HomeMy WebLinkAbout01-14-2015 PC Item 2 - 1234 Broad StreetMeeting Date: January 14, 2015
Item Number: 2
2
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of restaurant/brewpub, wine tasting facilities and retail lease spaces at 1234 Broad
Street.
PROJECT ADDRESS: 1234 Broad Street BY: Erik Berg-Johansen, Assistant Planner
Phone Number: 781-7573
e-mail: eberg@slocity.org
FILE NUMBER: USE-0406-2014 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project,
based on findings, and subject to conditions.
SITE DATA
Applicant Eric and Rodessa Newton;
1234 Broad Street, LLC
Zoning Downtown Commercial (C-D)
General Plan General Retail
Site Area 9,000 square feet
Environmental
Status
Categorically exempt from environmental
review under CEQA Guidelines section
15303 (New Construction or Conversion
of Small Structures).
SUMMARY
The applicant proposes to convert an existing furniture store at 1234 Broad Street to a space that will
support a mix of uses including a restaurant, microbrewery, wine tasting and retail. The project will not
increase the size or floor area of the building, but will result in a higher occupancy and parking
requirement. The project also includes an exterior remodel of the south and west facades (facing
Pacific and Broad Streets, respectively).
Staff has provided an analysis of the proposed project (Section 4.0 below) and recommends approval
of the proposed project with conditions of approval that address potential impacts (noise, lighting, etc.)
and make the project compatible with neighboring uses and the General Plan.
Attachment 2
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USE-0406-2014 (1234 Broad Street)
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1.0 COMMISSION’S PURVIEW
At the discretion of the Community Development Director, an Administrative Use Permit may be
referred to the Planning Commission1. Both the brewery (bar/tavern) and wine tasting aspects of the
proposed project require an Administrative Use Permit. The Community Development Director has
referred this review to the Planning Commission for two primary reasons: 1) the property is at the edge
of the Downtown Core and adjacent to an Office (O) Zone that allows residential uses; and 2) the
proposed uses involve the manufacturing and consumption of alcohol and City Council has shown
heightened awareness of alcohol outlets in the downtown (in 2012, the City Council adopted Zoning
Amendments to address alcohol-related problems in the Downtown).
The Planning Commission’s role is to review the project in terms of its consistency with the General
Plan, Zoning Regulations, and applicable City standards. The final building design will be reviewed by
the Architectural Review Commission (ARC).
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The subject property is located on the corner of Marsh and Pacific Streets (Attachment 2, Vicinity
Map) in the Downtown Commercial (C-D) zone. The property is adjacent to a retail use (CVS) and
a relatively small office building. Other uses in the vicinity include retail, restaurants, offices and
residential. The 9,000 square foot property contains a one-story, 8,737 square foot structure that
will have no change in floor area.
Site Size 9,000 Square Feet
Present Use & Development Furniture Store
Topography Flat
Access Broad and Pacific Streets
Surrounding Use/Zoning North: C-D (Retail / Pharmacy)
South: O (Professional Offices)
East: C-D (Professional Offices)
West: C-D (Strip mall w/ optometrist, retail, restaurant)
2.2 Project Description
The proposed project includes the following significant features:
1. Uses: Combination of restaurant/brewpub, brewery, retail, and wine tasting. All elements will
feature local artisans and retailers.
2,270 SF brewery and storage area
2,544 SF restaurant
One retail lease space (250 sq. ft.) with direct access to restaurant and Broad Street
1 Zoning Regulations Section 17.58.030.A3 (Procedures): The Director may refer an Administrative Use Permit to the
Planning Commission, pursuant to the requirements in subsection B of this section, when he/she determines the
application involves a major policy issue or public controversy that would be resolved more suitably by the Commission.
Attachment 2
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USE-0406-2014 (1234 Broad Street)
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Four lease spaces with potential for retail or offsite wine tasting (3/4 lease spaces have
direct access to restaurant; all lease spaces have direct access to Pacific Street). Offsite wine
tasting establishments shall operate in accordance with the characteristics defined in the
Zoning Regulations2.
2. Hours of operation: 11:00 AM - 10:00 PM. (weeknights, 11:00 p.m. weekends)
3. Design: Remodel existing façade with a contemporary design
No new floor area (business will operate within existing building)
New fencing to enclose the proposed patio seating area
Roll-up doors along Pacific Street to provide access to retail/wine tasting lease spaces.
4. Parking: No onsite parking provided – increased parking demand to be offset with payment of
in-lieu fees.
Please see Attachment 3 (Project Description) and Attachment 4 (Project Plans) for more details.
3.0 PROJECT ANALYSIS
The following section analyzes the use permit requirement, parking and circulation impacts,
circulation, and project’s consistency with the Zoning Regulations and General Plan.
3.1 Use Permit
The original proposal was to establish a bar/tavern as the primary use with minimal food service.
The Director elevated the Administrative Use Permit application to Planning Commission Review
due to the project’s scale and proximity to residential uses. This original proposal to establish a
bar/tavern was not supported by staff; the applicants took direction and changed their proposal to
establish a use that is focused on a full service restaurant. The proposed restaurant will operate
under a Type 41 California Alcoholic Beverage (ABC) License, which requires the business to act
as a bona fide eating place. The proposed brewery will operate under a Type 23 ABC License
(and as a separate business from the restaurant). These licenses are described below as excerpted
from the ABC regulations:
Table 3.1.1
License Description
41
ON SALE BEER & WINE – EATING PLACE - (Restaurant) Authorizes the sale of beer and
wine for consumption on or off the premises where sold. Distilled spirits may not be on
the premises (except brandy, rum, or liqueurs for use solely for cooking purposes).
Must operate and maintain the licensed premises as a bona fide eating place. Must
maintain suitable kitchen facilities, and must make actual and substantial sales of
meals for consumption on the premises. Minors are allowed on the premises.
2 Wine tasting room – off site. A satellite wine tasting room associated with a licensed winery serving only those
wines it produces in 1-ounce tastes or an amount approved by Alcohol and Beverage Control for tasting
purposes. Only one satellite wine tasting room is permitted per licensed winery. Wine tasting establishments
serving wines from multiple wineries are separately defined as a Bar/Tavern.
Attachment 2
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USE-0406-2014 (1234 Broad Street)
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License Description
23
SMALL BEER MANUFACTURER - (Brew Pub or Micro-brewery) Authorizes the same
privileges and restrictions as a Type 013. A brewpub is typically a very small brewery
with a restaurant. A micro-brewery is a small-scale brewery operation that typically is
dedicated solely to the production of specialty beers, although some do have a
restaurant or pub on their manufacturing plant.
While a Use Permit is not required for restaurants that sell beer and wine before 11 PM, the
project warrants review by the Planning Commission due to the issues associated with operation
of the brewpub (functioning similar to a bar/tavern), onsite brewing, and wine tasting. In
summary, the Director has required Planning Commission review due to the proposed “hybrid”
use, on-premise alcohol sales, and proximity to sensitive receptors such as single-family homes
and neighborhoods.
3.2 Proximity to Sensitive Receptors
Staff has compiled the following spatial information regarding the relationship between the
proposed establishment at 1234 Broad Street and the surrounding neighborhood:
Table 3.2.1
Sensitive Receptor Distance Between Subject
Site / Receptor (ft.)*
Medium Density Residential (R-2) Zone 275
Nearest home in the R-2 Zone 400
Office (O) Zone 50
Nearest Residential Use 75
Old Town Historic District 275
Downtown Historic District 250
*Approximate measured distance is linear (as the crow flies)
The subject site is located approximately one block from the Medium Density (R-2) zone and the
Old Town Historic district. There is a single-family residence located just west of the subject
property at 739 Pacific Street. This property is located in the Office (O) zone, which allows
residential uses without a planning use permit (allowed by right). Another residential use in the
Office zone, an affordable housing project, exists approximately 300 feet southwest of the project
site at 655 Pacific Street.
Table 3.2.1 also shows that the nearest home in the R-2 zone is 400 feet away from the project
site (despite the R-2 zone existing only 275 feet away); this contradiction is due to the presence of
a non-residential use on the nearest R-2 parcel. This parcel is located at 1344 Nipomo Street and
is occupied by St. Stephen’s Episcopal Church.
3 Type 01 License: BEER MANUFACTURER - (Large Brewery) Authorizes the sale of beer to any person holding a
license authorizing the sale of beer, and to consumers for consumption on or off the manufacturer’s licensed premises.
Without any additional licenses, may sell beer and wine, regardless of source, to consumers for consumption at a bona
fide public eating place on the manufacturer’s licensed premises or at a bona fide eating place contiguous to the
manufacturer’s licensed premises. May conduct beer tastings under specified conditions (Section 23357.3). Minors are
allowed on the premises.
Attachment 2
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USE-0406-2014 (1234 Broad Street)
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3.3 Noise Impacts
While there is a single-family residence in close proximity to the site, the relatively early closing
time of all proposed uses would be expected to mitigate disturbances. As conditioned, the
restaurant/brewpub would close at 10 PM on weeknights and 11 PM on weekends. It has also
been conditioned that all windows and doors (including the proposed roll-up doors) will close
nightly at 9 PM ; this will further reduce noise impacts from these tenant spaces as well as any
noise spillover (exiting through the rolling doors) from the restaurant/brewpub. Condition #4
(closing times) and Condition #6 (ambient entertainment) have been included to mitigate any
potential noise generation, especially during sleeping hours.
It should be considered that the proposed business is located in the Downtown Commercial (C-D)
zone, which was designed to allow restaurants, bars and entertainment uses in a pedestrian-
oriented atmosphere. More intense noise generating uses such as nightclubs or music venues (e.g.
SLO Brew) require a Use Permit to evaluate the greater impacts of such uses on surrounding
neighborhoods. In terms of noise generation, the proposed use is less intense than a different use
that could potentially be permitted at this location.
3.4 Alcohol Related Incidents
According to research completed by the City’s Community Development and Police
Departments, approximately 60% of alcohol events and nearly half of the arrests occur between
11:00 PM to 2:00 AM. These safety statistics became the basis of the 2012 Amendments for
requiring restaurants that serve alcohol after 11:00 p.m. to obtain a Use Permit. The proposed
restaurant/brewpub will be closed during the high-incident late night hours. In addition, the
proposed business will not offer hard alcohol and is not a nightclub or music venue; as a result,
the establishment would not be expected to attract large crowds.
3.5 Parking
The required number of parking spaces for the existing furniture store was 1 space per 500 SF of
gross floor area (8,737 / 500 = 18 spaces). The parking calculation for the proposed use is
outlined on the following page in Table 3.5.1:
Table 3.5.1
Use Sq. Footage Parking Required # Spaces
Restaurant / Kitchen / Patio / Restrooms 4,009 1 space / 350 sq. ft. 11.5
Brewery 2,270 1 space / 500 sq. ft. 4.5
Retail Lease Space #1 250 1 space / 500 sq. ft. 0.5
Retail / Wine Tasting Lease Spaces #3-6* 2,208 1 space / 500 sq. ft. 4.4
TOTAL - Proposed Use 8,737 Mixed 21
TOTAL- Existing Use 8,737 1 space / 500 sq. ft. 18
Additional parking spaces required 3
*The wine tasting lease spaces shall operate in accordance with “offsite wine tasting rooms,” which are not
categorized as a bar/tavern and hence have a lower parking requirement of 1 space per 500 sq. ft.
Attachment 2
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USE-0406-2014 (1234 Broad Street)
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In the Downtown Core zone businesses may elect to pay for required parking spaces with an in-
lieu fee (instead of providing the parking onsite). Because the subject site is built out, the
applicant does not have the ability to provide parking onsite and must therefore pay for the net
increase in parking spaces required. As provided in Condition #2, the applicants shall pay the in-
lieu fee for three (3) parking spaces.
The subject site is two blocks (500 feet) from the nearest parking garage located on the corner of
Chorro and Pacific Streets. Parking meters exist on all adjacent blocks; the meters are enforced
Monday-Saturday, 9 AM – 6 PM and Sunday, 1 PM – 6 PM. No parking district exists in the Old
Town neighborhood; the residents of this neighborhood were surveyed in 2007 and the majority
opposed formation of a parking district (and therefore no district was formed).
Analysis: Parking demand for the use is not expected to create significant impacts to the
neighborhood. The majority of properties in the vicinity contain office or service uses that operate
within the normal business hours of 9 AM – 5 PM, Monday-Friday. The expected peak hours of
the proposed use are 5 PM – 10 PM on weekdays, and 11 AM – 11 PM on weekends. The
expected peak hours are not expected to overlap with the normal operating hours of nearby
businesses.
3.6 Circulation
Since there is no major live entertainment proposed (besides ambient music), it is not expected
that the business will need a patron queue. However, Condition #12 requires a patron queue to be
placed along Broad Street (which prohibits a queue along Pacific Street where there are sensitive
noise receptors such as a single-family residence). It has also been noted that the sidewalk along
Pacific Street is relatively narrow; during the ARC review process the City’s Transportation
Division will work with the applicant to resolve any conflicts with pedestrian circulation
(Condition #19).
3.7 Consistency with the General Plan
The 2014 General Plan Land Use and Circulation Elements (LUCE) update includes new policies
and programs that relate to uses in the Downtown:
o New Policy - Downtown As Focal Point: The Downtown should remain the focus for nighttime
entertainment, cultural events and related activities. It should be a pleasant and safe place at
all times.
o New Policy - Street-Level Diversity: City shall promote a healthy mix of downtown street-
level businesses that emphasizes retail stores, specialty shops and food service rather than
bars or taverns.
The proposed use is consistent with these General Plan policies for the Downtown because: 1) the
use focuses nighttime entertainment (a brewpub and wine tasting) in the Downtown; and 2) the
proposal incorporates a diverse mix of uses including food service, specialty retail and wine
tasting that will enhance tourism and the pedestrian experience in the Downtown. The use is also
consistent with General Plan Policy 4.0.16, which states that restaurants and stores that contribute
to pedestrian traffic should be located on street level in the Downtown.
Attachment 2
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USE-0406-2014 (1234 Broad Street)
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4.0 OTHER DEPARTMENT COMMENTS
Comments from the other departments have been incorporated into the recommended resolution as
conditions of approval and/or code requirements.
5.0 CONCLUSION
The applicant’s proposal to open an artisan food and beverage establishment including a
restaurant/brewpub, beer brewing facility, wine tasting and retail uses is consistent with the Zoning
Regulations and compatible with surrounding development. No hard liquor will be offered, full food
service will be provided in accordance with the Type 41 California Alcoholic Beverage Control
license, and the business will close at 10:00 p.m. on weeknights and 11:00 p.m. on weekends. These
facts paired with the upscale nature of the business make the use consistent with the neighborhood and
surrounding development. In order to address any potential impacts (noise, security, etc.), staff has
recommended conditions of approval to maximize the project’s compatibility with neighboring uses
and the General Plan.
6.0 ALTERNATIVES
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations
and applicable City policy.
7.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity map
3. Project Description
4. Project Plans (reduced size)
5. Downtown Parking Program
Included in Commission member portfolio: Project Plans (full size)
Attachment 2
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Attachment 1
RESOLUTION NO. PC-XXXX-15
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A USE PERMIT TO ALLOW A NEW RESTAURANT/BREWPUB,
BREWERY, AND WINE TASTING IN THE DOWNTOWN COMMERCIAL ZONE
WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
JANUARY 14, 2015
(1234 BROAD STREET, USE-0406-2014)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
January 14, 2015, for the purpose of considering application USE-0406-2014; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission makes the following
findings:
1. As conditioned, the use will not harm the general health, safety, and welfare of people
living or working in the vicinity because conditions on the Use Permit approval will
minimize noise impacts as well as impacts to police resources and the community.
2. The proposed project is consistent with General Plan policy to locate, at the street level,
restaurants, stores, and other uses benefiting from and contributing to pedestrian traffic
(LUE 4.0.16).
3. The project is consistent with new policies included in the 2014 General Plan Land Use and
Circulation Elements (LUCE) that state the Downtown should include a mix of uses such
as nighttime entertainment, retail stores, specialty shops and food service.
4. The property owner has agreed to conditions of approval that place restrictions on their use
of the property to insure that nuisances and significant burdens on police resources do not
occur.
Attachment 2
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Planning Commission Resolution No. PC-XXXX-15
USE-0406-2014 (1234 Broad Street)
Page 2
5. As conditioned, the proposed use is compatible with the project site and with existing and
potential uses in the vicinity which include retail shops, offices, residences, restaurants, and
bars. Conditions of approval have been adopted to minimize potential disturbances and
criminal activities.
6. The project is consistent with the 2012 alcohol amendments by closing at 11 PM and
providing full food service.
Section 2. Environmental Review. Categorically exempt under Class 3, New Construction
or Conversion of Small Structures, Section 15303 of the CEQA Guidelines because the project
proposes the remodeling of an existing building that is less than 10,000 square feet.
Section 3. Action. The Planning Commission does hereby approve Use Permit
USE-0406-2014 subject to the following conditions:
Planning Division
1. A building plan check submittal that is in full conformance with submitted project plans and
project description, 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 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. Applicant shall be required to either pay in-lieu parking fees or accommodate parking
requirements on site.
3. The restaurant shall provide full-menu food service at all times in compliance with the Type
41 ABC alcohol license.
4. Hours of operation for all uses shall not be outside the hours of:
a. 11:00 a.m. to 10:00 p.m., Sunday - Thursday.
b. 11:00 a.m. to 11:00 p.m., Friday-Saturday.
5. The applicant shall make reasonable efforts to minimize the potential for adverse noise and
crowd impacts on adjacent establishments and nearby residences, including, but not limited
to, ensuring that all windows and doors are closed no later than 9:00 p.m., nightly.
6. Onsite live entertainment shall be limited to ambient entertainment, as defined by the Zoning
Regulations.
7. 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.
Attachment 2
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Planning Commission Resolution No. PC-XXXX-15
USE-0406-2014 (1234 Broad Street)
Page 3
8. The applicant is responsible at all times for verifying the legal age of patrons prior to entry,
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 that is to be provided to all staff.
9. No individual under 21 years of age, or without proper identification, shall be served or sold
alcohol.
10. All employees shall attend ABC LEAD Training or equivalent training.
11. The applicant shall be responsible for on-going security/safety training to accommodate
changes in personnel.
12. The site shall be maintained in a neat and orderly manner at all times. The applicant shall
also be responsible for daily cleanup/maintenance of the adjacent public right-of-way.
13. In the infrequent event that a patron queue is needed, the applicant shall manage/patrol
outdoor crowds and queuing as a result of this use. An orderly line of patrons awaiting entry
that does not block public access on, or use of, the sidewalk or street shall be maintained. The
patron queue shall start at the Broad Street main entrance and continue north along Broad
Street (away from Pacific Street).
14. No hard liquor shall be sold for onsite consumption and the applicant shall obtain the correct
California Alcoholic Beverage Control Licenses, to the satisfaction of the Community
Development Director.
15. 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).
16. 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.
17. This Use Permit shall be reviewed at a Planning Commission hearing if the City receives
substantiated written complaints from any citizen, Code Enforcement Officer, or Police
Department employee, which includes information and/or evidence supporting a conclusion
that a violation of this Use Permit, or of City ordinances or regulations applicable to the
property or the operation of the business, has occurred. At the time of the Use Permit review,
to insure 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.
Attachment 2
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Planning Commission Resolution No. PC-XXXX-15
USE-0406-2014 (1234 Broad Street)
Page 4
18. 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."
Transportation Division
19. Prior to being deemed complete for ARC review, the applicant shall resolve conflicts with
Broad Street plan line setback and Pedestrian level of service sidewalk widening triggered by
substantial remodel of building and reconstruction of fronting sidewalk.
Engineering Division
20. Projects involving a Use Permit, Architectural Review approval, and/or the substantial
remodel of an existing structure requires that complete frontage improvements be installed or
that existing improvements be upgraded per city standard. MC 12.16.050.
21. The building plan submittal shall show all existing and proposed frontage improvements.
The existing driveway approaches shall be abandoned per City Engineering Standards as a
condition of the building permit. All improvements shall be constructed in accordance with
the Mission Style sidewalk standards.
22. The building plan submittal shall show any proposed or required upgrades to the building
entrances and exits in accordance with the Building and Fire Codes. Exit/entrance doors
shall not encroach into the public right-of-way. Doors required or proposed to swing in the
direction of travel shall be placed in alcoves so that the doors in any position will not
encroach into the public sidewalk area. Previous code provisions allowing for a 12”
encroachment have been eliminated from the current codes.
23. This building is located within a Special Flood Hazard Area (SFHA) with a flood zone
designation of AO (2’ depth). The proposed project appears to be substantial. Substantially
remodeled/damaged buildings shall comply with the Floodplain Management Regulations.
The building plan submittal shall show how the building and building service equipment will
be protected (flood proofed) to an elevation of at least 3’ above the adjoining sidewalk
elevation.
24. Street trees shall be planted per City Engineering Standards as a condition of the building
permit(s). Trees shall generally be planted at a ratio of one tree per each 35 lineal feet of
frontage or fraction thereof along both the Broad Street and Pacific Street frontages. The
City Arborist shall review and approve any existing trees for satisfying the planting
requirement and shall approve the final species and planting details for the narrow parkway
along Pacific Street.
Attachment 2
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Planning Commission Resolution No. PC-XXXX-15
USE-0406-2014 (1234 Broad Street)
Page 5
Utilities Department
25. If commercial uses in the project include food preparation, provisions for grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided
with the design. These types of facilities shall also provide an area inside to wash floor mats,
equipment, and trash cans. The wash area shall be drained to the sanitary sewer.
26. It shall be noted on the plan that the property’s existing sewer lateral to the point of
connection at the City main must pass a video inspection, including repair or replacement, as
part of the project. The CCTV inspection shall be submitted during the Building Permit
Review Process for review and approval by the Utilities Department prior to issuance of a
Building Permit.
Note: Code Requirements provided to applicant separately.
On motion by , seconded by , and on the following
roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 14th day of January, 2015.
_____________________________
Doug Davidson, Secretary
Planning Commission
Attachment 2
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VICINITY MAP File No. 0406-20141234 Broad St.¯
Attachment 2Attachment 2
PC2 - 13
1234 Broad Street
Project Use Statement
The proposed use for the building at 1234 Broad Street is for an Artisan Establishment including a
Restaurant, Brewery, Brew & Wine Service and Wine Tasting Venues with Food. This Artisan District’s
goal is to promote the local Agriculture industry featuring local craft beer and wine with food pairings.
Our desire is celebrate and promote what the Central Coast has to offer in the downtown area while
educating the farm to fork approach.
Overview
We are requesting an administrative use permit to open the doors for a Restaurant, Brewery, Beer &
Wine Service, Off Site Wine Tasting Outlets, and Retail Sales to create a casual yet sophisticated
environment to enjoy Gourmet Food, Craft Beer, and Fine Wine. We feel there is void in our San Luis
community that needs to be filled for a place to gather for those who appreciate a high quality product.
This establishment would be appealing to the demographics of the professionals in their 30s, 40’s, 50’s
and on up featuring local artisan products and local retailers. Both locals and our tourists will appreciate
this alternative to what downtown currently offers. This business model has already been proven
successful in other areas such as Santa Barbara(Funk Zone), Los Olivos Downtown and Paso Robles
Downtown and it is missing in San Luis Obispo where the City growth plans are attempting to attract this
professional demographic.
This environment caters to attract young professionals and modern world businesses such as Mindbody
and Rosetta. But what San Luis is missing is the progressive and creative infrastructure to support these
professional 30-50 something year old demographic. Rather than frequenting Downtown SLO, Tourists
and Professional Locals chose to migrate out to the other areas that offer this type of attraction. We
propose to bring this attraction to Downtown San Luis Obispo with the approval of this Use permit.
With approval of the Restaurant, Beer & Wine Service, Brewery, Wine Tasting Venues and conditional
use, we propose the final plan including:
Building Configuration/Design
Currently at this location resides a rundown building housing a mattress retail sales business. This is the
first substantial building that the public views on the way into the Downtown area. Renovation of an
eyesore will bring new life and appeal driving in from the Broad Street Entrance. Exterior improvements
will include a new creative façade along Broad and Pacific, clean up of some exterior hardscape issues
along Broad Street, add landscape improvements per city standards, and a recessed patio area. We
Attachment 2
PC2 - 14
consider this the perfect location and building structure for the establishment we are proposing due to
the open building configuration, location in the downtown area, within a one block vicinity of other
restaurants, and the ability to enhance the downtown entrance from Broad. Please reference the
attached conceptual renderings.
We are aware of being in the Downtown Association parking district and our first request is to pay for
any additional required parking spaces with the Parking “In Lieu Fees”. We feel this is the best option
due to this property footprint extending from property line to property line. Secondly, we are
attempting to negotiate nearby parking for employees as an alternate solution.
Final Interior improvements would complement the exterior improvements with a modern industrial
feel while providing a unique floor creative plan. The primary space will house the restaurant/beer &
wine service with a main entrance and two large exterior roll up doors. One would open to the main
area and another would open to a recessed outdoor area with fireplace/heaters. Existing trusses will be
left exposed and a unique modern industrial design will be implemented. The proposed floor plan
would include several lease spaces that access can be obtained by exterior roll up doors. In addition,
these lease spaces could have access to a common gathering area in the restaurant. Please see the
proposed floor plan attached.(Floor Plan addresses occupancy, utilities, parking, waste disposal, exiting,
and Fire Department Access.) The main restaurant/tavern will be open by 11AM and will be closed by
11:00 PM and the lease spaces will also be closed prior to the 11:00 PM time.
The Restaurant will plan to incorporate an Italian brick pizza oven for ambiance, California Cuisine, tapas
size plates, French style pastries and gourmet coffees/desserts. Our features will include an indoor
patio, outdoor patio, private group/communal tables, and exterior fireplace. While we do not have a
menu or operator at this time, the above will be the structure in which our discussions will be based
upon with the interested parties.
The BrewPub with Beer and Wine Only Service(Type 41 License) within the restaurant will focus on
specialty craft beer with locally brewed favorites and local wines. To make it unique we will offer beer
and wines tastings along with food pairings. The price points will attract a certain consumer
demographic that we are trying to appeal to. We will have a wide ranges of craft beers and wines on
tap and feature small local artisans.
The Brewery(ABC Type 23 License) will provide for the onsite production for the tavern in the
restaurant area and retail sales. In addition, the secondary purpose would be to represent a manner of
education to show how the beer is being made. The consumer will actually be able see and learn about
the different stages of brewing and how the ingredients change the flavor and color of the beer and
ultimately end up in the bottle. The featured Brewery tenant is the local and well respected, Libertine.
Libertine is known for their sour/craft beers and is highly regarded on the cutting edge of this
marketplace.
Retail/Artisan Tasting Rooms-There will be 4-5 spaces available to lease by local wineries for tasting
purposes, local artists, culinary tasting rooms, and retail sales. If occupied by a Winery, these will
operate in accordance with the “Off Site Wine Tasting Room” regulations. There would be 4-5 roll up
doors with inside and outside access. This will appeal to boutique local wineries/artisan food
establishments that do not have a tasting room or other establishments that would like to have a
presence downtown. A glass of wine and/or food pairings can be purchased to accompany the cuisine
being offered.
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Opposing Arguments for Opposition
As for the opposition to another alcohol establishment in the downtown core, WE SHOULD NOT BE
CONSIDERED ANOTHER BAR but more of an Artisan/Craft District group. With this goal in mind our
hours of operation would be 10:00 am and closing at 11:00 pm on the weekdays/weekends. We would
like to reiterate the fact that our establishment will be utilizing a Type 23 and/or 41 license but includes
the Brewery aspect. We have also clarified that our 23 license will also include the restaurant aspect as
the primary use. We have included an attachment of all the establishments which have ABC Licenses in
SLO. Please note that Barrel House your last approval has a 23 license and this is essentially what we are
proposing but with food. Also, please note that the license type( that we are proposing is not the
problematic establishments that is the negative influence on the downtown area. (WE ARE NOT
PURSUING A 47 or 48 License, WHICH IS SERVING LIQUOR AND CONSIDERED UNDESIRABLE BY THE
RESIDENCES) And only 15 of the 47 and 48 are considered the establishments that contribute to the
negative downtown alcohol issues. Our proposed project and ABC license should not be grouped with
these establishments. It will be more similar to others establishments holding Type 41 licenses like
Buena Tavola, Taste, and Steynberg Gallery.
As for the potential opposition for a restaurant on the edge of the downtown core near residences, we
feel this locations is substantiated due to its location on Broad bordered by Pacific. The Broad Street
Corridor is the main thoroughfare into the downtown area from the east side of the SLO area. The
traffic along Broad Street will create substantially more noise than our proposed establishment even up
to 11 PM. In addition, the immediate surrounding area at Broad and Pacific is comprised of businesses,
even several blocks up Broad Street away from town. All four sides of this building is surrounded by
commercial buildings. It is difficult to see how this project will have any negative effect on the adjacent
residences.
We have a tremendous support from the local professionals and local businesses in the community
advocating for this project.
Summary
To summarize, we would like to renovate this building, bring this downtown entrance to life and
enhance the downtown area while respecting our neighbors. We will focus on appealing to the type of
crowd that is truly interested in a higher end quality product and the professional businesses/crowd that
the City is attempting to attract into the area. Our goal is to have more of a sophisticated clientele that
would appreciate fine wine, craft beer and great cuisine that local artisans have to offer.
1234 Broad Street would be a place to gather with the atmosphere that would not likely draw your
typical college crowd. The price point will be higher with quality products which will attract locals and
visitors to enjoy the locally originated artisan venue in the downtown environment as another option to
your typical college restaurant/bar. The businesses will provide more jobs and an opportunities for
smaller local retailers to be able to feature their products and enhance our local tourism as a destination
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spot. Not to mention, enhance the infrastructure of San Luis Obispo to attract additional professional
businesses and employees which crave this type of atmosphere.
We appreciate the contributions/assistance of the Planning Commission Staff to communicate certain
requirements that would help us in the development of this proposal. After several modifications we
feel that our current proposal will meet our program intent for the property while adhering to the
community development comments and City Departmental requirements.
We ask that the Planning Commission unanimously approve this proposed use.
Proposers: Eric & Rodessa Newton
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Attachment 5
Downtown Parking Program
The project site is contained within the Downtown Commercial (C-D) zoning category.
Within the C-D zone, the parking requirements for various land uses are described in Section
17.16.060.G of the Zoning Regulations and are significantly reduced from the requirements in
other zones. In summary, the parking rates for hotels and residential uses are 50% of the
requirements in other zones, assembly-type uses such as restaurants/bars/nightclubs and
theaters are one space for every 350 square feet of gross floor area, and all other uses, such as
retail and office, are one space for every 500 square feet of gross floor area.
The reduced parking rates in the C-D zone are intended to provide flexibility in meeting
parking requirements and rely on the majority of parking being provided within consolidated
facilities, such as public parking structures (General Plan L.U.E. Policy 4.10). Additionally,
the parking rates were intended to be a tool to help focus development in the downtown and
position fees that are not an unreasonable barrier to changes in use which have greater parking
demands.
In the C-D zone, required parking does not necessarily need to be provided on the project site.
Section 17.16.060.G7 of the City’s Municipal Code allows applicants for projects in the C-D
zone to pay in-lieu fees to meet required parking requirements. This payment of in-lieu fees is
based on the concept of having consolidated parking facilities in the downtown (L.U.E. Policy
4.10) with the collected fees going to a City parking fund to pay for the on-going maintenance
costs of existing parking facilities and the construction of new parking structures.
Consolidated parking helps to keep the downtown more pedestrian-oriented, relying on drivers
making the decision to keep their vehicle in a single location and walking to multiple locations
or businesses, rather than driving between nearby points.
The parking in-lieu fees were calculated in accordance with Chapter 4.30 Parking In-Lieu
Fees of the City’s Municipal Code [City Council Ordinance No. 1101 (1987) and 1422
(2002)].
Parking was calculated based on the change in use from a furniture retail store (1
parking space required per 500 square feet of gross floor area) to mix uses with different
parking requirements (some of which with the higher parking space requirement of 1
space per 350 square feet of gross floor area).
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