HomeMy WebLinkAboutAgenda Report, MOD-0028-2026 (3427 Roberto Ct)
ADMINISTRATIVE HEARING AGENDA REPORT
SUBJECT: Request to modify a bar/tavern use permit (USE-3598-2016) to extend hours of
operation for the tasting room, revise conditions to allow a small-scale craft distillery, and remove
parking conditions that no longer apply to the site.
PROJECT ADDRESS: 3427 Roberto Ct. BY: Eva Wynn, Assistant Planner
Phone Number: (805) 781-7172
FILE NUMBER: MOD-0028-2026 Email: ewynn@slocity.org
APPLICANT: Randy Coates
REPRESENTATIVE: Ryan Brocket, Architect
RECOMMENDATION
Approve the request to modify an existing Minor Use Permit (USE-3598-2016), which established
a bar/tavern use at 3427 Roberto Court in the Manufacturing (M) zone, to extend operating hours
for alcohol tasting, revise the ABC license type allowed, and remove parking conditions related to
previous site uses, based on the recommended findings and conditions of approval.
SITE DATA
Applicant Randy Coates
Figure 1 – Project Site
General Plan Land
Use Designation
Service and
Manufacturing (SM)
Zone Manufacturing (M)
Site Area ~ 24,000 square feet
Environmental
Determination
Categorically exempt
from environmental
review under CEQA
Guidelines Section
15301 (Existing
Facilities)
SUMMARY
Randy Coates (Applicant) has requested a Modification to a previously approved Minor Use
Permit (MUP; USE-3598-2016) that allows the operation of a bar/tavern at 3427 Roberto Court in
the Manufacturing (M) zone. The proposed modification includes a request to extend operating
hours to 11:00 a.m. to 10:00 p.m. daily, revise the allowed ABC license type to Type 74/06 (Craft
Meeting Date: 4/13/2026
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Administrative Hearing Report – April 13, 2026
Distiller), and remove parking conditions related to previous site uses (see Attachments A and B -
Project Description and Project Plans). The original approval of the Minor Use Permit established
the bar/tavern use as a cidery (production and tasting), and modifications to this use are subject to
review and approval by the Community Development Director. To facilitate the change from cider
tasting to a small-scale craft distillery tasting room, a building permit for the tenant improvements
is required.
1.0 PROJECT BACKGROUND
1.1 Prior Minor Use Permit Review and Approvals
On January 11, 2016, the Administrative Hearing Officer reviewed and approved a Minor Use
Permit (USE-3598-2016) to allow operation of a tasting room for a cider production facility (Two
Broad Ciderworks) and a 10% parking reduction at 3427 Roberto Court (Attachment C – USE-
3598-2016 Approval Letter). The building permit to establish the use was completed in 2019,
establishing cider production and tasting operations in Suites 120-130.
In August of 2025, a building permit was issued for the tenant improvement for a new food
preparation use in Suite 110, where an auto-shop was previously located. The tenant improvement
included additional updates to the production and bar/tavern use in Suites 120-130. The proposed
improvements were determined to be in substantial conformance with the existing use permit, and
a modification was not required at that time. The proposed business operations have since changed,
as described in this report, which require modification to the use permit (USE-3598-2026).
1.2 Site and Setting
The project site is a parcel at the edge of the Manufacturing (M) zone, on the northwestern side of
Roberto Ct. The parcel is comprised of a single-story, 5,996 square foot structure, that includes
alcohol production and the bar/tavern under modification review. Other uses in the structure
include food preparation and office/storage space. Surrounding the project site, on the northeast
and south, are a cider production and tasting room use, light manufacturing uses, and research and
development uses that are also zoned for Manufacturing (M). Properties north of the project are
residential, zoned as High-Density Residential (R-4-PD). The Alrita-Carla Creek provides a
natural buffer between the Manufacturing and Residential zones.
Present Use &
Development
Developed property with an existing multi-tenant building and site
improvements such as access and parking.
Topography Relatively flat with creek located along the northern property line
Access Roberto Court
Zones & Surrounding
Uses
North: R-4-PD; multi-unit residential uses
South: M; business service, office, and wholesaling uses
East: M; manufacturing, alcohol tasting, and office uses
West: M; manufacturing and office uses
1.3 Project Description
The Applicant has applied for a Modification to the existing Minor Use Permit (USE-3598-2016)
to request amended tasting room operations. The modifications requested include (a) removing
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parking conditions that limit hours of operation due to outdated building operations, (b) amending
the hours of operation for tasting between 11:00 a.m. to 10:00 p.m., and (c) revising conditions
that limit business operations as a Type 2 (Winegrower). The updated project description requests
to operate as a craft distillery with a Type 74 (Craft Distiller) and Type 6 (Still) ABC license (see
Attachments A and B - Project Description and Project Plans).
Modification to Staggered Parking Conditions
When the original bar/tavern use was permitted in 2016, the site included an auto-repair shop in
Suite 100-110, and the combined parking of the auto-shop and bar/tavern use would exceed the 11
available parking spaces on-site. To accommodate the two uses, Conditions No. 2-3 required that
the auto-repair shop use and the bar/tavern use would not overlap hours, providing sufficient
parking based on operational hours. A 10% parking reduction was granted under the same
approval.
2. The property owner shall ensure 11 parking spaces are available for the Two Broads
Ciderworks use from 5 pm - 10 pm weekdays and from 12 pm -10 pm on the weekends.
3. The property owner shall ensure 8 parking spaces are available for the existing auto
repair shop from 8 pm - 5 pm weekdays.
The current uses on-site include food preparation, storage, and alcohol production and tasting.
Based on the current uses, the 11 on-site parking spaces satisfy the parking requirement of 11.2
parking spaces, verified with the 2025 tenant improvement submittal (BLDG-1157-2025). The
change in hours and license type do not change or intensify the parking requirement. As such, the
applicants have requested to remove Conditions No. 2-3 from the existing use permit.
Modification to Previously Approved Hours of Operation
While the project would continue to operate seven (7) days a week, amended hours of operation
for tasting are requested between 11:00 a.m. and 10:00 p.m., instead of between 5:00 p.m. - 10:00
p.m. on weekdays and 12:00 p.m. – 10:00 p.m. on weekends. (Attachment C – Condition No. 8 of
USE-3598-2016 Approval Letter). The applicant is not requesting later evening hours beyond what
was previously permitted (Attachment A – Project Description).
Modification to Bar/Tavern Use
The project requests to change the type of bar/tavern operation to allow for a new craft distillery
tenant. USE-3598-2016 approved the use of a bar/tavern for ABC license designation
“Winegrower” and stipulated that the license could not be exchanged for the “Public Premises”
license type. To accommodate the new tenant, the applicant requests to revise Condition No. 12 to
allow the “Craft Distiller” license type with a “Still”.
2.0 PROJECT ANALYSIS
Per Table 2-1 (Uses Allowed by Zone), establishment of a bar/tavern (e.g., tasting room or area)
requires approval of a Minor Use Permit in the Manufacturing (M) Zone. Approval of the Use
Permit and any subsequent modifications are subject to requirements, outlined in Section
17.110.060 (Criteria for Approval) and Section 17.110.070 (Required Findings), for consistency
with applicable standards and limitations of the General Plan and Zoning Regulations. Staff has
evaluated the project against relevant standards and guidelines and found it to be in compliance as
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discussed in the following analysis.
2.1 Consistency with the General Plan
The project is located in the Services and Manufacturing land use designation, which the Land Use
Element (LUE) describes as intended for a wide range of service and manufacturing uses to meet
the needs of the city and some demands of the region. Certain areas may be reserved through
special zoning provisions for certain types of uses to assure compatibility among the wide range
of potential uses, and to assure adequate land for certain types of uses (Table 1 – General Plan
Land Use Designations). Zoning regulations in Chapter 17.10.020 (Use Regulations) conditionally
allow bar/tavern uses, including craft distillery tasting rooms, that are consistent with Chapter
17.86.050 (Alcoholic beverage sales—Bars and restaurants with late night alcohol service) and
City Policies within the M zone. The modifications requested by this application will not change
the land use designation or accessory uses previously approved.
2.2 Consistency with Zoning Regulations
Parking for Prior Uses
At the time the use was permitted in 2016, the adjacent suite was an auto-shop which had a higher
parking requirement. The auto-shop has since vacated and is now a food preparation facility,
lowering the parking requirement to 1 parking space per 1,500 square feet for Suite 110. The
combined parking requirement for the building is satisfied with the existing 11 parking spaces, and
the conditions to stagger parking are no longer applicable to existing uses. No additional parking
is required as no additional square footage is added compared to the previous cider
production/tasting use. Staff recommends removing Condition No. 2-3 of USE-3598-2016 based
on updated site conditions removing the need for staggered parking.
Hours of Operation
The applicant is requesting to extend their hours of operation for the bar/tavern use. This alteration
to the existing hours of operation approved in 2016 is intended to provide additional operating
hours while minimizing impacts on surrounding properties. The Police Department has reviewed
the proposed request and does not have any concerns about the extended hours of operation. As
such, staff recommends modifying Condition No. 8 of USE-3598-2016, adjusting the hours of
operation to 11:00 AM to 10:00 PM daily (MOD-0028-2026, Condition No. 6). This will extend
the hours of operation by one hour on weekends and six hours on weekdays to allow the bar/tavern
use to open for lunch and afternoon service. Expansion of operating hours will not extend hours
later than the hours originally permitted in 2016.
Bar/Tavern Use – Craft Distiller
The applicant is requesting to modify Condition No. 12 which approved the bar/tavern use for a
Type 02 “Winegrower” license. The request for a Type 06 “Still” and Type 74 “Craft Distiller”
license would allow the applicant or tenants of the bar/tavern space to distill alcohol on-site, sell
distilled spirits wholesale, and sell limited amounts of distilled spirits to consumers at the licensed
premises (MOD-0028-2026, Condition No. 10).
The project shall continue to comply with provisions outlined in Section 17.86.050 (Alcoholic
Beverage Sales – Bars and Restaurants with Late Night Alcohol Service), and the operational
requirements apply, with the exception of Menu Service. The project is not required to provide full
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Administrative Hearing Report – April 13, 2026
meals and restaurant service as the request is limited to onsite tasting for an alcohol production
facility. While menu service is not required by use permit, food service is not prohibited as an
accessory use to the bar/tavern use.
Additional Staff Recommended Updates to Conditions (USE-3598-2016)
• Planning Conditions. Replace Condition No. 7 with updated language to clarify when Use
Permits must be recommended for re-review with an Administrative Hearing. This is an
update based on standard language for Use Permit conditions to allow the applicant an
opportunity to resolve minor violations before being recommended for Administrative
Hearing review (MOD-0028-2026, Condition No. 5).
• Public Works Conditions. Remove Conditions No. 25-29 which are code requirements and
are not applicable to the proposed modifications, as determined by Community
Development Engineering staff.
• Utilities Conditions. Remove Conditions No. 30, 31, and 34 which have been satisfied or
are otherwise no longer applicable, as determined by the Utilities Department.
• Utilities Conditions. Include language regarding grease interceptor calculations to
Condition No. 32 which applies if food preparation is included as part of the bar/tavern use
(MOD-0028-2026, Condition No. 22).
• Urban Forestry Conditions. During review of the Modification request, Planning Division
staff noted that Condition No. 35 of USE-3598-2016 required two native trees be planted
at the top of bank to provide bank stabilization and screening of the patio as seen from
adjacent residences to the north. The required trees do not appear to exist on the plans or
site, and staff recommend the condition remain as a requirement of this modification. The
draft conditions require the two native trees be planted prior to occupancy of the use and
maintained to the satisfaction of the City Arborist. The condition includes maintenance
standards and requires consistency with City tree planting standards (MOD-0028-2026,
Condition No. 24).
3.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 1, Existing Facilities; Section 15301 of the State
California Environmental Quality Act (CEQA) Guidelines, because the project consists of the
modification of hours of operation for businesses within an existing building located within an
urbanized area and will not have a significant effect on the environment.
4.0 ATTACHMENTS
A - Project Description
B - Project Plans
C - USE-3598-2016 Decision Letter
ACTION
Approve, based on findings and subject to conditions listed below
Approve as modified, based on findings and subject to conditions listed below
Deny
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Continue to: _______________________to allow
______________________________________________________________________________
___________________________________
Continue indefinitely to allow:
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
________
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Administrative Hearing Report – April 13, 2026
FINDINGS
1. The project is consistent with the General Plan and Zoning regulations because modifications
to the bar/tavern is allowed when approved with a Use Permit. Additionally, the design,
location, size, and operating characteristics of the project will be compatible with existing
and future land uses in the vicinity because the proposed modifications would not provide
additional accessory tasting area for an existing production use and is compatible with
neighboring manufacturing, cider production and tasing, and residential uses.
2. The project is consistent with the Zoning Regulations and the 2012 Alcohol Outlet
Regulations because required conditions of approval are included that have been identified to
reduce public safety concerns associated with alcoholic beverage sales, and provide for
properly maintained alcohol outlets so that negative impacts generated by these activities are
not harmful to the surrounding environment.
3. As conditioned, the site is physically suitable in terms of (a) its design, location, shape, size,
and operating characteristics of the proposed modifications, (b) traffic generation and
provision of public and emergency vehicle (e.g., fire and medical) access, (c) public
protection services (e.g., fire protection, police protection, etc.), and (d) the provision of
utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage,
wastewater collection, treatment, and disposal). The project site is surrounded by other
developed properties, has access to the City’s circulation system, and will be served by
existing utility services. Additionally, the project is sufficiently served by both vehicle and
bicycle parking onsite, will provide additional plantings along the top of bank, and does not
include activities that generate service or utility demands beyond those anticipated with uses
permitted in the vicinity.
4. As conditioned, the use will not harm the general health, safety, and welfare of people living
or working at the site or in the vicinity because conditions will minimize potential impacts
such as noise consistent with the limitations established under the City’s Noise Ordinance as
well as impacts to police resources and the community.
5. The proposed use is compatible with the project site and with existing uses in the vicinity
which include offices, food preparation, cider tasting, and other light manufacturing uses.
Conditions of approval have been adopted to minimize potential disturbances and criminal
activities.
6. The existing 10% parking reduction is maintained because 5 additional bicycle parking spaces
are provided on site in lieu of one vehicle parking space, consistent with San Luis Obispo
Municipal Code Section 17.16.060.
7. The project is categorically exempt under Class 1, Existing Facilities; Section 15301 of the
State California Environmental Quality Act (CEQA) Guidelines, because the project consists
of the modification of hours of operation for businesses within an existing building located
within an urbanized area and will not have a significant effect on the environment.
CONDITIONS
Planning Division
1. A building plan check submittal that is in full conformance with submitted project plans, and
incorporating the following conditions of approval, shall be submitted for review and approval
of the Community Development Department. A separate, full-size sheet shall be included in
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working drawings submitted for a building permit that lists all conditions of project approval.
Reference shall be made in the margin of listed items as to where in plans requirements are
addressed.
2. The property owner shall ensure that any changes to Suites 100-120 will be compatible with
the operation of the bar/tavern use and the approval of this use permit, including available on-
site parking.
3. The proposed outdoor patio shall be no larger than 325 sf. due to parking limitations.
4. The proposed use shall operate in accordance with the submitted project description. The Use
Permit shall be reviewed by the Community Development Director for compliance with
conditions of approval, or to determine whether a modification of the Use Permit is necessary
upon significant change to the business as represented in the applicant’s submitted project
application materials dated March 27, 2026, or in the event of a change in ownership which
may result in deviation from the project description or approved plans.
5. If the City receives substantiated evidence supporting the conclusion that a violation of this
Use Permit, or of City ordinances has occurred; and if the Community Development Director
determines the violations have not been adequately resolved, the Use Permit shall be reviewed
at an Administrative Hearing. At the time of the Use Permit review, to ensure on-going
compatibility of the uses on the project site, conditions of approval may be added, deleted,
modified, or the Use Permit may be revoked.
6. Hours of operation for the proposed Bar/tavern use may operate between the hours of 11:00
a.m. - 10:00 p.m. daily. The outdoor patio area shall be closed to all patrons no later than 10
p.m. nightly. Changes in the hours of operation shall require an amendment to this use permit
or require an additional use permit as determined by the Community Development Director.
7. This Use Permit does not include the review of any exterior modifications, and is limited to
the use of the project site. Any new exterior modifications shall be reviewed separately for
consistency with the General Plan, Zoning Regulations, and Community Design Guidelines.
8. Tables, chairs, and the general floor plan layout shall remain consistent with approved plans
and may not be removed or modified for late night operation or special events unless approved
by the Community Development Director in advance, or if approved by separate permit.
9. Live or amplified entertainment that meets the definition of a Night Club shall not be allowed
at this location without the approval of a Night Club Use Permit.
10. This use permit is approved for ABC alcohol license designation “Craft Distiller” and may
not be exchanged for the “Public Premises” license type (Bar/Tavern).
11. The proposed use shall operate in conformance with the City Noise Ordinance (M.C. Chapter
9.12, Noise Control) to maintain compatibility with the nearby residences and businesses.
12. The site shall be maintained in a neat and orderly manner at all times, to the satisfaction of
the Community Development Director.
13. The applicant shall not permit its patrons to leave the licensed premises with any alcoholic
beverage or to consume alcoholic beverages on any property adjacent to the licensed premises
under the control of the licensee(s).
14. To address complaints and minimize the need for police response to minor issues, an owner
or manager shall be on premises at all times, and shall be available to be contacted by a City
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representative and/or adjacent property owner or tenant. The applicant shall provide and
regularly update contact information to the City’s Police, Fire, and Community Development
Departments and adjacent property owners and tenants, or any interested members of the
public.
15. The applicant shall maintain and operate a video recording system that records activity at all
entrances and exits during all business hours. The video shall be of a quality suitable for later
identification of customers and staff. It will be recorded in a manner that may be retrieved and
provided to the Police Department immediately upon demand. Video data shall be retained
for a minimum of 72 hours or as otherwise required by law.
16. The applicant is responsible at all times for verifying the legal age of patrons, for monitoring
patrons’ on-site alcohol consumption, and for declining to serve alcohol to patrons who
demonstrate signs of intoxication or impairment associated with alcohol consumption, based
on training provided to all staff.
17. All employees shall attend ABC LEAD Training or equivalent training, to the satisfaction of
the Police Chief.
18. The applicant shall be responsible for on-going security/safety training to accommodate
changes in personnel.
19. Business shall be conducted in a manner that will not violate any provisions of the California
Alcoholic Beverage Control Act, prohibiting the sale of alcohol to minors (§25658),
maintaining the public health, morals, convenience, and safety (§25601); and taking
reasonable steps to correct any objectionable conditions on the premises and immediately
adjacent to the premises (§24200).
20. The maximum posted occupant load for each space shall not be exceeded at any time. This
permit is strictly limited to allow only the occupant load for the premises as approved by the
City of San Luis Obispo Fire Department. Occupant loads approved by the City of San Luis
Obispo Fire Department shall be posted at all times.
21. Bar area shall be made accessible to persons with disabilities, subject to the approval of the
Chief Building Official.
Utilities
22. If the proposed use includes food preparation, or any type of process discharge, a pre-
treatment design shall be provided with the site plan, and a pre-treatment application shall be
completed. The pre-treatment application will need to be coordinated with the building
department, and the City’s Industrial Waste Program Manager. Grease interceptor
calculations must be provided on the building permit plans for review and approval.
Code Requirement(s)
23. The proposed utility infrastructure shall comply with the latest engineering design standards
in effect during the time a building permit is obtained, and shall have reasonable alignments
and clearances needed for maintenance.
Natural Resources/Urban Forestry
24. Prior to occupancy, two (2) new native riparian trees (Platanus racemosa, Populus fremontii
or Populus trichocarpa) shall be sourced in accordance with the Guideline Specifications for
Nursery Tree Quality and planted per the City’s Engineering Standards for Tree Planting at
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the top of the creek bank to the satisfaction of the City Arborist. Provide photographic
evidence to the City Arborist (wgault@slocity.org) that trees have been planted. All required
trees shall survive and any trees that do not survive or establish in good health, to the
satisfaction of the City Arborist, shall be replanted.
INDEMNIFICATION
The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and
employees from any claim, action or proceeding against the City and/or its agents, officers or
employees to attack, set aside, void or annul, the approval by the City of this project, and all actions
relating thereto, including but not limited to environmental review (“Indemnified Claims”). The
City shall promptly notify the applicant of any Indemnified Claim upon being presented with the
Indemnified Claim and City shall fully cooperate in the defense against an Indemnified Claim."
NOTICE OF OPPORTUNITY TO PROTEST
The applicant acknowledges and agrees that the project conditions of approval stated herein
provide adequate and proper notice pursuant to Government Code 66020 of the applicant’s right
to protest any requirement for fees, dedications, reservations, other exactions, and that any protest
in compliance with Section 66020 must be made within ninety (90) days of the date that notice
was given.
DISCLOSURE
The conditions of approval and additional information provided as code requirements and/or
informational notes in this approval [letter / resolution] do not represent an exhaustive list of
mandatory code requirements. The additional information provided is intended for the applicant’s
reference for subsequent permitting steps and requirements. Once detailed construction documents
for the building permit application are submitted, the project will be reviewed for code compliance,
which may result in additional requirements that were not identified or reported in the planning
review process.
03/27/26
Minor Use Permit Modification
3427 Roberto Court, San Luis Obispo, CA
APN: 053-063-019
Project Description & Final Modification Goals:
The proposed tenant business in Suites 120 & 130 (alcohol production, storage & tasting room
areas) will operate as a small-scale craft distillery under Type 74/06 license, with on-site
manufacturing as the primary use within a fully enclosed industrial building. A secondary
bar/tavern component, consistent with existing use entitlements (USE-3598-2016) and
Building Permit (BLDG-1157-2025), will allow on-site alcohol service within designated interior
areas and a shared outdoor patio space approved under the current building permit and
utilized by on-site tenants.
The operation is not intended to function as a stand-alone restaurant. Proposed hours of
operation are 11:00 a.m. to 10:00 p.m. daily. We are not requesting later evening hours
beyond what was previously permitted. The overall intensity of use is comparable to or less than
the previously approved manufacturing and tasting room use, and parking will continue to be
accommodated through an existing shared parking arrangement among on-site tenants &
uses in Suite 100 (storage) and Suite 110 (food prep & storage).
Seeking Modifications to previous USE-3598-2016 dated 1/11/17:
Planning #2 & #3, Request to remove conditions because different hours are no longer needed
and all required parking is accounted for in parking calculations. No parking allocation is needed
for an auto shop, as that use no longer exists on the property.
Planning #8, revise hours of operation as noted above
Planning #12, revise license type as required
Attachment A - Project Description
RYAN M BROCKETT
C-32384
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THESE DOCUMENTS INCLUDE ORIGINAL WORK,
INSTRUMENTS OF SERVICE, AND INTELLECTUAL
PROPERTY OF RYAN BROCKETT ARCHITECT INC.
THE DESIGN AND INFORMATION REPRESENTED IN
THESE DRAWINGS ARE SOLELY FOR USE WITH
THIS PROJECT AND SHALL NOT BE TRANSFERRED
OR OTHERWISE REPRODUCED WITHOUT EXPRESS
WRITTEN PERMISSION FROM THE ARCHITECT.
05.15.25 PERMIT
07.25.25 RESUBMIT 1
08.18.25 RESUBMIT 2
08.25.25 RESUBMIT 3
02.17.26 REVISION
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TITLE SHEET
T1.0
3427 ROBERTO CT, SAN LUIS OBISPO, CA
APN / 053-063-019
PERMIT SET REVISION 02/17/26
CLIENT:
3427 ROBERTO LLC
189 COUNTRYSIDE LN
SAN LUIS OBISPO, CA 93401
805 / 234 1220
R DOOBIE COATES
HIGHSTDELI@GMAIL.COM
STRUCTURAL ENGINEER:
MURPHY STRUCTURAL ENGINEERS
1500 PALM ST, UNIT C
SAN LUIS OBISPO, CA 93401
805 / 748 3693
CHRIS MURPHY, SE
CHRIS@MURPHYSE.COM
MECHANICAL & PLUMBING ENGINEER:
3C ENGINEERING
1500 PALM STREET
SAN LUIS OBISPO, CA 93401
805 / 540 5358
BRIAN STARRETT, PE
BSTARRETT@3CENG.COM
PROJECT DIRECTORY
APPLICABLE CODES
TITLE / GENERAL:
T1.0 TITLE SHEET
T2.1 GENERAL NOTES
T3.1 CALGREEN NON-RESIDENTIAL MANDATORY MEASURES
T3.2 CALGREEN NON-RESIDENTIAL MANDATORY MEASURES
T3.3 CALGREEN NON-RESIDENTIAL MANDATORY MEASURES
T4.1 CODE COMPLIANCE PLAN
T5.1 HEALTH DEPARTMENT REQUIREMENTS
T5.2 HEALTH DEPARTMENT REQUIREMENTS
ARCHITECTURAL:
A1.1 SITE PLAN
A2.1 EXISTING FLOOR PLAN
A2.2 OVERALL PROPOSED FLOOR PLAN
A2.3 PROPOSED FLOOR PLAN WEST
A2.4 PROPOSED FLOOR PLAN EAST
A2.5 REFLECTED CEILING PLAN
A2.6 ROOF PLAN
A3.1 EXTERIOR ELEVATIONS
A4.1 BUILDING SECTIONS
A7.1 DETAILS
A7.2 DETAILS
STRUCTURAL:
S1.1 GENERAL NOTES
S1.2 TYPICAL DETAILS
S2.1 FOUNDATION PLAN
S2.2 CEILING FRAMING PLAN
S2.3 ROOF FRAMING PLAN
S3.1 DETAILS
S4.1 ROOF EQUIPMENT DETAILS
MECHANICAL:
M0.0 GENERAL
M0.1 SCHEDULES
M0.2 DETAILS
M0.3 DETAILS
M0.4 KITCHEN HOOD DETAILS
M0.5 KITCHEN HOOD DETAILS
M0.6 KITCHEN HOOD DETAILS
M1.0 ZONING PLAN
M1.1 OVERALL FLOOR PLAN
M1.2 ROOF PLAN
T24.0 ENERGY COMPLIANCE DOCUMENTATION
T24.1 ENERGY COMPLIANCE DOCUMENTATION
T24.2 ENERGY COMPLIANCE DOCUMENTATION
PLUMBING:
P0.0 GENERAL
P0.1 DETAILS
P1.0 OVERALL FLOOR PLAN
P1.1 FLOOR PLAN - WASTE & VENT
P1.2 FLOOR PLAN - WATER & GAS
P1.3 FLOOR PLAN - WASTE & VENT
P1.4 FLOOR PLAN - WATER & GAS
P1.5 MEZZANINE PLAN
P1.6 ROOF PLAN
ELECTRICAL:
E1.0 ELECTRICAL AND LIGHTING PLAN
E2.0 ELECTRICAL DETAILS
E-T24 LIGHTING ENERGY FORMS
SHEET INDEX
AC AIR CONDITIONER
ADJ ADJACENT
AFF ABOVE FINISH FLOOR
ALGN ALIGN
ALUM ALUMINUM
ARCH ARCHITECT/ARCHITECTURAL
AVG AVERAGE
BD BOARD
BLDG BUILDING
BLKG BLOCKING
BM BEAM
BOT BOTTOM
BTWN BETWEEN
CJ CONTROL JOINT
CL CENTERLINE
CLKG CAULKING
CLG CEILING
CLR CLEAR
CMU CONCRETE MASONRY UNIT
COL COLUMN
CONC CONCRETE
CONT CONTINUOUS
CT CERAMIC TILE
CTR CENTER
CW COLD WATER
CY CUBIC YARD
DBL DOUBLE
DEG DEGREE
DIA DIAMETER
DIM DIMENSION
DN DOWN
DS DOWNSPOUT
DW DISHWASHER
(E) / EXST EXISTING
EA EACH
ELEC ELECTRICAL
ELEV ELEVATION / ELEVATOR
EQ EQUAL
EQUIP EQUIPMENT
EXT EXTERIOR
FAU FORCED AIR UNIT
FD FLOOR DRAIN
FE FIRE EXTINGUISHER
FF FINISH FLOOR
FIN FINISH
FG FINISH GRADE
F.O. FACE OF
FP FIREPLACE
FTG FOOTING
GGAS
GA GAUGE
GALV GALVANIZED
GYP BD GYPSUM BOARD
HB HOSE BIB
HT HEIGHT
HW HOT WATER
INCL INCLUDE
INSUL INSULATION
INT INTERIOR
JAN JANITOR
KIT KITCHEN
LAV LAVATORY
MAX MAXIMUM
MECH MECHANICAL
MFR MANUFACTURER
MICRO MICROWAVE
MIN MINIMUM
MTD MOUNTED
MTL METAL
(N) NEW
NG NATURAL GRADE
NTS NOT TO SCALE
O/ OVER
OC ON CENTER
OH OVERHEAD / OVERHANG
OPNG OPENING
OS OCCUPANCY SENSOR
PL PROPERTY LINE / PLATE
PLYWD PLYWOOD
PT PRESSURE TREATED
PTD PAINTED
PR PAIR
R RISER
RCP REFLECTED CEILING PLAN
REF REFRIGERATOR
REQ REQUIRED
REV REVISED / REVISION
RM ROOM
RO ROUGH OPENING
SF SQUARE FOOT
SHTG SHEATHING
SIM SIMILAR
STD STANDARD
STL STEEL
SUSP SUSPENDED
T TREAD / TEMPERED
T&G TONGUE & GROOVE
T.P. TOP OF
TYP TYPICAL
UC UNDER COUNTER
UON UNLESS OTHERWISE NOTED
VIF VERIFY IN FIELD
VS VACANCY SENSOR
W/ WITH
WC WATER CLOSET
WD WOOD
WH WATER HEATER
WIC WALK IN CLOSET
W/O WITHOUT
WT WEIGHT
ABBREVATIONS
REFERENCE NOTE
DETAIL TAG
DOOR TAG
WINDOW TAG
EQUIPMENT TAG
SECTION TAG
EXTERIOR / INTERIOR ELEVATION TAG
1. ALL WORK PERFORMED SHALL COMPLY WITH THE CONTRACT DOCUMENTS, INCLUDING ALL ARCHITECTURAL AND CONSULTANT
DRAWINGS, NOTES, SPECIFICATIONS AND SEPARATE DOCUMENTS, TO ACCOMPLISH A COMPLETE PROJECT. ANYTHING REASONABLY
IMPLIED OR INTENDED SHALL BE INCLUDED. REVIEW ALL DOCUMENTS THOROUGHLY AND CLARIFY ALL AMBIGUITIES OR
DISCREPANCIES WITH ARCHITECT PRIOR TO BIDDING OR COMMENCING CONSTRUCTION.
2. ARCHITECTURAL DIMENSIONS, DETAILS AND NOTES TAKE PRECEDENCE OVER DRAWING SCALE. TYPICAL DETAILS AND NOTES APPLY
IN SIMILAR CONDITIONS. DO NOT PERFORM ANY WORK THAT DOES NOT CONFORM TO THESE DRAWINGS WITHOUT PRIOR APPROVAL.
3. ALL PLAN, ELEVATION AND SECTION DIMENSIONS ARE TO FACE OF CONCRETE, FACE OF FRAMING, CENTERLINE OF DOOR, CENTERLINE
OF WINDOW AND CENTERLINE OF FIXTURE, UNLESS OTHERWISE NOTED. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS SHALL
ALWAYS GOVERN. CONTACT ARCHITECT FOR ANY DIMENSIONS THAT ARE NOT NOTED PRIOR TO COMMENCING ANY WORK.
4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR JOB SITE SAFETY, CLEANLINESS AND SECURE SITE TO PREVENT UNAUTHORIZED
ACCESS. PROTECT ALL EXISTING CONSTRUCTION TO REMAIN, INCLUDING PUBLIC IMPROVEMENTS AND ADJACENT STRUCTURES.
5. ALL WORK IN ALL TRADES SHALL BE OF HIGHEST QUALITY AND BE INSTALLED TRUE, PLUMB, LEVEL, SQUARE, CLEAN, AND IN PROPER
ALIGNMENT. CORRECT EXISTING FRAMING CONDITIONS TO REMAIN AS REQUIRED. INSTALL ALL FIXTURES, EQUIPMENT AND
MATERIALS PER THEIR MANUFACTURER INSTRUCTIONS AND RECOMMENDATIONS. PROVIDE ALL NECESSARY BLOCKING, BACKING,
HANGERS, AND/OR OTHER SUPPORTS FOR ALL EQUIPMENT, FIXTURES, MILLWORK, ETC. VERIFY CLEARANCES FOR ALL FINISHES,
FIXTURES, FLUES, VENTS, CHASES, SOFFITS, ETC. PRIOR TO COMMENCING ANY WORK.
6. THE CONSTRUCTION AREA SHALL BE THOROUGHLY CLEANED, INCLUDING THE ENTIRE BUILDING AND SITE UPON COMPLETION. FINAL
CLEANING SHALL INCLUDE REMOVAL OF ALL DEBRIS, TRASH, UNUSED AND UNWANTED MATERIALS, TOOLS, ETC. AS WELL AS
THOROUGH CLEANING OF ALL SURFACES, FIXTURES, EQUIPMENT AND APPLIANCES. REMOVE ALL TEMPORARY STICKERS ON GLASS
AND CLEAN BOTH SIDES OF ALL PANES. ALL EQUIPMENT, FIXTURES, APPLIANCES, DEVICES, DOORS, WINDOWS, HARDWARE, ETC.
SHALL BE TESTED TO ENSURE THAT THEY ARE IN PROPER WORKING ORDER.
AGENCY DIRECTORY
ALL CONSTRUCTION, REGARDLESS OF THE DETAILS ON THE DRAWINGS, SHALL COMPLY WITH
THE FOLLOWING CODES AND THEIR MOST RECENT AMENDMENTS:
2022 CALIFORNIA BUILDING CODE (CBC)
2022 CALIFORNIA ELECTRICAL CODE (NEC)
2022 CALIFORNIA MECHANICAL CODE (CMC)
2022 CALIFORNIA PLUMBING CODE (CPC)
2022 CALIFORNIA ENERGY CODE (CEC)
2022 CALIFORNIA FIRE CODE (CFC)
2022 CALIFORNIA EXISTING BUILDING CODE (CEBC)
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN)
CITY OF SAN LUIS OBISPO MUNICIPAL CODE, TITLE 15 BUILDINGS & REGULATIONS
CITY OF SAN LUIS OBISPO MUNICIPAL CODE, TITLE 17 ZONING REGULATIONS
PROJECT NOTES PROJECT DATA
DRAWING SYMBOLS AGENCY NOTES
ARCHITECT:
RYAN BROCKETT ARCHITECT INC.
104 S MAIN ST, UNIT B
TEMPLETON, CA 93465
805 / 400 3025
RYAN BROCKETT, AIA LEED AP
RYAN@BROCKITECTURE.COM
CALIFORNIA LICENSE C-32384
ELECTRICAL ENGINEER:
POWER & COMMUNICATIONS ENGINEERING
1009 MORRO ST, SUITE 205
SAN LUIS OBISPO, CA 93401
805 / 541 9700
GREG NOTLEY, PE
GREG@POWERCOMENGINEERING.COM
PROJECT SITE
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PROJECT DESCRIPTION:
COMMERICAL TENANT IMPROVEMENTS TO AN EXISTING METAL BUILDING WITH MULTIPLE
EXISTING TENANTS. REMODELED TENANT SPACES INCLUDING ALCOHOL TASTING, FOOD
PREPARATION, AND STORAGE AREAS. EXISTING ADJACENT STORAGE AREAS TO REMAIN.
PROPOSED SCOPE OF WORK INCLUDES THE FOLLOWING:
x REMODEL OF SUITE 130 (E) ALCOHOL CIDER PRODUCTION, STORAGE & TASTING ROOM
AREAS TO (N) ALCOHOL SPIRIT PRODUCTION, STORAGE & TASTING ROOM AREAS UNDER
A SMALL SCALE MANUFACTURING WITH A BAR/TAVERN "TYPE 74/06 LICENSE".
x REMODEL OF SUITE 110 (E) MOTOR VEHICLE REPAIR TO (N) FOOD PREPARATION &
STORAGE AREA
x NO CHANGES TO SUITE 100 (E) BUSINESS OFFICE & STORAGE
x (E) OUTDOOR PATIO, LANDSCAPING, PARKING & TRASH AREAS TO REMAIN
x (E) ROOF, EXTERIOR STRUCTURAL FRAMING AND BUILDING UTILITIES TO REMAIN
(E) COMMERCIAL FIRE SPRINKLER MODIFICATIONS TO BE A DEFERRED SUBMITTAL.
PARCEL INFORMATION:
PROJECT ADDRESS: 3427 ROBERTO CT, SAN LUIS OBISPO, CA 93401
ASSESSOR'S PARCEL NUMBER: 053-063-019
ZONING: (M) MANUFACTURING
PLANNING AREA: CITY OF SAN LUIS OBISPO
LOT SIZE: 0.55 ACRES ESTIMATED
AVG SLOPE: 2.0% OVERALL
YEAR BUILT: 1980
FIRE HAZARD SEVERITY ZONE: NON-VHFSZ, LOCAL RESPONSIBILITY
CLIMATE ZONE: 5
FLOOD ZONE: X
UTILITIES: MUNICIPAL WATER & SEWER; ELECTRIC & GAS
PROJECT INFORMATION:
OCCUPANCY GROUP, EXISTING: A-2, F-2, S-2 & S-1
OCCUPANCY GROUP, PROPOSED: A-2 & S-2
USE, EXISTING: CIDERY, MOTOR VEHICLE REPAIR & STORAGE
USE, PROPOSED: SPIRIT PRODUCTION & TASTING, FOOD PREP &
STORAGE
CONSTRUCTION TYPE: VB
FIRE SEPARATION: NOT-SEPARATED; NOT REQ'D BETWEEN A-2 & S-2
FIRE SPRINKLERS: REQUIRED & EXISTING; TO BE MODIFIED
PHOTOVOLTAIC SYSTEM: NONE REQUIRED & NONE PROVIDED
OCCUPANCY SEPARATION: 1-HR
BUILDING AREAS: (NO OVERALL CHANGES PROPOSED)
EXISTING BUILDING
(E) SUITE 100 STORAGE 1,300 SF
(E) SUITE 110 MOTOR VEHICLE REPAIR 1,678 SF
(E) SUITE 130 PRODUCTION, CIDER TASTING & STORAGE 3,018 SF
OVERALL EXISTING BUILDING 5,996 SF
PROPOSED BUILDING
(E) SUITE 100 OFFICE & STORAGE 1,300 SF
(R) SUITE 110 FOOD PREP & STORAGE 1,678 SF
(R) SUITE 130 SPIRIT PRODUCTION, TASTING & STORAGE 3,018 SF
OVERALL PROPOSED BUILDING 5,996 SF
TOTAL AREA OF PROPOSED TI 4,705 SF (78.5%)
SITE AREAS: (NO CHANGES PROPOSED)
(E) OVERALL SITE 23,668 SF (.55 AC)
(E) LOT COVERAGE 5,996 SF (25%)
(E) IMPERVIOUS SURFACES 8,278 SF (35%)
(E) LANDSCAPING 9,594 SF
BUILDING DATA: (NO CHANGES PROPOSED)
NUMBER OF FLOORS: 1 OVERALL
EXISTING HEIGHT: +/-17'-0" ABOVE AVG. FINISH GRADE
ALLOWED HEIGHT: 35'-0"
EXISTING SETBACKS: 10' FRONT, 0' SIDE, 20' REAR
PARKING DATA: (NO CHANGES PROPOSED)
EXISTING PARKING: 10 STANDARD PARKING SPACES
1 ADA VAN ACCESSIBLE PARKING SPACES
8 SHORT TERM BIKE PARKING RACKS
PARKING CALCULATIONS: (NOT INCLUDING CIRCULATION & RESTROOMS)
BAR/TAVERN (1 PER 100 SF) 823 SF / 100 = 8.2
ACCESSORY RETAIL (1 PER 300 SF) 235 SF / 300 = 0.8
FOOD PREP (1 PER 1,500 SF) 1,255 SF / 1,500 = 0.8
STORAGE (1 PER 1,500 SF)2,091 SF / 1,500 = 1.4
TOTAL (11 SPACES EXISTING & REQUIRED) 11.2
ELECTRIC VEHICLE CHARGING: N/A; NO PROJECT ADDITION PROPOSED
PROJECT CALCULATIONS:
OCCUPANCY CALCS (SEE SHEET T4.1): 87 OCCUPANTS TOTAL INDOOR; 110 OVERALL
PLUMBING CALCS (SEE SHEET T4.1): 116 OCCUPANTS OVERALL
1. PROJECT IS EXEMPT FROM FULL COMPLIANCE FROM DISABLED ACCESS REQUIREMENTS BASED ON VALUATION THRESHOLD PER DATE
OF APPLICATION PER CBC SECTION 11B-202.4
2. CALGREEN SECTION 301.3 DOES NOT APPLY TO THIS ALTERATION PROJECT, DUE TO PROJECT PERMIT VALUATION IS LESS THAN
$200,000
3. REMODELING PRE-1978 STRUCTURES WITHOUT USING LEAD SAFE WORK PRACTICES IS A VIOLATION OF THE CALIFORNIA HEALTH AND
SAFETY CODE SECTION 105256. CONTRACTORS, REMODELERS AND PAINTERS ARE REQUIRED TO USE "LEAD-SAFE" WORK PRACTICES
PERSUANT TO TITLE 17, CALIFORNIA CODE OF REGULATIONS SECTION 36050". CONSTRUCTION DEBRIS KNOWN TO CONTAIN
LEAD-BASED PAINT MUST BE DISPOSED AT AN APPROVAL LOCATION.
4. NEW AND EXISTING BUILDINGS SHALL HAVE APPROVED ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING
IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY.
THESE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, ADDRESS NUMBERS
SHALL BE APPROVED IN ADDITIONAL APPROVED LOCATIONS TO FACILITATE EMERGENCY RESPONSE. ADDRESS NUMBERS SHALL BE
ARABIC NUMERALS OR ALPHABET LETTERS. NUMBERS SHALL BE A MINIMUM OF COMMERCIAL 8 INCHES HIGH WITH A MINIMUM
STROKE WIDTH OF 0.5 INCHES.
5. ALL COMMERCIAL BUILDINGS SHALL INSTALL A KNOX KEY BOX FOR FIRE DEPARTMENT EMERGENCY ACCESS, CFC SECTION 506.1. THE
BOX SHALL BE INSTALLED PRIOR TO FINAL INSPECTION FOR THE BUILDING. AND ORDER FORM IS AVAILABLE FROM THE PREVENTION
BUREAU, CALL FOR MORE INFORMATION AT 805-543-4244
CITY OF SAN LUIS OBISPO /
COMMUNITY DEVELOPMENT DEPT
919 PALM ST
SAN LUIS OBISPO, CA 93401
805 / 781 7180
CITY OF SAN LUIS OBISPO /
PLANNING & BUILDING DIVISIONS
919 PALM ST
SAN LUIS OBISPO, CA 93401
805 / 781 7180
CITY OF SAN LUIS OBISPO /
PUBLIC WORKS DEPT
919 PALM ST
SAN LUIS OBISPO, CA 93401
805 781 / 7220
SAN LUIS OBISPO CITY FIRE DEPT
2160 SANTA BARBARA AVE
SAN LUIS OBISPO, CA 93401
805 / 781 7380
DEFERRED SUBMITTALS
COMMERCIAL FIRE SPRINKLERS: ANY CHANGES TO EXISTING FIRE SPRINKLER SYSTEM, FIRE
ALARM SYSTEM & COMMERCIAL KITCHEN HOOD FIRE SUPPRESSION SYSTEM; SUBMIT PLANS &
HYDRAULIC CALCULATIONS
FIRE SUPPRESSION SYSTEM FOR TYPE I KITCHEN HOOD: PLANS & CALCS
BAKING EQUIPMENT: ROTATING SINGLE RACK BAKING OVEN WITH INTEGRATED TYPE II HOOD;
SUBMIT SPECS, TESTING DOCUMENTATION AND OWNER REVIEW LETTER
GREASE TRAP / GREASE LINES: PLANS & CALCS FOR GREASE LINES TO REQUIRED FIXTURES;
GREASE INTERCEPTOR SIZE
Attachment B - Project Plans
116 SF SERVICE
99 SF STANDING
32 LF
53 SF
STOR204 SF
STORAGE
76 SF
UTILITY
90 SF
SERVICE
172 SF
TABLES & CHAIRS
167 SF
TABLES & CHAIRS
24 SF
JAN
(E) ENTRY &
EXIT DOOR
(E) ENTRY &
EXIT DOOR
(E) ENTRY &
EXIT DOOR
200 SF
STORAGE
234 SF
STORAGE
1175 SF
COMM KITCHEN
(834 W/O EQUIP)
56 SF SERVICE
94 SF
TABLES & CHAIRS
(E) RR
EMPLOYEE
(E) RR
PUBLIC
(E) STORAGE
840 SF
S-2
(E) STORAGE
460 SF
S-2
(N) FOOD PREP
1,678 SF
A-2
(R) SPIRIT
TASTING
3,018 SF
A-2
150 SF
RETAIL
85 SF
RETAIL
85 SF
TABLES &
CHAIRS
325 SF
TABLES & CHAIRS
460 SF
OUTDOOR
STORAGE
EXISTING STORAGE AREAS
NOT IN SCOPE OF WORK,
NO CHANGES PROPOSED
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EXIT PATH TO PUBLIC WAY MIN 4' WIDE
22"24"48
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24 SF
SPIRIT PRODCT.
(EQUIP ONLY)
(E) RR
PUBLIC
DETECTABLE WARNINGS MIN 3' WIDE
RYAN M BROCKETT
C-32384
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THESE DOCUMENTS INCLUDE ORIGINAL WORK,
INSTRUMENTS OF SERVICE, AND INTELLECTUAL
PROPERTY OF RYAN BROCKETT ARCHITECT INC.
THE DESIGN AND INFORMATION REPRESENTED IN
THESE DRAWINGS ARE SOLELY FOR USE WITH
THIS PROJECT AND SHALL NOT BE TRANSFERRED
OR OTHERWISE REPRODUCED WITHOUT EXPRESS
WRITTEN PERMISSION FROM THE ARCHITECT.
05.15.25 PERMIT
07.25.25 RESUBMIT 1
08.18.25 RESUBMIT 2
08.25.25 RESUBMIT 3
02.17.26 REVISION
34
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1/8" = 1'-0"SCALE:
421161 CODE COMPLIANCE PLAN
CODE
COMPLIANCE
PLAN
T4.1
SHEET LEGEND
OCCUPANCY LOAD FACTORS
OCCUPANCY GROUPS:
A-2 RESTAURANT/BAR
S-2 LOW-HAZARD STORAGE
OCCUPANCY LOAD FACTORS (PER CBC 2022 TABLE 1004.1.2):
ACCESSORY STORAGE AREAS 300 GROSS
ASSEMBLY UNCONCENTRATED 15 NET (TABLES & CHAIRS)
ASSEMBLY CONCENTRATED 7 NET (CHAIRS ONLY)
ASSEMBLY STANDING 5 NET
BAR SEATING 18" PER SEAT
COMMERCIAL KITCHEN, SERVICE 200 GROSS
BUSINESS 150 GROSS
MERCANTILE 60 GROSS
WAREHOUSES 500 GROSS
OCCUPANCY AREA BOUNDARY
FURNITURE FOR REFERENCE, SHOWN DASHED
EXIT PATH OF TRAVEL
ACCESSIBLE LEVEL DOOR CLEARANCE
ACCESSIBLE CLEAR FLOOR AREA, 30" X 48"
LOCATION OF ACCESSIBLE SEATING
INTERNATIONAL SYMBOL OF ACCESSIBILITY
(E) PHOTOLUMINESCENT EXIT SIGNS,
ELECTRICAL NOT REQ.
TACTILE EXIT SIGNS
SEMI RECESSED FIRE EXTINGUISHER
OCCUPANT LOAD POSTED SIGNAGE
OCCUPANCY CALCULATIONS
A-2, SPIRIT TASTING, PRODUCTION & STORAGE AREAS:
TABLES & CHAIRS 433 SF / 15 NET = 28.9
BAR SEATING 32 LF / 18" PER SEAT= 19.2
ADA BAR SEATING ONE PLUS COMP = 2.0
BAR STANDING 99 SF / 5 NET = 19.8
BAR SERVICE 206 SF / 200 GROSS = 1.0
STORAGE 480 SF / 300 GROSS = 1.6
SPIRIT PRODUCTION 24 SF / 200 GROSS = 0.1
MERCANTILE 235 SF / 60 GROSS = 3.9
TOTAL (>49 OCC, 2 EXITS REQ'D) 76.5 OCC
A-2, FOOD PREP AREA:
COMM KITCHEN 1,175 SF / 200 = 5.9
SERVICE 56 SF / 200 = 0.3
STORAGE 311 SF / 300 =1.0
TOTAL (<49, 1 EXIT REQ'D) 7.2 OCC
S-2, ADJACENT STORAGE AREA (NOT IN SCOPE)
STORAGE 1,300 SF / 500 = 2.6 OCC
TOTAL INDOOR 87 OCC
OUTDOOR AREAS
OUTDOOR PATIO 325 SF / 15 = 21.7
OUTDOOR STORAGE 460 SF / 300 = 1.5
TOTAL OUTDOOR 23.2 OCC
GRAND TOTAL 110 OCC
TOTAL OCCUPANT LOAD OF PREVIOUS PERMIT 99 OCC
BLDG-3651-2019 < 20% INCREASE
PLUMBING CALCULATIONS
PLUMBING OCCUPANCY CALCS (PER 2022 CPC TABLE 422.1):
A-2 SPIRIT TASTING 2,437 SF / 30 OLF = 81.2
A-2 OUTDOOR PATIO 325 SF / 30 OLF = 10.8
S-2 STORAGE PATIO 460 / 4,000 OLF = 0.1
TOTAL 92 (46 M / 46 F)
REQUIRED PROVIDED **
WATER CLOSETS 1 M / 2 F (E) 2 PUBLIC SHARED *
URINAL 1 M (E) N/A, SHARED
LAVATORIES 1 M / 1 F (E) 2 PUBLIC SHARED *
DRINKING FOUNTAIN 1 N/A (WATER SERVICE)
SERVICE SINK 1 1
A-2 FOOD PREP 1,175 SF / 50 OLF = 23.5
S-2 STORAGE (E)1,300 SF / 4,000 = 0.3
TOTAL 24 (12 M / 12 F)
REQUIRED PROVIDED **
WATER CLOSETS 1 M / 1 F (E) 1 EMPLOY SHARED
URINAL 1 M (E) N/A, SHARED
LAVATORIES 1 M / 1 F (E) 1 EMPLOY SHARED
DRINKING FOUNTAIN 1 N/A, KITCHEN
SERVICE SINK 1 1
* PER CPC 422.2 EX (4), SEPARATE FACILITIES SHALL NOT BE REQUIRED
WHERE ROOMS HAVE FIXTURES DESIGNED FOR USE BY ALL GENDERS AND
THE WATER CLOSETS ARE INSTALLED IN PRIVACY COMPARTMENTS.
EACH COMPARTMENT SHALL BE LOCKABLE FROM THE INSIDE OF THE
COMPARTMENT, WITH A DOOR LOCKING DEVICE THAT IS READILY
DISTINGUISHABLE AS LOCKED FROM THE OUTSIDE OF THE
COMPARTMENT
* PER CPC 422.2.2, WHERE A SEPARATE TOILET FACILITY IS REQUIRED
FOR EACH SEX, AND EACH TOILET FACITY IS REQUIRED TO HAVE ONLY
ONE WATER CLOSET, TWO FAMILY OR ASSISTED-USE TOILET FACILITIES
SHALL BE PERMITTED IN PLACE OF THE REQUIRED SEPARATE TOILET
FACILITIES
** PER CEBC 1009.1, EXCEPTION: ONLY WHERE THE OCCUPANT LOAD OF
THE STORY IS INCREASED BY MORE THAN 20 PERCENT, PLUMBING
FIXTURES FOR THE STORY SHALL BE PROVIDED IN QUANTITIES SPECIFIC
IN THE CPC BASED ON THE INCREASED OCCUPANT LOAD
ISA
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SHEET NOTES
1. WHERE DINING SURFACES ARE PROVIDED FOR THE
CONSUMPTION OF FOOD OR DRINK, AT LEAST 5 PERCENT OF THE
SEATING AND STANDING SPACES AT THE DINING SURFACES
SHALL COMPLY WITH CBC 11B-902. DINING SURFACES
REQUIRED TO BE ACCESSIBLE SHALL BE DISPERSED
THROUGHOUT THE SPACE INCLUDING EACH TYPE OF SEATING IN
AN AREA, CBC 11B-226.2
2. TABLES ACCESSIBLE TO WHEELCHAIR USERS SHALL HAVE A
MAXIMUM HEIGHT OF 34" AND MUST ACCOMMODATE A
30"X48"CLEAR FLOOR SPACE. THE SPACE BENEATH EACH
TABLE FOR LEG ROOM SHALL BE MINIMUM 19" DEEP, 30" WIDE
AND 27" HIGH, MEASURED FROM THE FINISHED FLOOR LEVEL.
3. PANIC BARS TO BE PROVIDED ON EXTERIOR DOORS PER 1010.2.9
CBC; CONTRACTOR TO V.I.F. REPAIR AND REPLACE AS NEEDED.
4. ACCESSIBLE PATHS OF TRAVEL / EXIT DISCHARGE ROUTE SHALL
NOT HAVE A RUNNING SLOPE STEEPER THAN 1:20 AND A CROSS
SLOPE STEEPER THAN 1:48 PER CBC 11B-403.3
5. ALL EMERGENCY LIGHTING TO HAVE A BATTERY BACK UP
OPTION OR SIMILAR METHOD FOR OUTAGES PER 1008 CBC.
REFER TO ELECTRICAL SHEETS FOR EMERGENCY LIGHTING
LOCATIONS.
A
BUILDING AREA (NO CHANGE TO FOOTPRINT):
A-2 SPIRIT TASTING = 3,018 SF
A-2 FOOD PREP = 1,678 SF
S-2 STORAGE = 1,300 SF
GROSS TOTAL AREA = 5,996 SF
1
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3
A3.1
A
D
1
1
1
A4.1
2
A4.1 2 3 4
B
3 4
48'-0"24'-0"
20
'
-
9
"
35
'
-
0
"
20'-9116"24'-0"
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(E) BATH (E) BATH
(E) HALL
(R) UTILITY
10'-0" x 7'-7"
(R) COLD STORAGE
(R) SPIRIT TASTING
8
9
10
11(N) EMPLY.
HALL
(R) SPIRIT TASTING
12
14
15 15
SUITE 130
+34 H
+36 H
+34 H
+42 H
+36 H
16
CAB
17
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(R) PRODUCTION
RYAN M BROCKETT
C-32384
REN 12 31 27
LI
CE N S E D ARCHI
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OF A L I F O RNIA
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DATE ISSUE
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THESE DOCUMENTS INCLUDE ORIGINAL WORK,
INSTRUMENTS OF SERVICE, AND INTELLECTUAL
PROPERTY OF RYAN BROCKETT ARCHITECT INC.
THE DESIGN AND INFORMATION REPRESENTED IN
THESE DRAWINGS ARE SOLELY FOR USE WITH
THIS PROJECT AND SHALL NOT BE TRANSFERRED
OR OTHERWISE REPRODUCED WITHOUT EXPRESS
WRITTEN PERMISSION FROM THE ARCHITECT.
05.15.25 PERMIT
07.25.25 RESUBMIT 1
08.18.25 RESUBMIT 2
08.25.25 RESUBMIT 3
02.17.26 REVISION
34
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7
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SCALE: 1/4" = 1'-0"
042181 PROPOSED FLOOR PLAN / WEST
PROPOSED
FLOOR PLAN
WEST
A2.3
SHEET LEGEND
SHEET NOTES
EQUIPMENT LIST
1
2
3
4
5
6
7
8
KEYNOTES
01 (N) PONY WALL, TYP.
02 (E) FLOOR DRAIN
03 (N) 3'-0" X 6'-8" DOUBLE-SWINGING DOOR
04 (N) SHELVING
05 (N) 34" H LOWER CASEWORK & COUNTERTOP FOR EMPLOYEE AND
CUSTOMER USE, PROVIDE MIN 30" X 48" CLEAR FLOOR SPACE FOR
ADA APPROACH, SHOWN DASHED
06 (N) PASS-THRU WINDOW
07 (N) LINE OF SOFFIT ABOVE SHOWN DASHED, TYP.
08 (E) LINE OF SOFFIT ABOVE SHOWN DASHED, TYP.
09 (E) COLUMNS TO REMAIN, TYP.
10 (E) EXTERIOR AWNINGS TO REMAIN, TYP.
11 (N) BUILT-IN STORAGE CABINET
12 (E) CONCRETE FLOORING TO REMAIN THROUGHOUT, GRIND AND SEAL
AS REQUIRED CONTRACTOR TO V.I.F.
13 (N) SELF-SERVE GLASS AND WATER BOTTLE FILL STATION; PROVIDE
MIN 30" X 48" CLEAR FLOOR SPACE FOR ADA APPROACH SHOWN
DASHED, SEE DETAIL 7/A7.2 FOR ACCESSIBLE REACH RANGES, VFY
MIN 15" TO MAX 48" AFF
14 (N) SODA MACHINE; PROVIDE MIN 30" X 48" CLEAR FLOOR SPACE
FOR ADA APPROACH SHOWN DASHED, SEE DETAIL 7/A7.2 FOR
ACCESSIBLE REACH RANGES, VFY MIN 15" TO MAX 48" AFF
15 (N) 8' x 7'-2"AWNING WINDOW WITH FIXED PANES ABOVE, TYP.
16 (N) 36" H LOWER CASEWORK & COUNTERTOP WORKSTATION FOR
EMPLOYEE USE ONLY
17 (N) EXTERIOR WALL MOUNTED COMPLIANT FIXED ROOF ACCESS
LADDER W/ PLATFORM AND RAIL EXTENSIONS AS REQ'D; MIN. 16"
CLR BETWEEN RAILS, MIN. 15" CLR FROM FIXED OBJECTS
ECOLAB GLASS WASHER, MODEL NO. ES4000
EXISTING MOP SINK
HAND SINK BY GSW USA, 15 3/4 " x 15 1/4" x 13 3/8'", MODEL NO. HS-1615S
NOT USED
BEVERAGE REFRIGERATOR, 60" x 29 1/2" x 78 5/8" BY TRUE MODEL NO. GDM-49-HC~TSL01
BEVERAGE REFRIGERATOR, 60" x 29 1/2" x 78 5/8" BY TRUE MODEL NO. GDM-49-HC~TSL01
SODA MACHINE OWNER SUPPLIED, SPEC TBD.
DISTILLING SYSTEM EQUIPMENT
FILLER & DRAINBOARD, MODEL NO. KR24-DR90
LIQUOR DISPLAY, MODEL NO. KR24-12RD
UNDERBAR ICE BIN, MODEL NO. KR19-24-10
MIXOLOGY SINK, MODEL NO. KR24-MS12
3-COMPARTMENT SINK, MODEL NO. KR24-53C-PE
FILLER & DRAINBOARD, MODEL NO. KR19-C24L-PE
BACK BAR COOLER, MODEL NO. SD60L
BACK BAR COOLER, MODEL NO. SD60R
FROSTER/CHILLER, GLASS/MUG/PLATE, MODEL NO. FMC24
ICE MACHINE, MODEL NO. F-330BAJ-C
9
10
1. REFER TO FLOOR PLAN GENERAL NOTES ON SHEET T2.1
2. FLOOR PLAN DIMENSIONS ARE TO FACE OF FRAMING, CENTERLINE OF
DOOR, WINDOW OR FIXTURE, UNLESS OTHERWISE NOTED.
3. CONTRACTOR TO VERIFY LAYOUT, ROUGH FRAMING AND FINISH
DIMENSIONS WITH INTERIOR DOOR AND FINISH SELECTIONS.
4. PROVIDE ADEQUATE BLOCKING IN WALLS FOR CABINETS AND OTHER
WALL MOUNTED ACCESSORIES INCLUDING BUT NOT LIMITED TO
HANDRAILS, SHELVING AND BATHROOM FIXTURES.
5. WHERE RECESSED FIXTURES OCCUR IN WALLS OR HORIZONTAL
ASSEMBLIES, THE FIRE RATING OF THOSE ASSEMBLIES SHALL BE
MAINTAINED.
6. AT ALL PENETRATIONS AND INTERSECTIONS OF FIRE-RATED
PARTITIONS, PROVIDE FIRE SEALANT AND/OR FIRE STOPPING TO
MAINTAIN CONTINUITY OF PARTITION RATING.
7. WHERE DOOR IS LOCATED WITHOUT DIMENSION AT THE CORNER OF
A ROOM IT SHALL BE 4" FROM FACE OF FRAMING OF ADJACENT WALL
TO ROUGH DOOR OPENING.
8. WHERE THRESHOLDS ARE REQUIRED, PROVIDE ACCESSIBLE
THRESHOLDS WITH MAXIMUM 1/2" ELEVATION CHANGE.
9. REFER TO DETAILS ON A7.1 & A7.2 FOR ACCESSIBILITY DETAILS,
REACH RANGES, AND CLEAR SPACE REQUIRED.
10. ALL EQUIPMENT ON CASTERS TO BE ATTACHED BACK TO THE
STRUCTURE TO PREVENT MOVEMENT PER 918.6 CMC.
(E) WALLS TO REMAIN
(N) 2X WD FRAMED WALL
(E) AREA NOT IN SCOPE
11
12
13
14
15
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Attachment C - USE-3598-2016 Approval Letter