Loading...
HomeMy WebLinkAboutItem 4a. 1701 Monterey Staff PresentationThe Hub USE-0103-2022 (1701 Monterey Street) Planning Commission Hearing May 11, 2022 Applicant: Monterey Street Brewing Company, LLC Recommendation 2 •Adopt the Draft Resolution (Attachment A) approving the Minor Use Permit, USE-0103-2022, subject to the revised findings and conditions of approval. Project Site and Location 3 ◼1701 Monterey Street ◼Located within the Tourist Commercial Zone with Special Considerations Overlay (C-T-S) and Conservation and Open Space Zone (C/OS) ◼Ordinance 1651 establishes the land use and design criteria for the S Overlay ◼Surrounding uses include hotels/motels, restaurant, residences, vehicle repair services Project Site and Location 4 ◼1701 Monterey Street ◼Located within the Tourist Commercial Zone with Special Considerations Overlay (C-T-S) and Conservation and Open Space Zone (C/OS) ◼Ordinance 1651 establishes the land use and design criteria for the S Overlay ◼Surrounding uses include hotels/motels, restaurant, residences, vehicle repair services Project Description ◼Collaboration between eight local businesses ◼Proposed uses and hours of operation: ◼Bar/tavern: 8:00 a.m. –11:00 p.m. daily ◼Restaurant: 6:00 a.m. –11:00 p.m. daily ◼General retail: 8:00 a.m. –9:00 p.m. daily ◼Commercial recreation: 11:00 a.m. –10:00 daily ◼Indoor live entertainment: 1:00 p.m. –8:00 p.m. Thursdays through Sundays ◼Food trucks: 11:00 a.m. –10:00 p.m. daily ◼Uses proposed within existing project building or fenced outdoor areas ◼Parking reduction request for 6 vehicle spaces 5 Site Plan 6 Floor Plan 7 Policy Analysis –General Plan ◼Tourist Commercial Land Use Designation ◼Intended for accommodations and services that primarily serve the traveling public and promote the City as a destination for short-and long-term visitors ◼Proposed Project ◼Multi-vendor facility consisting of complementary uses that serve both short-and long-term visitors ◼Eating, drinking, and recreational experience ◼Located on upper Monterey Street adjacent to hotels/motels to the north, west, and south 8 Policy Analysis –Zoning Regulations ◼Tourist Commercial Zone ◼Allowed uses: restaurant and commercial recreation ◼Allowed uses with Minor Use Permit approval (typically reviewed by the Director): bar/tavern, general retail, live entertainment, and food trucks ◼Ordinance 1651 (Special Considerations Overlay) ◼Criterion #18 requires the project be reviewed by the Planning Commission for consistency with Ordinance 1651 9 Policy Analysis –Zoning Regulations ◼Bar/Tavern ◼Required to comply with standards in Section 17.86.050(B) for Alcohol Outlets, unless otherwise indicated in requests below ◼Food service is requested to be provided by the restaurant and food trucks ◼Live entertainment is requested within the indoor recreational area ◼Conditions #4-7, 12-17 ◼Alcohol shall only be served if food service is available ◼No changes to general floor plan ◼Limitations on live entertainment ◼Security plan approval by Police Department ◼Ongoing ABC LEAD training for employees ◼Designated representative for complaints ◼No late-night alcohol service 10 Policy Analysis –Zoning Regulations ◼General Retail ◼Listed as appropriate use within the TC land use designation ◼Examples: art galleries, baked goods, bicycle sales, etc. ◼No recommended conditions 11 Policy Analysis –Zoning Regulations ◼Live Entertainment ◼Proposed within the indoor commercial recreational area ◼Supplementary to existing ambiance ◼Occasional music acts between 1:00 p.m. –8:00 p.m. on Thursdays through Sundays ◼Conditions #12-15 ◼Only permitted indoors on limited days/hours with all doors and windows closed ◼No live entertainment permitted outdoors 12 Policy Analysis –Zoning Regulations ◼Food Trucks ◼Required to comply with Sections 17.86.120(B) & (C) for permits and operational requirements ◼One to two food trucks anticipated ◼Located in area labeled as Zone F on the project plans ◼No seating ◼Conditions #9, 22 ◼Site shall be maintained in a clean and orderly manner ◼Shall not operate within parking spaces or hinder maneuverability 13 Policy Analysis –Zoning Regulations ◼Parking Reduction Request ◼70 vehicle spaces required ◼64 vehicle spaces provided ◼Requesting to provide 30 additional bicycle spaces to replace 6 vehicle spaces ◼Hours of operation vary between different businesses ◼Patrons will likely overlap ◼Cumulative parking not necessary to serve all uses 14 Policy Analysis –Ordinance 1651 ◼Ordinance 1651 ◼Establishes a S overlay requiring new proposal be compatible with adjacent residences and creek ◼Includes criteria for land use and design ◼Project consistent with requirements as proposed or conditioned 15 Public Comment ◼Consistency with specific design criteria in Ordinance 1651 related to: ◼Lighting and Glare ◼Privacy ◼Noise ◼Traffic ◼Environmental Determination ◼Change in use ◼Hours of operation ◼Noise ◼Traffic ◼Creek impacts ◼Road Improvements for Cyclists 16 Consistency with Ordinance 1651 ◼Criterion #2 –building openings facing the creek shall be minimized ◼Intended to minimize lighting and glare from windows and noise from door entries ◼Proposed Project ◼Utilizing an existing building ◼Existing windows on southeast side of building ◼Rear stairway access will only be used as emergency exit ◼Consistent with criterion ◼No new openings ◼Existing openings not further enlarged ◼Building setback close to 200’ from top of bank 17 Consistency with Ordinance 1651 ◼Criterion #3 –screening between creek and buildings ◼Intended to block view corridors of the building visible from residential neighborhood ◼Proposed Project ◼Utilizing an existing building ◼No new construction proposed ◼Consistent with criterion ◼Building setback close to 200’ from top of bank ◼Screened by existing vegetation at the creek 18 Consistency with Ordinance 1651 ◼Criterion #4 –lighting ◼Limited intensity and scale to minimize spillover ◼Proposed Project ◼Consistent with criterion ◼Existing fixtures on building and parking lot ◼Lighting shall comply with Section 17.70.100 (Lighting and Night Sky Preservation). Fixtures shall be shielded, oriented towards the property, and directed downwards to minimize spillover. 19 Consistency with Ordinance 1651 ◼Criterion #6 –compatibility with creek and adjacent residences ◼Lighting and glare ◼Lighting shall comply with Section 17.70.100 (Lighting and Night Sky Preservation) ◼Privacy ◼All uses shall occur within the project building or outdoor areas enclosed by solid fencing. ◼Noise ◼Attenuation provided by distance, building location and orientation, and barriers ◼A minimum of 180’ away from top of bank ◼Located approximately 250’ away from the nearest residential property line ◼Door openings located on sides of building ◼Uses located within building and outdoor areas enclosed by solid fencing ◼Buffered by onsite buildings and accessory structures ◼Recommended conditions for live entertainment ◼Traffic ◼Determined a negligible net increase of 30 peak PM trips; at least 100 additional peak PM trips would be significant and require a traffic study 20 Consistency with Ordinance 1651 ◼Criterion #7 –noise generating uses ◼Uses to occur in interior of lot using buildings as buffers to minimize noise ◼Proposed Project ◼Consistent with criterion ◼Uses proposed within project building and outdoor areas fenced by solid structures ◼Buffered by onsite buildings and accessory structures ◼Located on the interior of the lot ◼Minimum of 180’ away from the top of bank ◼Approximately 250’ away from the nearest residential property line ◼No new openings facing the creek ◼Live entertainment –Conditions #12-15 ◼Only permitted indoors on limited days/hours with all doors and windows closed ◼Compliance with Chapter 9.12 Noise Control 21 Consistency with Ordinance 1651 ◼Criterion #15 –gathering areas ◼Structure that functions as a conference or convention center is not allowed ◼Areas for social gatherings may be permitted as ancillary and shall not be located creekside ◼Proposed Project ◼Consistent with criterion ◼A conference or convention center is not proposed ◼Project building is not located creekside and is 195’ away ◼Recreational areas are ancillary for patrons to gather when enjoying food and drinks ◼Hours of operation limited to when food and drinks are available 22 Consistency with Ordinance 1651 ◼Criterion #16 –openings associated with parking ◼Intended to minimize noise and lighting from vehicles in parking area ◼Proposed Project ◼Utilizing an existing parking area ◼Consistent within criterion ◼Parking area setback close to 95’ from the top of bank ◼Spaces oriented away from the creek to minimize glare 23 Environmental Determination ◼Categorical Exemption ◼Section 15301 Existing Facilities ◼Project would operate within an existing development with negligible expansion of the former retail use ◼No new construction ◼Limited improvements to the project building and site ◼No access to the creek and onsite drainage will be evaluated at plan check ◼Noise shall comply with Chapter 9.12 Noise Control and conditions related to live entertainment and outdoor activities ◼Lighting shall comply with Section 17.70.100 Lighting and Night Sky Preservation ◼Traffic Division determined a negligible net increase of 30 peak PM trips ◼Project required to comply with all conditions of approval ◼Condition #3 allows for the project to be re-reviewed if there are substantiated complaints or evidence of a violation of the Use Permit 24 Environmental Determination ◼Categorical Exemption ◼Section 15332 In-Fill Development ◼Site that is less than five acres in size (3.63 acres) ◼Surrounded by other urban uses (existing hotels/motels, restaurant, service station, and vehicle repair services) ◼Not a habitat for endangered, rare, or threatened species because it is a developed urban site ◼Traffic ◼Negligible increase of 30 peak PM trips ◼Noise ◼Uses are within building and fenced areas; buffered by buildings and structures ◼Conditions on live entertainment and outdoor activities ◼Comply with Noise Ordinance ◼Air quality ◼Minimal construction emissions ◼Operational emissions will not exceed thresholds in CAP ◼Water quality ◼Creek access is not proposed ◼Condition #9 requires containment and disposal of liquid discharge 25 Environmental Determination –Revised Finding SECTION 2.Environmental Review.The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA)described in Sections 15301 (Existing Facilities)and 15332 (In-Fill Development)of the CEQA Guidelines.The project is exempt under Section 15301 because it is consistent with applicable General Plan policies and Zoning Regulations,is located on a site that is less than five acres in size (3.63 acres)surrounded by other urban uses (existing hotels/motels,restaurant,service station,and vehicle repair services),and is not a habitat for endangered,rare,or threatened species because it is a developed urban site.Approval of the project will not result in any significant effects relating to (1)traffic because the Traffic Division reviewed the project and determined that the proposed uses would not generate a number of trips that substantially exceeds trips associated with the former retail use (approximately 30 peak PM trips);(2)noise because proposed uses will occur within the project building and enclosed outdoor areas,which are buffered by existing buildings and accessory structures onsite.Proposed uses will occur a minimum of 180 feet away from the top of bank and approximately 250 feet away from the nearest residential property line to the south.The project shall comply with the noise thresholds outlined in the noise ordinance for the C-T zone,which are 60 dBA from 10 p.m.–7:00 a.m.and 65 dBA from 7:00 a.m.–10:00 p.m.To ensure ongoing compliance,staff is also recommending Conditions #10–15 for limitations on indoor live entertainment and outdoor activities,(3)air because construction-related emissions associated with the project is temporary and is limited to minor improvements to the project building and parking area.In addition,operation of the uses would not result generate emissions that exceed thresholds outlined in the Climate Action Plan;or (4)water quality because the project is not proposing access to the creek.In addition, Condition #9 requires that any liquid discharge from the food trucks shall be contained and properly disposed of by the applicant.Lastly,the site is served by all required utilities and public services. 26 Road Improvements for Cyclists ◼Offsite road improvements for cyclists ◼Better bike detection at Monterey/Grand ◼Pavement improvement on Andrews Street ◼Nexus would be required to condition the project for improvements ◼The site does not directly on rely or front either areas for access; therefore, these improvements were not conditions of the project 27 Revised Condition of Approval 28 •Condition #25: The property owner shall enter into an open space agreement with the City to dedicate a portion of the commercial lot which lies within the C/OS zone as an open space easement. Prior to building permit issuance, the open space agreement shall be recorded in the office of the County Recorder. •Required by criterion #11 of Ordinance 1651 Recommendation 29 •Adopt the Draft Resolution (Attachment A) approving the Minor Use Permit, USE-0103-2022, subject to the revised findings and conditions of approval. Additional Conditions of Approval 30 ◼Submit a line of sight analysis to confirm that the existing building is not visible from neighbors. If it is visible, provide screening to restore and enhance the creekside vegetation ◼Identify the location of loading areas and hours of operation ◼Provide a barrier in the rear of the site to block visibility of the parking area to the satisfaction of the Planning Director