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HomeMy WebLinkAbout09-15-2015 Item 16 - Appeal of Planning Commission's Decision to Approve the Bowling Alley at 1144 Chorro Street Meeting Date: 9/15/2015 FROM: Derek Johnson, Community Development Director Prepared By: Kyle Bell, Assistant Planner SUBJECT: APPEALS OF THE PLANNING COMMISSION’S DECISION TO APPROVE A BOWLING ALLEY, NIGHTCLUB, AND RESTAURANT WITH LATE HOUR ALCOHOL SERVICES WITHIN THE HISTORIC DOWNTOWN COMMERCIAL ZONE (1144 CHORRO STREET, USE-1127-2015) RECOMMENDATION Adopt a Resolution entitled “A Resolution of the City Council of the City of San Luis Obispo, California: (1) Denying an appeal filed by James Lopes and Sandra Lakeman, on behalf of Save Our Downtown, and upholding the Planning Commission’s decision to approve a bowling alley, nightclub and restaurant with limited late hour alcohol services within the Historic Downtown Commercial Zone (1144 Chorro Street, USE-1127-2015); and (2) denying an appeal filed by the applicant appealing the Planning Commission’s approval of Condition No. 3 limiting hours of operation, thereby granting final approval to the project based on findings of consistency with the General Plan, Zoning Regulations and applicable City standards, project conditions and find that the project is categorically exempt pursuant to CEQA section 15332.” REPORT-IN-BRIEF The project applicant, Discovery San Luis Obispo, has applied for approval of a Use Permit to operate a bowling alley/nightclub/and restaurant with alcohol services after 11:00 p.m. located at 1144 Chorro Street. 1144 Chorro Street contains a 24,500 square foot two-story building on the corner of Chorro and Marsh Streets. The applicant proposes a first level bowling alley, restaurant with recessed outdoor dining, and concert venue space. The second level will include additional bowling lanes, restaurant seating with lounge area, and the basement level will be remodeled for use as a lounge. The proposed project was approved by the Planning Commission (PC) on July 22, 2015 and was subsequently appealed to the City Council by James Lopes and Sandra Lakeman, on behalf of Save Our Downtown, based on concerns over consistency with adjacent uses in the downtown, noise from the live entertainment and bowling lanes, noise from patrons on the sidewalk, and the additional impact to parking in the downtown. The project has also been appealed by the applicant, Jeremy Pemberton, based on the PC approved hours of operation of 10:00 a.m. to 12:00 a.m. from the proposed hours of 10:00 a.m. to 2:00 a.m. 16 Packet Pg. 269 Staff’s recommendation is to: 1. Save Our Downtown Appeal: Deny the appeal of the Planning Commission’s decision and uphold the approval of the proposed bowling alley, nightclub and restaurant with late hour alcohol services use in the Downtown; Staff’s Response: The approved use at this location is consistent with the General Plan for locating entertainment facilities in the downtown, and the use is compatible with the project site and with existing uses in the vicinity. Conditions of approval have been adopted to minimize potential disturbances to neighboring properties. 2. Applicant’s Appeal: Deny the appeal of the Planning Commission’s approved hours of operation for the proposed use. Staff’s Response: The approved hours of operation are consistent with the 2012 Alcohol Outlet Amendments to restrict morphing of restaurants into bars, and reduce public safety problems associated with alcohol in the downtown. BACKGROUND Site Information/Setting Site Size 16,710 Square Feet Present Use & Development Vacant Commercial Building (Previously Sports Authority) Topography Relatively Flat Access Chorro Street & Marsh Street Surrounding Use/Zoning North: C-D-H (Commercial Uses: retail/restaurant/residential) South: C-D (Commercial Uses: retail/public parking facility) East: C-D-H (Alleyway and Commercial Uses: retail/restaurant) West: C-D-H (Commercial Uses: retail/restaurant and bar/tavern) The subject property is located along Chorro Street in the Historic Downtown Commercial (C-D- H) zone. The property is bounded by Downtown Commercial zoning on all sides. The property is adjacent to retail, restaurants, and bar/tavern uses, with some downtown upper level residences within the Wineman Hotel approximately 85 feet to the north. The property is in close proximity to the Marsh Street Parking Structure. The existing 16,710 square-foot site contains an existing 24,500 square foot brick commercial building with an upper level mezzanine, previously occupied by Sports Authority. The property also has access from a private alley that serves the property from Marsh Street. Condition No. 42 requires that the access be maintained throughout the duration the project. Project Description The approved project includes the following significant features (Attachment B, Project Plans): a. Restaurant with Late Hour Alcohol Service Use Permit: Request to establish late hour alcohol service at a restaurant until 12:00 a.m. (Appeal requests alcohol service until 2:00 a.m.) b. Bowling Alley use: i. Seven lanes on the ground level 16 Packet Pg. 270 ii. Six lanes on the upper level c. Live Entertainment/Night Club Use Permit: Request to establish a concert venue that includes; i. Ground level concert venue ii. Upper level lounge iii. Basement level lounge d. Maximum proposed occupant load: 1,118 persons (Planning Commission approved max occupancy of 1,118 persons from 1,178 persons originally proposed) i. Occupancy is determined by building code assessment. e. Proposed hours of operation: 10:00 a.m. to 12:00 a.m. daily f. Design: Minor changes to existing structure and façade reviewed by the ARC; i. Interior remodel included additional space added to upper level mezzanine; ii. Remove existing awnings; iii. Remove and replace Mission style sidewalk; iv. Replace storefront display window system; v. Install recessed outdoor dining areas; vi. Install new dark grey zinc panel awning and façade system; vii. Remove and replace one street tree. g. Parking: Parking requirements will be met with payment of in-lieu fees. Use Permit Review The Community Development Director elevated review of the Use Permit to the Planning Commission (PC) because the project involves major policy issues and public controversy. On July 22, 2015, the Planning Commission found the project consistent with the General Plan, Zoning Regulations, and applicable City standards. With five commissioners present, the PC approved the project 4:1 with one abstention (Riggs). Pursuant to the PC’s Bylaws, an abstention counts as an affirmative vote. The PC supported the conclusions in the staff report regarding occupancy, circulation, security, parking, hours of operation, and noise concerns. The PC took a separate action during the July 22, 2015 hearing to determine the hours of operation. The applicant requested to extend hours of operation to 2:00 a.m. (staff recommendation limited hours until midnight). The PC voted in favor of staff’s recommendation on a vote of 3:2 (Attachment E, PC minutes). PROJECT ANALYSIS The following details the appeals of the Planning Commission’s (PC) decision to approve the proposed project and provides staff’s response to the reasons for the appeals. Appeal #1 (Lopes & Lakeman): On July 31, 2015, James Lopes and Sandra Lakeman on behalf of Save Our Downtown (SOD) filed an appeal of the PC’s decision to approve the new bowling alley, nightclub use, and restaurant with late hour alcohol service. The appeal letter expresses concerns regarding the appropriateness of the proposed use with multiple bar locations within the building and the proposed concert venue in context with the “small scale, mixed-use character of Downtown”. The letter also expresses that other uses may be more appropriate at this location similar to the Fifth Street Market in Eugene, Oregon. The primary reasons for the appeal include the following; 1) noise associated with patrons, bowling alleys and music through open windows 16 Packet Pg. 271 and doors, 2) noise projecting through the building itself from the operation of the bowling alley, 3) public nuisances and rowdy behavior from crowds and individuals during and after hours of operation, 4) long lines of customers around the corner of Marsh/Chorro, and 5) the addition of parking demand on the nearby crowded parking garage (see Attachment C, Lopes & Lakeman Appeal Letter). Staff Response: The General Plan Land Use Element stipulates that the Downtown is reserved as the community’s urban center serving as the cultural, social, entertainment and political center of the City for its residents.1 LUE Policy 4.3 states that Downtown should remain the focus for nighttime entertainment, cultural events, and related activities.2 The proposed use provides live entertainment uses, a location to host live concerts and musical events, and provides recreational activities that accommodate both citizens and visitors consistent with General Plan Policies for uses reserved for Downtown. The following numbered paragraphs correspond to the five reasons stated in the appeal. 1) The Planning Commission and staff considered the potential for noise associated with patrons, music, and bowling lanes and included Condition No. 5 in the Planning Commission Resolution (Attachment E). Condition No. 5 ensures that all windows and doors are closed no later than 10:00 p.m. nightly and requires the applicant to make reasonable efforts to minimize the potential for adverse noise. 2) The Planning Commission and staff reviewed a noise study prepared by David Lord of 45dB.com that provided a sound level assessment that concluded that the design of the building will adequately reduce noise levels of the interior building so that noise does not disturb adjacent/nearby uses outside of the building (i.e. vestibule entrance area, noise buffered ventilation openings, and relocated rooftop equipment to limit sound from emitting from the rooftop). Concerns regarding the noise during a music event are further addressed through Condition No. 6 that requires full compliance with the City’s Noise Ordinance and requires that the applicant provide evidence of compliance during and after a musical event, to the satisfaction of the Community Development Department and the Police Department. 3) As indicated in the security plan, security staff will patrol lines (which are anticipated to be short). The Planning Commission has incorporated Condition No. 10 that requires the operator to monitor patrons exiting the facility at the conclusion of a musical event to ensure compliance with the City’s Noise Ordinance. This will be accomplished through a security plan to be approved by Community Development and the Police Departments. Additionally, security staff will be patrolling outside the venue during late night hours to ensure people do not loiter. The Police Department has reviewed the project and believes the security plan and the conditions of 1 Land Use Element Downtown Policy 4.1: Downtown’s Role. Downtown is the community’s urban center serving as the cultural, social, entertainment, and political center of the City for its residents, as well as home for those who live in its historic neighborhoods. Civic, cultural and commercial portions of Downtown should be a major tourist destination. Downtown's visitor appeal should be based on natural, historical, and cultural features, retail services, entertainment and numerous and varied visitor accommodations. 2 Land Use Element Downtown Policy 4.3: Entertainment and Cultural Facilities. Cultural facilities, such as museums and galleries should be Downtown. Entertainment facilities, such as nightclubs and theaters shall be in the Downtown. 16 Packet Pg. 272 approval of the Planning Commission Resolution adequately addresses issues and concerns (Attachment E). 4) The Planning Commission and staff have considered concerns regarding the queuing line along Marsh Street and included Condition No. 15 which requires that the security staff shall be responsible for monitoring the queuing line and ensuring that patrons do not block public access and shall maintain adequate sidewalk widths. If the queuing line proves to be ineffective the applicant may be required to widen the sidewalk along Marsh Street or the line may be relocated interior to the building, to the satisfaction of the Community Development Department. 5) Zoning Regulations Section 17.16.060.H.7.e states that parking space requirements within the Downtown Core can be met by participating in the in-lieu fee program. The parking in-lieu fee program was created in order to further promote compact urban form and redevelopment in the Downtown since 1986, based on a major parking study (IBI Group). The project site is located within the Downtown Parking District and has the option to pay the parking in -lieu fee for any additional parking requirements from the change in use. Condition No. 2 states that the applicant shall pay parking in-lieu fees for approximately 16 parking spaces resulting from the change in use and new construction within the Downtown Parking District. The appeal letter also states, “The addition of four bars and seven lounge areas to the already eleven bars in the downtown is a notable problem for the safety and viable atmosphere of our downtown.” The proposed interior design of 1144 Chorro Street is approximately 25,210 square feet, due to the size of this establishment a bar on each level is proposed to service the restaurant uses. The proposed use of these bars is accessory to the restaurant use, not independent bar uses. The bar proposed inside the concert venue area will only be in operation during a musical event. The proposed use is covered with one alcohol license (Type 47 Eating Place). The Type 47 alcohol license does not require a “public convenience and necessity” (PCN). PCN’s are only required for establishing a new bar, therefore no PCN will be required for this use. Conditions Nos. 3 and 4 prevent the morphing of the restaurant late at night into a nightclub use. Full food services are required during all hours of operation. Furthermore, the Police Department has provided a response to the concern regarding the alcohol related incidents in the Downtown stating that the Police Department has seen an increase in arrests in some type of crimes related to night life, while others have remained constant or decreased over the past four years (Attachment 6, Police Department Memo). The memo concludes that any increases or conversely decreases could be attributable to enforcement and more police presence in the downtown. The appeal states that a gallery and/or shops of arts and crafts similar to Fifth Street Market in Eugene, Oregon would be a nice addition to the Downtown. However, apart from the City’s Zoning Code, the City does not have the ability to direct or mandate the specific uses or type of project that shall occupy a location. Table 9 of the Zoning Regulations states which uses are allowed in each zone and which uses require a use permit. The subject site at 1144 Chorro Street has been vacant for three years; any use that is allowed under Table 9 has had the opportunity to pursue this location. Table 9 states 16 Packet Pg. 273 that an Administrative Use Permit is required for a bowling alley use, nightclub use, and a restaurant with late hour alcohol services. The proposed use at this location is allowed under Table 9 with the approval of an Administrative Use Permit. Furthermore, Condition No. 20 has been added to ensure that at any time the City receives a substantiated complaint from the community which provides evidence that the project is in violation of this Use Permit, the project shall be reviewed by at the Planning Commission where conditions of approval may be added, deleted, modified, or the Use Permit may be revoked, subject to due process requirements. Appeal #2 (Applicant: Pemberton): On August 3, 2015, Jeremy Pemberton (applicant) filed an appeal of Condition No. 3 of the PC Resolution which limits the hours of operation to 12:00 a.m. Reasons for the appeal state that many other operations in the vicinity operate past midnight without food options and that the proposed use offers food and alternative activities to patrons during late hours in comparison to other establishments that serve until 2:00 a.m. (Attachment D, Applicant Appeal Letter). Staff Response: In order to further reduce the number of late night incidents, a Use Permit 3 has been required, per Table 9 of the Zoning Regulations, for restaurants to operate past the hours of 11:00 p.m.4 Recent project approvals for restaurants with late hour alcohol services have been limited to 12:00 p.m. A major component of the 2012 Alcohol Outlet Amendments was to prevent restaurants from “morphing” into bars and nightclubs late at night. Staff recommends Condition No. 3 and No. 4 limiting the hours of operation to 12:00 a.m. daily for all intended uses and ensure that food services and recreational activities (i.e. bowling, billiards, etc.) are available for patrons during or after musical events. Limiting the hours of operation to 12:00 a.m. and providing full food services to patrons during all hours of operation is consistent with the 2012 Alcohol Outlet Amendments for reducing potential noise impacts and public safety problems associated with alcohol in the Downtown. CONCURRENCES The project has been reviewed by the Police, Building, Fire, Public Works, Utilities, and Transportation departments. Their conditions have been incorporated into the resolution and these departments support the project if incorporated conditions of approval are adopted to address operational concerns and potential conflicts with the downtown neighbors. FISCAL IMPACT 3 17.58 Use Permits: Purpose and Intent. It is intended that use permits allow flexibility in providing for, regulating, or preventing various uses, so they will be compatible with existing or desired conditions in their neighborhoods. Use permit approval is required for certain uses so that their detrimental effects can be reduced or avoided and potential conflicts in land use can be prevented. This is necessary because of the wide variety of uses that are allowed within zone districts and because of the variety of existing sites and uses found in the community. 4 Chapter 17.00.R; Restaurant with Late-Hour Alcohol Services. A restaurant which provides alcohol service after 11:00 p.m. 16 Packet Pg. 274 When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which found that overall the General Plan was fiscally balanced. Accordingly, since the proposed project is consistent with the General Plan, it has a neutral fiscal impact. ALTERNATIVES 1. Continue consideration of the appeals of this project with direction to the applicant and staff on pertinent issues to further explore. Such issues could include modified, new or different conditions or changes in the authorized uses in the proposed facility. 2. Deny the project by upholding Appeal No. 1 of the PC’s approval, based on findings of inconsistency with the General Plan, Zoning Regulations, and applicable City regulations. The City Council should provide sufficient information on the basis for the denial such that an appropriate resolution can be crafted and brought back at a future meeting for action. Staff does not recommend this alternative. Public safety and land use compatibility issues have been addressed through design measures and the conditions of approval. Should Council decide to move in this direction, Staff would return with the appropriate findings based on Council direction. 3. Uphold Appeal No. 2 and allow alcohol service until 2:00 a.m. per the applicant’s request. This is not recommended because the later hours of alcohol-serving may result in increased public safety and noise impacts downtown as previous analysis has shown that the greatest period for calls for public safety is between 10:00 pm and 2:00 am. Attachments: a - Draft Resolution b - Reduced Project Plans c - Appeal Letter (Lopes & Lakeman) d - Appeal Letter (Pemberton) e - Staff Report, Draft Resolution & Draft Minutes f - Police Department Memo 16 Packet Pg. 275 RESOLUTION NO. (2015 Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA: (1) DENYING AN APPEAL FILED BY JAMES LOPES AND SANDRA LAKEMAN, ON BEHALF OF SAVE OUR DOWNTOWN, AND UPHOLDING THE PLANNING COMMISSION’S DECISION TO APPROVE A BOWLING ALLEY, NIGHTCLUB AND RESTAURANT WITH LIMITED LATE HOUR ALCOHOL SERVICES WITHIN THE HISTORIC DOWNTOWN COMMERCIAL ZONE (1144 CHORRO STREET, USE-1127-2015); AND (2) DENYING AN APPEAL FILED BY THE APPLICANT APPEALING THE PLANNING COMMISSION’S APPROVAL OF CONDITION NO. 3 LIMITING HOURS OF OPERATION, THEREBY GRANTING FINAL APPROVAL TO THE PROJECT BASED ON FINDINGS OF CONSISTENCY WITH THE GENERAL PLAN, ZONING REGULATIONS AND APPLICABLE CITY STANDARDS, PROJECT CONDITIONS AND FIND THAT THE PROJECT IS CATEGORIALLY EXEMPT PURSUANT TO CEQA SECTION 15332. WHEREAS, and the Planning Commission, on July 24, 2015, approved a bowling alley, nightclub and restaurant with late hour alcohol service in the Historic Downtown Commercial zone; and WHEREAS, on July 31, 2015, James Lopes and Sandra Lakeman, on behalf of Save Our Downtown, filed an appeal of the Planning Commission’s action; and WHEREAS, on August 3, 2015, Jeremy Pemberton, the applicant, also filed an appeal of the Planning Commission’s action; and WHEREAS, the City Council held a hearing on September 15, 2015 at 990 Palm Street as part of its regularly scheduled meeting for the purposes of considering the appeals and the City Council considered all evidence, including the record of the Planning Commission hearing and action, testimony of interested parties, and the evaluation and recommendation by staff, present at said hearing. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows: SECTION 1. Findings. Based upon all the evidence, the City Council 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 the General Plan, which designates the project site as Downtown Commercial (C-D). The City General Plan Land Use Element Policy 4.3, Entertainment and Cultural Facilities, states that “…Entertainment facilities, such as nightclubs [Bars/Taverns] and theaters, shall be in the downtown…” 16.a Packet Pg. 276 At t a c h m e n t : a - D r a f t R e s o l u t i o n ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Resolution No. _____ (2015 Series) Page 2 R ______ 3. The project includes a number of conditions which address problems in the downtown, which include standards for security, line queueing, hours of operations, limiting hours for alcohol service, and trained alcohol beverage servers which collectively address recommendations and strategies to address public safety issues related to alcohol consumption. These conditions mean that the project is consistent with the 2012 Alcohol Outlet Amendment to restrict morphing of restaurants into bars, and reduce public safety problems associated with alcohol in the downtown. 4. 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 4.20.1). 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, restaurants, and bars. Condition s of approval have been adopted to minimize potential disturbances to neighboring properties. 6. Since the project generates over 100 peak hour trips, the transportation division required a traffic analysis. The traffic analysis concluded that the project will not create significant transportation impacts, however, project conditions are recommended in order to implement the City Circulation Element policies and programs for Multimodal Circulation (CE 6). SECTION 2. Environmental Determination. The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. The approval of the project would not result in any significant effects relating to;  traffic because the project does not propose any parking on the site and utilizes existing parking structures and multimodal transportation within the downtown;  noise levels do not exceed thresholds established in the City’s Noise Ordinance;  air quality does not exceed thresholds established by APCD Standards;  water quality because the site is an adaptive reuse of a commercial building and the site can be adequately served by all required utilities and public services. SECTION 3. Action. The Council of the City of San Luis Obispo does hereby (1) Deny the appeal filed by James Lopes and Sandra Lakeman, on behalf of Save Our Downtown, and upholds the Planning Commission’s decision to approve a bowling alley, nightclub and restaurant with late hour alcohol services within the Historic Downtown Commercial Zone (1144 Chorro Street, USE-1127-2015); and (2) Deny an appeal filed by the applicant appealing the Planning Commission’s approval of Condition No. 3 limiting hours of operation, thereby granting final approval to the project based on findings of consistency with the General Plan, Zoning Regulations and applicable City standards with a categorical exemption from environmental review; subject to the following conditions: 16.a Packet Pg. 277 At t a c h m e n t : a - D r a f t R e s o l u t i o n ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Resolution No. _____ (2015 Series) Page 3 R ______ Planning Division 1. A building plan check submittal that is in full conformance with submitted project plans and project description, security plan, and incorporating the following conditions of approval, shall be submitted for review and approval of the Community Development Director. 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. The applicant shall pay Parking In-Lieu Fees and record a Parking In-Lieu Fee Agreement prior to issuance of a building permit or with the approval of the Director prior to occupancy. Preliminary estimates indicate that the project will be subject to in- lieu fees for 16 parking spaces. 3. Hours of operation for the proposed use shall not be outside the hours from 10:00 a.m. to 12:00 a.m. (midnight), daily. a. The outdoor patio seating area shall be closed to patrons no later than 11:00 p.m., nightly. 4. Full food service shall be available at all times alcohol is served. The restaurant shall have full meals and restaurant service available during all hours of operation, consistent with the approved hours of operation for each level of the proposed use. 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 10:00 p.m., nightly. 6. 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. The security plan shall include a plan to determine compliance with the City Noise Ordinance during and at the conclusion of a musical event, to the satisfaction of the Community Development Department and Police Department. 7. 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 that is to be provided to all staff. 8. 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). 9. The maximum occupant load for the basement area shall not exceed 92 persons. 16.a Packet Pg. 278 At t a c h m e n t : a - D r a f t R e s o l u t i o n ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Resolution No. _____ (2015 Series) Page 4 R ______ 10. Prior to release of occupancy, as a supplement to the security plan, the applicant shall submit a site plan/floor plan detailing the locations and duties of security staff and shall note regular maintenance/patrol of any patron lines (i.e. queue), to the satisfaction of the Community Development Department and Police Department. a. The security plan shall include a detailed explanation of how maximum occupant load limits will be maintained. b. The security plan shall include a detailed explanation of how concert patrons will exit the building to Chorro Street at the conclusion of a musical event. 11. 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 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. 12. All employees shall attend ABC LEAD Training or equivalent training. 13. The applicant shall be responsible for on -going security/safety training to accommodate changes in personnel. 14. 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 areas of patron queuing and the adjacent public right-of-way. 15. 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. Breaks in the queuing line will be required where street trees are located along Marsh Street in order to maintain adequate sidewalk width. The patron queue shall be from the Chorro Street main entrance, northerly on the subject property, and adjacent to the existing building (the area shown as “queuing line” on the project plans). This queue shall not block egress from the restaurant or the patio seating area exit. a. The security plan shall include a detailed explanation of how the queuing line will function where breaks are required. Officers shall be posted to ensure entrances and exits are clear for access and adequate clearance is maintained where sidewalk furniture, street trees, or other obstructions are located, to the satisfaction of the Community Development Director. b. If the queuing proves to be ineffective in managing the lines, action shall be taken to improve the line queuing. Actions may include but are not limited to utilizing the outdoor lounge area and outdoor dining areas for queuing or widening the sidewalk to provide higher levels of pedestrian service along Marsh Street, to the satisfaction of the Community Development Director. 16. 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 16.a Packet Pg. 279 At t a c h m e n t : a - D r a f t R e s o l u t i o n ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Resolution No. _____ (2015 Series) Page 5 R ______ retrieved and provided to police immediately upon demand. Video data shall be retained for a minimum of 72 hours or as otherwise required by law. 17. 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). 18. 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. 19. Tables and chairs, and the general floor plan layout shall remain consistent with approved plans and may not be removed or modified for special events unless approved by the Director in advance or if approved by separate permit. 20. 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. 21. Upon a significant change to the business as identified in the applicant’s project description, final security plan, and Staff Report dated July 22, 2015 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. 22. 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. Engineering Division 23. Projects involving the substantial remodel of existing structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 24. This property is located in the Mission Style Sidewalk District. Any section of damage or displaced sidewalk, curb, gutter, or driveway approach shall be repaired and replaced 16.a Packet Pg. 280 At t a c h m e n t : a - D r a f t R e s o l u t i o n ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Resolution No. _____ (2015 Series) Page 6 R ______ in the Mission Style. Any proposed new or removed tree wells shall be in compliance with the mission style sidewalk district. 25. The building plan submittal shall show all existing and proposed work within the public right-of-way. The building plan submittal shall show and note the required floor level at all existing and new doorways/landings per ADA and California Building Code requirements. The plans shall include a detailed topographic survey to show the finish floor elevations and adjoining sidewalk elevations. The City is in support of the potential use of the public sidewalk to help provide the required level landings. The curb height could be raised to help elevate the sidewalk to better match the building FF elevations. 26. 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 primary queuing area shall be from the Chorro Street entrance/ticket counter south-easterly down Chorro Street and northerly along Marsh Street. Unless otherwise approved to the satisfaction Community Development Director, the queuing line shall generally be located within the private property and not within the public right-of-way/public sidewalk areas. The on-site queue line and delineation shall be subject to any accessibility provisions of the California Building Code and ADA requirements. If approved for location within the public sidewalk, queuing shall be located against the building facades and away from the curb line and adjoining travel lane. The queue delineation shall generally maintain a 6’ of remaining clear area for public pedestrian passage. This required clear area may be reduced to not less than 4’ where sidewalk furniture, trees, or other obstructions will not reasonably allow for a 6’ clear path. The queue shall not block any entry/exit of operating businesses and shall have the appropriate gaps to allow pedestrians to circulate across the line unobstructed. 27. Improvements located within the public right-of-way or easement areas shall be shown on the building plan submittal for reference. A separate encroachment permit will be required from the Public Works Department for any work or construction staging located within the public right-of-way or public easement areas. 28. The building plan submittal shall show improvements or upgrades to the existing street tree wells to improve pedestrian circulation around the street trees. Options to improve the tree wells include but are not limited to backfilling the tree well with decomposed granite or another approved material, or installing a tree well grate. 29. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground services shall be shown along with any proposed alterations or upgrades. All work in the public right-of-way shall be shown or noted. 30. The building plan submittal shall show all required short-term and long-term bicycle parking per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013 Bicycle Transportation Plan, 2010 Community Design Guidelines, and any 16.a Packet Pg. 281 At t a c h m e n t : a - D r a f t R e s o l u t i o n ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Resolution No. _____ (2015 Series) Page 7 R ______ project specific conditions to the satisfaction of the Community Development Director. Include details and detail references on the plans for the proposed bicycle parking facilities and/or racks. The building plans shall provide a detailed site plan of any racks. Show all dimensions and clearances to obstructions per city standard. The project summary shall include the required and proposed bicycle parking accordingly: a. Short-term bicycle racks of the inverted “U” design or “Peak Racks” shall be installed in close proximity to, and visible from the main entry into the building. Dimension the minimum clearances between racks shall be per city standards/adopted guidelines. b. Long-term bicycle parking may consist of lockers installed either within or outside the building. As an alternative, a lockable room within the building(s) labeled and reserved for bicycle storage may substitute for bicycle lockers. Provide details and specs for bicycle lockers to the satisfaction of the Planning Division. 31. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. Ownership boundaries and/or easements shall be considered in the final design. Any common storage areas shall be maintained by a Property Owner’s Association or other property maintenance agreement. The applicant shall provide a copy of any existing, amended, or new agreement regarding solid waste management within the off-site alley/containment area. 32. This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, any new or substantially remodeled structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city’s Floodplain Management Regulations per Municipal Code Chapter 17.84. 33. This property is located in an AO (2’ depth) Flood Zone; the water surface or base flood elevation (BFE) of a 100-yr storm is 2' above adjacent grade. If considered a substantial remodel upon building plan submittal, then the structure must floodproofed to an elevation that is at least one foot above the BFE or 3’ above the highest adjacent grade. Additional freeboard to 2’ above the BFE may result in additional structure protection and savings on flood insurance and is strongly encouraged. This project appears to meet the FEMA definitions of a substantial remodel. 34. The building plan submittal shall show all existing and proposed floodproofing, floodgate storage areas, utility protections, etc. The building plan submittal shall include a reduced floor plan showing and noting the location and type of floodgates and the labeled floodgate storage area/room. The plan will be forwarded to the Fire Department for inclusion in their records for recurring fire inspections. 35. The building plan submittal shall show the required street trees. Street trees are required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. The City Arborist shall approve the tree species and planting requirements. Street tree plantings shall comply with City Engineering Standards for this Downtown location. 16.a Packet Pg. 282 At t a c h m e n t : a - D r a f t R e s o l u t i o n ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Resolution No. _____ (2015 Series) Page 8 R ______ 36. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Building Department 37. The following information is required for all Commercial Developments or Redevelopments: a. Use and Occupancy Classifications, CBC Chapter 3 b. Building Areas, CBC Chapter 5 c. Type of Construction, CBC Chapter 6 d. Means of Egress, Chapter 10 e. Accessibility, Chapter 11B 38. All applications for assembly occupancies are required to be prepared under the direct supervision of a Licensed Design Professional. Plans are required to be stamped signed by the Responsible Design Professional. 39. Provide required Special Use and Occupancy provisions for the Stage, CBC 410. No fewer than one exit shall be provided on each side of the stage. CBC 410.6 and 1015.1 Mezzanines shall comply with CBC Section 505.2. 40. Patio Dining Areas shall egress directly to the public way sidewalk, not reentering the building, CBC 1020.1. Gates shall swing in the direction of egress, not onto the sidewalk and shall be accessible. 41. Provide at least one accessible route to the Stage from the Green Room and to the VIP seating on the second floor. CBC 11B-206.2.4 42. The applicant shall, to the satisfaction of the Community Development Director and City Attorney, provide legally recorded documentation that the applicant has the right to use the property outlined in the proposed egress system serving the Event Space and Basement Assembly. Transportation Department 43. Prior to issuance of building permit the applicant shall complete the measures identified in the final transportation study, to the approval of the Public Works Director. These measures may include, but are not limited to; a. Relocate of event queuing area out of the public right of way or modify sidewalk to accommodate width for 8’ clear passage around queue area. 16.a Packet Pg. 283 At t a c h m e n t : a - D r a f t R e s o l u t i o n ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Resolution No. _____ (2015 Series) Page 9 R ______ b. Where building façade or sidewalk modifications are being constructed maintain a sidewalk clear passage width of 8’. This may include setting building façade modifications further back with pedestrian easements and/or reinstalling modified sidewalk back at a wider cross section. c. Pay parking in-lieu fees based on parking demand forecasted in transportation study. d. “Band bus” will be allowed short term loading/unloading per existing parking regulations, longer term parking will need to be done in another location were permitted. e. ADA audible / vibro tactile pedestrian push button shall be installed at Chorro & Marsh and Chorro & Higuera. f. Bicycle parking shall be provided per city code. g. Sidewalk dining permits, if proposed, shall honor an 8’ clear area. h. Sidewalk reconstruction shall be completed following City Engineering Standards for downtown pedestrian level lighting master plan, mission style sidewalk, and tree grate standards. i. Roadway lane reconfigurations and signal re-timing. Fire Department 44. Update Security Plan to include a section on Occupant Load control. Utilities Department 45. As the project includes food preparations, a grease interceptor shall be provided with the design as well as an area inside to wash floor mats, equipment, and trash cans that is drained to the sanitary sewer. 46. Consistent with the City’s Solid Waste Enclosure Standards, please include size, capacity, and location of the solid waste enclosures to serve the project. Applicant will need to contact the General Manager of San Luis Garbage Company (SLG) at 805-543- 0875, and obtain in writing that the proposed enclosures and collection method meets the SLG requirements. 47. The property’s existing sewer lateral to the point of connection at the City main must pass a video inspection, including repair or rep lacement, 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. 16.a Packet Pg. 284 At t a c h m e n t : a - D r a f t R e s o l u t i o n ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Resolution No. _____ (2015 Series) Page 10 R ______ Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this _____ day of _____________________ 2015. ____________________________________ Mayor Jan Marx ATTEST: ____________________________________ Anthony Mejia City Clerk APPROVED AS TO FORM: _____________________________________ J. Christine Dietrick City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this ______ day of ______________, _________. ______________________________ Anthony J. Mejia City Clerk 16.a Packet Pg. 285 At t a c h m e n t : a - D r a f t R e s o l u t i o n ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) EN T E R T A I N M E N T ; R E Q U I R E S P L A N N I N G CO M M I S S I O N U S E A P P R O V A L - 5 , 20 9 S F BO W L I N G L A N E S - 4 , 1 5 1 S F RE S T A U R A N T - 2 , 0 6 2 S F RE S T A U R A N T - 4 , 0 3 3 S F BO W L I N G - 3 , 6 3 0 S F RE S T A U R A N T - 1 , 92 6 S F OP E N T O B E L O W OP E N T O B E L O W EN T E R T A I N M E N T ; R E Q U I R E S P L A N N I N G CO M M I S S I O N U S E A P P R O V A L - 5 8 0 S F MRL ELE V DN DU M B WAI T E R 8 9 10 11 12 13 BO W L I N G - 3 9 6 S F EN T E R T A I N M E N T ; R E Q U I R E S P L A N N I N G CO M M I S S I O N U S E A P P R O V A L - 7 7 6 S F WD UP UP EN T E R T A I N M E N T ; R E Q U I R E S P L A N N I N G CO M M I S S I O N U S E A P P R O V A L - 2 , 44 7 S F CO M M E R C I A L T E N A N T I M P R O V E M E N T MS T # Bu i l d i n g P e r m i t # Ow n e r Pr o j e c t A d d r e s s AP N Zo n e Ge n e r a l P l a n D i s t r i c t Hi l l s i d e D e s i g n D i s t r i c t Hi g h F i r e A r e a De m o l i t i o n R e v i e w S t u d y A r e a Fl o o d Z o n e # o f S t o r i e s Pa r c e l S i z e Lo t C o v e r a g e Ap p l i c a b l e C o d e s : T h i s p r o j e c t s h a l l c o m p l y w i t h t h e 2 01 3 C B C , 2 0 1 3 C E C , 2 0 1 3 CM C , 2 0 1 3 C P C , 2 0 1 3 C A L I F O R N I A E N E R G Y C O D E , 2 0 1 3 C A L I F O R N I A F I R E CO D E , 2 0 1 3 C A L I F O R N I A U N I F O R M A D M I N I S T R A T I V E C O D E , T I T L E 2 4 , S a n Lu i s O b i s p o C i t y M u n i c i p a l C o d e a n d S t a t e C od e s . P R O J E C T D E S C R I P T I O N Th e p r o p o s a l i n c l u d e s a c o m p l e t e c h a n g e - o f - u s e f r o m a c o m m e r c i a l r e t a i l s t o r e t o a l i v e e n t e r t a i n m e n t v e n u e , b o w l i n g a l l e y , a n d r e s t a u r a n t , a l on g w i t h a c h a n g e i n oc c u p a n c y f r o m a n M - o c c u p a n c y t o a n A - o c c u p a n c y . T h e p r o j e c t i s a n ad a p t i v e re - u s e o f a n e x i s t i n g 2 4 , 5 0 0 s f 2 - s t o r y c o m m e r c i a l b u i l d i ng , a n d a d d i n g 7 1 0 s f o f ne w f l o o r a r e a o n t h e u p p e r l e v e l . S h e l l / c o r e e x t e r i o r b u i l d i n g i m p r o v e m en t s in c l u d i n g n e w e x t e r i o r b u i l d i n g f i n i s h es , n e w w i n d o w & d o o r s y s t e m s , n e w p a t i o di n i n g w i t h r a i l i n g w i t h i n t h e p r o p e r t y b o u n d a r i e s ( t o h a v e s a m e f i n i s h f l o o r el e v a t i o n a s i n t e r i o r f i n i s h f l o o r ) , a n d e n t r y a w n i n g s . I n t e r i o r t en a n t i m p r o v e m e n t to i n c l u d e ( 1 3 ) b o w l i n g l a n e s a n d b o w l i n g s u p p o r t s p a c e s , r e s t a u r an t w i t h i n d o o r se a t i n g , o u t d o o r p a t i o s e a t i n g , c o m m e r c i a l k i t c h e n a n d s up p o r t s p a c e s , l i v e en t e r t a i n m e n t c o n c e r t s p a c e w i t h r a i s e d s t a g e , g r e e n r o o m s , an d l o u n g e i n t h e ba s e m e n t . Th e p r o j e c t a l s o i n c l u d e s p r o p o s e d w o r k i n t h e p u b l i c r i g h t - o f - w a y , i n c l u d i n g t h e re m o v a l o f ( 2 ) e x i s t i n g s t r e e t t r e e s a n d w e l l s a l o n g C h o r r o S t , a l on g w i t h t h e ad d i t i o n o f ( 1 ) 1 5 g a l l o n s t r e e t t r e e a n d w e l l a l o n g M a r s h S t . p e r t h e T r e e Re m o v a l P e r m i t d a t e d 1 - 2 7 - 1 4 . T h e r e w i l l a l s o b e t h e r e p l a c e m en t o f s i d e w a l k se c t i o n s , c u r b s a n d g u t t e r s p e r t h e M i s s i o n S t y l e S i d e w a l k g u i d e l i n e s . Th e p r o j e c t w i l l a l s o e v e n t u a l l y i n c l u d e t h e p o t e n t i a l r e p l a c e m en t o f t h e e x i s t i n g se w e r l a t e r a l ( s ) a n d w a t e r s u p p l y l a t e r a l ( s ) s e r v i c i n g th e s i t e . N o e x i s t i n g in f o r m a t i o n o n t h e e x i s t i n g l a t e r a l ( s ) i s k n o w n a t t h e t i m e o f t h i s s u b m i t t a l . US E - 1 1 2 7 - 2 0 1 5 - DI S C O V E R Y S A N L U I S O B I S P O , L P 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O C A , 9 3 4 0 1 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O C A , 9 3 4 0 1 00 2 - 4 2 7 - 0 1 2 CD - H CO M M E R C I A L D O W N T O W N NONONO AO 2 ' 2 16 , 7 1 0 s f 15 , 4 5 5 s f AR C H I T E C T U R A L DR A W I N G S T. 0 1 G E N E R A L I N F O R M A T I O N , P R O J E C T D A T A T. 1 2 F L O O D P L A I N M A N A G E M E N T R E G U L A T I O N S A0 . 0 1 P R O P O S E D S I T E P L A N A1 . 0 1 E X I S T I N G A N D D E M O F I R S T L E V E L F L O O R P L A N A1 . 1 0 B A S E M E N T L E V E L O C C U P A N C Y & L I F E S A F E Y P L A N A1 . 1 1 F I R S T L E V E L O C C U P A N C Y & L I F E S A F E Y P L A N A1 . 1 2 S E C O N D L E V E L O C C U P A N C Y & L I F E S A F E Y P L A N A2 . 0 0 P R O P O S E D B A S E M E N T L E V E L F L O O R P L A N A2 . 0 1 P R O P O S E D F I R S T L E V E L F L O O R P L A N A2 . 0 2 P R O P O S E D S E C O N D L E V E L F L O O R P L A N A4 . 0 1 E X T E R I O R E L E V A T I O N S A4 . 0 2 E X T E R I O R E L E V A T I O N S A4 . 0 3 E X T E R I O R R E N D E R I N G S vi c i n i t y m a p pr o j e c t d a t a sh e e t i n d e x GE N E R A L I N F O R M A T I O N PR O J E C T I N F O R M A T I O N PR O J E C T D A T A T. 0 1 p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I T T A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 1 5 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6/ 2 6 / 1 5 US E P E R M I T R E S U B M I T T A L # 3 26 J u n e 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p EX I S T I N G PR O P O S E D Co n s t r u c t i o n T y p e T y p e V - B T y p e V - A , F u l l y S p r i n k l e r e d Us e C o m m e r c i a l / R e t a i l R e s t a u r a n t , B o w l i n g A l l e y , N i g h t c l u b Oc c u p a n c y M A - 2 , A - 3 Nu m b e r o f S t o r i e s ( 2 ) ( 2 ) Ba s e m e n t L e v e l A r e a 2 , 4 4 7 s f 2 , 4 4 7 s f Fi r s t L e v e l A r e a 1 5 , 4 5 5 s f 1 5 , 4 5 5 s f Se c o n d L e v e l A r e a 6 , 5 9 8 s f 7 , 3 0 8 s f To t a l G r o s s A r e a 2 4 , 5 0 0 s f 2 5 , 2 1 0 s f Bu i l d i n g H e i g h t : 2 1 ' - 6 " 2 1 ' - 6 " Fi r e S e p a r a t i o n - - Oc c u p a n c y S e p a r a t i o n s - - pr o j e c t s t a t s ba s e m e n t l e v e l fi r s t l e v e l up p e r l e v e l us e a r e a s ( s f ) - p a r k i n g c a l c u l a t i o n s co d e a n a l y s i s OC C U P AN C Y Re s t a u r a n t , L i v e E n t e r t a i n m e n t ( N i g h t c l u b ) Bo w l i n g Sp r i n k l e r e d R e q u i r e d Co n s t r u c t i o n T y p e St o r i e s A l l o w e d ( a b o v e g r ad e ) *A r e a p e r s t o r y Ar e a p e r s t o r y w i t h a l l o w a b l e i n c r e a s e * - Pe r Se c t i o n 5 0 6 B u i l d i n g A r e a M o d i f i c a t i o n s , t h e b u i l d i n g a r e a l i m i t e d b y T a b l e 5 0 3 s h a l l b e p e r m i t t e d t o b e in c r e a s e d d u e t o f r o n t ag e ( I f) a n d a u t o m a t i c s p r i n k l e r s y s t e m p r o t e c t i o n ( I s) i n a c c o r d a n c e w i t h E q u a t i o n 5 - 1 : Aa = [ A t + ( A t x I f) + ( A t x I s)] wh e r e : Aa = A l l o w a b l e b u i l d i n g a r e a p e r s t o r y ( s f ) At = T a b u l a r b u i l d i n g a r e a p e r s t o r y i n a c c o r d a n c e w i t h T a b l e 50 3 ( s f ) If = A r e a i n c r e a s e d u e t o f r o n t a g e a s c a l c u l a t e d i n a c c o r da n c e w i t h Se c t i o n 5 0 6 . 2 Is = A r e a i n c r e a s e d u e t o s p r i n k l e r p r o t e c t i o n a s c a l c u l at e d i n a c c o r d a n c e w i t h Se c t i o n 5 0 6 . 3 Aa = [ 1 1 , 5 0 0 + ( 1 1 , 5 0 0 x 0 . 3 4 2 5 ) + ( 11 , 5 0 0 x 2 ) ] Aa = 38 , 4 3 9 s f Pe r Se c t i o n 5 0 6 . 2 F r o n t a g e I n c r ea s e , w h e r e a b u i l d i n g h a s m o r e t h a n 2 5 % o f i t s p e r i m e t e r o n a p u b l i c r i g h t - o f - w a y or o p e n s p a c e h a v i n g a w i d t h o f n o t l e s s t h a n 2 0 - f e e t , t h e f r o n t a g e i n c r e a s e s h a l l b e de t e r m i n e d i n a c c o r d a n c e w i t h Eq u a t i o n 5 - 2 : If = [ F / P - 0 . 2 5 ] W / 3 0 wh e r e : If = A r e a i n c r e a s e d u e t o f r on t a g e F = B u i l d i n g p e r i m e t e r t h a t f r o n t s o n a p u b l i c r i g h t - o f - w a y o r o p e n s p a c e h a v i n g 2 0 - f e e t op e n m i n i m u m w i d t h P = P e r i m e t e r o f e n t i r e b u i l d i n g W = W i d t h o f p u b l i c w a y o r o p e n s p a c e i n a c c o r da n c e w i t h Se c t i o n 5 0 6 . 2 . 1 . If = [ 2 5 1 ' / 5 5 1 ' - 0 . 2 5 ] 5 0 ' / 3 0 If = 0. 3 4 2 5 FI R E - R E S I S T A N C E R A T I N G S ( I N H O U R S ) - pe r T a b l e 6 0 1 f o r C o n s t r u c t i o n T y p e V - A a Pr i m a r y S t r u c t u r a l F r a m e Ex t e r i o r b e a r i n g w a l l s In t e r i o r b e a r i n g w a l l s In t e r i o r n o n b e a r i n g w a l l s Fl o o r s Ro o f b , c a. A n a p p r o v e d a u t o m a t i c s p r i n k le r s y s t e m i n a c c o r d a n c e w i th S e c t i o n 9 0 3 . 3 . 1 . 1 s h a l l b e a l l o w e d t o b e s u b s t i t u t e d f o r 1- h o u r f i r e - r e s i s t a n c e r a t e d c o n s t r u c ti o n , p r o v i d e d s u c h s y s te m i s n o t o t h e r w i s e r eq u i r e d b y o t he r p r o v i s i o n s o f t h e co d e o r u s e d f o r a n a l l o w a b l e a r e a i n c r e a s e i n a c c o r da n c e w i t h Se c t i o n 5 0 6 . 3 or a n a l l o w a b l e h e i g h t i n c r e a s e i n ac c o r d a n c e w i t h Se c t i o n 5 0 4 . 2 . T h e 1 - h o u r s u b s t i t u t i o n f o r t h e f i r e - r e s i s t a n c e o f e x t e r i o r w a l l s s h a l l n o t b e p e r m i t t e d . b. F i r e p r o t e c t i o n o f m e m b e r s o t h e r t h a n t h e s t r u c t u r a l f r a m e s h a l l n o t b e r e q u i r e d , i n c l u d i n g p r o t e c t i o n o f r oo f f r a m i n g an d d e c k i n g w h e r e e v e r y p a r t o f t h e r o o f c o n s t r u c t i o n i s 2 0 - f e e t o r m o r e a b o v e a n y f l o o r i mm e d i a t e l y b e l o w . Fi r e - r e t a r d a n t - t r e a t e d w o o d m e m b e r s s h a l l b e a l l o w e d t o b e u s e d f o r s u c h u n p r o t e c t e d me m b e r s . c. H e a v y t i m b e r s h a l l b e a l l o w e d w h e r e a 1 - h o u r o r l e s s f i r e - r e s i s t a n c e r a t i n g i s r eq u i r e d . Oc c u p a n c y S e p a r a t i o n R eq u i r e d Ex t e r i o r O p e n i n g s Ro o f i n g M a t e r i a l A f i r e a l a r m s y s t e m i s r e q u i r e d f o r t h i s u s e . Se c t i o n 4 1 0 . 3 . 1 S t a g e C o n s t r u c t i o n . E x c e p t i o n 2 . I n b u i l d i n g s o f T y p e V - A c o n s t r u c t i o n , a f i r e - r e s i s t a n c e r at e d f l o o r is n o t r e q u i r e d , p r o v i d e d t h e s p a c e b e l o w t h e s t a g e i s e q u i p p e d w i t h a n au t o m a t i c s p r i n k l e r s y s t e m o r fi r e - e x t i n g u i s h i n g s y s t e m i n a c c o r d a n c e w i t h S e c t . 9 0 3 o r 9 0 4 . NO T E : A N A U T O M A T I C F I R E S P R I N K L E R S Y S T E M I S R E Q U I R E D F O R T H I S O C C U P A N C Y . T H E CO N S T R U C T I O N T Y P E I S T Y P E V - A P E R T A B L E 5 0 3 , A N D F U L L Y S P R I N K L E R E D . T H E P R O J E C T I S NO T PR O P O S I N G T O U S E T H E A U T O M A T I C F I R E S P R I N K L E R S Y S T E M A S A S U B S T I T U T I O N F O R T H E R E Q U I R E D 1- H O U R F I R E R E S I S T A N C E R A T I N G R E Q U I R E D B Y T A B L E 6 0 1 . ME A N S O F E G R E S S Eg r e s s w i d t h ( m i n i mu m ) Eg r e s s s t a i r w i d t h Co m m o n p a t h o f e g r e s s t r a v e l - Pe r T a b l e 1 0 1 4 . 3 Ex i t t r a v e l d i s t a n c e - Pe r T a b l e 1 0 1 6 . 2 Ex i t s e p a r a t i o n - Pe r S e c t . 1 0 1 5 . 2 . 1 Se c t i o n 1 0 0 9 . 3 E x i t a c c e s s s t a i r w a y s . F l o o r o p e n i n g s b e t w e e n s t o r i e s c r e a t e d b y e x i t a c c e s s s t a i r w a y s s h a l l b e en c l o s e d . Ex c e p t i o n 1 . I n o t h e r t h a n G r o u p I - 2 , I - 2 . 1 , I - 3 a n d R - 2 . 1 o c c u p a n c i e s , e x i t a c c e s s s t a i r w a y s t h a t s e r v e o r at m o s p h e r i c a l l y c o m m u n i c a t e b e t w e e n , o n l y t w o s t o r i e s a r e no t re q u i r e d t o b e e n c l o s e d . Se c t i o n 1 0 0 4 . 1 . 1 . 1 I n t e r v e n i n g s p a c e s o r ac c e s s o r y s p a c e s . W h e r e o c c u p a n t s e g r e s s f r o m o n e o r m o r e r o o m s , ar e a s o r s p a c e s t h r o u g h o t h e r s , t h e d e s i g n o c c u p a n t l o a d s h a l l b e t h e c o m b i n e d o c c up a n t l o a d o f i n t e r c o n n e c t e d ac c e s s o r y o r i n t e r v e n i n g s p a c e s . D e s i g n o f e g r e s s p a t h c a p a c i t y s h a l l b e b a s e d o n th e c u m u l a t i v e p o r t i o n o f o c c u p a n t lo a d s o f a l l r o o m s , a r e a o r s p a c e t o t h a t p o i n t a l o n g t h e p at h o f e g r e s s t r a v e l . Se c t i o n 1 0 1 4 . 2 E g r e s s t h r o u g h i n t e r v e n i n g s p ac e s . E g r e s s t h r o u g h i n t e r v e n i n g s p a c e s s h a l l c o m p l y w i t h t h i s se c t i o n . 1. E g r e s s f r o m a r o o m o r s p a c e s h a l l n o t p a s s t h r o u g h a d j o i n i n g o r i n t e r v e n i n g r o o m s o r a r e a s , e x c ep t w h e r e s u c h ad j o i n i n g o r i n t e r v e n i n g r o o m s o r a r e a s a n d t h e a r e a s e r v e d a r e a c c e s s o r y t o o n e o r t h e o t h e r , a r e no t a G r o u p H oc c u p a n c y a n d p r o v i d e a d i s c e r n i b l e p a t h o f e g r e s s t r a v e l t o a n e x i t . Se c t i o n 1 0 1 5 . 1 . 1 T h r e e o r m o r e e x i t s o r ac c e s s d o o r w a y s . T h r e e e x i t s o r e x i t a c c e s s d o o r w a y s s h a l l b e p r o v i d e d fr o m a n y s p a c e w i t h a n o c c u p a n t l o a d o f 5 0 1 t o 1 , 0 0 0 . F o u r e x i t s o r e x i t a c c e s s do o r w a y s s h a l l b e p r o v i d e d f r o m a n y sp a c e w i t h a n o c c u p a n t l o a d g r e a t e r t ha n 1 , 0 0 0 . Se c t i o n 1 0 1 5 . 2 . 2 T h r e e o r m o r e e x i t s o r e x i t ac c e s s d o o r w a y s . W h e r e a c c e s s t o t h r e e o r m o r e e x i t s i s r e q u i r e d , a t le a s t t w o e x i t d o o r s o r e x i t a c c e s s d o o r w a y s s h a l l b e a r r a n g e d i n a c c o r d a n c e w i t h S e c t . 10 1 5 . 2 . 1 . A d d i t i o n a l r e q u i r e d ex i t o r e x i t a c c e s s d o o r w a y s s h a l l b e a r r a n g e d a r e a s o n a b l e d i s t a n c e a p a r t s o t h a t i f on e b e c o m e s b l o c k e d , t h e o t h e r s wi l l b e a v a i l a b l e . Al l b u i l d i n g c o m p o n e n t s a r e r e q u i r e d t o c o m p l y w i t h t h e a c c e s s i b i l i t y g u i d el i n e s s e t f o r t h i n C B C C h a p t e r 1 1 B Ac c e s s i b i l i t y t o P u b l i c B u i l d i n g s . A- 2 A- 3 Ye s - A - 2 ( R e s t a u r a n t ) > 5 , 0 0 0 s f & 1 0 0 o c c up a n t s ; A- 3 ( B o w l i n g ) l o c a t e d o n a f l o o r o t h e r t h a n t h e l e v e l o f e x i t d i s c h a r g e Ty p e V - A , F u l l y S p r i n k l e r e d 2 11 , 5 0 0 s f 38 , 4 3 9 s f 111011 No n e Un l i m i t e d , U n p r o t e c t e d Cl a s s C (. 2 " x o c c u p a n t l o a d s e r v i n g th a t s p a c e ) (. 3 " x o c c u p a n t l o a d s e r v i n g t h a t f l o o r ) 44 " m i n i m u m p e r S e c t . 10 0 9 . 4 75 ' 25 0 ' 1/ 3 t h e d i a g o n a l - m i n i m u m ( 2 ) e x i t s oc c u p a n c y c a l c s BA S E M E N T L E V E L Of f i c e ( 1 / 1 0 0 ) 3 O C C As s e m b l y ( 1/ 7 ) 13 0 O C C As s e m b l y ( 1/ 1 5 ) 1 7 O C C Ki t c h e n ( 1 / 20 0 ) 1 O C C St o r a g e ( 1 / 30 0 ) 1 O C C Ba s e m e n t L e v e l s u b t o t a l o c c up a n t s 15 2 O C C (2 ) E x i t s r e q u i r e d , ( 2 ) E x i t s p r o p o s e d f r o m B a s e m en t L e v e l FI R S T L E V E L - B O W L I N G + R E S T A U R A N T Bo w l i n g L a n e s ( 5 p e r l a n e ) - 7 l an e s 3 5 O C C Of f i c e ( 1 / 1 0 0 ) 2 O C C Fi x e d S e a t i n g ( 1 p e r 2 L F ) 6 5 O C C As s e m b l y ( 1/ 1 5 ) 4 8 O C C As s e m b l y ( 1/ 7 ) 16 9 O C C Ki t c h e n ( 1 / 20 0 ) 9 O C C Bo w l i n g + R e s t a u r a n t s u b t o t a l o c c up a n t s 32 8 O C C FI R S T L E V E L - C O N C E R T V E N U E *A s s e m b l y ( 1/ 5 ) 39 3 O C C Of f i c e ( 1 / 1 0 0 ) 4 O C C Fi x e d S e a t i n g ( 1 p e r 2 L F ) 1 0 O C C Ki t c h e n ( 1 / 20 0 ) 2 O C C St o r a g e ( 1 / 30 0 ) 2 O C C St a g e ( 1 / 1 5 ) 42 O C C Co n c e r t V e n u e s u b t o t a l o c c up a n t s 45 3 O C C SE C O N D L E V E L Bo w l i n g L a n e s ( 5 p e r l a n e ) - 6 l an e s 3 0 O C C Of f i c e ( 1 / 1 0 0 ) 2 O C C As s e m b l y ( 1/ 1 5 ) 3 3 O C C As s e m b l y ( 1/ 7 ) 12 4 O C C Ki t c h e n ( 1 / 20 0 ) 1 O C C St o r a g e ( 1 / 30 0 ) 3 O C C Ga m i n g ( 1 / 1 1 ) 52 O C C Se c o n d L e v e l s u b t o t a l o c c up a n t s 24 5 O C C (2 ) E x i t s r e q u i r e d , ( 2 ) E x i t s p r o p o s e d f r o m S e c on d L e v e l TO T A L O C C U P A N T S 1 , 1 7 8 O C C *T e n a n t i s r e q u e s t i n g a " D u a l O c c u p a n c y " d e s i g n a t i o n f o r t h e C o nc e r t V e n u e s p a c e . D u r i n g l i v e c o n c e r t e v e n t s , th e f l o o r s p a c e w i l l b e c a l c u l a t e d a t 1 / 5 f o r a n o c c u p a n t l o a d o f 3 9 3 o c c u p a n t s . D u r i n g s ea t e d B a n q u e t e v e n t s , th e f l o o r s p a c e w i l l b e c a l c u l a t e d a t 1 / 1 5 f o r a n o c c u p a n t l o a d o f 1 3 1 . T h e s e t w o s ep a r a t e u s e s w i l l n e v e r o c c u r co n c u r r e n t l y w i t h i n t h e s p a c e . EX I S T I N G P A R K I N G C R E D I T 24 , 5 0 0 s f ( 1 / 50 0 ) 49 s p a c e s PR O P O S E D P A R K I N G R E Q U I R E M E N T S Ba s e m e n t L e v e l En t e r t a i n m e n t U s e ( 1 / 3 5 0 ) - 2 , 4 4 7 s f 7 s p a c e s Fi r s t L e v e l Bo w l i n g ( 1 / 5 0 0 ) - 4 , 1 5 1 s f 8 s p a c e s Re s t a u r a n t ( 1 / 3 5 0 ) - 6, 0 9 5 s f 17 s p a c e s En t e r t a i n m e n t U s e ( 1 / 3 5 0 ) - 5 , 2 0 9 s f 15 s p a c e s Se c o n d L e v e l Bo w l i n g ( 1 / 5 0 0 ) - 4 , 0 2 6 s f 8 s p a c e s Re s t a u r a n t ( 1 / 3 5 0 ) - 1, 9 2 6 s f 6 s p a c e s En t e r t a i n m e n t ( 1 / 3 5 0 ) - 1, 3 5 6 s f 4 s p a c e To t a l P a r k i n g S p a c e s 6 5 s p a c e s 65 s p a c e s r e q u i r e d - 4 9 s p a c e p a r k i n g c r e d i t = 1 6 a d d i t i o n a l s p a c e s r e q u i r e d pa r k i n g c a l c s pl u m b i n g c a l c s OC C U P A N T L O A D T O T A L O C C U P A N T US E SF FA C T O R P E R T A B L E A LO A D Bo w l i n g L a n e s ( 1 3 ) L a n e s 8 p e r l a n e 1 0 4 Of f i c e s 1 , 3 0 1 2 0 0 7 Ki t c h e n 2 , 6 5 6 2 , 0 0 0 2 Re s t a u r a n t / E n t e r t a i n m e n t 8 , 9 2 7 3 0 2 9 8 St a g e 6 3 6 3 0 2 1 St o r a g e 15 6 5, 0 0 0 1 TO T A L 4 3 3 Re q u i r e d P e r Ta b l e 4 2 2 . 1 C P C (u s i n g A - 2 o c c u p a n c y ) Wa t e r C l o s e t s Ur i n a l s La v s 21 7 M e n 3 2 3 21 7 W o m e n 6 - - 4 Fi x t u r e s P r o v i d e d Me n 4 5 4 Wo m e n 10 -- 4 TO T A L 1 4 5 8 *A c c e s s i b l e s i n g l e c o m p a r t m e n t r e s t r o o m i n G r e e n R o o m n o t c o u n t e d i n " F i x t u r e s P r o v i de d " c a l c u l a t i o n s . Attachment 2 16.b Packet Pg. 286 At t a c h m e n t : b - R e d u c e d P r o j e c t P l a n s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) CH O R R O S T R E E T MARSH STREET UP EL E V UP DN UP DU M B WA I T E R 1UP 2 3 4 5 6 7 DN 1 1 1 1 1 1 1 1 MR L EL E V DN DU M B WA I T E R 8 9 10 11 12 13 2 FL O O D P L A I N MA N A G E M E N T RE G U L A T I O N S T. 1 2 p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I T T A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 1 5 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6/ 2 6 / 1 5 US E P E R M I T R E S U B M I T T A L # 3 26 J u n e 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p FL O O D P L A I N M A N A G E M E N T F L O O R P L A N S SC A L E 1 / 1 6 " = 1 ' - 0 " PR O P O S E D L O C A T I O N O F A D J U S T A B L E F L O O D B A R R I E R . EX T E R I O R O P E N I N G S O F B U I L D I N G M U S T B E F L O O D P R O O F E D TO A N E L E V A T I O N A T L E A S T 1 - F O O T A B O V E T H E BA S E F L O O D EL E V A T I O N ( B F E ) O R 3 - F E E T H I G H E R T H A N A D J A C E N T G R A D E . SE E F L O O R B A R R I E R P A N E L S P E C I F I C A T I O N O N T H I S S H E E T FO R M O R E D E T A I L I N F O R M A T I O N . ST O R A G E L O C A T I O N O F F L O O D B A R R I E R S 1 ke y n o t e s 2 Attachment 2 16.b Packet Pg. 287 At t a c h m e n t : b - R e d u c e d P r o j e c t P l a n s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) X X CH O R R O S T R E E T MARSH STREET HIGUERA STREET SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS PG E SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS G G G G G G G G G G G G G G G G G G G G G G G G G G G SD W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWW TELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTEL EL E V . 20 7 . 1 4 EL E V . 20 7 . 4 8 EL E V . 20 5 . 9 6 EL E V . 20 4 . 0 4 WW X 6 11 4 4 C H O R R O S T . (E ) 2 - S T O R Y C O M M E R C I A L B U I L D I N G AP N # 0 0 2 - 4 2 7 - 0 1 2 (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) D R I V E W A Y PR O P E R T Y L I N E PROPERTY LINE PR O P E R T Y L I N E PROPERTY LINE (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) S E R V I C E A L L E Y (E ) S I D E W A L K (N) SIDEWALK DN 4 2 4 3 893 10'-0" 3 4 22 2 13 2 3 4 7 25 ' - 1 1 / 2 " 4 3 3 3 6 9' - 1 0 " N53*06'13"E119.28'M N3 6 * 5 3 ' 0 0 " W 1 4 0 . 1 8 ' M N3 6 * 5 2 ' 3 6 " W 1 4 0 . 1 3 ' M N53*07'29"E119.30'M 3 3 11 12 12 13 ' - 1 0 " 20'-8" 14'-8 1/2" 12 4 14 15 16 TY P 17 18 19 19 20 60 ' - 1 " 34 ' - 1 1 1 / 2 " 18 ' - 1 1 1 / 2 " 16 ' - 0 " 21 (N) CURB & GUTTER MISSION STYLE SIDEWALK (N ) C U R B & S I D E W A L K (E ) C U R B TO R E M A I N (N ) C U R B & G U T T E R MI S S I O N S T Y L E S I D E W A L K (E ) C U R B TO R E M A I N 13 (E) CURB TO REMAIN 9'-1" 6'-0" 6'-3 1/2" 23 23 24 24 (E ) P A L M T R E E T O R E M A I N (E ) S T R E E T T R E E T O R E M A I N PR O P O S E D S I T E P L A N SC A L E 1 / 1 6 " = 1 ' - 0 " 2 1 ke y n o t e s PR O P O S E D SI T E P L A N A0 . 0 1 p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 34 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I TT A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 1 5 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6/ 2 6 / 1 5 US E P E R M I T R E S U B M I T T A L # 3 26 J u n e 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p TR A F F I C S I G N A L L I G H T 3 (E ) F I R E H Y D R A N T 4 LA M P P O S T 5 ST R E E T L I G H T 6 (E ) C O N C R E T E S TE P S T O R E M A I N 7 LO C A T I O N O F ( E ) F I R E S P R I N K L E R R I S E R I N S I D E O F BU I L D I N G 8 LO C A T I O N O F ( E ) F I R E D E P A R T M E N T B E L L A N D H O S E CO N N E C T I O N O N E X T E R I O R W A L L O F B U I L D I N G 9 (E ) G R O U N D P L A N T E R T O B E E N L A R G E D 10le g e n d WA T E R M E T E R FI R E H Y D R A N T SE W E R M A N H O L E DR O P I N L E T A T C U R B SE W E R D R A I N PG & E B O X GA S M E T E R ST R E E T S I G N A L ST R E E T L I G H T SSSDGW TE L TE L E P H O N E SE W E R ST O R M D R A I N GA S WA T E R UN D E R G R O U N D E L E C T R I C A L E SI G N A L B O X (E ) G U T T E R 11 (E ) T R A N S F O R M E R 12 (E ) S T R E E T T R E E T O B E R E M O V E D P E R T R E E R E M O V A L PE R M I T D A T E D 1 - 2 7 - 1 4 13 (E ) T R A S H C O M P A C T O R 14 (N ) G R E A S E B I N 15 (E ) R E C Y C L I N G B I N 16 AD A P A T H O F T R A V E L T O T R A S H C O L L E C T I O N A R E A 17 (N ) 1 5 G A L . S T R E E T T R E E F R O M M A S T E R L I S T P E R T R E E RE M O V A L P E R M I T D A T E D 1 - 2 7 - 1 4 18 (E ) T R E E W E L L I N P U B L I C R I G H T - O F - W A Y T O B E R E M O V E D AN D R E P L A C E D B Y ( N ) S I D E W A L K I N C O M P L I A N C E W I T H TH E M I S S I O N S T Y L E S I D E W A L K D I S T R I C T 19 (N ) T R E E W E L L I N P U B L I C R I G H T - O F - W A Y S H A L L B E I N CO M P L I A N C E W I T H T H E M I S S I O N S T Y L E S I D E W A L K DI S T R I C T 20 (N ) C U R B & G U T T E R T O B E I N C O M P L I A N C E W I T H T H E MI S S I O N S T Y L E S I D E W A L K D I S T R I C T , P E R E N G I N E E R I N G DI V I S I O N 21 (N ) C U R B & S I D E W A L K T O B E I N C O M P L I AN C E W I T H T H E MI S S I O N S T Y L E S I D E W A L K D I S T R I C T , P E R E N G I N E E R I N G DI V I S I O N 22 (N ) P E R M A N E N T P A T I O R A I L I N G , 3 6 " T A L L 23 HA T C H E D A R E A R E P R E S E N T S ( N ) P O R T I O N O F P A T I O EX T E N S I O N . F I N I S H F L O O R E L E V A T I O N O F ( N ) P A T I O T O B E SA M E E L E V A T I O N A S I N T E R I O R F I N I S H F L O O R 24 Attachment 2 16.b Packet Pg. 288 At t a c h m e n t : b - R e d u c e d P r o j e c t P l a n s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) (E ) C O N C 20 5 . 6 3 ' FF20 5 . 6 3 ' (E ) C O N C 20 4 . 9 8 ' FF20 4 . 9 8 ' FF20 4 . 4 8 ' (E ) C O N C 20 4 . 4 6 ' FF20 4 . 9 2 ' (E ) C O N C 20 4 . 9 1 ' FF20 5 . 0 1 ' CO N C 20 5 . 0 1 ' CO N C 20 7 . 2 9 ' FF20 5 . 0 1 ' (E ) C O N C 20 5 . 6 3 ' FF20 5 . 6 3 ' RE T A I L - RE T A I L - EL E C . - ST O R A G E - ST O R A G E - 122 2 1 9 2 3 4 5 2 1 7 6 6 8 8 99 9 7 10 10 6 7 9 6 RE M O V E ( E ) C A N V A S A W N I N G A N D S U P P O R T S RE M O V E ( E ) M E T A L A N D G L A S S S T O R E F R O N T S Y S T E M (E ) W A L L T O R E M A I N DE M O W A L L wa l l l e g e n d 1wa l l l e g e n d ke y n o t e s DE M O L I T I O N P L A N A1 . 0 1 2 RE M O V E ( E ) B R I C K B E N C H 3 MA I N T A I N ( E ) G R O U N D P L A N T E R 4 RE M O V E ( E ) B O X W I N D O W 5 RE M O V E ( E ) B O X S T A I R 6 RE M O V E ( E ) R A M P 7 RE M O V E ( E ) I N T E R I O R P A R T I T I O N 8 RE M O V E ( E ) M E T A L A N D G L A S S D O O R 9 RE M O V E ( E ) W I N D O W 10 EX I S T I N G A N D D E M O F I R S T L E V E L F L O O R P L A N SC A L E 1 / 8 " = 1 ' - 0 " p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 34 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I TT A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 1 5 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6/ 2 6 / 1 5 US E P E R M I T R E S U B M I T T A L # 3 26 J u n e 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p Attachment 2 16.b Packet Pg. 289 At t a c h m e n t : b - R e d u c e d P r o j e c t P l a n s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) WD UP UP LO U N G E GR E E N R O O M WA T E R C L O S E T WO M E N ' S RE S T R O O M ME N ' S RE S T R O O M EX E C OF F I C E AD M I N OF F I C E CO N T R O L RO O M GR E E N RO O M PR I V A T E D I N I N G EX I T 76 O C C EX I T 76 O C C GR E E N R O O M SH O W E R R O O M BA R US E : S T O R A G E LO A D F A C T O R : 1 / 3 0 0 OC C : 8 4 S F / 3 0 0 = 1 O C C US E : O F F I C E LO A D F A C T O R : 1 / 1 0 0 OC C : 1 7 8 S F / 1 0 0 = 2 O C C US E : O F F I C E LO A D F A C T O R : 1 / 1 0 0 OC C : 1 3 8 S F / 1 0 0 = 1 O C C US E : L O U N G E LO A D F A C T O R : 1 / 7 OC C : 6 3 6 S F / 7 = 95 O C C US E : D I N I N G LO A D F A C T O R : 1 / 1 5 OC C : 2 5 5 S F / 1 5 = 17 O C C US E : L O U N G E LO A D F A C T O R : 1 / 7 OC C : 2 1 8 S F / 7 = 31 O C C US E : K I T C H E N LO A D F A C T O R : 1 / 2 0 0 OC C : 5 4 S F / 2 0 0 = 1 O C C BA R US E : S E A T I N G LO A D F A C T O R : 1 / 7 OC C : 2 6 S F / 7 = 4 O C C PA T H O F T R A V E L D I S T A N C E T O CO N C E R T E X I T # 2 : 9 4 ' - 0 " 1 4' - 9 " 4' - 2 " PA T H O F T R A V E L D I S T A N C E T O CO N C E R T E X I T # 1 : 1 7 2 ' - 0 " DIAGON AL OF SPACE EXITS SERVE = 7 5'-0" 1/3 DI A G O N A L = 25'-0" 36'-10 1/2" 2 SE L F - C L O S I N G 1 - H R R A T E D F I R E D O O R E Q U I P P E D W I T H PA N I C H A R D W A R E PR O P O S E D B A S E M E N T L E V E L O C C U P A N C Y D I A G R A M A N D L I F E S A F E T Y P L A N SC A L E 1 / 8 " = 1 ' - 0 " 1 ke y n o t e s LI F E S A F E T Y P L A N OC C U P A N C Y D I A G R A M A1 . 1 0 p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I T T A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 1 5 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6/ 2 6 / 1 5 US E P E R M I T R E S U B M I T T A L # 3 26 J u n e 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p o c c u p a n c y c a l c s US E( CA LC ) O C C UP AN C Y BUS I N E SS (1 / 10 0 ) 3 OC C AS S E M B LY (1 /7) 13 0 OC C AS S E M B LY ( 1 /15 ) 17 OC C KI T C H E N (1 / 20 0 ) 1 OC C ST OR A G E (1 / 30 0 ) 1 OC C TO T AL 15 2 OC C (2 ) E X I T S R E QU I RE D, (2 ) E X I T S P RO VI D E D 15 2 OC C / 2 = 7 6 OC C 76 OC C x . 3 " = 2 2 . 8" R EQU I RE D S T A IRW A Y WI DT H 44 " MIN . S TAI R W AY W IDT H P R O V I D ED PE R 20 1 3 CB C NO T E: CO M M O N P A TH OF E GR E S S T R A V E L 75 ' EX I T TR AV E L DI S T A N CE 25 0 ' EX I T S E PA R A TI O N : O NE -T H I RD DI A GO NA L OF S P ACE 2 1- H O U R R A T E D E X I T P A S S A G E W A Y EX I T S I G N L O C A T I O N *A L L E G R E S S D O O R S T O S W I N G I N T H E D I R E C T I O N O F EG R E S S A N D E Q U I P P E D W I T H P A N I C H A R D W A R E . Attachment 2 16.b Packet Pg. 290 At t a c h m e n t : b - R e d u c e d P r o j e c t P l a n s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) UP EL E V UP DN UP DU M B WA I T E R 1 UP 2 3 4 5 6 7 DN ME N S RE S T R O O M -- - WO M E N S RE S T R O O M -- - EX I T A C C E S S C O R R I D O R BO W L I N G L A N E S US E : B O W L I N G LO A D F A C T O R : 5 / 1 L A N E OC C : 7 L A N E S X 5 = 35 O C C KI T C H E N US E : K I T C H E N LO A D F A C T O R : 1 / 2 0 0 OC C : 1 6 4 5 S F / 2 0 0 = 8 O C C OF F I C E US E : B U S I N E S S LO A D F A C T O R : 1 / 1 0 0 OC C : 3 6 S F / 1 0 0 = 1 O C C IN D O O R SE A T I N G US E : D I N I N G LO A D F A C T O R : 1 / 1 5 OC C : 1 0 2 S F / 1 5 = 7 O C C OU T D O O R DI N I N G US E : D I N I N G LO A D F A C T O R : 1 / 1 5 OC C : 1 1 2 S F / 1 5 = 7 O C C OU T D O O R LO U N G E US E : L O U N G E LO A D F A C T O R : 1 / 7 OC C : 1 7 7 S F / 7 = 25 O C C CO A T C H E C K US E : S T A F F LO A D F A C T O R : 1 / 1 0 0 OC C : 6 2 S F / 1 0 0 = 1 O C C BO X O F F I C E US E : O F F I C E LO A D F A C T O R : 1 / 1 0 0 OC C : 5 1 S F / 1 0 0 = 1 O C C LO U N G E US E : L O U N G E LO A D F A C T O R : 1 P E R 2 L F OC C : 2 0 L F = 10 O C C EL E C . R O O M US E : E Q U I P M E N T R O O M LO A D F A C T O R : 1 / 3 0 0 OC C : 6 8 S F / 3 0 0 = 1 O C C CO N C E R T SU P P O R T B A R US E : K I T C H E N LO A D F A C T O R : 1 / 2 0 0 OC C : 1 5 S F / 2 0 0 = 1 O C C CO N C E R T MA I N B A R US E : K I T C H E N LO A D F A C T O R : 1 / 2 0 0 OC C : 3 2 S F / 2 0 0 = 1 O C C CO N C E R T V E N U E US E : S T A N D I N G S P A C E LO A D F A C T O R : 1 / 5 OC C : 1 , 9 6 6 S F / 5 = 39 3 O C C ST A G E US E : S T A G E LO A D F A C T O R : 1 / 1 5 OC C : 6 2 6 S F / 1 5 = 42 O C C OF F I C E US E : B U S I N E S S LO A D F A C T O R : 1 / 1 0 0 OC C : 5 2 S F / 1 0 0 = 2 O C C KE G S T O R A G E + LI Q U O R S T O R A G E US E : S T O R A G E LO A D F A C T O R : 1 / 3 0 0 OC C : 1 6 4 S F / 3 0 0 = 1 O C C CA S H I E R US E : B U S I N E S S LO A D F A C T O R : 1 / 1 0 0 OC C : 4 0 S F / 1 0 0 = 1 O C C BA R US E : A S S E M B L Y LO A D F A C T O R : 1 / 7 OC C : 1 1 3 S F / 7 = 16 O C C BO W L I N G LO U N G E US E : B O W L I N G LO A D F A C T O R : 1 / 7 OC C : 6 1 0 S F / 7 = 87 O C C IN D O O R SE A T I N G US E : D I N I N G LO A D F A C T O R : 1 / 1 5 OC C : 2 5 3 S F / 1 5 = 17 O C C IN D O O R SE A T I N G US E : D I N I N G LO A D F A C T O R : 1 / 1 5 OC C : 9 8 S F / 1 5 = 7 O C C IN D O O R LO U N G E US E : L O U N G E LO A D F A C T O R : 1 / 7 OC C : 1 1 7 S F / 7 = 1 7 O C C BA R US E : K I T C H E N LO A D F A C T O R : 1 / 2 0 0 OC C : 7 8 S F / 2 0 0 = 1 O C C BO O T H SE A T I N G US E : D I N I N G LO A D F A C T O R : 1 P E R 2 L F OC C : 1 0 6 L F = 53 O C C LO U N G E US E : L O U N G E LO A D F A C T O R : 1 / 7 OC C : 1 6 6 S F / 7 = 24 O C C IN D O O R DI N I N G US E : D I N I N G LO A D F A C T O R : 1 / 1 5 OC C : 1 5 3 S F / 1 5 = 10 O C C SE A T I N G US E : F I X E D S E A T I N G LO A D F A C T O R : 1 P E R 2 L F OC C : 2 4 L F = 12 O C C EX I T 9 O C C EX I T 30 8 . 5 O C C EX I T 26 2 O C C EX I T 26 2 O C C EX I T 22 0 . 5 O C C EX I T 22 0 . 5 O C C 3'-0" 4' - 2 1 / 4 " 3'-8 1/4" 4' - 1 " 3'-0" 4' - 4 1 / 2 " 3' - 0 " 3'-0" 4'-0" 4' - 0 " 4' - 7 " 4' - 7 " 5'-0" 3'-8" 5' - 0 " 4'-0" 4' - 9 " EG R E S S S T A I R # 1 FR O M B A S E M E N T 76 O C C EG R E S S S T A I R # 2 FR O M B A S E M E N T 76 O C C EG R E S S S T A I R # 2 FR O M U P P E R L E V E L 12 2 . 5 O C C EG R E S S S T A I R # 1 FR O M U P P E R L E V E L 12 2 . 5 O C C 3'-0" CO N C E R T E X I T # 3 OC C L O A D : ( 5 5 8 O C C / 3 = 18 6 O C C ) + 12 2 . 5 O C C = 3 0 8 . 5 O C C RE Q ' D W I D T H : 3 0 8 . 5 O C C X . 2 " = 6 1 . 7 " WI D T H P R O V I D E D : 6 2 " KI T C H E N E X I T OC C L O A D : 9 O C C RE Q ' D W I D T H : 9 O C C X . 2 " = 1 . 8 " WI D T H P R O V I D E D : 3 6 " CO N C E R T E X I T # 2 OC C L O A D : ( 5 5 8 O C C / 3 = 18 6 O C C ) + 76 O C C = 2 6 2 O C C RE Q ' D W I D T H : 2 6 2 O C C X . 2 " = 5 2 . 4 " WI D T H P R O V I D E D : 5 4 " BO W L I N G E X I T # 1 OC C L O A D : ( 3 1 9 O C C / 2 = 15 9 . 5 O C C ) + (1 2 2 . 5 / 2 = 6 1 O C C ) = 22 0 . 5 O C C RE Q ' D W I D T H : 2 2 0 . 5 O C C X . 2 " = 4 4 . 1 " WI D T H P R O V I D E D : 7 2 " 4' - 2 " PA T H O F T R A V E L D I S T A N C E T O KI T C H E N E X I T : 1 0 1 ' - 0 " 1 EX I T 18 6 O C C CO N C E R T E X I T # 1 OC C L O A D : ( 5 5 8 O C C / 3 = 1 8 6 O C C ) + 76 O C C = 2 6 2 O C C RE Q ' D W I D T H : 2 6 2 O C C X . 2 " = 5 2 . 4 " WI D T H P R O V I D E D : 7 2 " BO W L I N G E X I T # 2 OC C L O A D : ( 3 1 9 O C C / 2 = 1 5 9 . 5 O C C ) + (1 2 2 . 5 / 2 = 6 1 O C C ) = 22 0 . 5 O C C RE Q ' D W I D T H : 2 2 0 . 5 O C C X . 2 " = 4 4 . 1 " WI D T H P R O V I D E D : 7 2 " 2 2 2 2 2 *D U A L O C C U P A N C Y R E Q U E S T US E : B A N Q U E T S E A T I N G LO A D F A C T O R : 1 / 1 5 OC C : 1 , 9 6 6 S F / 1 5 = 13 1 O C C PR O P O S E D F I R S T L E V E L O C C U P A N C Y D I A G R A M A N D L I F E S A F E T Y P L A N SC A L E 1 / 8 " = 1 ' - 0 " 1 ke y n o t e s LI F E S A F E T Y P L A N OC C U P A N C Y D I A G R A M A1 . 1 1 p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 34 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I TT A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 1 5 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6/ 2 6 / 1 5 US E P E R M I T R E S U B M I T T A L # 3 26 J u n e 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p bo w l i n g o c c u p a n c y c a l c s US E(C A LC) OC C UP A N C Y BUS I N E SS ( 1 / 10 0 ) 2 OC C AS S E MB LY ( 1 / 15 ) 48 OC C FIX E D S EA T I NG 65 OC C AS S E MB LY (1 / 7) 16 9 OC C KI T CH E N (1 / 20 0 ) 9 OC C BOW L IN G LA NE S ( 5 P ER LA NE ) 35 OC C FI RS T L EV E L S U B TO T AL 32 8 OCC 1/ 2 UP P ER LE V E L S U B TO T A L 12 2 . 5 OC C TOT AL O CC U P ANT S 45 0 . 5 OC C (2 ) E X I T S R E QU I RE D; (3 ) E X I T S P RO VI D E D *1 / 2 OF UP P E R LE V E L OC C U PAN T L OA D E X I TS THR O U GH CO N C E RT E X I T #3 PE R 20 1 3 CB C co n c e r t o c c u p a n c y c a l c s US E(C A LC) OC C UP AN C Y OF FI CE (1 / 10 0 ) 4 OC C FIX E D S EA T I NG 10 OC C KI T CH E N (1 / 20 0 ) 2 OC C ST O RA G E (1 / 30 0 ) 2 OC C ST A GE (1 / 15 ) 42 OCC ST A ND I NG RO OM (1 / 5 ) 39 3 S F FI RS T L EV E L T S U B TO TAL 45 3 OCC BA S E ME NT S UB TO T A L 15 2 OC C TOT AL O CC U P ANT S 60 5 OC C (3 ) E X I T S R E QU I RE D ; (3 ) E X I T S P RO VI D E D *1/ 2 OF UP P E R LE V E L O CC U PA NT L OA D E X I T S THR O U GH CO N C E RT E X I T #3 PE R 20 1 3 CB C SE L F - C L O S I N G 1 - H R R A T E D F I R E D O O R E Q U I P P E D W I T H PA N I C H A R D W A R E NO T E: CO MM O N P A T H OF E GR E S S T RA V E L 75 ' EX I T TR AV E L DI S T AN CE 25 0 ' EX I T S E PA RA TI O N : O NE -T HI R D DI A GO NA L OF S P ACE 2 1- H O U R R A T E D E X I T P A S S A G E W A Y EX I T S I G N L O C A T I O N *A L L E G R E S S D O O R S T O S W I N G I N T H E D I R E C T I O N O F EG R E S S A N D E Q U I P P E D W I T H P A N I C H A R D W A R E . Attachment 2 16.b Packet Pg. 291 At t a c h m e n t : b - R e d u c e d P r o j e c t P l a n s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) MR L EL E V DN DU M B WA I T E R 8 9 10 11 12 13 HA L L -- - BA R US E : K I T C H E N LO A D F A C T O R : 1 / 2 0 0 OC C : 5 3 S F / 2 0 0 = 1 O C C GA M I N G US E : G A M I N G LO A D F A C T O R : 1 / 1 1 OC C : 2 4 4 S F / 1 1 = 22 O C C VI P L O U N G E US E : L O U N G E LO A D F A C T O R : 1 / 7 OC C : 2 5 8 / 7 = 37 O C C LO U N G E US E : L O U N G E LO A D F A C T O R : 1 / 7 OC C : 2 8 6 S F / 7 = 38 O C C ST O R A G E US E : S T O R A G E LO A D F A C T O R : 1 / 3 0 0 OC C : 3 9 S F / 3 0 0 = 1 O C C BO W L I N G LO U N G E US E : B O W L I N G LO A D F A C T O R : 1 / 7 OC C : 5 1 8 S F / 7 = 74 O C C ST O R A G E US E : S T O R A G E LO A D F A C T O R : 1 / 3 0 0 OC C : 2 0 0 S F / 3 0 0 = 1 O C C BO W L I N G LA N E S US E : B O W L I N G LO A D F A C T O R : 5 P E R L A N E OC C : 6 L A N E S X 5 = 30 O C C ST O R A G E US E : S T O R A G E LO A D F A C T O R : 1 / 3 0 0 OC C : 7 7 S F / 3 0 0 = 1 O C C ST O R A G E US E : S T O R A G E LO A D F A C T O R : 1 / 3 0 0 OC C : 1 2 7 S F / 3 0 0 = 1 O C C OF F I C E US E : B U S I N E S S LO A D F A C T O R : 1 / 1 0 0 OC C : 2 0 2 S F / 1 0 0 = 2 O C C LO U N G E US E : L O U N G E LO A D F A C T O R : 1 / 7 OC C : 3 2 7 S F / 7 = 47 O C C DI N I N G US E : D I N I N G LO A D F A C T O R : 1 / 1 5 OC C : 2 3 0 S F / 1 5 = 15 O C C DI N I N G US E : D I N I N G LO A D F A C T O R : 1 / 1 5 OC C : 2 2 0 S F / 1 5 = 15 O C C GA M I N G US E : A S S E M B L Y LO A D F A C T O R : 1 / 1 1 OC C : 7 6 S F / 1 1 = 7 O C C DI N I N G US E : D I N I N G LO A D F A C T O R : 1 / 1 5 OC C : 3 8 S F / 1 5 = 3 O C C BA R US E : S E A T I N G LO A D F A C T O R : 1 / 7 OC C : 1 4 S F / 7 = 2 O C C GA M I N G US E : G A M I N G LO A D F A C T O R : 1 / 1 1 OC C : 2 4 8 / 1 1 = 23 O C C EG R E S S S T A I R S # 1 F R O M U P P E R L E V E L OC C : 2 4 5 O C C / 2 = 12 2 . 5 O C C EX I T 12 2 . 5 O C C EX I T 12 2 . 5 O C C 3'-0" 4' - 1 " 4' - 0 " 3'-0" 3'-0" 5' - 8 1 / 2 " 4' - 0 " 3' - 0 " 4' - 1 " 4' - 3 " 3' - 8 " OP E N T O B E L O W OP E N T O B E L O W OP E N T O B E L O W EG R E S S S T A I R S # 2 F R O M U P P E R L E V E L OC C : 2 4 5 O C C / 2 = 12 2 . 5 O C C 1 1 EX I T 48 O C C 3' - 0 " PA T H O F T R A V E L D I S T A N C E T O R A T E D E X I T PA S S A G E W A Y A T E G R E S S S T A I R S # 2 F R O M UP P E R L E V E L : 2 1 5 ' - 0 " PA T H O F T R A V E L D I S T A N C E T O B O W L I N G EX I T # 1 : 2 4 6 ' - 2 " PA T H O F T R A V E L D I S T A N C E T O B O W L I N G EX I T # 1 : 2 4 5 - 0 " PA T H O F T R A V E L D I S T A N C E T O R A T E D E X I T PA S S A G E W A Y A T E G R E S S S T A I R S # 2 F R O M UP P E R L E V E L : 2 1 4 ' - 0 " 3'-0" 3'-0" 3'-0" 6 2 '-9 1 / 4 " DIA G O NA L O F S PA CE E X IT S SE R V E = 154'-6 " 1/3 DIA G O N A L = 51-6 " 2 PR O P O S E D S E C O N D L E V E L O C C U P A N C Y D I A G R A M A N D L I F E S A F E T Y P L A N SC A L E 1 / 8 " = 1 ' - 0 " 1 ke y n o t e s LI F E S A F E T Y P L A N OC C U P A N C Y D I A G R A M A1 . 1 2 p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 34 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I TT A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 1 5 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6/ 2 6 / 1 5 US E P E R M I T R E S U B M I T T A L # 3 26 J u n e 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p o c c u p a n c y c a l c s US E(C A LC) OC C UP A N C Y BUS I N E SS ( 1 / 10 0 ) 2 OC C AS S E MB LY ( 1 / 15 ) 33 OC C AS S E MB LY (1 / 7) 12 4 O CC KI T CH E N (1 / 20 0 ) 1 OC C ST O RA G E (1 / 30 0 ) 3 OCC GA M I NG ( 1 / 11 ) 52 OC C BOW L IN G LA NE S ( 5 P ER LA NE ) 30 OCC UP P E R LE V E L TO T A L 24 5 OCC (2 ) E X I T S R E Q U I RE D; (2 ) E X I T S P RO VI DED 24 5 O C C / 2 = 12 2 .5 OC C 12 2 . 5 O CC x . 3" = 3 6 . 7 5" RE QUI R E D ST AI R W A Y WI DT H 44 " MIN . S TAI R W A Y W IDT H P R O VI D ED PE R 20 1 3 CB C SE L F - C L O S I N G 1 - H R R A T E D F I R E D O O R E Q U I P P E D W I T H PA N I C H A R D W A R E NO T E: CO M M O N P A T H OF E GR E S S T R A V E L 75 ' EX I T TR AV E L DI S T AN CE 25 0 ' EX I T S E PA RA T ION : O NE -T HI R D DIA GO NA L OF S P ACE 2 1- H O U R R A T E D E X I T P A S S A G E W A Y EX I T S I G N L O C A T I O N *A L L E G R E S S D O O R S T O S W I N G I N T H E D I R E C T I O N O F EG R E S S A N D E Q U I P P E D W I T H P A N I C H A R D W A R E . Attachment 2 16.b Packet Pg. 292 At t a c h m e n t : b - R e d u c e d P r o j e c t P l a n s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) WD UP UP LO U N G E PR I V A T E D I N I N G GR E E N R O O M WA T E R C L O S E T WO M E N ' S RE S T R O O M ME N ' S RE S T R O O M EX E C OF F I C E AD M I N OF F I C E CO N T R O L RO O M GR E E N RO O M LO B B Y GR E E N R O O M SH O W E R R O O M 19 27 28 28 29 29 29 30 BA R p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 34 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I TT A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 1 5 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6/ 2 6 / 1 5 US E P E R M I T R E S U B M I T T A L # 3 26 J u n e 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p (E ) W A L L T O R E M A I N DE M O W A L L (N ) W A L L wa l l l e g e n d PR O P O S E D BA S E M E N T L E V E L FL O O R P L A N A2 . 0 0 PR O P O S E D B A S E M E N T L E V E L F L O O R P L A N SC A L E 1 / 8 " = 1 ' - 0 " ke y n o t e s (E ) S T R E E T T R E E T O R E M A I N (E ) F I R E H Y D R A N T 2 1 (E ) T R A F F I C S I G N A L L I G H T 3 (N ) E N T R Y A W N I N G 4 (E ) P A L M T R E E T O R E M A I N 5 (N ) G R O U N D P L A N T E R 6 (N ) D A R K B R O N Z E F I N I S H A L U M I N U M G L A S S B I - F O L D D O O R SY S T E M 7 (N ) 3 6 " T A L L S I D E W A L K P A T I O B A R R I E R - SQ U A R E I R O N P A I N T E D B L A C K 8 LO C A T I O N O F ( E ) F I R E S P R I N K L E R R I S E R I N S I D E O F BU I L D I N G 9 LO C A T I O N O F ( E ) F I R E D E P A R T M E N T B E L L A N D H O S E CO N N E C T I O N O N E X T E R I O R W A L L O F B U I L D I N G 10 PR O P O S E D L I N E Q U E U I N G L O C A T I O N F O R L I V E EN T E R T A I N M E N T E V E N T T I C K E T I N G 11 (N ) D A R K B R O N Z E F I N I S H A L U M I N U M A N D G L A S S S L I D I N G PO C K E T D O O R S Y S T E M 12 HO S T S T A N D 13 (N ) M A I N S T A I R W A Y T O S E C O N D L E V E L 14 LI N E O F S E C O N D L E V E L A B O V E 15 PO I N T O F S E R V I C E F O R R E S T A U R A N T 16 IN D O O R / O U T D O O R G A S B U R N I N G S U S P EN D E D F I R E P L A C E 17 BO W L I N G B A L L R A C K S T O R A G E / B E N C H S E A T I N G 18 (N ) H Y D R A U L I C E L E V A T O R 19 (E ) C O N C R E T E S T E P S T O B E R E M O V E D F O R ( N ) E X I T R A M P 20 (N ) F U L L - S E R V I C E C O M M E R C I A L K I T C H E N 21 PA R T I A L H E I G H T W A L L 22 (N ) A L U M I N U M A N D G L A S S R O L L U P D O O R 23 SP E C T A T O R S E A T I N G 24 (N ) S T R E E T T R E E P E R T R E E R E M O V A L P E R M I T 2526 BO W L I N G S H O E S T O R A G E D I S P L A Y 27 WH I T E M A R K E R B O A R D W I T H R O L L D O W N P R O J E C T I O N PR E S E N T A T I O N S C R E E N 28 VA N I T Y W I T H W A L L M O U N T E D M I R R O R 29 CA S E W O R K 30 RE S I D E N T I A L G R A D E S T A C K A B L E W A S H E R / D R Y E R U N I T 31 (N ) G R E A S E I N T E R C E P T O R B E L O W K I T C H E N S L A B F L O O R T O DR A I N T O S A N I T A R Y S E W E R 32 WA S H A R E A F O R F L O O R M A T S T O D R A I N T O S A N I T A R Y SE W E R 33 LI N E O F ( N ) M E T A L A W N I N G A B O V E Attachment 2 16.b Packet Pg. 293 At t a c h m e n t : b - R e d u c e d P r o j e c t P l a n s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) KE G C O O L E R DR Y S T O R A G E OF F I C E LO C K E R S CH E F ' S C O U N T E R WA R E W A S H I N G WA I T E R S T A T I O N C O U N T E R CH E F ' S C O U N T E R FR E E Z E R CO O L E R JA N . BE V E R A G E S T A T I O N R PR E P . F R CH O R R O S T R E E T MARSH STREET UP EL E V UP DN UP DU M B WA I T E R 1 UP 2 3 4 5 6 7 DN (E ) D R I V E W A Y TO R E M A I N 1 8109 8 3 13 12 5 6 1 1 22 23 15 14 18 19 15 17 9' - 1 0 " OU T D O O R DI N I N G -- - EN T R Y -- - BA R -- - OU T D O O R LO U N G E -- - ME N S RE S T R O O M -- - WO M E N S RE S T R O O M -- - CA S H I E R -- - KI T C H E N -- - BO X O F F I C E -- - EX I T A C C E S S C O R R I D O R -- - (E ) S E R V I C E A L L E Y BO W L I N G L A N E S -- - 20 CO N C E R T V E N U E -- - 1 A4 . 0 1 2 A4 . 0 1 CO A T CH E C K -- - EL E C . RO O M -- - 25 9'-6" ST A G E -- - EX I T EX I T EX I T EX I T EX I T 11 OF F I C E -- - LO U N G E -- - CO N C E R T MA I N B A R -- - 7 7 7 8 15 17 EX I T EX I T EX I T EX I T CO N C E R T SU P P O R T B A R -- - LO U N G E -- - KE G S T O R A G E + LI Q U O R S T O R A G E -- - 6'-0" 8'-4" 24 21 22 +1 8 " A F F +3 6 " A F F FF20 5 . 6 3 ' FF20 5 . 6 3 ' CO N C 20 5 . 6 3 ' CO N C 20 5 . 5 4 ' (N ) C O N C 20 4 . 4 6 ' FF20 4 . 4 8 ' (E ) C O N C 20 4 . 9 1 ' FF20 4 . 9 2 ' FF20 5 . 0 1 ' (N ) C O N C 20 5 . 0 1 ' (N ) C O N C 20 4 . 1 6 ' 3'-0" 5'-0" 11 11 4' - 0 " 4' - 0 " 31 32 33 RA M P 8% D O W N RA M P 8% D O W N RA M P 8% D O W N SL O P E 4% D O W N FF = 0 ' - 0 " FF = 1 ' - 5 " FF = 1 ' - 2 " FF = 0 ' - 0 " FF = 1 ' - 2 " SL O P E 1. 5 % D O W N FF = 0 ' - 0 " FF = 0 ' - 0 " IN D O O R LO U N G E -- - 26 p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 3 1 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 34 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I TT A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 1 5 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6/ 2 6 / 1 5 US E P E R M I T R E S U B M I T T A L # 3 26 J u n e 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p (E ) W A L L T O R E M A I N DE M O W A L L (N ) W A L L PR O P O S E D F I R S T L E V E L F L O O R P L A N SC A L E 1 / 8 " = 1 ' - 0 " wa l l l e g e n d PR O P O S E D FI R S T L E V E L F L O O R P L A N A2 . 0 1 ke y n o t e s 16 (E ) S T R E E T T R E E T O R E M A I N (E ) F I R E H Y D R A N T 2 1 (E ) T R A F F I C S I G N A L L I G H T 3 (N ) E N T R Y A W N I N G 4 (E ) P A L M T R E E T O R E M A I N 5 (N ) G R O U N D P L A N T E R 6 (N ) D A R K B R O N Z E F I N I S H A L U M I N U M G L A S S B I - F O L D D O O R SY S T E M 7 (N ) 3 6 " T A L L S I D E W A L K P A T I O B A R R I E R - SQ U A R E I R O N P A I N T E D B L A C K 8 LO C A T I O N O F ( E ) F I R E S P R I N K L E R R I S E R I N S I D E O F BU I L D I N G 9 LO C A T I O N O F ( E ) F I R E D E P A R T M E N T B E L L A N D H O S E CO N N E C T I O N O N E X T E R I O R W A L L O F B U I L D I N G 10 PR O P O S E D L I N E Q U E U I N G L O C A T I O N F O R L I V E EN T E R T A I N M E N T E V E N T T I C K E T I N G 11 (N ) D A R K B R O N Z E F I N I S H A L U M I N U M A N D G L A S S S L I D I N G PO C K E T D O O R S Y S T E M 12 HO S T S T A N D 13 (N ) M A I N S T A I R W A Y T O S E C O N D L E V E L 14 LI N E O F S E C O N D L E V E L A B O V E 15 PO I N T O F S E R V I C E F O R R E S T A U R A N T 16 IN D O O R / O U T D O O R G A S B U R N I N G S U S P EN D E D F I R E P L A C E 17 BO W L I N G B A L L R A C K S T O R A G E / B E N C H S E A T I N G 18 (N ) H Y D R A U L I C E L E V A T O R 19 (E ) C O N C R E T E S T E P S T O B E R E M O V E D F O R ( N ) E X I T R A M P 20 (N ) F U L L - S E R V I C E C O M M E R C I A L K I T C H E N 21 PA R T I A L H E I G H T W A L L 22 (N ) A L U M I N U M A N D G L A S S R O L L U P D O O R 23 SP E C T A T O R S E A T I N G 24 (N ) S T R E E T T R E E P E R T R E E R E M O V A L P E R M I T 2526 BO W L I N G S H O E S T O R A G E D I S P L A Y 27 WH I T E M A R K E R B O A R D W I T H R O L L D O W N P R O J E C T I O N PR E S E N T A T I O N S C R E E N 28 VA N I T Y W I T H W A L L M O U N T E D M I R R O R 29 CA S E W O R K 30 RE S I D E N T I A L G R A D E S T A C K A B L E W A S H E R / D R Y E R U N I T 31 (N ) G R E A S E I N T E R C E P T O R B E L O W K I T C H E N S L A B F L O O R T O DR A I N T O S A N I T A R Y S E W E R 32 WA S H A R E A F O R F L O O R M A T S T O D R A I N T O S A N I T A R Y SE W E R 33 LI N E O F ( N ) M E T A L A W N I N G A B O V E NO T E : A L L E X T E R I O R D O O R L A N D I N G S T O C O M P L Y W I T H C B C CH A P T E R 1 1 B F O R A C C E S S I B I L I T Y . Attachment 2 16.b Packet Pg. 294 At t a c h m e n t : b - R e d u c e d P r o j e c t P l a n s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) MR L EL E V DN DU M B WA I T E R 8 9 10 11 12 13 CO N C E R T LO U N G E -- - 24 OP E N T O B E L O W OP E N T O B E L O W BO W L I N G LA N E S -- - 19 EX I T EX I T EX I T 14 BA R -- - ST O R A G E -- - UP P E R L E V E L GA M I N G -- - HA L L -- - OF F I C E LO U N G E -- - VI P L O U N G E -- - OF F I C E -- - OF F I C E -- - ST O R A G E -- - BI L L I A R D S BI L L I A R D S BI L L I A R D S BI L L I A R D S SHUFFLEBOARD SHUFFLEBOARD 22 ST O R A G E -- - ST O R A G E -- - OP E N T O B E L O W p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 34 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I TT A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 1 5 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6/ 2 6 / 1 5 US E P E R M I T R E S U B M I T T A L # 3 26 J u n e 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p (E ) W A L L T O R E M A I N DE M O W A L L (N ) W A L L wa l l l e g e n d PR O P O S E D SE C O N D L E V E L F L O O R P L A N A2 . 0 2 ke y n o t e s PR O P O S E D S E C O N D L E V E L F L O O R P L A N SC A L E 1 / 8 " = 1 ' - 0 " (E ) F I R E H Y D R A N T 2 1 (E ) T R A F F I C S I G N A L L I G H T 3 (N ) E N T R Y A W N I N G 4 (E ) P A L M T R E E T O R E M A I N 5 (N ) G R O U N D P L A N T E R 6 (N ) D A R K B R O N Z E A N O D I Z E D A L U M I N U M G L A S S B I - F O L D DO O R S Y S T E M 7 (N ) 3 6 " T A L L S I D E W A L K P A T I O B A R R I E R - SQ U A R E I R O N P A I N T E D B L A C K 8 LO C A T I O N O F ( E ) F I R E S P R I N K L E R R I S E R I N S I D E O F BU I L D I N G 9 LO C A T I O N O F ( E ) F I R E D E P A R T M E N T B E L L A N D H O S E CO N N E C T I O N O N E X T E R I O R W A L L O F B U I L D I N G 10 PR O P O S E D L I N E Q U E U I N G L O C A T I O N F O R L I V E EN T E R T A I N M E N T E V E N T T I C K E T I N G 11 (N ) D A R K B R O N Z E A N O D I Z E D A L U M I N U M A N D G L A S S SL I D I N G P O C K E T D O O R S Y S T E M 12 HO S T S T A N D 13 (N ) M A I N S T A I R C A S E T O U P P E R L E V E L 14 LI N E O F U P P E R L EV E L A B O V E 15 PO I N T O F S E R V I C E F O R R E S T A U R A N T 16 IN D O O R / O U T D O O R G A S B U R N I N G S U S P EN D E D F I R E P L A C E 17 BO W L I N G B A L L R A C K S T O R A G E / B E N C H S E A T I N G 18 (N ) E L E V A T O R 19 (E ) C O N C R E T E S T E P S T O B E R E M O V E D F O R ( N ) E X I T R A M P 20 (N ) F U L L - S E R V I C E C O M M E R C I A L K I T C H E N 21 PA R T I A L H E I G H T W A L L 22 (N ) A L U M I N U M A N D G L A S S R O L L U P D O O R 23 SP E C T A T O R S E A T I N G 24 (N ) S T R E E T T R E E P E R T R E E R E M O V A L P E R M I T 2526 RE L O C A T E D S T R U C T U R A L C O L U M N , T Y P I C A L O F ( 8 ) Attachment 2 16.b Packet Pg. 295 At t a c h m e n t : b - R e d u c e d P r o j e c t P l a n s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) 1 7 8 6 0' - 0 " F. F . 20 ' - 0 " T. O . P A R A P E T 21 ' - 6 " T. O . P A R A P E T 12 11 12 9 9 (N ) B R I C K T O M A T C H ( E ) IN S T A C K E D B O N D P A T T E R N (E ) B R I C K 9'-2" 9'-2" 19 2 24 MA R S H ST R E E T 7 11 1 16 16 4 3 3 11 4 25 26 (N) SOFFIT 27 MA R S H ST R E E T 0' - 0 " F. F . 20 ' - 0 " T. O . P A R A P E T 21 ' - 6 " T. O . P A R A P E T 9'-2" 12 12 17 18 18 19 9 9 20 20 16 16 21 21 21 23 1 1 13 13 13 21 14 22 p r i n t / r e v i s i o n p r o j e c t t e a m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 SA N T A B A R B A R A | C A L I F O R N I A 9 3 1 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the soleownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. ©AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I T T A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 1 5 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6/ 2 6 / 1 5 US E P E R M I T R E S U B M I T T A L # 3 26 J u n e 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p (E ) B R I C K F A C A D E T O R E M A I N EX I S T I N G S O U T H E L E V A T I O N - C H O R R O S T R E E T SC A L E 1 / 8 " = 1 ' - 0 " 1 PR O P O S E D S O U T H E L E V A T I O N - C H O R R O S T R E E T SC A L E 1 / 8 " = 1 ' - 0 " 2 2 1 ke y n o t e s EX T E R I O R E L E V A T I O N S A4 . 0 1 (N ) B R I C K T O M A T C H ( E ) 3 (N ) D A R K B R O N Z E F I N I S H A L U M I N U M A N D G L A S S D O O R SY S T E M 4 (N ) D A R K G R A Y A N T H R A C I T E Z I N C W A L L C L A D D I N G 5 (N ) D A R K B R O N Z E F I N I S H A L U M I N U M A N D G L A S S S L I D I N G PO C K E T D O O R S Y S T E M 6 (N ) D A R K B R O N Z E F I N I S H A L U M I N U M S L I D I N G W I N D O W 7 (N ) D A R K B R O N Z E F I N I S H A L U M I N U M A N D G L A S S BI - F O L D D O O R S Y S T E M 8 (N ) D A R K G R A Y A N T H R A C I T E Z I N C C L A D D E D A W N I N G 9 (E ) S T R E E T T R E E T O R E M A I N 10 (N ) S T R E E T T R E E 11 (N ) 3 6 " T A L L S I D E W A L K C A F E D I N I N G P A T I O B A R R I E R - SQ U A R E I R O N P A I N T E D B L A C K 12 PR O P E R T Y L I N E 13 (E ) B R I C K T O B E R E M O V E D 14 (E ) W A L L M O U N T E D M E M O R I A L P L A Q U E T O B E R E M O V E D , ST O R E D , A N D R E P L A C E D A S - I S O V E R Z I N C F A C A D E 15 (E ) T R E E T O R E M A I N 16 (E ) P L A S T E R S O F F I T T O R E M A I N W I T H ( N ) P A I N T F I N I S H 17 RE M O V E , S T O R E , A N D P R O T E C T ( E ) S T O N E S L A B F O R FU T U R E U S E O N I N T E R I O R T E N A N T I M P R O V E M E N T 18 RE M O V E ( E ) C A N V A S A W N I N G S A N D S U P P O R T S 19 (E ) P A L M T R E E T O R E M A I N 20 RE M O V E ( E ) S T R E E T T R E E P E R T R E E P E R M I T 21 RE M O V E ( E ) M E T A L A N D G L A S S S T O R E F R O N T S Y S T E M S 22 (E ) F L A G P O L E T O B E R E M O V E D , S T O R E D , A N D R E P L A C E D AS - I S A F T E R P R O P O S E D F A C A D E R E N O V A T I O N I S CO M P L E T E 23 (E ) G R O U N D P L A N T E R T O B E E N L A R G E D A N D P L A N T E D WI T H V E R T I C A L V I N E P L A N T I N G S 24 (N ) V E R T I C A L V I N E P L A N T I N G 25 LI N E O F ( E ) P L A S T E R S O F F I T . E X T E N D S O F F I T T O PR O P O S E D E L E V A T I O N 26 (E ) S T R U C T U R A L C O L U M N T O R E C E I V E ( N ) P O W D E R C O A T FI N I S H 27 PR O P O S E D W A L L S I G N L O C A T I O N ; S I G N T O C O M P L Y W I T H CI T Y O F S L O S I G N R E G U L A T I O N S 28 (N ) B R E A K M E T A L W I T H F I N I S H T O M A T C H D O O R F R A M E 29 (N ) D A R K B R O N Z E F I N I S H A L U M I N U M A N D G L A S S WI N D O W 30 PR O P O S E D L O C A T I O N F O R I N T E R C H A N G E A B L E , TE M P O R A R Y V E N U E E V E N T P L A C A R D W I T H G O O S E N E C K DO W N L I G H T F I X T U R E Attachment 2 16.b Packet Pg. 296 At t a c h m e n t : b - R e d u c e d P r o j e c t P l a n s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) (E ) S E R V I C E AL L E Y CH O R R O ST R E E T 3 8 0' - 0 " F. F . 20 ' - 0 " T. O . P A R A P E T 21 ' - 6 " T. O . P A R A P E T 9'-3" 11 11 10 9 12 12 28 29 30 29 29 29 29 30 30 30 16 1 4 8 27 0' - 0 " F. F . 20 ' - 0 " T. O . P A R A P E T 21 ' - 6 " T. O . P A R A P E T 9'-2" 12 12 16 22 21 21 21 13 13 18 18 9 CH O R R O ST R E E T 1 p r i n t / r e v i s i o n p r o j e c t t e a m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 SA N T A B A R B A R A | C A L I F O R N I A 9 3 1 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the soleownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. ©AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I T T A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 1 5 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6/ 2 6 / 1 5 US E P E R M I T R E S U B M I T T A L # 3 26 J u n e 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p EX I S T I N G S O U T H E L E V A T I O N - M A R S H S T R E E T SC A L E 1 / 8 " = 1 ' - 0 " 1 PR O P O S E D S O U T H E L E V A T I O N - M A R S H S T R E E T SC A L E 1 / 8 " = 1 ' - 0 " 2 EX T E R I O R E L E V A T I O N S A4 . 0 2 ke y n o t e s (E ) B R I C K F A C A D E T O R E M A I N 2 1 (N ) B R I C K T O M A T C H ( E ) 3 (N ) D A R K B R O N Z E F I N I S H A L U M I N U M A N D G L A S S D O O R SY S T E M 4 (N ) D A R K G R A Y A N T H R A C I T E Z I N C W A L L C L A D D I N G 5 (N ) D A R K B R O N Z E F I N I S H A L U M I N U M A N D G L A S S S L I D I N G PO C K E T D O O R S Y S T E M 6 (N ) D A R K B R O N Z E F I N I S H A L U M I N U M S L I D I N G W I N D O W 7 (N ) D A R K B R O N Z E F I N I S H A L U M I N U M A N D G L A S S BI - F O L D D O O R S Y S T E M 8 (N ) D A R K G R A Y A N T H R A C I T E Z I N C C L A D D E D A W N I N G 9 (E ) S T R E E T T R E E T O R E M A I N 10 (N ) S T R E E T T R E E 11 (N ) 3 6 " T A L L S I D E W A L K C A F E D I N I N G P A T I O B A R R I E R - SQ U A R E I R O N P A I N T E D B L A C K 12 PR O P E R T Y L I N E 13 (E ) B R I C K T O B E R E M O V E D 14 (E ) W A L L M O U N T E D M E M O R I A L P L A Q U E T O B E R E M O V E D , ST O R E D , A N D R E P L A C E D A S - I S O V E R Z I N C F A C A D E 15 (E ) T R E E T O R E M A I N 16 (E ) P L A S T E R S O F F I T T O R E M A I N W I T H ( N ) P A I N T F I N I S H 17 RE M O V E , S T O R E , A N D P R O T E C T ( E ) S T O N E S L A B F O R FU T U R E U S E O N I N T E R I O R T E N A N T I M P R O V E M E N T 18 RE M O V E ( E ) C A N V A S A W N I N G S A N D S U P P O R T S 19 (E ) P A L M T R E E T O R E M A I N 20 RE M O V E ( E ) S T R E E T T R E E P E R T R E E P E R M I T 21 RE M O V E ( E ) M E T A L A N D G L A S S S T O R E F R O N T S Y S T E M S 22 (E ) F L A G P O L E T O B E R E M O V E D , S T O R E D , A N D R E P L A C E D AS - I S A F T E R P R O P O S E D F A C A D E R E N O V A T I O N I S CO M P L E T E 23 (E ) G R O U N D P L A N T E R T O B E E N L A R G E D A N D P L A N T E D WI T H V E R T I C A L V I N E P L A N T I N G S 24 (N ) V E R T I C A L V I N E P L A N T I N G 25 LI N E O F ( E ) P L A S T E R S O F F I T . E X T E N D S O F F I T T O PR O P O S E D E L E V A T I O N 26 (E ) S T R U C T U R A L C O L U M N T O R E C E I V E ( N ) P O W D E R C O A T FI N I S H 27 PR O P O S E D W A L L S I G N L O C A T I O N ; S I G N T O C O M P L Y W I T H CI T Y O F S L O S I G N R E G U L A T I O N S 28 (N ) B R E A K M E T A L W I T H F I N I S H T O M A T C H D O O R F R A M E 29 (N ) D A R K B R O N Z E F I N I S H A L U M I N U M A N D G L A S S WI N D O W 30 PR O P O S E D L O C A T I O N F O R I N T E R C H A N G E A B L E , TE M P O R A R Y V E N U E E V E N T P L A C A R D W I T H G O O S E N E C K DO W N L I G H T F I X T U R E Attachment 2 16.b Packet Pg. 297 At t a c h m e n t : b - R e d u c e d P r o j e c t P l a n s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) p r i n t / r e v i s i o n p r o j e c t t e a m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 SA N T A B A R B A R A | C A L I F O R N I A 9 3 1 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the soleownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. ©AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I T T A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 1 5 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6/ 2 6 / 1 5 US E P E R M I T R E S U B M I T T A L # 3 25 J u n e 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p PR O P O S E D E X T E R I O R R E N D E R I N G NT S 1 EX T E R I O R R E N D E R I N G S A4 . 0 3 Attachment 2 16.b Packet Pg. 298 At t a c h m e n t : b - R e d u c e d P r o j e c t P l a n s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Attachment 3 16.c Packet Pg. 299 At t a c h m e n t : c - A p p e a l L e t t e r ( L o p e s & L a k e m a n ) ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Attachment 3 16.c Packet Pg. 300 At t a c h m e n t : c - A p p e a l L e t t e r ( L o p e s & L a k e m a n ) ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Attachment 3 16.c Packet Pg. 301 At t a c h m e n t : c - A p p e a l L e t t e r ( L o p e s & L a k e m a n ) ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Attachment 3 16.c Packet Pg. 302 At t a c h m e n t : c - A p p e a l L e t t e r ( L o p e s & L a k e m a n ) ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Attachment 4 16.d Packet Pg. 303 At t a c h m e n t : d - A p p e a l L e t t e r ( P e m b e r t o n ) ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Attachment 4 16.d Packet Pg. 304 At t a c h m e n t : d - A p p e a l L e t t e r ( P e m b e r t o n ) ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Meeting Date: July 22, 2015 Item Number: #1 2 PLANNING COMMISSION AGENDA REPORT SUBJECT: Request to establish a new bowling alley, nightclub use and restaurant with late hour alcohol services in the Historic Downtown Commercial (C-D-H) zone, with a categorical exemption from environmental review. PROJECT ADDRESS: 1144 Chorro Street BY: Kyle Bell, Assistant Planner Phone Number: 781-7524 e-mail: kbell@slocity.org FILE NUMBER: USE-1127-2015 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) allowing a new bowling alley, nightclub use and restaurant with late hour alcohol services in the Historic Downtown Commercial (C- D-H) zone, subject to findings and conditions. SITE DATA Applicant Jeremy Pemberton, Discovery San Luis Obispo Representative Anthon Ellis, AB Design Studio Submittal Date March 25, 2015 Complete Date June 26, 2015 Zoning C-D-H General Plan General Retail Site Area ~16,710 square feet Environmental Status Categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines. SUMMARY The project applicant, Discovery San Luis Obispo, has applied for approval of a Use Permit to operate a bowling alley/nightclub/restaurant at 1144 Chorro Street with a request for restaurant late hour alcohol services, previously occupied by Sports Authority. Staff has provided an analysis of the proposed project (section 4.0 below) and recommends the proposed project for approval with incorporation of conditions of approval which address potential impacts (circulation, noise, security, etc.) and ensure the project is compatible with the neighboring Attachment 5 16.e Packet Pg. 305 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) uses and the General Plan. The Police Department has also reviewed the project and provided recommended conditions of approval to address potential issues associated with the proposed use. 1.0 COMMISSION’S PURVIEW At the discretion of the Community Development Director, an Administrative Use Permit may be referred to the Planning Commission1. The Community Development Director has referred this review to the Planning Commission given the public and City Council’s heightened awareness of alcohol outlets in the downtown and recent Amendments to regulations of alcohol outlets. 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. 3.0 PROJECT INFORMATION 3.1 Site Information/Setting Site Size 16,710 Square Feet Present Use & Development Vacant Commercial Building (Previously Sports Authority) Topography Relatively Flat Access Chorro Street & Marsh Street Surrounding Use/Zoning North: C-D-H (Commercial Uses: retail/restaurant/residential) South: C-D (Commercial Uses: retail/public parking facility) East: C-D-H (Alleyway and Commercial Uses: retail/restaurant) West: C-D-H (Commercial Uses: retail/restaurant and bar/tavern) The subject property is located along Chorro Street (Attachment 2, Vicinity Map) in the Historic Downtown Commercial (C-D-H) zone. The property is bounded by Downtown Commercial zoning on all sides. The property is adjacent to retail, restaurants, and bar/tavern uses, with some downtown upper level residences within the Wineman Hotel approximately 85 feet to the north. The property is in close proximity to the Marsh Street Parking Structure. The existing 16,710 square-foot site contains an existing 24,500 square foot brick commercial building with an upper level mezzanine, previously occupied by Sports Authority. The property also has access from a private alley that serves the property from Marsh Street. 3.2 Project Description The proposed project includes the following significant features (Attachment 3, Project Plans): 1. Restaurant with Late Hour Alcohol Service Use Permit: Request to establish late hour alcohol service at a restaurant until 2 pm. 2. Bowling Alley use: a. Seven lanes on the ground level 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 5 16.e Packet Pg. 306 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) b. Six lanes on the upper level 3. Live Entertainment/Night Club Use Permit: Request to establish a concert venue that includes; a. Ground level concert venue b. Upper level lounge c. Basement level lounge 4. Maximum proposed occupant load: 1,178 persons (see table 4.1) 5. Proposed hours of operation: 10:00 a.m. to 2:00 a.m. daily 6. Design: Minor changes to existing façade that is scheduled for review by the ARC; a. Interior remodel included additional space added to upper level mezzanine; b. Remove existing awnings; c. Remove and replace Mission style sidewalk; d. Replace storefront display window system; e. Install recessed outdoor dining areas; f. Install new dark grey zinc panel awning and façade system; g. Remove and replace one street tree. 7. Parking: parking requirements will be met with payment of in-lieu fees (see section 4.5) 4.0 PROJECT ANALYSIS Staff has evaluated the project’s potential impacts and has included conditions of approval to address these impacts and to be consistent with City Council direction for regulation of alcohol outlets 2. Additionally, staff evaluation of the proposed use and recommended conditions of approval address potential impacts (circulation, security, noise, etc.) to ensure the project is compatible with neighboring uses and is consistent with the General Plan, which designates the downtown for such uses (LUE Policy 4.3). 4.1 Occupant Load: Occupancy loads are determined by the different internal uses, such as; live entertainment (concert venue), restaurant, and bowling uses. The concert venue refers only to the separated stage area on the ground floor designed for concert events with a total square footage of 5,209 square feet (Attachment 3, Reduced Project Plans, Sheet 1). Proposed occupancy loads for the subject uses are as shown in table 4.1. Table 4.1: Maximum Occupant Load Calculation Basement level (persons) First level (persons) Second Level (persons) Total persons Live Entertainment/ Concert Venue 152 (76 per exit) *[92 (46 per exit)] 453 157 782 *(702) Restaurant N/A 293 53 346 Bowling Alley N/A 35 35 70 Total by Level 152 (76 per exit) *[92 (46 per exit)] 781 245 1,178 *(1,118) * Recommended occupancy loads. 2 Ordinance No. 1578 (2012 Series): amended Zoning Regulations to implement Alcohol Outlet Public Safety Strategies and added Deemed Approved Alcoholic Beverage Sale Regulations, effective August 9, 2012. Attachment 5 16.e Packet Pg. 307 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Regarding the concert venue, the Building Code requires two exits for a maximum occupancy of 500 persons. The proposed building design with one exit from the basement exiting into the area for the concert venue includes a combined maximum occupancy of 529 (including 76 persons exiting from the basement level per exit) which would require a third exit for the concert venue. Staff recommends limiting the occupancy of the basement area to a maximum occupancy of 92 persons (46 persons per exit). By decreasing the maximum occupancy of the basement level this would reduce the combined max occupancy from people exiting the basement into the concert venue to 499 persons and would not require a third exit for the concert venue. Limiting the occupancy load of the basement level also alleviates concerns regarding the conversion of the basement level from becoming an additional or separate nightclub use, which is not the intent of the proposed project. Staff recommends Condition #10 to address the occupant load of the concert venue by limiting the maximum occupancy load of the basement level to 92 persons. 4.2 Pedestrian Circulation: The project includes a queuing plan (Attachment 3, Project Plans, Sheet A2.01, callout 11) for the concert venue, as shown in Figure 4.2. The queueing plan provides 174 feet along the exterior of the building at approximately three feet wide, which allows for a minimum of six feet of access width for the sidewalk along Chorro and Marsh Streets and a minimum of four feet of access where street trees are located. Staff recommends Condition #16 and #27 to address the impacts of the queuing line on pedestrian access for the public right-of-way and to ensure adequate sidewalk widths are maintained. The patron queue shall be placed along the existing building, allowing passage of pedestrians and ensuring access to the public right-of-way is not obscured. Condition #16 requires security staff to maintain adequate clearance for the public right-of-way, to the satisfaction of the Public Works Department. Staff also recommends Condition #11 and #28 to address the impact on nearby residents/business and police resources of high volume of concert patrons exiting the building during late night hours and requires security staff to exit post-concert patrons to Chorro Street. If after sufficient time the queuing proves to be ineffective in managing the lines, action shall be taken to improve the line queuing, per Condition # 28. 4.3 Traffic Analysis: A traffic study (Attachment 4, Traffic Analysis Summary) was required to evaluate the impacts to circulation on neighboring intersections as a result from the increased trip generation from the proposed use. The City’s traffic guidelines call for traffic analysis of projects generating over 100 peak hour trips. In addition the Circulation Element’s multi-modal program requires analysis of pedestrian volumes, particularly in the downtown. Figure 4.2: Queuing Plan Attachment 5 16.e Packet Pg. 308 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) The traffic study requires public improvements to ensure safe, comfortable, and convenient access and travel for users of all abilities including pedestrians, bicyclists, transit users, and vehicles. Staff recommends Condition #45 to address the measures identified in the final transportation study that may include, but are not limited to; relocation of the event queuing out of the public right-of-way, revised parking in-lieu fees, bicycle parking, and ADA sidewalk and intersection improvements. 4.4 Security: The applicant has provided a security plan (Attachment 5 Security Plan) and is proposing approximately ten to fifteen Proprietary Private Security Officers “PPSO” on busy nights and six PPSO’s on an average night. As indicated in the proposed security plan, the PPSO’s responsibilities are; prevention before an incident/offense occurs, patrolling the exterior building, and monitoring entrances and exits. All staff shall be required to be trained to verify legal age of patrons, monitoring patrons’ on-site alcohol consumption, denying service of alcohol to patrons who demonstrate signs of intoxication, and attend ABC LEAD Training. Further duties and responsibilities of the officers are described in Attachment 5. The Police Department supports the proposed security plan. Staff recommends Condition #11 requiring the applicant to submit a floor plan detailing the location and duties of security personnel and security maintenance of patron queues, to the satisfaction of the Police Department. 4.5 Parking: Approximately 16 spaces are required due to the change in use from retail to bowling alley/nightclub/restaurant (See Table 4.5 below), and the applicant proposes to meet the parking requirement with payment of parking in-lieu fees; compliant with Zoning Regulations Section 17.16.060. 4.6 Hours of operation: The applicant is proposing hours of operation from 10:00 a.m. to 2:00 a.m. each night of the week for the bowling alley, restaurant, and nightclub use. The intent behind the 2012 Alcohol Outlet Amendments is to prevent restaurants from “morphing” into bars and nightclubs late at night. Staff recommends Condition #3 and #4 limiting the hours of operation to 12:00 a.m. daily for all intended uses to prevent “morphing” of the restaurant into a bar during late hours and ensuring that food services and recreational activates (i.e. bowling, billiards, etc.) are available for patrons during or after musical events. Limiting the hours of operation to 12:00 a.m. and providing full food services to patrons during all hours of operation ensures consistency with the 2012 Alcohol Outlet Amendments for reducing potential noise impacts and public safety problems associated with alcohol in the Downtown. 4.7 Noise: The applicant has provided a sound level assessment (Attachment 6) performed by Mr. David Lord of 45dB.com. The Sound Level Assessment concludes that the interior space design Previous Use Parking Requirement Existing Building (Sq. Ft.) 24,500 TOTAL (Sq. Ft.) 24,500 Parking Spaces Required* 49 Proposed Use Parking Requirement Restaurant/Nightclub (Sq. Ft.) 17,003 Bowling Alley (Sq. Ft.) 8,207 TOTAL (Sq. Ft.) 25,210 New Parking Required* 65 *(24,500 sq. ft. /500 = 49 spaces) *(17,003 sq. ft. /350 = 49 spaces) (8,207 sq. ft./500 = 16) Table 4.5 Parking Requirement Calculation Attachment 5 16.e Packet Pg. 309 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) is proposed with adequate building materials and is designed to prevent noise from escaping the building during a musical event (i.e. double door vestibule entrance, relocated rooftop mechanical equipment, etc.). The study focuses on the exterior queuing line as the greatest potential noise concern. Potential noise impacts regarding the queuing line are addressed in Sound Level Assessment (Attachment 6, Figures 1 – 8). Sound level contours are based on the average sound level of patrons awaiting entrance to the proposed concert venue (assuming between 57 to 60 dBA) compared to the existing noise generated along Chorro and Marsh Streets (existing 68 dBA). The report also evaluates the design of the building which includes a recessed queueing area along Chorro Street beneath an awning feature which redirects sound downward toward the street preventing sound from reaching residents within the Wineman Hotel. Similarly along Marsh Street majority of the queuing line is beneath an awning feature to re-direct the sound emitted from the queuing line toward the street. The report concludes that the noise generated by the queuing line does not exceed the existing noise level (Attachment 6, Figure 5) and does not exceed acceptable levels of noise exposure for noise-sensitive uses from stationary noise sources established in the Noise Element of the City’s General Plan (NE 4, Table 2). Staff recommends Conditions #5 to address noise concerns with proposed late-night entertainment operations on the first level of the building, and requires that all doors and windows to be closed during a music event. Staff also recommends Condition #6 to address the potential noise impacts of patrons leaving the concert venue upon the conclusion of an event during the late hours to the satisfaction of the Community Development Department and the Police Department. 5.0 OTHER DEPARTMENT COMMENTS Comments from the other departments have been incorporated into the recommended resolution as conditions of approval and/or code requirements. 6.0 CONCLUSION The Community Development Director has elevated this review to the Planning Commission given City Council’s direction to enhance alcohol outlet regulation. Staff recommended conditions of approval provide consistency with City Council direction to enhance alcohol outlet regulation; aimed at reducing the number of alcohol-associated incidents and police responses, and promoting a safer downtown environment (LUE 4.29). Conditions have also been added to implement the Circulation Element’s multi-modal objectives. 7.0 ALTERNATIVES 7.1 Continue the project with direction to the applicant and staff on pertinent issues. 7.2 Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations and applicable City policy. Staff does not recommend this alternative. Public safety and land use compatibility issues have been addressed through design measures and the conditions of approval. Attachment 5 16.e Packet Pg. 310 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) 8.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Project Plans 4. Traffic Study Summary 5. Security Plan 6. Sound Level Analysis Attachment 5 16.e Packet Pg. 311 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) RESOLUTION NO. PC-XXXX-15 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION REVIEW OF A USE PERMIT TO ESTABLISH A NEW BOWLING ALLEY, NIGHTCLUB USE, AND RESTAURANT WITH LATE-HOUR ALCOHOL SERVICES IN THE HISTORIC DOWNTOWN COMMERCIAL ZONE, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JULY 22, 2015 (1144 CHORRO STREET, USE-1127-2015) 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 July 22, 2015, for the purpose of considering application USE-1127-2015; 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 the General Plan, which designates the project site as Downtown Commercial (C-D). The City General Plan Land Use Element Policy 4.3, Entertainment and Cultural Facilities, states that “…Entertainment facilities, s uch as nightclubs [Bars/Taverns] and theaters, shall be in the downtown…” 3. As conditioned, the project is consistent with the 2012 Alcohol Outlet Amendment to restrict morphing of restaurants into bars, and reduce public safety problems associated with alcohol in the downtown. 4. 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 4.20.1). Attachment 5 16.e Packet Pg. 312 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Planning Commission Resolution No. PC-XXXX-15 USE-1127-2015 (1144 Chorro 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, restaurants, and bars. Conditions of approval have been adopted to minimize potential disturbances to neighboring properties. 6. Since the project generates over 100 peak hour trips, the transportation division required a traffic analysis. The traffic analysis concluded that the project will not create significant transportation impacts, however, project conditions are recommended in order to implement the City Circulation Element policies and programs for Multimodal Circulation (CE 6). Section 2. Environmental Review. The project is categorically exempt under Class 32, In- Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. The approval of the project would not result in any significant effects relating to;  traffic because the project does not propose any parking on the site and utilizes existing parking structures and multimodal transportation within the downtown;  noise levels do not exceed thresholds established in the City’s Noise Ordinance;  air quality does not exceed thresholds established by APCD Standards;  water quality because the site is an adaptive reuse of a commercial building and the site can be adequately served by all required utilities and public services. Section 3. Action. The Planning Commission does hereby approve Use Permit USE- 1127-2015 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. The applicant shall pay Parking In-Lieu Fees and record a Parking In-Lieu Fee Agreement prior to issuance of a building permit or with the approval of the Director prior to occupancy. Preliminary estimates indicate that the project will be subject to in-lieu fees for 16 parking spaces. 3. Hours of operation for the proposed use shall not be outside the hours to 12:00 a.m., daily. a. The outdoor patio seating area shall be closed to patrons no later than 11:00 p.m., nightly. Attachment 5 16.e Packet Pg. 313 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Planning Commission Resolution No. PC-XXXX-15 USE-1127-2015 (1144 Chorro Street) Page 3 4. Full food service shall be available at all times alcohol is serviced. The restaurant shall have full meals and restaurant service available during all hours of operation, consistent with the approved hours of operation for each level of the proposed use. 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 10:00 p.m., nightly. 6. 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. The security plan shall include a plan to determine compliance with the City Noise Ordinance during and at the conclusion of a musical event, to the satisfaction of the Community Development Department and Police Department. 7. 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. 8. No individual under 21 years of age, or without proper identification, shall be served or sold alcohol. 9. 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). 10. The maximum occupant load for the basement area shall not exceed 92 persons. 11. Prior to release of occupancy, as a supplement to the security plan, the applicant shall submit a site plan/floor plan detailing the locations and duties of security staff and shall note regular maintenance/patrol of any patron lines (i.e. queue), to the satisfaction of the Community Development Department and Police Department. a. The security plan shall include a detailed explanation of how maximum occupant load limits will be maintained. b. The security plan shall include a detailed explanation of how concert patrons will exit the building to Chorro Street at the conclusion of a musical event. 12. 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 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. 13. All employees shall attend ABC LEAD Training or equivalent training. Attachment 5 16.e Packet Pg. 314 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Planning Commission Resolution No. PC-XXXX-15 USE-1127-2015 (1144 Chorro Street) Page 4 14. The applicant shall be responsible for on-going security/safety training to accommodate changes in personnel. 15. 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 areas of patron queuing and the adjacent public right-of-way. 16. 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. Breaks in the queuing line will be required where street trees are located along Marsh Street in order to maintain adequate sidewalk width. The patron queue shall be from the Chorro Street main entrance, northerly on the subject property, and adjacent to the existing building (the area shown as “queuing line” on the project plans). This queue shall not block egress from the restaurant or the patio seating area exit. a. The security plan shall include a detailed explanation of how the queuing line will function where breaks are required. Officers shall be posted to ensure entrances and exits are clear for access and adequate clearance is maintained where sidewalk furniture, street trees, or other obstructions are located, to the satisfaction of the Public Works Department. 17. 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 police immediately upon demand. Video data shall be retained for a minimum of 72 hours or as otherwise required by law. 18. 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). 19. 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. 20. Tables and chairs, and the general floor plan layout shall remain consistent with approved plans and may not be removed or modified for special events unless approved by the Director in advance or if approved by separate permit. 21. 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 Attachment 5 16.e Packet Pg. 315 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Planning Commission Resolution No. PC-XXXX-15 USE-1127-2015 (1144 Chorro Street) Page 5 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. 22. Upon a significant change to the business as identified in the applicant’s project description, final security plan, and Staff Report dated July 22, 2015 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. 23. 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." Engineering Division 24. Projects involving the substantial remodel of existing structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 25. This property is located in the Mission Style Sidewalk District. Any section of damage or displaced sidewalk, curb, gutter, or driveway approach shall be repaired and replaced in the Mission Style. Any proposed new or removed tree wells shall be in compliance with the mission style sidewalk district. 26. The building plan submittal shall show all existing and proposed work within the public right-of-way. The building plan submittal shall show and note the required floor level at all existing and new doorways/landings per ADA and California Building Code requirements. The plans shall include a detailed topographic survey to show the finish floor elevations and adjoining sidewalk elevations. The City is in support of the potential use of the public sidewalk to help provide the required level landings. The curb height could be raised to help elevate the sidewalk to better match the building FF elevations. 27. 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 primary queuing area shall be from the Chorro Street entrance/ticket counter south-easterly down Chorro Street and northerly along Marsh Street. Unless otherwise approved to the satisfaction of the City, the queuing line shall generally be located within the private property and not within the public right-of- way/public sidewalk areas. The on-site queue line and delineation shall be subject to any accessibility provisions of the California Building Code and ADA requirements. If approved for location within the public sidewalk, queuing shall be located against the building facades and away from the curb line and adjoining travel lane. The queue Attachment 5 16.e Packet Pg. 316 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Planning Commission Resolution No. PC-XXXX-15 USE-1127-2015 (1144 Chorro Street) Page 6 delineation shall generally maintain a 6’ of remaining clear area for public pedestrian passage. This required clear area may be reduced to not less than 4’ where sidewalk furniture, trees, or other obstructions will not reasonably allow for a 6’ clear path. The queue shall not block any entry/exit of operating businesses and shall have the appropriate gaps to allow pedestrians to circulate across the line unobstructed. 28. If after sufficient time the queuing proves to be ineffective in managing the lines, action shall be taken to improve the line queuing. Actions may include but are not limited to utilizing the outdoor lounge area and outdoor dining areas for queuing or widening the sidewalk to provide higher levels of pedestrian service along Marsh Street. 29. Improvements located within the public right-of-way or easement areas shall be shown on the building plan submittal for reference. A separate encroachment permit will be required from the Public Works Department for any work or construction staging located within the public right-of-way or public easement areas. 30. The building plan submittal shall show improvements or upgrades to the existing street tree wells to improve pedestrian circulation around the street trees. Options to improve the tree wells include but are not limited to backfilling the tree well with decomposed granite or another approved material, or installing a tree well grate. 31. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground services shall be shown along with any proposed alterations or upgrades. All work in the public right-of-way shall be shown or noted. 32. The building plan submittal shall show all required short-term and long-term bicycle parking per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013 Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific conditions to the satisfaction of the Community Development Department. Include details and detail references on the plans for the proposed bicycle parking facilities and/or racks. The building plans shall provide a detailed site plan of any racks. Show all dimensions and clearances to obstructions per city standard. The project summary shall include the required and proposed bicycle parking accordingly: a. Short-term bicycle racks of the inverted “U” design or “Peak Racks” shall be installed in close proximity to, and visible from the main entry into the building. Dimension the minimum clearances between racks shall be per city standards/adopted guidelines. b. Long-term bicycle parking may consist of lockers installed either within or outside the building. As an alternative, a lockable room within the building(s) labeled and reserved for bicycle storage may substitute for bicycle lockers. Provide details and specs for bicycle lockers to the satisfaction of the Planning Division. 33. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The Attachment 5 16.e Packet Pg. 317 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Planning Commission Resolution No. PC-XXXX-15 USE-1127-2015 (1144 Chorro Street) Page 7 respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. Ownership boundaries and/or easements shall be considered in the final design. Any common storage areas shall be maintained by a Property Owner’s Association or other property maintenance agreement. The applicant shall provide a copy of any existing, amended, or new agreement regarding solid waste management within the off-site alley/containment area. 34. This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, any new or substantially remodeled structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city’s Floodplain Management Regulations per Municipal Code Chapter 17.84. 35. This property is located in an AO (2’ depth) Flood Zone; the water surface or base flood elevation (BFE) of a 100-yr storm is 2' above adjacent grade. If considered a substantial remodel, then the structure must floodproofed to an elevation that is at least one foot above the BFE or 3’ above the highest adjacent grade. Additional freeboard to 2’ above the BFE may result in additional structure protection and savings on flood insurance and is strongly encouraged. This project appears to meet the FEMA definitions of a substantial remodel. 36. The building plan submittal shall show all existing and proposed floodproofing, floodgate storage areas, utility protections, etc. The building plan submittal shall include a reduced floor plan showing and noting the location and type of floodgates and the labeled floodgate storage area/room. The plan will be forwarded to the Fire Department for inclusion in their records for recurring fire inspections. 37. The building plan submittal shall show the required street trees. Street trees are required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. The City Arborist shall approve the tree species and planting requirements. Street tree plantings shall comply with City Engineering Standards for this Downtown location. 38. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Building Department 39. The following information is required for all Commercial Developments or Redevelopments: a. Use and Occupancy Classifications, CBC Chapter 3 b. Building Areas, CBC Chapter 5 c. Type of Construction, CBC Chapter 6 d. Means of Egress, Chapter 10 Attachment 5 16.e Packet Pg. 318 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Planning Commission Resolution No. PC-XXXX-15 USE-1127-2015 (1144 Chorro Street) Page 8 e. Accessibility, Chapter 11B 40. All applications for assembly occupancies are required to be prepared under the direct supervision of a Licensed Design Professional. Plans are required to be stamped signed by the Responsible Design Professional. 41. Provide required Special Use and Occupancy provisions for the Stage, CBC 410. No fewer than one exit shall be provided on each side of the stage. CBC 410.6 and 1015.1 Mezzanines shall comply with CBC Section 505.2. 42. Patio Dining Areas shall egress directly to the public way sidewalk, not reentering the building, CBC 1020.1. Gates shall swing in the direction of egress, not onto the sidewalk and shall be accessible. 43. Provide at least one accessible route to the Stage from the Green Room and to the VIP seating on the second floor. CBC 11B-206.2.4 44. Provide legal counsel direction regarding the use of the existing service door as a portion of the proposed egress system serving the Event Space and Basement Assembly uses such that this existing service door exits to a private Vehicle Access Driveway serving 849 Higuera Street, Wineman Hotel, et al, APN 002-427-099. Transportation Department 45. Prior to issuance of building permit the applicant shall complete the measures identified in the final transportation study. These measures may include, but are not limited to; a. Relocate of event queuing area out of the public right of way or modify sidewalk to accommodate width for 8’ clear passage around queue area. b. Where building façade or sidewalk modifications are being constructed maintain a sidewalk clear passage width of 8’. This may include setting building façade modifications further back with pedestrian easements and/or reinstalling modified sidewalk back at a wider cross section. c. Pay parking in-lieu fees based on parking demand forecasted in transportation study. d. “Band bus” will be allowed short term loading/unloading per existing parking regulations, longer term parking will need to be done in another location were permitted. e. ADA audible / vibro tactile pedestrian push button shall be installed at Chorro & Marsh and Chorro & Higuera. f. Bicycle parking shall be provided per city code. g. Sidewalk dining permits, if proposed, shall honor an 8’ clear area. h. Sidewalk reconstruction shall be completed following City Engineering Standards for downtown pedestrian level lighting master plan, mission style sidewalk, and tree grate standards. i. Roadway lane reconfigurations and signal re-timing. Attachment 5 16.e Packet Pg. 319 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Planning Commission Resolution No. PC-XXXX-15 USE-1127-2015 (1144 Chorro Street) Page 9 Fire Department 46. Update Security Plan to include a section on Occupant Load control. Utilities Department 47. As the project includes food preparations, a grease interceptor shall be provided with the design as well as an area inside to wash floor mats, equipment, and trash cans that is drained to the sanitary sewer. 48. Consistent with the City’s Solid Waste Enclosure Standards, please include size, capacity, and location of the solid waste enclosures to serve the project. Applicant will need to contact the General Manager of San Luis Garbage Company (SLG) at 805-543-0875, and obtain in writing that the proposed enclosures and collection method meets the SLG requirements. 49. 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. On motion by , seconded by , and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 22nd day of July, 2015. _____________________________ Doug Davidson, Secretary Planning Commission Attachment 5 16.e Packet Pg. 320 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) DRAFT SAN LUIS OBISPO PLANNING COMMISSION MINUTES July 22, 2015 CALL TO ORDER/PLEDGE OF ALLEGIANCE ROLL CALL: Commissioners Hemalata Dandekar, Michael Draze, William Riggs, Vice-Chairperson Michael Multari, and Chairperson John Larson Absent: Commissioners John Fowler and Ronald Malak Staff: Deputy Community Development Director Doug Davidson, Assistant Planner Kyle Bell, Transportation Operations Manager Jake Hudson, Assistant City Attorney Jon Ansolabehere, and Recording Secretary Erica Inderlied ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of May 27, 2015, were approved as amended, Commr. Draze abstaining. Minutes of June 24, 2015, were approved as presented, Commr. Riggs abstaining. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments from the public. PUBLIC HEARINGS: 1. 1144 Chorro Street. USE-1127-2015: Review of use permit to establish a new bowling alley, nightclub use, and restaurant with late-hour alcohol services in the Historic Downtown Commercial zone, with a categorical exemption from environmental review; C-D-H zone; Discovery San Luis Obispo, applicant. Kyle Bell, Assistant Planner, presented the staff report, recommending that the Commission adopt a Resolution allowing a new bowling alley, nightclub use and restaurant with late hour alcohol services in the Historic Downtown Commercial zone, based on findings and subject to conditions, which he outlined. Jeremy Pemberton, applicant representative, summarized the history and concept of the project as an establishment that can cater to all segments of the local population; noted a desire to amend project conditions relating to hours of operation, allowing operation until 2:00 a.m. rather than staff’s recommendation of 12:00 a.m. Pemberton clarified that service of alcohol is designed to be alternated between different areas of the building, rather than served from all five bars at once. Attachment 5 16.e Packet Pg. 321 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) PUBLIC COMMENTS: Barry Goya, SLO, spoke in support of the project as a unique enterprise in the San Luis Obispo area, and of allowing it to remain open and serve alcohol until 2:00 a.m. Madeline Moor, project investor, spoke in support of the project; noted the sophisticated controls that will regulate service of alcohol and other operations at the site; clarified that the alcohol license covers the entire building regardless of the division of uses. Mark Rawson, applicant representative, spoke in support of the project and allowing the business to operate until 2:00 a.m. Therese Cron, SLO, spoke in support of the project as unique and a valuable attraction for both locals and tourists. Don Delay, SLO, noted concern about components of the project including late-night alcohol service, the assumed need for security, and the impacts of noise and sidewalk queuing in the downtown core. Paula Delay, SLO, noted concern about the project as catering to certain populations who have historically contributed to deterioration of the safety and quality of the downtown area. Stan Carpenter, SLO, spoke in support of the project and its suitability for the downtown area. There were no further comments from the public. COMMISSION COMMENTS: Commr. Draze spoke in support of the project overall; noted concern about the addition of another bar in the downtown area; spoke in opposition to extending the hours of bar operation until 2:00 a.m.; recommended that project condition 3. be clarified to say “from 10:00 a.m. to 12:00 a.m. (midnight).” Commr. Riggs spoke in support of the hours of bar operation being extended until 2:00 a.m.; commented that demographics other than students would benefit; noted concern about the impacts of pedestrian crowding on sidewalks during peak use events such as concerts. Vice-Chair Multari spoke in support of the project as infill for a key location; noted concern regarding problems created by late night alcohol service, sidewalk queuing, and the inequity resulting from limiting operating hours of newer projects moreso than those of existing uses. Multari recommended that project condition 1. be revised to include the security plan as part of the project plans, that conditions 16 and 27 be revised to identify specific staff members rather than “to the satisfaction of the City,” that redundant condition 28 be stricken, that condition 44. relating to egress be reworded by Attachment 5 16.e Packet Pg. 322 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) City legal counsel, and that condition 45. be revised to allow approval of the traffic study by the Public Works Director or City Engineer. Commr. Dandekar spoke in support of the project in concept; noted concern about late- night alcohol service and pedestrian crowding at the corner of Chorro and Marsh Streets during peak use periods. Chair Larson noted public correspondence received both in support of and opposition to the project. Larson spoke in support of the project overall as a valuable infill development; noted ambivalence regarding closure at midnight versus 2:00 a.m.; recommended that staff revise conditions to achieve consistency among those referring to required sidewalk clearance. There were no further comments from the Commission. On motion by Commr. Dandekar, seconded by Vice-Chair Multari, to support staff’s recommendation that hours of operation end at midnight, with a revision to Condition 3. clarifying that hours of use shall not be outside 10:00 a.m. to 12:00 a.m. (midnight). AYES: Commrs. Dandekar, Draze, and Multari NOES: Commrs. Larson and Riggs RECUSED: None ABSENT: Commrs. Fowler and Malak The motion passed on a 3:2 vote. On motion by Vice-Chair Multari, seconded by Commr. Dandekar, to adopt a resolution allowing a new bowling alley, nightclub use and restaurant with late hour alcohol services in the Historic Downtown Commercial (CD-H) zone, subject to findings and conditions contained in staff’s report, with the following revisions: A. Condition 1. shall be revised to include the security plan as part of the project plans; B. Condition 3. shall be clarified to indicate that hours of use shall not be outside 10:00 a.m. to 12:00 a.m. (midnight); C. Conditions 16 and 27, relating to crowd control and queuing, shall be revised to indicate which specific staff member is responsible for approving methods of compliance; D. Condition 28., containing redundant queuing conditions, shall be stricken; E. Project shall be treated as a substantial remodel; Conditions 34. and 35. shall be revised to indicate that the building must be floodproofed accordingly; F. Condition 44. shall be revised to read “The applicant shall, to the satisfaction of the Community Development Director and City Attorney, provide legally Attachment 5 16.e Packet Pg. 323 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) recorded documentation that the applicant has the right to use the property outlined in the proposed egress system serving the Event Space and Basement Assembly. ” G. Condition 45. shall be revised to assign responsibility for approval of the traffic study to the Public Works Director or City Engineer. AYES: Commrs. Dandekar, Larson, Multari, and Riggs (abstaining) NOES: Commr. Draze RECUSED: None ABSENT: Commrs. Fowler and Malak The motion passed on a 4:1 vote. COMMENT AND DISCUSSION: 2. Staff a. Agenda Forecast Deputy Community Development Director Davidson gave a forecast of upcoming agenda items. 3. Commission Chair Larson commented on the July 7, 2015 City Council approval of an industrial subdivision project on Tank Farm Road. ADJOURNMENT: The meeting was adjourned at 8:05 p.m. Respectfully submitted by, Erica Inderlied Recording Secretary Attachment 5 16.e Packet Pg. 324 At t a c h m e n t : e - S t a f f R e p o r t , D r a f t R e s o l u t i o n & D r a f t M i n u t e s ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Attachment 6 16.f Packet Pg. 325 At t a c h m e n t : f - P o l i c e D e p a r t m e n t M e m o ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Attachment 6 16.f Packet Pg. 326 At t a c h m e n t : f - P o l i c e D e p a r t m e n t M e m o ( 1 1 1 3 : 1 1 4 4 C h o r r o S t r e e t ( U S E - 1 1 2 7 - 2 0 1 5 ) a p p e a l s ) Discovery | San Luis Obispo Marsh Street -Proposed Exterior Rendering Discovery | San Luis Obispo Chorro Street -Proposed Exterior Rendering Discovery | San Luis Obispo ”It’s going to deteriorate San Luis Obispo’s public image and hurt tourism and its economic vitality” “Jeremy and Joshua have been strong collaborators with our organization driving increased tourism and exposure to the marketplace” Marlyss Auster Executive Director Visitors and Convention Bureau Discovery | San Luis Obispo “It’s going to be a public nuisance, causing noise and neighborhood impacts.” ”The operators, Jeremy and Joshua Pemberton, have proven their ability to provide high-quality, community-friendly entertainment experiences in a safe manner while mitigating noise and neighborhood impacts.” Jeffrey Lambert, AICP Community Development Director City of Ventura Discovery | San Luis Obispo “we don’t need another new liquor license in the downtown corridor” The liquor license is a type 47 liquor license, already relocated from the downtown corridor, requiring food and beverage service at all times allowing all ages during operations. Discovery | San Luis Obispo ”The operators have a blemished track record and the project will be a drain on public services, specifically police resources.” ”The staff and operations at Discovery Ventura have met or exceeded expectations in their ability to service nightlife entertainment. Located in the heart of a residential neighborhood, there were many potential risks related to nightlife activity. There have been zero call for service and the operators are in good standing with the city.” Jeffrey Lambert, AICP Community Development Director City of Ventura Discovery | San Luis Obispo “the project is essentially receiving four bars for the price of one” The project requires approximately $5 million invested to provide the many services and products including bowling, billiards, shuffleboard, karaoke, darts, foosball, and a top of the line entertainment facility designed to present world-class, national touring acts. Discovery | San Luis Obispo “we don’t need another bar, especially not a MEGA bar” It’s not a bar. It’s a multi-platform entertainment facility designed to service all members of the community. Discovery | San Luis Obispo “It’s going to be just another college bar” The business model was designed and proven successful in Ventura — not a college town. Discovery | San Luis Obispo It’s disguising itself as kid friendly, when in reality it’s just a nightclub Discovery | San Luis Obispo Discovery | San Luis Obispo •Wedding Reception: 220 guests seated at round tables for dinner with live band performing for them with a small dance floor in the concert hall. •25 Year High School Reunion: 125 guests exclusively using the second floor bowling lanes and gaming area with buffet style dining and beverage service. •Birthday Party: 30 guests exclusively using the second floor lounge room with Karaoke and Billiards with full service food and beverage menus. •Corporate Private Dinner and Presentation: 8 guests exclusively using the private dining room in the basement, using state-of-the-art video conference technology to conduct their international business meeting with clients in China. •Comedy Club Night: 60 guests enjoying live entertainment in the basement area with a comedy club style experience. •Chamber Mixer: 75 guests enjoying the main lounge and bar area for the monthly mixer. •Birthday Party: 12 guests enjoying the private lane and billiard area on the first floor. •General Public Use: 150 guests seated for dining experiences, 30 guests using the remaining 5 lanes on the first floor. SAMPLE EXPERIENCE ANTICIPATED ON A GIVEN NIGHT INCLUDES: Discovery | Ventura NW Exterior Elevation of Outdoor Dining Patio Discovery | Ventura SW Exterior Elevation of Outdoor Dining Patio Discovery | Ventura Discovery | Ventura 9 Lanes of Bowling | Lamella Style Roof Structure Discovery | Ventura Gaming Area with Shuffleboard, Billiards, & Foosball Discovery | Ventura Discovery | Ventura Outdoor Dining Patio Discovery | Ventura Horseshoe Bar with Lounge & Patio Dining Ahi Poke Stack with Hawaiian Cusabi Slaw Discovery | Food Program Gourmet Bacon Burger with Certified Angus Beef Discovery | Food Program Discovery | Food Program Wood Fired Margarita Pizza with Homemade, Hand-Tossed Dough Discovery | San Luis Obispo Discovery | San Luis Obispo Requested Hours of Operation •Will the condition on the operation change the behavior of the community •The conditions will remove a sophisticated, late night dining option that is •Very unique model that requires a special use ”This project should not be penalized because a small number of members of the community are worried about more night-club-type bars, when the facility would do much more than that — providing food and entertainment in addition to drinks late at night.” Billy Riggs Discovery | San Luis Obispo 1144 Chorro Street USE-1127-2015 Review appeals of the Planning Commission’s approval of a use permit to allow a bowling alley, nightclub, and restaurant with late hour alcohol services within the Historic Downtown Commercial Zone. September 15, 2015 Appellant #1: James Lopes and Sandra Lakeman Appellant #2: Jeremy Pemberton (applicant) Recommendation 2 Adopt a Resolution entitled “A Resolution of the City Council of the City of San Luis Obispo, California: (1)Denying an appeal filed by James Lopes and Sandra Lakeman, on behalf of Save Our Downtown, and upholding the Planning Commission’s decision to approve a bowling alley, nightclub and restaurant with limited late hour alcohol services (2)Denying an appeal filed by the applicant appealing the Planning Commission’s approval of Condition No. 3 limiting hours of operation.” 3 Planning Commission's use permit review At the discretion of the Administrative Hearing Officer, the Administrative Use Permit was referred to the Planning Commission Indoor recreation use in the downtown (bowling alley) Nightclub use, defined as a facility providing entertainment (concert venue that includes live music) Restaurant with late hour alcohol services (full food services are required during all hours of operation) 4 Situation Appeal #1: On July 31, 2015, James Lopes and Sandra Lakeman on behalf of Save Our Downtown (SOD) filed an appeal of the PC’s decision to approve the new bowling alley, nightclub use, and restaurant with late hour alcohol service. Appeal #2: On August 3, 2015, Jeremy Pemberton (applicant) filed an appeal of Condition No. 3 of the PC Resolution which limits the hours of operation to 12:00 a.m. 5 Project Description 6 The proposed project includes; Expand the upper level by 710 square feet Redesign the basement level Construct a new restaurant use Construct recessed outdoor dining areas 13 bowling lanes concert stage Intersection of Chorro and Marsh Street 7 Chorro Street (restaurant/bowling-alley entrance) 8 View from Marsh Street 9 Chorro Street 10 Marsh Street 11 Basement Basement Level 12 Lounge Basement Level Lounge Green Room Meeting Room Offices *This is part of the restaurant, full food service will be provided. Green Room Meeting Room Ground Floor Level 13 Concert Venue Restaurant Bowling Ground Level Concert Venue Restaurant and Kitchen 7 Bowling lanes Kitchen Occupancy Breakdown 14 Concert Venue Stage 42 persons (626 s.f) Standing Room 393 persons (1,966 s.f.) Lounge 10 persons (20 s.f.) Other uses Office Storage/Electric room Bar area Box office Coat Check 393 Persons 1 2 10 1 1 1 2 42 Persons Upper Floor Level 15 Restaurant Lounge Bowling Upper Level Circulation 6 Bowling lanes Restaurant Lounge Appeal #1 James Lopes and Sandra Lakeman 16 The appeal letter expresses concerns regarding the appropriateness of the proposed use with multiple locations to serve alcohol within the building and the proposed concert venue in context with the “small scale, mixed-use character of Downtown”; 1)noise associated with bowling alleys and music; 2)noise projecting through the building itself; 3)public nuisances and rowdy behavior from crowds during and after hours of operation; 4)long lines of customers around the corner of Marsh/Chorro; and 5)the addition of parking demand on the nearby crowded parking garage Staff Response to Appeal #1 17 1)noise associated with bowling alleys and music; Condition No. 5 to ensure all windows and doors are closed no later than 10:00 p.m. nightly. 2)noise projecting through the building itself; Condition No. 6 that requires full compliance with the City’s Noise Ordinance. Staff Response to Appeal #1 18 3)public nuisances and rowdy behavior from crowds during and after hours of operation; Condition No. 10 requires the operator to monitor patrons exiting the facility at the conclusion of a musical event and requires security staff to patrol the outside during an event. 3)long lines of customers around the corner of Marsh/Chorro Condition No. 15 requires that the security staff shall be responsible for monitoring the queuing line and ensuring that patrons do not block public access and shall maintain adequate sidewalk widths. Staff Response to Appeal #1 19 5)the addition of parking demand on the nearby crowded parking garage The project site is located within the Downtown Parking District and has the option to pay the parking in-lieu fee for any additional parking requirements from the change in use. A Transportation Study was required to evaluate the impacts on the parking structure and the intersections downtown. Staff Response to Appeal #1 20 The General Plan Land Use Element stipulates that the Downtown is reserved as the community’s urban center serving as the cultural, social, entertainment and political center of the City for its residents. Land Use Element Policy 4.1 Downtown’s Role Land Use Element Policy 4.3 Entertainment Facility Appeal #2 Jeremy Pemberton 21 Filed an appeal of Condition No. 3 of the PC Resolution which limits the hours of operation to 12:00 a.m. The appeal states that many other operations in the vicinity operate past midnight without food options and that the proposed use offers food and alternative activities to patrons during late hours in comparison to other establishments that serve until 2:00 a.m. Staff’s Response to Appeal #2 22 The Planning Commission determined that 12:00 a.m. (midnight) was the appropriate hours of operation for the use at this location. Limiting the hours of operation to 12:00 a.m. and providing full food services to patrons during all hours of operation is consistent with the 2012 Alcohol Outlet Regulations for reducing potential noise impacts and public safety problems associated with alcohol in the Downtown. Summary The proposed use is compatible with the project site and with existing and potential uses in the vicinity. The proposed project is consistent with applicable General Plan policies for Downtown development. The project as approved by the PC is consistent with the 2012 Alcohol Outlet Amendment to restrict morphing of restaurants into bars and reduce public safety problems associated with alcohol in the downtown. 23 Recommendation 24 Adopt a Resolution entitled “A Resolution of the City Council of the City of San Luis Obispo, California: (1)Denying an appeal filed by James Lopes and Sandra Lakeman, on behalf of Save Our Downtown, and upholding the Planning Commission’s decision to approve a bowling alley, nightclub and restaurant with limited late hour alcohol services (2)Denying an appeal filed by the applicant appealing the Planning Commission’s approval of Condition No. 3 limiting hours of operation. 25 26 Additional Conditions 27 Revised condition #3 Alcohol services for the proposed use shall not be outside the hours from 10:00 a.m. to 12:00 a.m. (midnight), daily. Musical events shall not extent any later than 12:00 a.m. (midnight). The outdoor patio seating area shall be closed to all patrons no later than 11:00 p.m., nightly. Additional Conditions 28 Recommended revisions •Condition 5 – Delete “make reasonable efforts to” and add “…ensuring that all windows and doors are closed during concert performances, as well as no later than 10:00 p.m., nightly. There shall be no amplified music outside of the premises.” •Condition 6 – Revise 2nd sentence “The security plan shall include a plan to determine assure compliance with the City Noise Ordinance…” Additional Conditions 29 Recommended revisions •Condition 9 – Modify to add “The applicant shall not serve alcohol on the upper level of the building, so as to accommodate customers who are families and/or under aged minors.” •Condition 10b – Modify as follows “The security plan shall include a detailed explanation of how concert patrons will exit the building to Chorro Street and/or Marsh Street through the restaurant at the conclusion of a musical event •Condition 12 – Modify to allow “…an owner, a manager, or an assistant manager” Additional Conditions 30 Recommended revisions •Condition 14 - Modify as follows “…orderly manner at all times, including the exterior of the building.” •Condition 20 – Modify as follows “…if the City receives one or more substantiated written complaints from any citizen…” •Condition 22 – Modify to include a mandatory review after a year or two by the Planning Commission. Additional Conditions 31 Recommended revisions •Condition 26 – Modify as follows “If after sufficient time not more than 180 days, the queuing proves to be ineffective … or widening of the sidewalk by expanding the bulb-out and eliminating the commercial loading zone along Marsh Street. Additional Conditions 32 New condition This Use Permit shall be reviewed by the Planning Commission one year from date of occupancy. The Planning Commission shall have the ability to modify, delete, or add conditions that are necessary to minimize operational impacts to adjacent businesses and residences. Ground Level Upper Level Basement Level ti r SEP 0 8 2(115 l TE Newspaper of the Central Coast SLG C JTY C:Lt:K� a MBUNE 3825 South Higuera • Post Office Box 112 • San Luis Obispo, California 93406 -0112 • (805) 781 -7800 In The Superior Court of The State of California In and for the County of San Luis Obispo AFFIDAVIT OF PUBLICATION 4TYUF AD # 1 929827 SAN LUIS OBISPO CITY COUNCIL CITY OF SAN LUIS OBISPO NOTICE OF PUBLIC HEARING OFFICE OF THE CITY CLERK The San Luis Obispo City Council invites all interested persons to attend a public hearing on Tuesday, September 15, 2015, at 6:00 p.m. In the City Hell Coun- cil Chamber, 990 Palm Street, San Luis STATE OF CALIFORNIA Obispo, California, relative to the follow. Ing: ss. County of San Luis Obispo 1. '1144 CHORRO _STREEr_{uSk 1127 - 2015)= APPEALS..OF THE PLANNING GOSiMiS51.ON'S aE_CISRON TO A_P- I am a citizen of the United States and a resident of the PRCIVE AI -_ 00 VOL ING. AUEY,_NtGHT- CLUB, _ANO._RESTAURANT ytiTRi LATE County aforesaid I am over the age of eighteen and not g g MauR AQP_OHO�- SERYICES WITHIN THE-F RS ORIC DOWHTC_ Wl�CC7MMEfi- interested in the above entitled matter; I am now, and at CIAON all times embraced in the publication herein mentioned A public hearing to consider appeals of the was, the principal clerk of the printers and publishers of Planning Commission's decision to ap, THE TRIBUNE, a newspaper of general Circulation, prove a bowling alley, nightclub, and res- taurant with late hour alcohol services and printed and published daily at the City of San Luis a condition limiting hours of operation at 1144 Chorro Street, within the Historic Obispo in the above named county and state that notice Downtown Commercial Zone. The Planning Commission considered the matter on July at which the annexed clippings is a true copy, was 22, 2015• published in the above -named newspaper and not in any This application Is on file at the City of Luis supplement thereof — on the following dates to wit; Obispo Community Development ❑span- SEPTEMBER 4, 2015 that said newspaper was duly and meni. 819 Palm Street. For more informs. 110n, you are Invited to contact Kyle Bell, regularly ascertained and established a newspaper of Assistant Planner, at (805) 781 -7524 or by email kbelgsiacitycr- general circulation by Decree entered in the Superior The City Council may also discuss other Court of San Luis Obispo County, State of California, on hearings or business Items before or after June 9, 1952 Case #19139 under the Government Code the items listed above. It you challenge the proposed project in court, you may be limit- of the State of California. ed to raising only those Issues you or someone else raised at the public hearing described in this notice, or in written corre- I certify (or declare) under the penalty of perjury that the spondence delivered to the City Council at, or prior to, the public hearing. foregoing is true and correct. j� Reports for this meeting will be available for review In the City Clerk's Office and on- A �.0 line atwww.slocHy.prgon Wednesday, Sep. Y✓ y 1 tember 9, 2015. Please call the City Clerks (SignatukJof Principal Clerk) Office at (805) 781 -7100 for more fnforma- DATED: SEPTEMBER 4, 2015 tfon. The City Council meeting will be tete- vlsed live on Charter Cable Channel 20 AD COST: $171.60 and live streaming on www.slocity.oro. Anthony J. 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