HomeMy WebLinkAbout02-10-2016 PC - Item 1 (Airport Area Specific Plan & 855 Aerovista Place)Meeting Date: February 10, 2016
Item Number: 1
2
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review a request to amend Title 17(Zoning Regulations) and the Airport Area Specific Plan to allow a Night Club land use (live indoor/outdoor entertainment) within the Business Park zone with a use permit and allow a Night Club (live indoor/outdoor entertainment) and off-site parking at 855 Aerovista Place. PROJECT ADDRESS: Airport Area Specific Plan BY: Rachel Cohen, Associate Planner & 855 Aerovista Place Phone Number: 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: CODE-1316-2015 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt two Draft Resolutions:
1) Recommend the City Council adopt the proposed amendments to Title 17 (Zoning Regulations)
and the Airport Area Specific Plan to allow a Night Club land use within the Business Park
zone in the Airport Area with a use permit (Attachment 1); and
2) Recommend the City Council approve a night club (live indoor/outdoor entertainment) and off-
site parking for SLO Brew at 855 Aerovista subject to the approval of the Zoning Regulations
and Airport Area Specific Plan Amendments, findings and conditions (Attachment 2).
SITE DATA
Applicant Auzco Developments
Representative Steve Pults, AIA & Associates
Submittal Date 5/5/2015
Complete Date 8/17/2015
Zoning Business Park (BP)
General Plan Business Park
Site Area Airport Area Specific Plan/855
Aerovista (3.47 acres)
Environmental
Status
The project is exempt from
environmental review per CEQA
Guidelines under the General Rule
(Section 15061(b)(3)) and
Categorically Exempt from
environmental review under
Section 15301, Class 1, Existing
Facilities, of the CEQA Guidelines.
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CODE-1316-2015 (Airport Area Specific Plan)
Page 2
1.0 COMMISSION’S PURVIEW
The Planning Commission’s bylaws include responsibility to review zoning regulations and provide
recommendations to the City Council. The applicant has submitted a request to the City to amend Title
17 (Zoning Regulations) and the Airport Area Specific Plan. They are also requesting a use permit for
a night club (live indoor/outdoor entertainment) at 855 Aerovista, contingent on the approval of the
proposed amendments. The purpose of the meeting with Planning Commission is to provide an
opportunity to review the proposed amendments and garner Commission input and recommendation
for City Council consideration.
2.0 BACKGROUND
2.1 Airport Land Use Commission Review
On December 16, 2015 the proposed Text Amendments to the Zoning Regulations and the Airport
Area Specific Plan (AASP) to add “night club” as an allowed use in the Business Park (BP) zone
and a night club (live indoor/outdoor entertainment) use permit for the SLO Brew production
facility at 855 Aerovista was referred to the Airport Land Use Commission (ALUC) for a
determination of consistency or inconsistency with the Airport Land Use Plan (ALUP). The
ALUC determined that the proposed Text Amendments and the request for a night club use permit
for the SLO Brew facility were consistent with the ALUP.
The Commission recommended a series of conditions be applied to any night club use permit
approvals, as well as a number of conditions for the SLO Brew night club use permit. The findings
and conditions associated with the determination of consistency can be found in Attachment 3
(Notice of Airport Land Use Commission Action) and have been incorporated into the resolutions
(Attachment 1 and 2).
2.2 Community Development Director and ARC Review
The project at 855 Aerovista Place (SLO Brew) has received two previous entitlements:
• February 2, 2015: The ARC reviewed and approved a new commercial building for SLO
Brew Production Facility and other light manufacturing and warehousing uses.
• February 6, 2015: The Community Development Director reviewed and granted approval of
a use permit for a Tasting Room (Bar/Tavern) within the Business Park Zone as part of the
SLO Brew Production Facility. The approved Tasting Room hours are 11:00 am to 10:00
pm daily.
3.0 PROJECT INFORMATION
3.1 Airport Area Specific Plan
Business Park (BP) zoning is found only within the Airport Area and Margarita Area Specific Plan
boundaries. Figure 1 highlights the location of the BP zone within the AASP. The BP zones are
shaded grey and outlined in orange. The BP zone contains sites that are built out, vacant or have
active entitlements. Attachment 4 shows the current status of vacancy, development and
entitlements within the BP zone. The portion of the BP zone located to the southwest part of the
AASP (indicated with a star on Figure 1) is currently under review as part of Avila Ranch.
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CODE-1316-2015 (Airport Area Specific Plan)
Page 3
Figure 1: Land use designation for the AASP; Business Park is shaded grey and outlined in orange.
3.2 Project Description – Zoning Regulations Text Amendment and the Airport Area Specific
Plan Text Amendment
The applicant is requesting a text amendment to the Zoning Regulations and the AASP to allow a
Night Club as an allowed use, with Director’s approval, in the BP zone.
3.3 Project Description – Night club at SLO Brew Production Facility
The SLO Brew Production Facility is being constructed in the Aerovista Business Park in the BP
zone of the Airport Area Specific Plan. SLO Brew Production Facility would like the opportunity
provide live entertainment as accessory to their production facility (Attachment 5, Project
Description). The SLO Brew Production Facility includes:
• 6,496 square foot for the brewery production facility,
• 956 square feet of beer tasting/restaurant area,
• A 1,273 square foot kitchen,
• 600 square feet of outdoor seating area,
• 18,491 square feet of lease space, and
• 1,801 square feet of office and mezzanine area.
The Aerovista Business Park is composed of four parcels with a combined total acreage of 9.94
acres. The SLO Brew parcel alone is 3.47 acres in size (Attachment 6, Vicinity Map). Attachment
7 shows the business park site plan and the location of SLO Brew and the adjacent structures. In
addition the SLO Brew facility, the Aerovista Business Park also includes four, two-story office
buildings which house a variety of professional offices (i.e. doctor’s office, tax services,
government offices, etc.), and a fitness facility with a combined total of 460 parking spaces. The
majority of these businesses operate from 8 am to 5 pm, Monday through Friday (see Attachment
8, Current businesses and hours of operation).
The applicant is proposing to host live music around the existing rock outcropping in the outdoor
patio area and inside the facility (Attachment 7, Site plan). In addition, the applicant would like to
host weddings (ceremonies indoors only), concerts or other large party events. Events would be
scheduled only on Friday evenings, 5:00 pm to 11:00 pm, and Saturdays and Sundays, 10:00 am to
11:00 pm with no more than a maximum attendance of 600 people.
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CODE-1316-2015 (Airport Area Specific Plan)
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4.0 PROJECT ANALYSIS
4.1 Amending the Zoning Regulations and the Airport Area Specific Plan
4.1.1 Zoning Regulations and the AASP
Section 17.100.N of the City of San Luis Obispo’s Municipal Code defines the proposed use as
a night club – “a facility providing entertainment, examples of which include live or recorded
music and/or dancing, comedy, disc jockeys, etc., which may also serve alcoholic beverages for
on-site consumption.” In this particular request, the proposed use is not for a typical night club
with late hours and dancing. Instead, the reason for delineating the requested use as a night club
is to allow for the ability to provide live music and entertainment.
According to Chapter 17.49 of the Municipal Code the BP zone “is intended to provide for
research and development, light manufacturing, and business services that are compatible with
each other and with airport operations.” The AASP further states that “activities that are
supportive of, or accessory to, the primary activities may be allowed as well. The City
recognizes that businesses locating in areas designated Business Park often combine product
development, promotion, manufacturing, and distribution at a single facility.”1
The request of a night club to allow live entertainment as part of or accessory to an allowed use
within the Business Park is consistent with the intention of the language of the AASP. Staff is
recommending additional language be added to the AASP Allowed Uses (Table 4.3) to include
parameters of review for future night club uses. The Text Amendments include recommended
requirements from the ALUC that all night club uses be referred to the ALUC and that any
proposed night club use shall address parking, neighborhood compatibility and security issues
(Attachment 1, Exhibit B – AASP Specific Plan Text Amendment). The proposed Title 17
(Zoning Regulations) text amendment includes a footnote that clarifies that the night club use is
only allowed in the BP zone of the AASP (Attachment 1, Exhibit A – Zoning Regulations Text
Amendment).
4.1.2 General Plan Policies
One of the General Plan’s Community Goals states that the City is to: “Serve as the county's
hub for: county and state government; education; transportation; visitor information;
entertainment; cultural, professional, medical, and social services; community organizations;
retail trade.”
The Land Use Element (LUE) specifically states that Downtown is the community’s urban
center serving as the cultural, social, entertainment, and political center of the City for its
residents. Entertainment facilities, such as night clubs, are to be in the Downtown.2 The
applicant is requesting to allow an entertainment facility outside of the downtown because
currently no sites exist that would allow for live outdoor entertainment for a large number of
people without impacting other uses. The location of a night club within the business park
zone, near the airport, is appropriate because the use is not impacted by airport noise and is not
located near residential uses.
1 AASP Section 4.2.1.
2 Land Use Policies 4.1, 4.3, and 4.8
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CODE-1316-2015 (Airport Area Specific Plan)
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4.2 Night club use permit for SLO Brew Production Facility at 855 Aerovista
The proposed night club (live indoor/outdoor entertainment) at the SLO Brew Production Facility
is considered an accessory use to the production facility. Staff has evaluated the proposed night
club use and provided recommended conditions of approval to address any potential impacts
(density, security, noise, etc.) to ensure the project is compatible with neighboring uses.
4.2.1 Density
The applicant proposes to have approximately 600 square feet of outdoor space and 3,047
square foot of indoor event space to be available for live entertainment. Events at the site will
have no more than 600 people at any given time. The ALUC reviewed the proposal and found
it to be consistent with the density standards of the ALUP and the Airport Area Specific Plan
which allows 120 persons per acre 3.
4.2.2 Hours of Operation
The applicant is proposing hours of operation three days a week; Friday 5:00 pm to 11:00 pm
and Saturday and Sunday 10:00 am to 11:00 pm. The ALUC recommended that hours of
operation be adjusted on Fridays from 6:00 pm to 11:00 pm to alleviate potential conflicts with
rush hour traffic. Staff is recommending an alternate solution outlined below under Section
4.2.3 – Traffic Analysis.
4.2.3 Traffic Analysis
Per Condition No. 24 the project will not generate traffic during peak hours and therefore a
traffic study is not required. Condition No. 24 requires that events shall not be permitted
Monday through Friday between the hours of 4:00 pm and 6:00 pm because of peak hour
congestion levels along the Broad Street.
4.2.4 Security & Circulation
The applicant has provided a detailed security plan that is included as Attachment 9 (Security
plan). The security plan includes a queuing plan and details of the duties and responsibilities of
all staff. During events, attendants will establish queuing lines and temporary signage to not
impede existing foot traffic and direct patrons to appropriate event area. The areas where
queues will be formed are shown on the security plan (Attachment 9, pg. PC1 - 43). 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.
4.2.5 Parking
As part of this use-permit, the applicant is requesting an off-site parking agreement to allow
parking for the night club to expand off-site onto the neighboring properties of the Aerovista
Business Park. The night club use requires 61 parking spaces. The Zoning Regulations
stipulate that a use permit for off-site parking may be approved when off-site parking is located
within 300 feet of the use, and the site on which the parking is located is owned, leased or
otherwise controlled by the party controlling the use (MC 17.16.060 E). The neighboring
properties are owned by the same owner and consist mainly of offices that require parking
Monday through Friday, 8:00 am to 5:00 pm (Attachment 8, Aerovista Business Park current
businesses and hours of operation). The night club use will operate at alternate hours to the
3 AASP Table 4.6
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CODE-1316-2015 (Airport Area Specific Plan)
Page 6
office uses (see Section 4.2.2 above). Condition No. 3 requires prior to occupancy, the off-site
parking agreement shall be recorded. With off-site parking the applicant shall provide 61
parking spaces as required for the proposed night club use.
4.2.6 Noise
The applicant has provided a sound level assessment (Attachment 10) performed by Mr. David
Lord of 45dB.com. As mentioned previously, the site is largely surrounded by office uses,
which will be closed during the hours of the night club, the San Luis Obispo Airport and
associated facilities. The nearest residential development is more than 800 feet from the subject
site. The Sound Level Assessment concludes that the proposed outdoor entertainment is
compatible with the Airport Land Use Plan and complies with the City’s noise regulations
(Attachment 10, Sound level assessment, pg. PC1 - 58).
5.0 OTHER DEPARTMENT COMMENTS
Other departments have reviewed the proposed project and conditions have been incorporated into the
resolutions.
6.0 ALTERNATIVES
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations
and applicable City policy.
7.0 ATTACHMENTS
1.Draft Resolution - Amendments to Title 17 (Zoning Regulations) and the Airport Area
Specific Plan
2.Draft Resolution - Night club and off-site parking use permit
3.Notice of Airport Land Use Commission Action
4. Current development status of BP zone
5.Project Description
6.Vicinity map
7.Site Plan
8.Aerovista Business Park current businesses and hours of operation
9.Security Plan
10. Noise Study
PC1 - 6
RESOLUTION NO. PC-XXXX-16
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AMENDMENTS TO
TITLE 17 (ZONING REGULATIONS) AND THE AIRPORT AREA SPECIFIC PLAN
TO ALLOW NIGHT CLUB LAND USE WITHIN THE BUSINESS PARK (B-P) ZONE,
EXEMPT FROM ENVIRONMENTAL REVIEW
(CODE-1316-2015)
WHEREAS, the Airport Land Use Commission of the County of San Luis Obispo
conducted a public hearing in Board of Supervisors Chambers, County Government Center, 1055
Monterey Street, Room D170, San Luis Obispo, California, on December 16, 2015, and
recommended approval of amendments to the Municipal Code and the Airport Area Specific
Plan; and
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
February 10, 2016, for the purpose of considering application CODE-1316-2015; 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. The proposed amendment will not significantly alter the character of the City or cause
significant health, safety or welfare concerns, since the amendments are consistent with the
General Plan and directly implement City goals and policies.
2. Under the proposed amendment, night club uses in the BP zone of the Airport Area
Specific Plan will require a use permit to address parking, neighborhood compatibility and
security issues.
3. As conditioned, the proposed use is consistent with the Airport Land Use Plan.
Section 2. Environmental Review. The project is exempt from environmental review per
CEQA Guidelines under the General Rule (Section 15061(b)(3)). The Airport Specific Plan
amendment included in this ordinance is summarized below which concludes that it can be seen
ATTACHMENT 1
PC1 - 7
Planning Commission Resolution No. PC-XXXX-16
CODE-1316-2015 (Airport Area Specific Plan)
Page 2
with certainty that proposed amendments to the Municipal Code could not have a significant
effect on the environment:
Modification to Zoning Regulations Table 9, Uses Allowed by Zone, and Airport Area
Specific Plan Table 4.3, Allowed Uses which allow Night Club uses in an additional zone
including the B-P zone will not have a significant effect on the environment because no changes
to underlying Specific Plan or Zoning Regulations including parking requirements, setbacks,
coverage, floor area ratio, density, etc. are proposed. Additionally the use complies with the
Airport Land Use Plan. The amendment has no effect on the physical environment and therefore
could not have a significant effect on the environment. Proposed night club uses shall be subject
to use permit review and approval.
Section 3. Action. The Planning Commission does hereby approve Specific Plan
Amendment CODE-1316-2015 subject to the following conditions:
1. 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."
2. Future development that includes "night club" uses proposed within the Business Park
Zone of the Airport Area Specific Plan shall meet the standards and requirements of the
Airport Land Use Plan, and shall be referred to the Airport Land Use Commission for a
determination of consistency with the Airport Land Use Plan.
3. All tall structures shall be reviewed by the Air Traffic Division of the FAA regional office
having jurisdiction over San Luis Obispo County to determine compliance with the
provisions of FAR Part 77. In addition, applicable construction activities must be reported
via FAA Form 7460-1 at least 30 days before proposed construction or application for
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 10th day of February, 2016.
_____________________________
Doug Davidson, Secretary
Planning Commission
ATTACHMENT 1
PC1 - 8
City of San Luis Obispo
Zoning Regulations March 2015
TABLE 9 - USES ALLOWED BY ZONE - Continued
Permit Requirement by Zoning District Specific use
Land Use AG C/OS R1 R2 R3 R4 PF O (1) C-N C-C C-D C-R C-T C-S M BP Regulations
RECREATION, EDUCATION, & PUBLIC ASSEMBLY USES
Club, lodge, private meeting hall D D A D A/D D D D
Commercial recreation facility - Indoor PC D D D D D(12) PC D 17.08.060
Commercial recreation facility - Outdoor PC PC
Educational conferences D D D D 17.08.010.C.6
Fitness/health facility DA D D PC A A D
Golf Course PC
Library, museum PC D D D D
Library, branch facility DDDD
Night club D D D D D D Chapter 17.95
Park, playground D D A A A A D D A A A
Public assembly facility PC D D D D PC
Religious facility PC D D D D A D D D A D(7) D(7) D(7)
PC PC
School - College, university campus PC
School - Elementary, middle, secondary PC PC D D PC D
School - Specialized education/training PC A/D A/D A A A
Special event DDDDDDDDD 1 7 . 0 8 . 0 1 0
Sports and active recreation facility PC PC PC PC
Sports and entertainment assembly facility PC PC
Studio - Art, dance, martial arts, music, etc.D D A/D A/D A PC A
Theater PC(8)D D D D Chapter 17.95
Theater - Drive-in PC PC
RESIDENTIAL USES
Boarding/rooming house, dormitory PC D D D Chapter 17.20
Caretaker quarters A A A A A A A A A A A A A A A D
Convents and monasteries PC A A D
Fraternity, sorority PC PC
High occupancy residential use D D
Home occupation H H H H H H H H H H H H H H 17.08.090
Live/work units A A A A A 17.08.120
Mixed-use project A A A A A A PC PC 17.08.072
AAAAAA AA
Mobile home park A A A A
Multi-family dwellings A A A A D D
A A A A A A A/D A/D A/D D
A A A A A D A/D A/D D
Residential hospice facility PC PC D PC PC D
Rest home A A A A A D A/D A/D D
Single-family dwellings A A A(2) A A A A D D
Secondary dwelling units A A A A A Chapter 17.21
Work/live units D D 17.08.120
Key:A = Allowed D = Director's Use Permit approval required PC = Planning Commission Use Permit approval required
A/D = Director's approval on ground floor, allowed on second floor or above H = Home Occupation Permit required
Note:Footnotes affecting specific land uses follow the table.
Page 102
Residential care facilities - 6 or fewer residents
Residential care facilities - 7 or more residents
School - Boarding school, elementary, middle,
secondary
School - College, university - Satellite classroom
facility
Mobile home as temporary residence at building
site
'
EXHIBIT A
ATTACHMENT 1
PC1 - 9
City of San Luis Obispo
Zoning Regulations March 2015
Page 106
Notes to Table 9:
1. Ozone - All uses.A Use Permit is required for the conversion of residential structures
to non-residential uses. In order to approve a Use Permit, the Director shall first find
that:
a. The location, orientation, height, and mass of new structures will not significantly
affect privacy in nearby residential areas; and
b. The project location or access arrangements will not significantly direct traffic to
local streets in nearby residential areas; and
c. The project includes landscaping and yards that adequately separate parking and
pedestrian circulation areas from sites in nearby residential areas.
2. R-1 zone - Multiple dwellings.Except for condominiums, the construction of more
than one dwelling on a parcel in the R-1 zone requires Administrative Use Permit
approval. R-1 density standards apply.
3. C-N zone - Limitations on floor area.A general retail use in the C-N zone shall not
exceed a gross floor area of 2,000 square feet for each establishment, or a combined
floor area of all general retail establishments within a shopping center of 25 percent of
the total floor area in a shopping center with a gross floor area of 15,000 square feet or
more; and shall not exceed 50 percent of the total floor area in a shopping center with a
gross floor area of less than 15,000 square feet. The Administrative Use Permit may
provide for exceptions to the floor area limitations above. For general retail uses with a
floor area greater than 2,000 square feet on a parcel not located within a shopping
center, an Administrative Use Permit shall be required to insure consistency with
policies of the General Plan Land Use Element and compatibility with surrounding
uses.
4. C-S and M zones - Required findings for offices.The approval of an office facility in
the C-S or M zone shall require that the review authority first find that:
a. The project will be compatible with existing and allowed land uses in the area;
b. The project location or access arrangements will not significantly direct traffic to
use local or collector streets in residential zones;
c. The project will provide adequate mitigation to address potential impacts related to
noise, light and glare, and loss of privacy, among others, imposed by commercial
activities on nearby residential areas, by using methods such as setbacks,
landscaping, berming and fencing;
d. The project will not preclude industrial or service commercial uses in areas
especially suited for these uses when compared with offices; and
e. The project will not create a shortage of C-S- or M-zoned land available for service
commercial or industrial development.
5. C-R zone - Auto sound system installation.Auto sound installation services may be
approved only as an accessory use to the retail sales of auto sound systems on the
same site. Use Permit review shall consider parking space displacement, noise from
the operation, and the appearance and visibility of the installation area.
6. Parking as a principal use.Use Permit approval may include deviations to otherwise
applicable setback requirements and building height limits. A multi-level parking facility
shall require the approval of a Use Permit by the Planning Commission.
7. Religious facilities.
EXHIBIT A
ATTACHMENT 1
PC1 - 10
City of San Luis Obispo
March 2015 Zoning Regulations
Page 107
a. C-S zone requirements.Use Permit review shall consider that the C-S zone is
primarily intended to accommodate uses not generally suited to other commercial
zones because of noise, truck traffic, visual impacts and similar factors. A Use
Permit may be approved only when the religious facility will not likely cause
unreasonable compatibility problems with existing or likely future service
commercial uses in the vicinity. Use Permit conditions may include measures to
mitigate incompatibility.
b. C-T and M zone requirements.A religious facility use may be allowed only inside
an existing building.
8. PF zone - Theaters.Only non-profit theaters are permitted.
9. Day care centers.Allowed by right where accessory to a church or school, or where
an employer provides on-site child care to 14 or fewer children for the exclusive benefit
of employees, providing the primary use meets City parking standards.
10. Groceries, Liquor, Specialty Foods in the CN Zone.In the C-N zone, grocery, liquor
and specialty food stores less than 3,000 square feet are allowed. Such uses with a
gross floor area between 3,000 and 5,000 square feet are allowed with the approval of
an Administrative Use Permit. Stores between 5,000 and 10,000 square feet may be
approved by Planning Commission Use Perm it. In order for a use permit to be
approved by the Hearing Officer or by the Planning Commission, the deciding body
must find that the proposed use is compatible with surrounding uses and the
surrounding neighborhood, and that the use is consistent with the purpose and intent of
the Neighborhood Commercial designation as discussed in the General Plan.
11.In order to approve a Medical Service use in the C-S or BP zones, the Hearing Officer
must make the following findings:
a) The proposed medical service is compatible with surrounding land uses.
b) The proposed medical service is located along a street designated as an arterial
or commercial collector in the Circulation Element and has convenient access to
public transportation.
c) The proposed medical service will not significantly increase traffic or create
parking impacts in residential neighborhoods.
d) The proposed medical service is consistent with the Airport Land Use Plan.
e) The project will not preclude service commercial uses in areas especially suited
for these uses when compared with medical services.
f) The project site can accommodate the parking requirements of the proposed
medical service and will not result in other lease spaces being under-utilized
because of a lack of available parking.
12. C-S zone - Required findings for Indoor Commercial Recreational Facilities.
Commercial indoor recreational uses in the C-S zone shall not include less than
10,000 square feet gross floor area per establishment. The approval of an indoor
commercial recreational facility in the C-S zone shall require that the review authority
first find that:
a) The proposed use will serve the community, in whole or in significant part, and
the nature of the use requires a larger size in order to function;
EXHIBIT A
ATTACHMENT 1
PC1 - 11
City of San Luis Obispo
Zoning Regulations March 2015
Page 108
b) The project will be compatible with existing and allowed land uses in the area;
c) The project location or access arrangements will not significantly direct traffic to
use local or collector streets in residential zones;
d) The project will not preclude industrial or service commercial uses in areas
especially suited for these uses when compared with recreational facilities; and
e) The project will not create a shortage of C-S -zoned land available for service
commercial development.
13. Safe Parking. Safe parking is only allowed in the R-1, R-2, R-3 and R-4 zones when
accessory to a public assembly use, such as a club, lodge, private meeting hall or
religious facility. Safe parking is prohibited as a primary use in the R-1, R-2, R-3 or R-4
zones and in all applicable zoning districts on properties that contain residential uses as
the primary use.
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EXHIBIT A
ATTACHMENT 1
PC1 - 12
LAND USE | 4-15
Table 4.3 – Allowed Uses
Key: A = Allowed D = Allowed by Administrative Use Permit PC = Allowed by Planning Commission Use Permit Footnotes (see end of table)
Land Use
Zoning District
PF C-S M BP
RECREATION, EDUCATION, & PUBLIC ASSEMBLY USES
Bar/tavern D D D1
Club, lodge, private meeting hall D
Commercial recreation facility - Indoor PC PC D
Commercial recreation facility – Outdoor PC PC
Fitness/health facility A A A1
Night club D
Park, playground D
Public assembly facility PC PC
Religious facility8 D D2
School – Specialized education/training8 A A D
Sports and active recreation facility PC PC PC
Sports and entertainment assembly facility PC PC
RESIDENTIAL USES
Caretaker quarters A A A D
D1,9
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LAND USE | 4-19
Numbered Notes to Table 4.3:
1.These activities are considered secondary uses for business parks.
Within a development project site, their combined floor area shall not
exceed 25 percent of the total floor area. Some are also subject to
limits on individual floor area, as shown in the body of the table. Floor
area limitations shall not apply to bank headquarters.
2.Use permit review shall consider that the C-S zone is primarily
intended to accommodate uses not generally suited to other
commercial zones because of noise, truck traffic, visual impacts and
similar factors. A use permit may be approved only when the church
will not likely cause unreasonable compatibility problems with existing
or likely future service commercial uses in the vicinity. Use permit
conditions may include measures to mitigate incompatibility.
3.In the C-S zone, nightclubs must contain a minimum of four thousand
five hundred square feet of floor area. In the BP zone, no minimum floor
area is required for nightclubs. The required use permit process for both
the C-S and BP zones shall address parking, neighborhood
compatibility and security issues.
4.In order to approve a Medical Service use in the C-S or BP zones, the
Hearing Officer must make the following findings:
a)The proposed medical service is compatible with surrounding land
uses.
b)The proposed medical service is located along a street
designated as an arterial or commercial collector in the Circulation
Element and has convenient access to public transportation.
c) The proposed medical service will not significantly increase traffic
or create parking impacts in residential neighborhoods.
d)The proposed medical service is consistent with the Airport Land
Use Plan.
e)The project will not preclude service commercial uses in areas
especially suited for these uses when compared with medical
services.
f)The project site can accommodate the parking requirements of
the proposed medical service and will not result in other lease
spaces being under-utilized because of a lack of available
parking.
5.Allowed by right only in the S-1c and S-2 aviation safety areas (as
defined in the ALUP), where an employer provides on-site child care
to 14 or fewer children for the exclusive benefit of employees. Larger
facilities for employees may be approved by the Planning
Commission, if allowed by the Airport Land Use Commission.
6.Broadcast studios are allowed by right except that an administrative
use permit is required to permit any on-site antennas, dishes, or
transmission towers; or any radio, microwave or other type of
airbound transmission from the project site or any other site within the
Airport Area.
7.Caretakers quarters shall have a maximum floor area of 1,000 square
feet and shall not be allowed in aviation safety area S-1a or the
runway protection zone, as defined in the ALUP.
8.These uses are identified in the San Luis Obispo County Regional
Airport Land Use Plan as noise-sensitive, specific sound-attenuation
requirements may apply. Refer to the ALUP for more information.
9.Nightclub uses proposed within the BP zone shall meet the standards
and requirements of the Airport Land Use Plan, and shall be referred to
the Airport Land Use Commission for a determination of consistency
with the Airport Land Use Plan.
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RESOLUTION NO. PC-XXXX-16
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A REQUEST TO
ALLOW A NIGHT CLUB AND OFF-SITE PARKING IN THE BUSINESS PARK ZONE,
WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW
(855 AEROVISTA PLACE, CODE-1316-2015)
WHEREAS, the Airport Land Use Commission of the County of San Luis Obispo
conducted a public hearing in Board of Supervisors Chambers, County Government Center, 1055
Monterey Street, Room D170, San Luis Obispo, California, on December 16, 2015, and
recommended approval of the Night Club use permit at 855 Aerovista within the Airport Area
Specific Plan; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
January 27, 2016, for the purpose of considering application CODE-1316-2015; 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:
Night club
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, impacts to police resources, and there are no nearby residential
uses.
2. Locating a live indoor/outdoor entertainment use outside of the downtown is appropriate
because currently no sites exist downtown that would allow for live indoor/outdoor
entertainment for a large number of people without impacting other uses. The location of a
night club within the business park zone, near the airport, is appropriate because the use is
not impacted by airport noise and is not located near residential uses.
ATTACHMENT 2
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Planning Commission Resolution No. PC-XXXX-16
CODE-1316-2015 (855 Aerovista Place)
Page 2
3. As conditioned, the proposed project is consistent with Section 4.2.1 of the Airport Area
Specific Plan because the proposed use is supportive of the primary activity and part of the
promotion of the SLO Brew Production Facility.
4. As conditioned, the project is consistent with the Airport Land Use Plan.
5. The property owner has agreed to conditions of approval that place restrictions on their use
of the property to insure that nuisances and significant burdens on police resources do not
occur.
6. As conditioned, the proposed use is compatible with the project site and with existing and
potential uses in the vicinity which include offices, a gym, and a beer brewing facility.
Conditions of approval have been adopted to minimize potential disturbances to
neighboring properties.
Off-site Parking
7. Off-site parking is acceptable at this location because proposed off-site parking is within a
zone where the use is allowed, within 300 feet of the use, and is not separated from the use
by any feature that would make pedestrian access inconvenient or hazardous.
8. Off-site parking is acceptable at this location because the site on which the parking is
located is owned by the party controlling the use.
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 levels do not exceed thresholds established in the City’s General Plan;
• 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 using an existing 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 CODE-
1316-2015 subject to the following conditions:
Planning Division
1. 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
ATTACHMENT 2
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Planning Commission Resolution No. PC-XXXX-16
CODE-1316-2015 (855 Aerovista Place)
Page 3
(“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.
2. Hours of operation for the proposed use shall not be outside the hours from 5:00 p.m. to
11:00 p.m., Fridays and 10:00 a.m. to 11:00 p.m. Saturday and Sundays. Changes in the
hours of operation shall require an amendment to this use permit or require an additional
use permit as determined by the Community Development Director.
3. An off-site parking agreement that satisfies parking requirements shall be signed and
recorded to the satisfaction of the Community Development Director prior to occupancy. A
minimum of 61 parking spaces shall be provided in an off-site parking location located
within 300 feet of the subject location.
4. If parking availability becomes impacted, the City retains the right to require additional
parking mitigation measures, including but not limited to revocation of this use permit,
limiting occupancy loads or additional off-site parking agreements with adjacent property
owners.
5. No wedding ceremonies or other similar noise-sensitive events and/or activities are allowed
on the outdoor portions of the property, and any indoor uses must comply with applicable
density restrictions within the Airport Land Use Plan.
6. The site shall be maintained in a neat and orderly manner at all times. The applicant shall
be responsible for managing outdoor crowds and queuing as a result of this use.
7. The proposed use shall operate in conformance with the City’s Noise Ordinance at all
times.
8. The patio will be maintained in an orderly manner, and will be properly supervised and
controlled at all times to prevent alcoholic beverages from leaving the area. No alcoholic
beverages shall be consumed on any property adjacent to the licensed premises under the
control of the applicant.
9. 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.
10. The night club shall not exceed a maximum number of 600 persons in attendance to any
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
ATTACHMENT 2
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Planning Commission Resolution No. PC-XXXX-16
CODE-1316-2015 (855 Aerovista Place)
Page 4
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 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 shall be maintained. This queue shall not block egress from any exits or the patio
seating area exit.
15. Business shall be conducted in a manner that will not violate any provisions of the
California Alcoholic Beverage Control Act, prohibiting the sale of alcohol to minors
(§25658), maintaining the public health, morals, convenience, and safety (§25601); and
taking reasonable steps to correct any objectionable conditions on the premises and
immediately adjacent to the premises (§24200).
16. The maximum posted occupant load for each space shall not be exceeded at any time. This
permit is strictly limited to allow only the occupant load for the premises as approved by
the City of San Luis Obispo Fire Department. Occupant loads approved by the City of San
Luis Obispo Fire Department shall be posted at all times.
17. This Use Permit shall be reviewed at a Planning Commission hearing if the City receives
substantiated written complaints from any citizen, Code Enforcement Officer, or Police
Department employee, which includes information and/or evidence supporting a
conclusion that a violation of this Use Permit, or of City ordinances or regulations
applicable to the property or the operation of the business, has occurred. At the time of the
Use Permit review, to insure on-going compatibility of the uses on the project site,
conditions of approval may be added, deleted, modified, or the Use Permit may be revoked.
18. Upon a significant change to the business as identified in the applicant’s project
description, final security plan, and Staff Report dated February 10, 2016 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.
19. Upon change of ownership or licensee, the use permit shall be reviewed by the Community
Development Director for compliance with conditions of approval.
20. No structure, landscaping, apparatus, or other feature, whether temporary or permanent in
nature shall constitute an obstruction to air navigation or a hazard to air navigation, as
defined by the ALUP.
21. Any use is prohibited that may entail characteristics which would potentially interfere with
the takeoff, landing, or maneuvering of aircraft at the Airport, including:
ATTACHMENT 2
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Planning Commission Resolution No. PC-XXXX-16
CODE-1316-2015 (855 Aerovista Place)
Page 5
•creation of electrical interference with navigation signals or radio communication
•between the aircraft and airport;
•lighting which is difficult to distinguish from airport lighting;
•glare in the eyes of pilots using the airport;
•uses which attract birds and create bird strike hazards;
•uses which produce visually significant quantities of smoke; and
•uses which entail a risk of physical injury to operators or passengers of aircraft
(e.g., exterior laser light demonstrations or shows).
22.Avigation easements will be recorded for each property developed within the area included
in the proposed local action prior to the issuance of any building permit or conditional use
permit.
23.All owners, potential purchasers, occupants (whether as owners or renters), and potential
occupants (whether as owners or renters) will receive full and accurate disclosure
concerning the noise, safety, or overflight impacts associated with airport operations prior
to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any
property or properties within the airport area.
Transportation Department
24.Due to peak hour congestion levels along the Broad Street Corridor events shall not be
permitted Monday through Friday between the hours of 4:00 pm and 6:00 pm.
Building Department
25.The project requires a building permit for change of use and/or occupancy. Additional
requirements will be included when an application for that building permit is submitted for
review.
Fire Department
26.The building permit submitted for the change of use and/or occupancy shall show
occupancy load calculations for nightclub/music use and for other proposed uses of the
building room(s) use based on 5, 7, and 15 square feet per occupant. Occupancy load
calculations shall be submitted by a state-licensed architect.
27.The applicant shall submit a written safety policy/plan for maintaining the maximum
occupant load in the assembly areas of the building (to avoid overcrowding) for any
nightclub/music use.
28.The building permit submitted for the change of use and/or occupancy shall clarify if this
mezzanine is proposed for a B occupancy or an Assembly occupancy (mezzanine on east
side of building specifies an Assembly occupancy with only one stairway).
ATTACHMENT 2
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Planning Commission Resolution No. PC-XXXX-16
CODE-1316-2015 (855 Aerovista Place)
Page 6
29. Any/all changes to the current/proposed building plans shall be in compliance with the
2013 California Building Code, including any required occupancy separations.
On motion by , seconded by , and on the following
roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 10th day of February, 2016.
_____________________________
Doug Davidson, Secretary
Planning Commission
ATTACHMENT 2
PC1 - 20
SAN LUIS OBISPO COUNTY
AIRPORT LAND USE COMMISSION
Chairman: Roger Oxborrow
Commissioners: William (Bill) Borgsmiller
Michael Cripe
Craig Piper
John Eichler
Allen Settle
Erich Schaefer
NOTICE OF AIRPORT LAND USE COMMISSION ACTION
ALUC 2015-004
HEARING DATE: December 16, 2015
RECOMMENDATION TO: City of San Luis Obispo
SUBJECT: A mandatory referral by the City of San Luis Obispo (City) for a determination
of consistency or inconsistency for the SLO Brew Production Facility Zoning
Text Amendment and Specific Plan Amendment to add "Night Club" as an
allowed use in the Business Park Zone.
On December 16, 2015, the Airport Land Use Commission determined the above referenced
project Consistent with the San Luis Obispo County Regional Airport Land Use Plan (ALUP)
and referred it back to the City of San Luis Obispo, Rachel Cohen, Project Manager, on the
basis the Findings and Revised Conditions in the staff report.
If you have any questions regarding this matter, please contact me at (805) 781-5718.
Sincerely,
Nicole Retana, Secretary
Airport Land Use Commission
(Planning Department Use Only)
Enclosed: _2L Airport Land Use Commission Staff Report
976 OSOS STREET, ROOM 300 •SAN LUIS OBISPO• CALIFORNIA 93408 • (805) 781-5600 • TIY /TDD RELAY -711
planning@co.slo.ca.us • FAX: (805) 781-1242 • HTTP://www.slocounty.ca.gov/planning.htm
ATTACHMENT 3
PC1 - 21
STAFF REPORT
SAN LUIS OBISPO COUNTY AIRPORT LAND USE COMMISSION
DATE: DECEMBER 16, 2015
TO: AIRPORT LAND USE COMMISSION (ALUC)
FROM: BRIAN PEDROTTI, AIRPORTS PLANNER, COUNTY PLANNING AND BUILDING
REFERRING
AGENCY: CITY OF SAN LUIS OBISPO
APPLICANT: SLO BREW PRODUCTION FACILITY
CITY FILE NUMBER: CODE-1316-2015
PROJECT MANAGER: RACHEL COHEN, CITY OF SLO
SUBJECT: HEARING TO CONSIDER A MANDATORY REFERRAL BY THE CITY OF SAN
LUIS OBISPO (CITY) FOR A DETERMINATION OF CONSISTENCY OR
INCONSISTENCY FOR THE SLO BREW PRODUCTION FACILITY ZONING
TEXT AMENDMENT AND SPECIFIC PLAN AMENDMENT TO ADD "NIGHT
CLUB" AS AN ALLOWED USE IN THE BUSINESS PARK ZONE. THE
PURPOSE OF THE AMENDMENT IS TO ALLOW LIVE OUTDOOR
ENTERTAINMENT AT THE SLO BREWING PRODUCTION FACILITY IN THE
AEROVISTA BUSINESS PARK.
LOCATION: THE PROPOSAL APPLIES TO THE BUSINESS PARK ZONE WITHIN THE
AIRPORT AREA SPECIFIC PLAN OF THE CITY OF SAN LUIS OBISPO,
INCLUDING AREAS WEST OF HIGHWAY 227 AND AROUND TANK FARM
ROAD, AS WELL AS THE SAN LUIS RANCH PROPERTY. THE SPECIFIC
PROPOSAL SITE IS A 3.49-ACRE PROPERTY (APN: 053-412-022) LOCATED
AT 855 AEROVISTA PLACE WITHIN THE CITY OF SAN LUIS OBISPO, WITHIN
THE AEROVISTA BUSINESS PARK, AND APPROXIMATELY 300 FEET FROM
THE INTERSECTION OF AEROVISTA PLACE AND HIGHWAY 227. THE
PROPERTY IS WITHIN THE BUSINESS PARK ZONE. THE PROPOSED
PROJECT IS LOCATED IN THE SAN LUIS OBISPO COUNTY REGIONAL
AIRPORT LAND USE PLAN (ALUP)-AVIATION SAFETY AREAS S-1c.
RECOMMENDATION:
Recommend a determination of consistency to the City of San Luis Obispo for the proposed
Zoning Text Amendment and Specific Plan Amendment to add "night club" as an allowed use in
the Business Park Zone applicable only to the SLO Brewing Facility Project Site in accordance
with Section 2. 7 of the ALUP and subject to the eight conditions of approval set forth on pages and
7 and 8 of this report, and that future "night club" uses in all other areas of the AASP Business
Park Zone shall be required to meet the standards and requirements of the Airport Land Use Plan
and shall be referred to the Airport Land Use Commission for a determination of consistency with
the Airport Land Use Plan.
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ATTACHMENT 3
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Finding(s):
1. The proposed amendment to add "night club" to the BP zone is consistent with General
Land Use Policy G-3, because the project is consistent with the applicable Specific Land
Use Policies for Noise and Safety with conditions of approval that require specific siting of
the use and referral to the Airport Land Use Commission for future proposals. An
amendment to add "night club" to the specific SLO Brewing Facility property (APN: 053:.
412-022) is consistent with the General Land Use policies because all information required
for review has been provided by the referring agency; and the specific project does not
present specific incompatibilities to the continued economic vitality and efficient operation
of the Airport with respect to safety, noise, overflight or obstacle clearance.
2. The proposed amendment to add "night club" to the BP zone is consistent with the Specific
Land Use Policies for Noise because conditions of approval are included that require that
future development proposals are referred to the ALUC in all portions of the Business Park
Zone. An amendment to add "night club" to the specific SLO Brewing Facility property
(APN: 053-412-022) is consistent with the Specific Land Use Policies for Noise because
although the use is inconsistent with the strict application of the policies, the proposed
individual project presents a unique circumstance whereby live outdoor music associated
with a brewery involves sound amplification and the expectation of higher decibel levels
among the outdoor seated patrons. Additionally, noise-sensitive uses such as wedding
ceremonies are restricted in the conditions of approval.
3. The proposed amendment to add "night club" to the BP zone is consistent with the Specific
Land Use Policies for Safety because the density of future nonresidential development with
a proposed "night club" use will be required to conform to the ALUP. An amendment to add
"night club" to the specific SLO Brewing Facility property (APN: 053-412-022) is consistent
with the Specific Land Use Policies for Safety because 1) the project is consistent with the
120 person/acre maximum density of non-residential use in Table 7, and 2) although the
use is inconsistent with the strict application of Table 8, the proposed individual project
presents a unique circumstance whereby the maximum attendance of 600 people is
anticipated to be congregated both inside and outside within the larger 3.49 acre site during
live outdoor music events, with a non-residential land use density significantly less than
applied in Table 8.
4. As required by the applicable Specific Land Use Policies for Airspace Protection, the
proposed amendment to add "night club" to the BP zone does not approve any specific
development. An amendment to add "night club" to the specific SLO Brewing Facility
property (APN: 053-412-022) does not allow development to exceed 200 feet above ground
level; obstruct the surface of a takeoff and landing area or any imaginary surface
established under Section77.25 or 77.29 of the Federal Aviation Regulations; or allow any
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ATTACHMENT 3
PC1 - 23
structure, landscaping, glare, apparatus, or other feature, whether temporary or permanent
in nature to constitute an obstruction to air navigation or a hazard to air navigation.
5. As required by the applicable Specific Land Use Policies for Overflight, the proposed
amendment to add "night club" to the BP zone is consistent with the overflight policies of
the ALUP to ensure that potential and prospective airport area land users are provided with
sufficient information on the presence and activity of the Airport and associated noise and
safety impacts in order for them to make an informed decision as to whether or not they
wish to live and/or work in the Airport area. The majority of property in the BP zone,
including the site of the specific proposed brewery, is adjacent to the airport and is not
located within any flight paths. Individual projects will be required to provide avigation
easements and full and accurate disclosure of airport operations.
6. The proposed amendment to add "night club" to the BP zone will not exceed the maximum
building coverage nor increase densities greater than what is allowed per Table 7 of the
ALUP, because the addition of "night club" does not propose any specific development. An
amendment to add "night club" to the specific SLO Brewing Facility property (APN: 053-
412-022) does not exceed the maximum building coverage nor increase densities greater
than what is allowed per Table 7 of the ALUP because the incorporated conditions of
approval limit the allowed number of people on the site.
PROJECT DESCRIPTION:
Proposal: Add "night club" to existing Business Park Zone (City of San Luis Obispo) to the
Airport Area Specific Plan, and allow "night club" use for the specific SLO Brewing
Facility property (APN: 053-412-022)
Setting: Various
Existing Uses: Various
Site Area: Various properties within the Airport Review Area
DISCUSSION:
Project Description
Proposed Addition of "Night Club" to Business Park Zone (BP)
The applicant has submitted a request to the City of San Luis Obispo to allow "night club" as an
allowed use in the BP zone of the Airport Area Specific Plan (AASP). The addition of this use
necessitates an amendment to the City's General Plan to add the use to the BP zone of the AASP.
Proposed Outdoor Live Music with SLO Brewing Facility
The specific project that has precipitated the addition of "night club" to the BP zone is a request for
outdoor live music at the proposed location of a new brewery and tasting room at 855 Aerovista
Place. The project includes a 10,204 square foot brewery production facility, a 1, 170 square foot
beer tasting area, a 256 square foot kitchen to serve pizza with indoor seating, and 600 square
feet of outdoor seating. The proposal includes a request to host live music for the patrons of the
tasting room around the existing rock outcropping in the outdoor patio area and/or inside the
facility. In addition, the request includes hosting weddings, concerts, or other large party events on
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ATTACHMENT 3
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Friday evenings, Saturdays, and Sundays ending no later than 10:30 pm with a maximum
attendance of 600 people.
Setting/Existing Uses/Site Area
Proposed Addition of "Night Club" to Business Park Zone
The GPA proposal includes the addition of a new "night club" use to the BP zone of the AASP in
the City of San Luis Obispo. These areas include pockets of BP zone west of Highway 227 and
around Tank Farm Road, as well as the San Luis Ranch property. Much of the BP zone is already
developed with a mix of commercial and warehouse uses. Undeveloped BP zone areas include
some parcels around Aerovista Place and at the northwest corner of Tank Farm Road and
Highway 227. A specific plan for the San Luis Ranch property bordered by Buckley Road and
Vachell Lane is currently under review and therefore "night club" uses may or may not apply
depending on the final approval of the specific plan. Night club uses are not anticipated in the San
Luis Ranch property under the current proposal.
Proposed Outdoor Live Music with SLO Brewing Facility
The specific brewery with tasting room is proposed at 855 Aerovista Place on APN 053-412-022
(3.49 acres), with outdoor live music at the base of a large existing rock outcropping. The property
is an undeveloped parcel within the Aerovista Business Park, which includes four, two-story office
buildings that house a variety of professional offices, a fitness facility, and the proposed SLO
Brewery. The Aerovista Business Park campus is on a total of 9.94 acres. The airport is located
directly across Aerovista Place to the west, and property to the north and south is undeveloped.
Airport Land Use Plan Applicability
The project is a request to add "night club" to the City's Business Park Zone to allow live outdoor
entertainment, which is intended to facilitate the addition of live outdoor music to the SLO Brewing
facility. The various locations of BP zoning are located primarily within San Luis Obispo County
Regional Airport Land Use Plan Aviation Safety Area S-1 c with a few areas within Safety Area S-
1 b and a small section within the Runway Protection Zone of the San Luis Obispo County Regional
Airport (SBP) active Runway 29. Portions of the BP Zone are located within the projected 50 dB,
55 dB, and 60 dB airport noise contours, as shown on Exhibit 2 (Airport Noise Contours). Whether
the proposed night club use is an allowable use in accordance with the ALUP 5.3 Land Use
Compatibility Table is dependent on the location and surrounding uses of each specific future
project, because the proposed use is considered a restaurant with exterior seating areas, and this
use within some Airport Noise Exposures and Aviation Safety Areas is allowable (see further
discussion below under Noise and Safety).
ALUP Table 7-Planning Requirements
Proposed Addition of "Night Club" to Business Park Zone
The proposed project to add "night club" to the BP zone in the AASP does not change the
requirements for future individual projects in the BP zone to meet the maximum building coverage,
density of residential use, and density of non-residential use provisions of Table 7. However, the
addition of the proposed "night club" use could facilitate the introduction of venues for live outdoor
music where a higher density of people congregate. Future projects that include the "night club"
use would be required to meet these requirements.
Proposed Outdoor Live Music with SLO Brewing Facility
The AASP allows 120 people per acre as a Cluster Development Zone with approved Airport
Compatible Open Space Plan and Detailed Area Plan. The proposal for live outdoor music for the
SLO Brewing project is consistent with the 120 person/acre maximum density of non-residential
use, because the overall site of the Aerovista Business Park is 9.94 acres, which allows a
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ATTACHMENT 3
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maximum of 1, 192 people on the site. The project applicant proposes a maximum of 600 people
for the outdoor live venue. Events are proposed to be scheduled on Friday evenings, Saturdays,
and Sundays, when minimal employees are within the offices and other businesses that comprise
the Aerovista Business Park.
ALUP Table 8-Non-Residential Land Use Densities
The applicable use category from Table 8 for the proposed "night club" use is Food and Beverage
Service. Future proposals in the BP zone will be required to comply with the non-residential
density requirement of one person per 60 square feet of gross floor area. The proposed SLO
Brewing facility includes a 10,204 square foot brewery production facility, a 1, 170 square foot beer
tasting area, 256 square-foot kitchen, and 600 square feet of outdoor seating for a total area of
12,230 square feet. With a maximum anticipated attendance of 600 people, the proposed facility
exceeds the one person per 60 square feet gross floor area requirement if based on the strict
developed square footage, as the proposal would result in one person per approximately 20
square feet of gross floor area. However, as the maximum attendance of 600 people is anticipated
to be congregated both inside and outside within the larger 3.49 acre site during live outdoor music
events, the non-residential land use density would be significantly less at approximately one
person per 250 square feet.
ALUP 4.2 General Land Use Policies
The proposed project is consistent with the general land use policies because although it is
unknown whether individual projects will conform with all applicable Specific Land Use Policies,
including noise and safety, future night club uses on specific sites will be required to obtain a
determination of consistency by the ALUC. See Specific Land Use Policy section below for more
information.
ALUP 4.3 Specific Land Use Policies: Noise
Proposed Addition of "Night Club" to Business Park Zone
The proposed project is not consistent with the objective of the ALUP noise policies to minimize
the number of people exposed to frequent and/or high levels of airport noise or to frequent and/or
high cumulative noise levels of which airport noise is one component. Outdoor eating and drinking
areas associated with a bar or tavern use is considered an Extremely Noise Sensitive Land Use.
According to Table 5, which summarizes the compatibility of noise sensitive land uses with
projected CNEL contours, these types of land uses are prohibited within the 60 dB contour and
must qualify as Infill development (Section 4.3.2.3) if they are located between the 55 and 60 dB
contours.
Since the Business Park Zone includes areas within the 60 dB contour, as well as areas between
the 55 and 60 dB contours, it is unknown whether future individual projects would be compatible,
prohibited, or would need to qualify as infill if located within these noise contours. Therefore, the
request to add the proposed use to the BP zone is not consistent with the ALUP noise policies.
Staff has included conditions of approval that future "night club" proposals in the BP zone of the
AASP to be referred to the ALUC for a determination of consistency if they fall between the 55 and
60 dB contour, and are prohibited in the 60 dB contour unless the ALUC finds them consistent with
the ALUP by a 2/3 majority vote as described in Section 2.7 of the ALUP.
Proposed Outdoor Live Music with SLO Brewing Facility
The specific request to add outdoor live music to the SLO Brewing Facility is inconsistent with the
noise contour policies of the ALUP. The property is split between being inside the 60 dB CNEL
contour and between the 55 and 60 dB contours, with the outdoor music area primarily inside the
Page 5of9
ATTACHMENT 3
PC1 - 26
60 dB contour.
As stated above, outdoor eating and drinking areas associated with a bar or tavern use is
considered an Extremely Noise Sensitive Land Use. According to Table 5, which summarizes the
compatibility of noise sensitive land uses with projected CNEL contours, these types of land uses
are prohibited within the 60 dB contour and must qualify as Infill development (Section 4.3.2.3) if
they are located between the 55 and 60 dB contours.
In the case of the SLO Brewing Facility, the proposed use involves 600 square feet of outdoor
seating and live music around the existing rock outcropping in the outdoor patio area. The
applicant has also proposed to host weddings, concerns, or other large party events on Friday
evenings, Saturdays, and Sundays no later than 10:30 pm with a maximum attendance of 600
people. Live outdoor music is potentially consistent with the noise policies due to the sound
amplification and the expectation of higher decibel levels among the outdoor seated patrons.
However, attendees at events such as weddings or other large outdoor parties are more likely to
expect a quieter surrounding than the 55-60 and above decibel levels. Staff has recommended
conditions of approval restricting wedding ceremonies or other similar noise-sensitive events, as
well as restricted days and hours for live outdoor music to occur.
ALUP 4.4 Specific Land Use Policies: Safety
Proposed Addition of "Night Club" to Business Park Zone
The various locations of Business Park zoning are located primarily within San Luis Obispo County
Regional Airport Land Use Plan Aviation Safety Area S-1 c with a few areas within Safety Area S-
1 b and a small section within the Runway Protection Zone of the San Luis Obispo County. As
stated earlier, the AASP allows 120 people per acre as a Cluster Development Zone with approved
Airport Compatible Open Space Plan and Detailed Area Plan. In the case of the addition of "night
club" use to the BP zone, future nonresidential development would be required to be consistent
with the densities specified in Table 7. Therefore the project is consistent with the ALUP safety
policies.
Proposed Outdoor Live Music with SLO Brewing Facility
The project is potentially consistent with the ALUP Safety Policy S-2, which states that a project
would be inconsistent with the ALUP if the project would permit or fail to adequately prohibit any
future nonresidential development at a density greater than specified in Table 7. These policies are
intended to minimize the risk to the safety and property of persons on the ground associated with
potential aircraft accidents and to enhance the chances for survival of the occupants involved in an
accident which takes place beyond the immediate runway environment.
Although the proposal for live outdoor music for the SLO Brewing project is consistent with the 120
person/acre maximum density of non-residential use, the proposed facility is not strictly consistent
with the one person per 60 square feet gross floor area for non-residential land use densities
provided in Table 8, as the proposal would result in one person per approximately 40 people per
acre based on the square footage of the building. However, as the maximum attendance of 600
people is anticipated to be congregated both inside and outside within the larger 3.49 acre site
during live outdoor music events, the non-residential land use density would be significantly less at
approximately one person per 250 square feet.
ALUP 4.5 Specific Land Use Policies: Airspace Protection
The proposed project is consistent with the airspace protection policies of the ALUP to minimize
the risk of potential aircraft accidents in the vicinity of the Airport by avoiding the development of
Page 6of9
ATTACHMENT 3
PC1 - 27
land uses and land use conditions which pose hazards to aircraft in flight. The proposed project
does not pose an obstruction to the air navigation because the height of proposed future
development, including the specific brewery project, in the BP zone is limited to the heights in the
City Zoning Ordinance. The area zoned BP is located. within the Transitional and Horizontal
Airport Imaginary surfaces, and the specific brewery project is located in the Transitional Airport
Imaginary surface.
ALUP 4.6 Specific Land Use Policies: Overflight
The proposed project is consistent with the overflight policies of the ALUP to ensure that potential
and prospective airport area land users are provided with sufficient information on the presence
and activity of the Airport and associated noise and safety impacts in order for them to make an
informed decision as to whether or not they wish to live and/or work in the Airport area. The
majority of property in the BP zone, including the site of the proposed brewery, is adjacent to the
airport and is not located within any flight paths. Individual projects will be required to provide
avigation easements and full and accurate disclosure of airport operations. A portion of the BP
zone (San Luis Ranch) is located between numerous flight paths. This project is currently under
review for a specific plan, and those employees will receive sufficient information regarding the
presence of airport activity within the vicinity as part of the specific plan review.
ALUC ACTION CHOICES
The ALUP recognizes that because the ALUP covers a wide and diverse geographical area, the
strict application of ALUP polices may be inappropriate under circumstances in the review of small-
scale individual projects. In the case of a situation where a project fails to meet one or more of the
ALUP policies, the ALUC is authorized to find a proposed individual project consistent with the
ALUP with an action requiring a 2/3 majority vote by the ALUC (Section 2.7). However, in the case
of a general plan amendment, specific plan amendment, or zoning regulation, the ALUC is only
authorized to find the request consistent with the ALUP with a 2/3 majority vote if:
a) the action only applies to property occupied by the referred individual project, and
b) the action shall contain provisions sufficient to ensure that no development other than
the exact project referred to and considered by the ALUC may be established within
the referral area.
The current request is a general plan amendment and specific plan amendment to add "night club"
to the Business Park Zone. Future developments with a "night club" use could be compatible,
prohibited, or would need to qualify as infill depending upon the specific characteristics and
location of the development. Conditions of approval are included that future "night club" proposals
in the BP zone of the AASP be referred to the ALUC for a determination of consistency.
If the ALUC finds the specific SLO Brewing Facility project to be inconsistent with specific policies
of the ALUP, they are authorized to find the project consistent with the ALUP under the provisions
of Section 2. 7 because it is a specific, individual project. Section 2. 7 is clear that the ALUC is
authorized to find projects consistent with the ALUP with a 2/3 majority vote only for a specific and
individual project. The proposed addition of "night club" to the SLO Brewery Facility is a specific
and individual project because it affects one specific property, and therefore can be found
consistent under the provisions of Section 2.7. Staff has included findings and conditions of
approval for this ALUC action.
Page 7of9
ATTACHMENT 3
PC1 - 28
Revised Conditions:
Conditions of Approval to be incorporated into the proposed amendment to add "night
club" use to the Business Park Zone within the Airport Area Specific Plan:
1. Future development that includes "Nightclub" uses proposed within the Business Park Zone
of the Airport Area Specific Plan shall meet the standards and requirements of the Airport
Land Use Plan, and shall be referred to the Airport Land Use Commission for a
determination of consistency with the Airport Land Use Plan.
2. All tall structures shall be reviewed by the Air Traffic Division of the FAA regional office
having jurisdiction over San Luis Obispo County to determine compliance with the
provisions of FAR Part 77. In addition, applicable construction activities must be reported
via FAA Form 7460-1 at least 30 days before proposed construction or application for
building permit.
Conditions of Approval to be incorporated into any use permit(s) for development for the
specific SLO Brewing Facility project site (APN: 053-412-022):
1. Non-residential density for the property is limited to no more than 600 persons.
2. No wedding ceremonies or other similar noise-sensitive events and/or activities are allowed
on the outdoor portions of the property, and any indoor uses must comply with applicable
density restrictions within the Airport Land Use Plan.
3. The proposed hours allowed for live outdoor music events shall be 6:00 p.m. to 11 :00 p.m.
on Fridays, and 8:00 a.m. to 11 :00 p.m. on Saturdays and Sundays.
4. No structure, landscaping, apparatus, or other feature, whether temporary or permanent in
nature shall constitute an obstruction to air navigation or a hazard to air navigation, as
defined by the ALUP.
5. Any use is prohibited that may entail characteristics which would potentially interfere with
the takeoff, landing, or maneuvering of aircraft at the Airport, including:
• creation of electrical interference with navigation signals or radio communication
between the aircraft and airport;
• lighting which is difficult to distinguish from airport lighting;
• glare in the eyes of pilots using the airport;
• uses which attract birds and create bird strike hazards;
• uses which produce visually significant quantities of smoke; and
• uses which entail a risk of physical injury to operators or passengers of aircraft (e.g.,
exterior laser light demonstrations or shows).
6. Avigation easements will be recorded for each property developed within the area included in
the proposed local action prior to the issuance of any building permit or conditional use permit.
Page 8of9
ATTACHMENT 3
PC1 - 29
7. All owners, potential purchasers, occupants (whether as owners or renters), and potential
occupants (whether as owners or renters) will receive full and accurate disclosure
concerning the noise, safety, or overflight impacts associated with airport operations prior
to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any
property or properties within the airport area.
Page 9of9
ATTACHMENT 3
PC1 - 30
Under review:
Avila Ranch
Vacant site with
an entitlement for
office buildings
SESLOC
Credit Union
Built out, includes
MindBody Campus
Vacant sites with
entitlements for
office buildings
Vacant site (expired
entitlement for a hotel)
SLO Brew site
Legend
Zoning
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Proposal
for
Zone Text Amendment
Specific Plan Amendment
BUSINESS PARK ZONE
City of San Luis Obispo
Revised July 20, 2015
Steven D. Pults, AIA & Associates, LLP
3592 Sacramento Drive, Suite 140
San Luis Obispo, CA 93401
ATTACHMENT 5
PC1 - 32
Zoning Text Amendment
This summarizes our request for a text amendment to add special events “Night Club Use” as an allowed
use, with directors approval, in the Business Park Zone. Currently there are no provisions for any kind of
entertainment or special event in the BP Zone.
Our current project, the SLO Brewing Production Facility, is located in the Business Park Zone in the
airport area. A small part of the project includes a beer tasting room, along with a small kitchen to serve
pizza. There are indoor and outdoor seating areas to accommodate customers. The purpose of the text
amendment is to provide the opportunity to have live entertainment, at appropriate times, for this
function.
The production facility is set in the midst of the Aerovista Business Park. The park includes four other
office buildings, which house a variety of professional offices. The entire campus is 9.94 acres. The
timing of events would be controlled and be outside of normal office hours. Live entertainment events
would be limited to evenings, weekends when the office buildings will be virtually empty. Hours would
be in accordance with the Airport Land Use Commission approval: Fridays from 5:00 to 11:00 pm,
Saturday and Sundays from 8:00 am to 11:00 pm. The entire campus is 9.94 acres.
The initial concept includes a couple of events per week, which would consist of a local band to provide
live music for the patrons of the tasting room. There may also be concerts or possibly weddings on
weekends only for larger crowds of up to 600. These would be held around the existing rock outcropping
in the outdoor patio area and/or inside the facility. Parking for these events would be on site which has a
total of 447 parking spaces.
The actual number, type, and timing for events would be considered on an individual basis as part of the
administrative use permit process. No events would be allowed without directors approval.
We feel these events are consistent with the currently allowed uses in this zone. While each project has a
different set of conditions in terms of location, tenants, parking, etc., the administrative use permit process
would provide the specific controls on a location by location basis.
Specific Plan Amendment
We feel this proposal falls within the intent of existing Airport Area Specific Plan policies.
The Airport Area Specific Plan states the following regarding Business Park Zoning:
“Areas designated Business Park are primarily for research and development, light manufacturing, and
business services that are compatible with each other and with airport operations. Activities that are
supportive of, or accessory to, the primary activities may be allowed as well.”
The underlined portion of this section is clearly supportive of accessory uses. The specific plan currently
allows, with Directors Approval, a Bar/Tavern or in our case a tasting room. To have a band or even a
single musician would seem to be a normal accessory use for a bar/tavern, but currently there is no
provision to allow any type of live entertainment.
The Business Park Zone is intended to include projects that are designed as a “Campus Type
Development” with a fairly wide mix of business services, manufacturing, and distribution in a single
location. These developments would typically be virtually unoccupied on nights and weekends, making
them an excellent location for the type of special events we have requested. The developments are
generally located away from residential areas or uses that would conflict with these events.
ATTACHMENT 5
PC1 - 33
General Plan
We feel this proposal falls within the intent of existing General Plan policies.
One of the goals of the General Plan is to: “Emphasize more productive use of existing commercial
buildings and land areas already committed to urban development”. Our request to allow special events
in the Business Park Zone is directly aligned with that goal. Weekend and after hour events will allow the
use of existing commercial developments when they would otherwise be vacant and unused.
The General Plan uses designated for Business Parks, includes: Research and development, Light
manufacturing, Financial and Professional Services and Offices, Small Retail, Restaurants, Caretaker
quarters, and Public and quasi-public uses. It also encourages “compatible mixed uses in commercial
districts”. Again our proposal falls directly in line with these.
General Plan Policy 4.3, states: “Entertainment facilities, such as nightclubs and theaters shall be in the
Downtown”. This policy appears to conflict with our request, however, it needs to be noted that we are
not requesting that a traditional “nightclub” be allowed, and we have no desire or intention of running a
nightclub. The terminology is somewhat misleading. The special event and live music uses we are
requesting are very different from a traditional nightclub.
The general plan and the zoning ordinance have no specific category that accurately defines our request.
City staff has indicated that what we are asking for would fall under the “nightclub” classification, so we
have applied under this classification. We are asking to be able to provide live music in conjunction with
a beer tasting room, and to be able to have special events, such as concerts and possibly weddings. We do
not feel that this would conflict with a traditional nightclub or this policy.
Airport Land Use Commission
Requirements:
1 Proposed amendment requires approval by the Airport Land Use Commission.
2. Proposed amendment - refer to attached zoning regulations mark up.
3. Adjacent property owners - to be provided by the City.
4. Map of geographic area, including land uses, airport area, - refer to Specific Plan Map attached.
Airport Area Safety Zone: S-1c - refer to attache Safety Zone Map
Maximum Population: 120 people per acre - Table 4.6 Airport area Specific Plan
Site Size: 9.94 acres
Noise Study attached.
5, 6, 7, 8. Proposed site is already developed, so uses are existing. Office complex.
9. Environmental Assessment: Noise Study attached.
10. Avigation Easement is already in existence for this property, per 1999-079221 and per 2001-011944
ATTACHMENT 5
PC1 - 34
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ATTACHMENT 6
PC1 - 35
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ATTACHMENT 7
PC1 - 36
AEROVISTA BUSINESS PARK - PARKING CALCULATION
895 AEROVISTA PLACE 01.27.16
BUILDING A
SUITE LEASE SF TABLE 6 PARKING HOURS OF
NO (SLO CITY ORD)REQUIRED OPERATION
1ST FLOOR 100 MURPHY BANK 934 300 3.11 M - F / 8 - 5
101 RWQCB 7946 300 26.49 M - F / 8 - 5
102 EARTH SYSTEMS 6447 300 21.49 M - F / 8 - 5
103 STEWART, MALOTTE & MOLIN 3314 200 16.57 M - F / 8 - 5
106 SLO COGNATIVE BEHAVIOR TRMT CTR 1763 200 8.82 M - F / 8 - 5
2ND FLOOR 200 RWQCB 22163 300 73.88 M - F / 8 - 5
42567 PARKING REQ'D:150.35
865 AEROVISTA PLACE
BUILDING B
SUITE LEASE SF TABLE 6 PARKING HOURS OF
NO (SLO CITY ORD)REQUIRED OPERATION
1ST FLOOR 110 BISHOP VISTA, INC 1594 300 5.31 M - F / 8 - 5
120 SLO REHAB 764 300 2.55 M - F / 8 - 5
130 EGGEN & ASSOCIATES 1727 300 5.76 M - F / 8 - 5
140 TETRA TECH 617 300 2.14 M - F / 8 - 5
2ND FLOOR 210 DR. BORGARDT 1479 200 7.40 M - F / 8 - 5
220 VACANT 1089 300 3.72
230 TETRA TECH 2378 300 7.93 M - F / 8 - 5
9648 PARKING REQ'D:34.80
835 AEROVISTA PLACE
BUILDING C
SUITE LEASE SF TABLE 6 PARKING HOURS OF
NO (SLO CITY ORD)REQUIRED OPERATION
1ST FLOOR 110 DR. HOWALT 2351 200 11.76 M - F / 8 - 5
130 SHERIFF’S OFFICE 2362 300 8.12 BY APPT
2ND FLOOR 210 DR. BASS 1538 200 7.69 M - F / 9 - 5
220 BIOKINETIC 1018 300 3.49 M - F / 8 - 5
230 AUZCO/WESTPAC 2378 300 7.93 M - F / 8 - 5
9647 PARKING REQ'D:38.98
805 AEROVISTA PLACE
BUILDING F
SUITE LEASE SF TABLE 6 PARKING HOURS OF
NO (SLO CITY ORD)REQUIRED OPERATION
1ST FLOOR 101 VOLTA WEST 549 300 1.83 M - F / 8 - 5
102 CARABETH 1303 300 4.34 BY APPT
103 FIT FINANCIAL 1388 300 4.63 M - F / 8 - 5
104 ATHLON 8258 300 27.53 M - Sa / 6 - 8
105 ATHLON 718 300 2.39 M - Sa / 6 - 8
106 SAN LUIS INTERNAL MEDICINE 2708 200 13.54 M - F / 8 - 5
109 VACANT 1217 300 4.06
2ND FLOOR 201 VACANT 5226 300 17.42
202 VACANT 4146 300 13.82
ATTACHMENT 8
PC1 - 37
203 TSA 934 300 3.11 M - F / 8 - 5
204 SMS MASTERMIND 2468 300 8.23 M - F / 8 - 5
205 SMS MASTERMIND 3403 300 11.34 M - F / 8 - 5
206 ERICSON CPA 1713 300 5.71 M - F / 8 - 5
34031 PARKING REQ'D:117.95
855 AEROVISTA PLACE
SUITE LEASE SF TABLE 6 PARKING HOURS OF
NO (SLO CITY ORD)REQUIRED OPERATION
OUTDOOR SPACE 600 60 10.00
110 LEASE 1595 200 7.98
120 LEASE 775 200 3.88
130 LEASE 3348 200 16.74
140 SLO BREW - TASTING 956 60 15.93 M - Su / 11 - 10
150 SLO BREW - KITCHEN 1273 100 12.73 M - Su / 11 - 10
SLO BREW - STORAGE 664 500 1.33 N / A
160 SLO BREW - PRODUCTION 7549 500 15.10 24 / 7
170 SLO BREW - EVENT 3047 60 50.78 AS REQUIRED
180 LEASE 9782 300 32.61
29589 PARKING REQ'D:167.07
125482 TOTAL REQ’D 509.15
TOTAL PROVD’D 444.00
ATTACHMENT 8
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The Rock @ SLO Brew
Safety and Security Plan
Introduction:
The SLO Brew Rock security plan will be broken down into three (3) parts; definitions,
systems and implementation. This structure will help with ease of finding required information
within this document.
Definitions:
The definitions in this section will clarify the distinctions we make as to what constitutes
the levels of safety and security that will be implemented for any given event. This will help us
implement this plan to the best of our abilities.
• “Event(s)” will be defined as any gathering of greater than (100) patrons.
• “Major Event(s)” will be defined as any gathering of more than (300) up to our land use
and building capacity.
• “Venue” will be defined as any area within or on the property including parking lots and
“The Rock”.
• “Attendant” will be defined as any staff member with adequate training to implement this
safety and security plan. Training will include topics such as crowd control, procedures
for dealing with unruly patrons, basic first aid, and procedures for dealing with medical
emergencies.
• “Staff” will be defined as any person employed by the venue for purposes other than
patron interaction.
• “Supervisor” will be defined as any staff member that will be properly trained in the total
implementation of all venue safety and security practices. This will include topics such as
crowd control, emergency safety procedures and all systems within the venue.
• “Patron” will be defined as any person seeking to procure any service within the venue.
Systems:
The systems of this safety and security plan will be broken down into two (2) sections:
the venue and procedures. This will differentiate how the physical structure will add to this
safety and security plan and how the attendants and procedures will contribute as well.
-Venue:
The venue will contribute in several ways to the success of this safety and security plan.
The general layout of the venue will help with the flow of foot traffic resulting in a smooth
operation of pre and post event.
Starting with the parking lot, the flow of foot traffic leads to the front of the venue (see
CPTED Plan). The available parking abuts the walkways leading to the interior of the venue,
where an attendant in the patio area will greet them. During all events we will place lines to form
an orderly queue of patrons to be received by an attendant, which will preserve the original flow
of foot traffic. We will also have temporary signage that will denote direction of event. The
permanent exit signs will be augmented by temporary directional signage to direct exiting
patrons. Exterior of venue buildings will also be lit as per code.
Within the venue, patrons are restricted from entering production areas without an escort.
This is accomplished with several security doors that will only be accessible with a key by
ATTACHMENT 9
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authorized attendant(s) or staff member(s). This will minimize the occurrence of accidents and
medical emergencies within that part of the venue.
-Procedures
This section will outline the procedures used to ensure safety and security of venue
property and patrons. Our attendants will be trained in all procedures included within this
section.
• Entering- attendants direct all patrons to their desired areas. During events we will
have attendants directing all patrons to reception. During major events, attendants
will place lines and temporary signage so as to not impede existing foot traffic
and direct patrons to appropriate area. The areas where queues will be formed are
denoted on Figure 1.
• Exiting- all patrons will be directed to exits by attendants so as not to impede
traffic flow. Attendants will also help direct traffic during major events.
Attendants will also equip flashlights in the event of an evening exit.
• Health and safety- all attendants will be trained to properly check and read IDs to
ascertain age of patrons imbibing alcohol. All attendants will also be trained in
basic first aid.
• Emergency procedure- in the event that a patron or staff member is in need of
emergency medical aid, attendants will notify the proper authorities as well as
supervisor on duty. In the case of unruly patron, attendants will notify proper
authorities and escort the patron to the parking lot. In the event of a fire or other
disaster, attendants will escort all occupants to parking lots on both ends of the
property in a safe and orderly manner in conjunction with emergency action plan.
• Staffing- as this is a working production facility, staff is available during regular
opening hours. In the case of a scheduled event we will have no less than (4)
attendants as well as event staff (catering crew, kitchen staff, Brew staff). In the
case of a major event we would staff according to projected attendance at a rate of
(1) attendant for every (30) patrons.
• Standard practices- these procedures and practices will be standard throughout the
venue.
o We have a professional manager on site during all hours of operation.
o We have attendants at entrances and exits to facilitate flow of foot traffic.
o Attendants increased for events and major events
o All attendants equipped with walkie-talkies direct to manager.
o Manager periodically checks outside of building.
o Manager carries cell phone to allow instant access to SLO PD
o Bathrooms as required by occupancy.
o Security cameras installed throughout
• Crowd Control practices- We consider this issue of major importance to the
community and the continued success of our operation, and there have instituted
the following measures to maintain behavioral patterns consistent with
community standards.
o Consult with SLO PD for guidance periodically;
o Consult with ABC officials for adequate standards;
o Consult and support drug and alcohol prevention efforts; and
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o Internal security practices
Insure legal occupancy is maintained
Maintain orderly queues and outside behavior
Refusal to serve over intoxicated patrons
Offer taxi or other means of transportation to minimize number of
drivers
Liaison with police
Implementation:
Implementation of this safety and security plan will be carried out by all staff and
supervisors. Supervisors are responsible for training all staff and attendants in all systems and
procedures. Additionally, supervisors will conduct regular audits of systems and procedures
with staff and attendants.
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Crime Prevention Through Environmental Design (CPTED) elements for
The Rock: SLO Brew
(full CPTED list follows)
Natural surveillance:
• landscape designs provide surveillance, especially in proximity to designated points of entry
and opportunistic points of entry.
• lighting design avoids poorly placed lights that create blind spots for potential observers and
miss critical areas. We ensure potential problem areas are well lit: pathways, entrances/exits,
storage areas, dumpster and recycling areas, etc.
• We avoid too-bright security lighting that creates blinding glare and/or deep shadows,
hindering the view for potential observers. (Eyes adapt to night lighting and have trouble
adjusting to severe lighting disparities.)
• We use shielded or cut-off luminaires to control glare.
• We placed lighting along pathways and other pedestrian-use areas at proper heights for
lighting the faces of the people in the space (and to identify the faces of potential attackers).
Natural surveillance measures are complemented by mechanical and organizational measures.
For example, closed-circuit television (CCTV) cameras
Natural territorial reinforcement:
• Security system signage is visible at access points.
• Premises and landscaping is maintained such that it communicates an alert and active
presence occupying the space.
• Owners have a vested interest and are more likely to challenge intruders or report them to the
police.
• Amenities such as seating or refreshments are placed in common areas in a commercial or
institutional setting helps to attract larger numbers of desired users.
• Activities are scheduled in common areas to increases proper use, attract more people and
increase the perception that these areas are controlled.
• Territorial reinforcement measures make the normal user feel safe and make the potential
offender aware of a substantial risk of apprehension or scrutiny.
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ATTACHMENT 9
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Sound Level Assessment for
SLO Brew Production Building
855 Aerovista Place
San Luis Obispo, CA
requested by
Auzco Developments
San Luis Obispo, CA. 93401
July 3, 2015
45dB.com
David Lord, PH.D.
Acoustics Consulting
P.O. Box 1406
San Luis Obispo
California 93406
tel. 805.704.8046
email: dl@45db.com
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SLO Brew Production page 2 7/3/15
Table of Contents
1.0 Description and Criteria .................................................................................4
2.0 Regulatory Setting ..........................................................................................4
2.1 State Regulation ..................................................................................5
2.2 Local Regulation ..................................................................................5
2.3 Airport Land Use Plan ......................................................................5
3.0 Existing Sound Levels ..................................................................................5
4.0 Future Sound Levels .....................................................................................15
5.0 Discussion and Conclusions ..........................................................................15
6.0 REFERENCES ...............................................................................................19
7.0 APPENDIX A: Glossary of Acoustical Terms .............................................20
8.0 Measurements, Calculations and Modeling .................................................23
8.1 Wind Measurement ..........................................................................23
8.2 Precision of Sound Level Meters. ................................................23
8.3 Sound Level Measurement Method ................................................23
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SLO Brew Production page 3 7/3/15
List of Figures
Figure 1. Site Plan, vicinity ....................................................................................6
Figure 2. Site Plan, nearest receptor .......................................................................7
Figure 3. Site Plan, specifi c ....................................................................................8
Figure 4. Measured Existing Sound Level ............................................................9
Figure 5. Measured One hour Leq .....................................................................10
Figure 6. Ldn / CNEL .......................................................................................11
Figure 7. Acceptable Noise Exposure ..............................................................12
Figure 8. City Noise Ordinance ......................................................................13
Figure 9. Airport Land Use Plan ...................................................................14
Figure 10. Future Sound Level .........................................................................16
Figure 11. Future Sound Level, detail ..............................................................17
Figure 12. Average Wind Conditions .................................................................18
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SLO Brew Production page 4 7/3/15
Sound Level Assessment for
SLO Brew Production Building
855 Aerovista Place
San Luis Obispo, CA
1.0 Description and Criteria
This sound level assessment is for the proposed development of the SLO Brew
Production Building with regard to surrounding noise levels from airport operations and potential
on-site sound generation from all sources. The possible noise sources examined in this study
are vehicular traffi c in the parking lot and surrounding streets, including nearby State Highway
227, air traffi c from San Luis Obispo County Regional Airport, and potential future night
club entertainment activity. The proposed SLO Brew Production Building site is bordered by
Aerovista Place to the north and cleared land to the south. Professional and commercial offi ces
are located adjacent to the proposed building with offi ce hours from 8 am to 5 pm each business
day, Monday through Friday. The northeast of the site is closest to the San Luis Obispo County
Regional Airport operations. The general layout and confi guration of the site, along with sound
level measurement locations are shown in “Figure 3. Site Plan, specifi c” on page 8.
This report provides a description of the environmental noise survey, a discussion of
applicable noise standards, results of the noise survey, future noise level projections, and noise
mitigation recommendations for the proposed residential development.
Existing sound levels were measured continuously on the proposed site at 10-second
intervals over a 24-hour period on Thursday, Friday and Saturday, June 19, 20, 21, 2015. An
acoustic model with sound level contours was generated for the site based on topography, noise
sources and measured sound level values.
Future sound levels associated with night club use are assumed to occur on designated
Thursdays, Fridays and Saturdays in the evenings from 6 pm to 2 am, not during the daytime
hours when there are nearby offi ce building operations.
2.0 Regulatory Setting
Noise is regulated at the federal, state and local levels through regulations, policies and/or
local ordinances. Local policies are generally adaptations of federal and state guidelines, adjusted
to prevailing local condition. Refer to “7.0 APPENDIX A: Glossary of Acoustical Terms” on
page 20 for further defi nition of metrics and terminology.
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SLO Brew Production page 5 7/3/15
2.1 State Regulation
The State of California’s Guidelines for the Preparation and Content of Noise Element
of the General Plan (1987). These guidelines reference land use compatibility standards for
community noise environments as developed by the California Department of Health Services,
Offi ce of Noise Control. Sound levels up to 65 Ldn or CNEL are determined to be normally
acceptable for multi-family residential land uses. Sound levels up to 70 CNEL are normally
acceptable for buildings containing professional offi ces or defi ned as business commercial.
However, a detailed analysis of noise reduction requirements is recommended when new offi ce
or commercial development is proposed in areas where existing sound levels approach 70 CNEL.
2.2 Local Regulation
Transportation Noise: Guidelines for transportation noise exposure are contained in City
of San Luis Obispo, General Plan Noise Element and Noise Guidebook (1996). The maximum
noise exposure standards for noise-sensitive land uses are shown in “Figure 7. Acceptable Noise
Exposure” on page 12.
2.3 Airport Land Use Plan
The location of the proposed site in relation to the airport is shown in “Figure 9. Airport
Land Use Plan” on page 14. The Airport Land Use Plan (ALUP), adopted December 1973 and
amended May, 2005, establishes Maximum Allowable Interior Noise Exposure from Aviation
Related Noise Sources for residential use. The metric used by the ALUP map is the “single-
event noise contour.” The reference event for determination of required single event noise
mitigation is assumed to be the straight-in departure of a regional airline jet from Runway 29.
3.0 Existing Sound Levels
Existing sound levels on the site were measured at 10-second intervals over a typical
weekend 24-hour period, Thursday, Friday and Saturday, June 19 - 21. These three days of the
week would be typical for scheduled events at the proposed venue. Recorded sound level data
consist of:
Average instantaneous sound level, dBA,
Leq 1 hour sound levels, dBA
Ldn or CNEL 24 hour average sound level, dBA
Audio recording of each event over 60 dBA.
From the measured data, existing hourly LEQ values were calculated and an overall
Community Noise Equivalent Level (CNEL) and Day Night Level (LDN) was calculated For
an explanation of technical defi nitions, see “7.0 APPENDIX A: Glossary of Acoustical Terms”
on page 20.
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SLO Brew Production page 6 7/3/15
Figure 1. Site Plan, vicinity
The vicinity site plan shows the proposed location of SLO Brew Production facility, with
adjacent building structures and the airport runway.
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SLO Brew Production page 7 7/3/15
Figure 2. Site Plan, nearest receptor
The proposed performance area is 891 feet from the nearest residential receptor. The propa-
gation of sound is mitigated by a large building, which acts as a noise barrier, and also by the
signifi cant traffi c noise on Highway 227, which will serve to mask noise and suppress audibility
of sound coming from the performance area.
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SLO Brew Production page 8 7/3/15
Figure 3. Site Plan, specifi c
The site plan shows the proposed location of SLO Brew Production facility, with adjacent
building structures. Existing sound level measurements were made in the area indicated, which
will be the future proposed general event area.
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SLO Brew Production page 9 7/3/15
Figure 4. Measured Existing Sound Level
Existing Sound Level, measured every 10 seconds over a 24-hour period. The sound level meter
is located in the middle of the proposed event area. Peak sound levels are generally identifi ed as
aircraft arrivals and departures. Sound levels are dBA, slow meter setting
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SLO Brew Production page 10 7/3/15
Figure 5. Measured One hour Leq
Measured Sound Levels, expressed as hourly Leq over a 24-hour period. The calculated LDN/
CNEL for the 24-hour period is 52 dBA, including calculated penalties for evening and nighttime
noise.
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SLO Brew Production page 11 7/3/15
Figure 6. Ldn / CNEL
This table shows the calculated results of hourly Leq sound levels on the overall LDN and
CNEL for existing sound level at the proposed performance area. All calculations are based on
continuous measured values shown in “Figure 4. Measured Existing Sound Level” on page 9.
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SLO Brew Production page 12 7/3/15
Figure 7. Acceptable Noise Exposure
City of San Luis Obispo: Acceptability of new noise-sensitive uses exposed to transportation
noise sources. Noise Element of the General Plan.
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SLO Brew Production page 13 7/3/15
Figure 8. City Noise Ordinance
City of San Luis Obispo Municipal Ordinance 9.12.060 Exterior Noise Limits. Referring to
Table No. 1 shown below, there is also a Correction for Character of Sound: In the event the
alleged offensive noise, as determined by the noise control offi cer, contains a steady, audible tone
such as whine, screech or hum, or is a repetitive noise such as hammering or riveting, or contains
music or speech, the standard limits set forth in Table 1 of this section shall be reduced by 5 dB.
The noise standard represented in Table 1 may be not be allowed to exceed:
(a) The noise standard for a cumulative period of more than thirty minutes in any hour;
or
(b) The noise standard plus 5 dB for a cumulative period of more than fi fteen minutes in
any hour; or
(c) The noise standard plus 10 dB for a cumulative period of more than fi ve minutes in
any hour; or
(d) The noise standard plus 15 dB for a cumulative period of more than one minute in
any hour; or
(e) e. The noise standard plus 20 dB for any period of time.
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SLO Brew Production page 14 7/3/15
Figure 9. Airport Land Use Plan
Location of proposed SLO Brew Production site in relation to the Airport Land Use Plan Airport
Noise Contours. The site is within and near to the projected 65 dBA airport Single Event Noise
Contour. Single Event noise is distinguished from “maximum sound level,” “Leq 1 hour sound
level” and “Ldn 24-hour sound level” used elsewhere in this report.
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SLO Brew Production page 15 7/3/15
4.0 Future Sound Levels
Existing measured sound levels provide a baseline from which future sound levels can be
predicted. Future sound levels are related to increased activity at the proposed performance area
and SLO Brew production facility operations. In addition there are expected to be increases in
number of fl ights at the San Luis Obispo County Regional Airport, and an increase in Average
Daily Traffi c (ADT) on State Route 227 to the northeast of the site. The general relationship of
traffi c growth and sound level is that with a doubling of traffi c ADT, there will be a concomitant
increase of 3 dB sound level.
The use of the proposed production facility and proposed performance area will result in
a maximum attendance of 600 audience members and the use of sound amplifi cation for music
and for voice.
In order that future sound levels shall not exceed the values represented in “Figure 8. City
Noise Ordinance” on page 13 at the residential boundary located 891 feet to the northeast, the
sound level at 20 feet distance from the speakers shall not exceed Leq 1 hr = 90 dBA.
5.0 Discussion and Conclusions
The 24-hour existing sound levels on the undeveloped site and future sound levels for the
developed project are clearly shown in relation to the ambient airport operations, distant traffi c
on Highway 227, and distant potential residential sensitive receptors.
Future sound levels from the proposed night club use of the production building are
compatible with surrounding business uses because of the alternating hours of use. Mitigation
of noise propagation toward distant potential residential receptors occurs due to the distance
involved, the presence of a large building which acts as a noise barrier, and the signifi cant
continuous traffi c on State Highway 227 between the noise source and the residential receptors.
Therefore, in our opinion this project is compatible with the Airport Land Use Plan and
the proposed project is in compliance with municipal regulations governing noise.
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SLO Brew Production page 16 7/3/15
Figure 10. Future Sound Level
Future Sound Level Contours, Leq 1 hr. = dBA, based on the projected use of the production
facility and performance area. A maximum of 600 persons, with amplifi ed music and voice,
which shall not measure greater than 90 dBA at 20 feet from speakers. Sound level from
amplifi ed music shall not exceed Leq 1 hr = 50 dBA at residential receptor boundary to the
northwest. As shown in this acoustical model, the signifi cant traffi c noise contribution from
Highway 227.
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Figure 11. Future Sound Level, detail
Future Sound Level Contours, Leq 1 hr. = dBA, based on the projected use of the production
facility and performance area. A maximum of 600 persons, with amplifi ed music and voice,
which shall not measure greater than 90 dBA at 20 feet from speakers.
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SLO Brew Production page 18 7/3/15
Figure 12. Average Wind Conditions
Sound measurement and sound propagation can be infl uenced by the wind speed and wind
direction. The data graphed below represent average conditions for the days June 19 through
June 21, 2015. On this site, typical wind direction is from the north during the potential hours of
amplifi ed music and voice events (6 pm to 2 am), which may increase sound levels toward the
south of the proposed music venue. South of the venue is an area that has no nearby sensitive
residential receptors. The nearest residential receptors are located to the northeast of the music
source and should not experience an increase in predicted noise levels due to wind.
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SLO Brew Production page 19 7/3/15
6.0 REFERENCES
1. American National Standards Institute, Inc. 2004. ANSI 1994 American National Standard
Acoustical Terminology. ANSI S.1.-1994, (R2004) , New York, NY.
2. American Society for Testing and Materials. 2004. ASTM E 1014 - 84 (Reapproved 2000)
Standard Guide for Measurement of Outdoor A-Weighted Sound Levels.
3. Berglund, Birgitta, World Health Organization. 1999. Guidelines for Community Noise
chapter 4, Guideline Values.
4. Bolt, Beranek and Newman. 1973. Fundamentals and Abatement of Highway Traffi c Noise,
Report No. PB-222-703. Prepared for Federal Highway Administration.
5. California Department of Transportation (Caltrans). 1982. Caltrans Transportation
Laboratory Manual.
6. ______. 1998. Caltrans Traffi c Noise Analysis Protocol For New Highway Construction and
Highway Reconstruction Projects.
7. ______. 2006. California Transportation Plan 2025, chapter 6.
8. California Resources Agency. 2007. Title 14. California Code of Regulations Chapter 3.
Guidelines for Implementation of the California Environmental Quality Act Article 5.
Preliminary Review of Projects and Conduct of Initial Study Sections, 15060 to 15065.
9. City of San Luis Obispo. City of San Luis Obispo General Plan, Noise Element.
10. Federal Highway Administration. 2006. FHWA Roadway Construction Noise Model User’s
Guide Final Report. FHWA-HEP-05-054 DOT-VNTSC-FHWA-05-01.
11. Harris, Cyril.M., editor. 1979 Handbook of Noise Control.
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7.0 APPENDIX A: Glossary of Acoustical Terms
A-Weighted Sound Level (dBA)
The sound pressure level in decibels as measured on a sound level meter using the inter-
nationally standardized A-weighting fi lter or as computed from sound spectral data to
which A-weighting adjustments have been made. A-weighting de-emphasizes the low
and very high frequency components of the sound in a manner similar to the response of
the average human ear. A-weighted sound levels correlate well with subjective reactions
of people to noise and are universally used for community noise evaluations.
Airborne Sound
Sound that travels through the air, differentiated from structure-borne sound.
Ambient Sound Level
The prevailing general sound level existing at a location or in a space, which usually
consists of a composite of sounds from many sources near and far. The ambient level is
typically defi ned by the Leq level.
Background Sound Level
The underlying, ever-present lower level noise that remains in the absence of intrusive or
intermittent sounds. Distant sources, such as traffi c, typically make up the background.
The background level is generally defi ned by the L90 percentile noise level.
Community Noise Equivalent Level (CNEL):
The Leq of the A-weighted noise level over a 24-hour period with a 5 dB penalty applied
to noise levels between 7 p.m. and 10 p.m. and a 10 dB penalty applied to noise levels
between 10 p.m. and 7 a.m.
Day-Night Sound Level (Ldn):
The Leq of the A-weighted noise level over a 24-hour period with a 10 dB penalty
applied to noise levels between 10 p.m. and 7 a.m.
Decibel (dB):
The decibel is a measure on a logarithmic scale of the magnitude of a particular quantity
(such as sound pressure, sound power, sound intensity) with respect to a reference
quantity.
DBA or dB(A)
A-weighted sound level. The ear does not respond equally to all frequencies, but is less
sensitive at low and high frequencies than it is at medium or speech range frequencies.
Thus, to obtain a single number representing the sound level of a noise containing a wide
range of frequencies in a manner representative of the ear’s response, it is necessary
to reduce the effects of the low and high frequencies with respect to the medium
frequencies. The resultant sound level is said to be A-weighted, and the units are dBA.
The A-weighted sound level is also called the noise level.
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SLO Brew Production page 21 7/3/15
Energy Equivalent Level (LEQ):
Because sound levels can vary markedly in intensity over a short period of time, some
method for describing either the average character of the sound or the statistical behavior
of the variations must be utilized. Most commonly, one describes ambient sounds in
terms of an average level that has the same acoustical energy as the summation of all the
time-varying events. This energy-equivalent sound/noise descriptor is called LEQ. In this
report, an hourly period is used.
Field Sound Transmission Class (FSTC):
A single number rating similar to STC, except that the transmission loss values used to
derive the FSTC are measured in the fi eld. All sound transmitted from the source room to
the receiving room is assumed to be through the separating wall or fl oor-ceiling assembly.
Outdoor-Indoor Transmission Class (OITC):
A single number classifi cation, specifi ed by the American Society for Testing and
Materials (ASTM E 1332 issued 1994), that establishes the A-weighted sound level
reduction provided by building facade components (walls, doors, windows, and combina-
tions thereof), based upon a reference sound spectra that is an average of typical air, road,
and rail transportation sources. The OITC is the preferred rating when exterior facade
components are exposed to a noise environment dominated by transportation sources.
Percentile Sound Level, Ln:
The noise level exceeded during n percent of the measurement period, where n is a
number between 0 and 100 (e.g., L10 or L90)
Sound Transmission Class (STC):
STC is a single number rating, specifi ed by the American Society for Testing and
Materials, which can be used to measure the sound insulation properties for comparing
the sound transmission capability, in decibels, of interior building partitions for noise
sources such as speech, radio, and television. It is used extensively for rating sound
insulation characteristics of building materials and products.
Structure-Borne Sound:
Sound propagating through building structure. Rapidly fl uctuating elastic waves in
gypsum board, joists, studs, etc.
Sound Exposure Level (SEL)
SEL is the sound exposure level, defi ned as a single number rating indicating the total
energy of a discrete noise-generating event (e.g., an aircraft fl yover) compressed into a 1-
second time duration. This level is handy as a consistent rating method that may be
combined with other SEL and Leq readings to provide a complete noise scenario for
measurements and predictions. However, care must be taken in the use of these values
since they may be misleading because their numeric value is higher than any sound level
which existed during the measurement period.
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Subjective Loudness Level
In addition to precision measurement of sound level changes, there is a subjective charac-
teristic which describes how most people respond to sound:
•A change in sound level of 3 dBA is barely perceptible by most listeners.
•A change in level of 6 dBA is clearly perceptible.
•A change of 10 dBA is perceived by most people as being twice (or half) as loud.
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8.0 Measurements, Calculations and Modeling
8.1 Wind Measurement
Sound level measurements become less reliable when average wind speed is greater than 11
m.p.h. at the measurement site. Therefore, wind speed and direction are measured periodically
at the measurement site and the results are correlated with wind data from a nearby established
weather station. A Larson Davis WS 001 windscreen is used as wind protection for all micro-
phones and is left in place at all times.
Wind speed and direction were noted throughout the measurement period and compared
with data from the nearby National Weather Service weather station at San Luis Obispo
County Regional Airport. A Davis Turbo Wind meter was used to measure wind speed at the
measurement site to cross-check wind speeds at the airport. The Turbo Wind meter is a high
performance wind speed indicator with exceptional accuracy.
8.2 Precision of Sound Level Meters.
The American National Standards Institute (ANSI) specifi es several types of sound levelmeters
according to their precision. Types 1,2, and 3 are referred to as “precision,” “generalpurpose,”
and “survey” meters, respectively. Most measurements carefully taken with a type 1 sound level
meter will have an error not exceeding 1 dB. The corresponding error for a type 2 sound level
meter is about 2 dB.
The sound level meters used for measurements shown in this report are Larson-Davis
Laboratories Model 820. These sound level meters meet all requirements of ANSI s1.4, IEC
651 for Type 1 accuracy and include the following features: 110 dB dynamic range for error
free measurements. Measures FAST, SLOW, Unweighted PEAK, Weighted PEAK, Impulse,
Leq, LDOD, LOSHA, Dose, Time Weighted Average, SEL, Lmax, Lmin, LDN. Time history
sampling periods from 32 samples per second up to one sample every 255 seconds.
Field calibration of each sound level meter with an external calibrator is accomplished before
and after all fi eld measurements. Laboratory calibration of the all instruments is performed
at least biannually and accuracy can be traced to the U.S. National Institute of Science and
Technology standard.
8.3 Sound Level Measurement Method
The protocol for conducting sound level measurements is prescribed in detail by the
American Society for Testing and Materials (ASTM) in their E 1014 publication and the
CalTrans Traffi c Noise Analysis Protocol. The procedures and standards in those documents are
met or exceeded for sound level measurements shown in this report. The standards of ASTM E
1014 are exceeded by using Type 1 sound level meters for all measurements in this report instead
of the less accurate Type 2 meters. Therefore, the precision of the measurements in this report is
likely to be better than +/- 2 dB as stated in ASTM E1014. Particular and specifi c sound sources
are identifi ed by listening to synchronous audio recordings of peak sound level events.
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Caltrans Noise Measurement Guidelines: Caltrans makes available general guide-
lines for taking into account environmental elements in noise measurements. The following
is an excerpt from their guidelines. The Traffi c Noise Analysis Protocol contains Caltrans
noise policies, which fulfi ll the highway noise analysis and abatement/mitigation requirements
stemming from the following State and Federal environmental statutes:
• California Environmental Quality Act (CEQA)
• National Environmental Policy Act (NEPA)
• Title 23 United States Code of Federal Regulations, Part 772 “Procedures for Abatement
of Highway Traffi c Noise and Construction Noise” (23 CFR 772)
• Section 216 et seq. of the California Streets and Highways Code
Noise Contour Modeling
Noise contours incorporating the measured sound level values were generated using CADNA/A,
an acoustical modeling program that incorporates the TNM 2.5 algorithms, and which was
developed to predict hourly Leq values for free-fl owing traffi c conditions. This computer
modeling tool, made by Datakustik GmbH, is an internationally accepted acoustical modeling
software program, used by many acoustics and noise control professional offi ces in the U.S. and
abroad. The software has been validated by comparison with actual values in many different
settings. The program has a high level of reliability and follows methods specifi ed by the
International Standards Organization in their ISO 9613-2 standard, “Acoustics – Attenuation
of sound during propagation outdoors, Part 2: General Method of Calculation.” The standard
states that, “this part of ISO 9613 specifi es an engineering method for calculating the attenuation
of sound during propagation outdoors in order to predict the levels of environmental noise at a
distance from a variety of sources. The method predicts the equivalent continuous A-weighted
sound pressure level under meteorological conditions favorable to propagation from sources
of known sound emissions. These conditions are for downwind propagation under a well-
developed moderate ground-based temperature inversion, such as commonly occurs at night.”
The computer modeling software takes into account source sound power levels, surface refl ection
and absorption, atmospheric absorption, geometric divergence, meteorological conditions, walls,
barriers, berms, and terrain variations. The CADNA/A software uses a grid of receivers covering
the project site.
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