ancillary to other approved uses are allowed. Rooms whose primary use is for social gatherings ( ballrooms, etc.)
shall not be located creekside.
The structure is not a conference or convention center. Social gatherings that accompany the restaurant and bar/tavern
uses are not located creekside.
16. Openings associated with and resulting from underground, ground, or above ground parking, oriented toward the creek or
that occur on the sides of the structures within 100 feet of the creek setback reference line are prohibited.
No new openings facing toward the creek are proposed. Existing fencing along the creek will remain.
17. During all stages of planning and building, design and engineering plans and over- the counter-changes to the approved
plans and permit shall be a matter of public record (as defined in California Government Code Section 6520), shall be
noted on the official packet of material, and shall be readily available to the public upon demand.
Noted.
18. Any new proposal or significant alteration to an existing development shall be subject to a use permit approved by the
Planning Commission. In approving a use permit, the Planning Commission shall find that the proposed conforms to all
the criteria listed in Section 3.
Noted.
4
THE HUB ON MONTEREY BRACKET ARCHITECTURE OFFICE
1701 MONTEREY ST | SAN LUIS OBISPO
22.0414 | MINOR USE PERMIT
Vehicle Parking Spaces Required [Title 17 table 3-4]
Restaurant Dining 1 per 100 sf 825 sf 8.25
Restaurant Kitchen 1 per 100 sf 415 sf 4.15
Production 1 per 1000 sf 1,220 sf 1.22
Tasting Area 01 1 per 100 sf 585 sf 5.85
Tasting Area 02 1 per 100 sf 165sf 1.65
Tasting Area 03 1 per 100 sf 315 sf 3.15
Retail Sales 1 per 300 sf 685 sf 2.28
Commercial Kitchen 1 per 1,500 sf 1,165 sf 0.77
Cold Storage 1 per 1,000 sf 750 sf 0.75
Circulation + Restrooms 0 required 2,460 sf 0
Indoor Recreation 1 per 200 sf 2,775 sf 13.87
Production Office/Storage 1 per 300 sf 815 sf 2.72
Indoor Subtotal 44.66
Outdoor Recreation Space [east] 1 per 500 sf 10,221 sf 20.44
Outdoor Recreation Space [west] 1 per 500 sf 1,560 sf 3.12
Outdoor Retail Display 1 per 300 sf 525 sf 1.75
Outdoor Subtotal 25.31
Parking Subtotal 69.97
Bike Parking Reduction 10% 6.3
Total Required Parking 64 spaces [63.67]
Vehicle Parking Summary
Existing 34
Required 64
Provided 64
Required Accessible 2 standard, 1 van per CBC 11B [2 are existing]
EV Parking
Existing Spaces (non EV) 34*
EV Ready 3 [10%]
EV Capable 9 [25%]
Motorcycle Parking
Existing none
Required 2 [1 per 20 of 31 existing spaces]
Provided 2
Bicycle Parking
Existing none
Required, Indoor Use 30
Required, Outdoor Recreation to be confirmed with community development director
Provided 20 + Outdoor TBD + 30 [for 10% bike parking reduction]
Short + Long Term Distribution 38 short term [75%] + 12 long term [25%] + Outdoor short term TBD
* This project qualifies as a remodel if scope of work is equal to or exceeding 25 percent of the existing gross floor area of the
structure before the construction. Where an existing legal, nonconforming parking condition exists, the EV spaces requirement
shall be based on the existing number of parking spaces [34], not the required number of parking spaces [64]. More than 25
spaces requires 10% EV ready spaces, plus 25% EV capable. [17.72.040, 17.106.022]
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THE HUB ON MONTEREY BRACKET ARCHITECTURE OFFICE
1701 MONTEREY ST | SAN LUIS OBISPO
22.0414 | MINOR USE PERMIT
VANMMEVCSEVREVCSEVCSEVCSEVREVREVREVREVREVR50'-0"60'-10" BAY WIDTH6
0
'
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1
"
BA
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W
ID
TH
69'-3" BAY WIDTH
16'-0" dedicated
10'-0" setback
N48°03'51"W 240.84'N41°09'E 168.54'N37°46'38"E 201.94'N41°29'47"E 92.76'N77°5
2'1
8"
W 1
5
4.
67'
N61°32'57"W
6
2
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3
5
'N32°41'E 104.06'196'-3"
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94'-4"
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SITE PLAN
SCALE: 1/32” = 1’
0 168 32
1701 MONTEREY
PROPERTY
LINE MONTEREY STREETZONE D
OUTDOOR
RECREATION
7,323 sf
1741
MONTEREY
NOT A PART
12
16 [e] PARKING
6 [e]
PARKING
12 [e] PARKING
12
16
11
4 [n] PARKING
4 [n] PARKING
12 [n]
COMPACT
PARKING
6 [n] PARKING
4 [n]
PARKING
ZONE E
OUTDOOR
RECREATION
2,898 sf
ZONE A
OUTDOOR RECREATION
1,560 sf
ZONE B
OUTDOOR
RETAIL
525 SF
ZONE C
OUTDOOR
ARRIVAL
1. [N] FENCED OUTDOOR PRODUCTION EQUIPMENT AREA
2. [N] COFFEE CART CARGO CONTAINER
3. [E] FIRE HYDRANT
4. [N] SHORT-TERM BICYCLE PARKING RACKS
5. [E] WASTE COLLECTION AREA
6. [N] LONG-TERM BICYCLE PARKING LOCKERS
7. [N] EV READY PARKING [EVR]
8. [N] EV CAPABLE PARKING [EVCS]
9. [E] STORAGE CANOPY FOR 1741 MONTEREY
10. [E] STEEL STORAGE CONTAINERS FOR 1701 MONTEREY
11. [E] GLASS WIND SCREEN
12. [E] STEEL FENCE
13. [E] CURB, GUTTER, + SIDEWALK
14. [E] CONCRETE ACCESS STAIR AND RAMP
15. [N] ACCESSIBLE ROUTE FROM RIGHT-OF-WAY AND ACCESSIBLE PARKING SHOWN DOTTED
16. [E] STREET TREE, TYP OF [7]
17. [N] FOOD TRUCK LOCATION
REFERENCE NOTES
1
2
3
4
91010
5
SLO CREEK
TOP OF BANK
C/OS C-T-S
MIN. SETBACK
TREE CANOPY
13
15
15
8 77
15
[E] DRAINAGE
[E] DRAINAGE14
14
UP
UP
6
6
4
17
17
ZONE F
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THE HUB ON MONTEREY BRACKET ARCHITECTURE OFFICE
1701 MONTEREY ST | SAN LUIS OBISPO
22.0414 | MINOR USE PERMIT
DN
UP
FLOOR PLAN
SCALE: 1/16” = 1’
0 84 16
MEZZANINE LEVEL PLAN
SCALE: 1/16” = 1’
PRODUCTION
840 sf
COMMERCIAL KITCHEN
1,165 sf
RESTROOMS
RETAIL
685 sf
RESTAURANT
KITCHEN
415 sf
PRODUCTION
OFFICE
450 sf
COLD STORAGE
750 sfINDOOR RECREATION
2,775 sf
DINING
825 SF
OUTDOOR RECREATION
OUTDOOR RETAIL
DISPLAY
Proposed Use and Occupancy Classification
Occupancy Classification
Restaurant Kitchen A-2
Restaurant Bar/Dining A-2
Kitchen Commercial B
Production F-1
Tasting Area A-2
Retail M
Storage, Cold S-2
Production Office B
Recreation Indoor A-3
CIRCULATION
1690 sf
STORAGE
365 sf
OUTDOOR RECREATION
TASTING AREA 01
585 sfTASTING AREA 03
315 sf
TASTING AREA 02
165 sf
PRODUCTION
380 sf
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THE HUB ON MONTEREY BRACKET ARCHITECTURE OFFICE
1701 MONTEREY ST | SAN LUIS OBISPO
22.0414 | MINOR USE PERMIT
NORTHEAST EXTERIOR ELEVATION
SCALE: 1/16” = 1’
SOUTHWEST EXTERIOR ELEVATION
SCALE: 1/16” = 1’
ZONING DESIGNATION SERVICE COMMERCIAL (C-T-S)
SIGN TYPES ALLOWED ALL SIGN TYPES EXCEPT
# SIGNS PER PREMISES ALLOWED PROPOSED
2 2
ILLUMINATION FOLLOWING STANDARDS PER SLO MC 15.40.030
MAX. CUMULATIVE SIGN AREA ALLOWED PROPOSED
200 SF 200 SF
SAN LUIS OBISPO CITY SIGN STANDARDS
SIGN 2
type: wall sign, painted
area allowable: 100 sf
area proposed: 100 sf (8.5’ x 11.75’)
SIGN 1
type: wall sign, painted
area allowed: 100 sf
area proposed: 100 sf (8.5’ x 11.75’)
SIGN 2
SIGN 1
8
THE HUB ON MONTEREY BRACKET ARCHITECTURE OFFICE
1701 MONTEREY ST | SAN LUIS OBISPO
22.0414 | MINOR USE PERMIT
SOUTHEAST EXTERIOR ELEVATION
SCALE: 1/16” = 1’
NORTHWEST EXTERIOR ELEVATION
SCALE: 1/16” = 1’
9
THE HUB ON MONTEREY BRACKET ARCHITECTURE OFFICE
1701 MONTEREY ST | SAN LUIS OBISPO
22.0414 | MINOR USE PERMIT