HomeMy WebLinkAboutItem 4a. 1701 Monterey Street (USE-0103-2022)
PLANNING COMMISSION AGENDA REPORT
SUBJECT: REQUEST TO ESTABLISH A MULTI-VENDOR FACILITY THAT INCLUDES
A BAR/TAVERN, RESTAURANT, COMMERCIAL RECREATION, GENERAL RETAIL,
INDOOR LIVE ENTERTAINMENT, AND FOOD TRUCKS
PROJECT ADDRESS: 1701 Monterey Street BY: Hannah Hanh, Associate Planner
Phone Number: (805) 781-7432
Email: hhanh@slocity.org
FILE NUMBER: USE-0103-2022 FROM: Tyler Corey, Deputy Director
RECOMMENDATION
Adopt the Draft Resolution (Attachment A) approving the project, based on findings and
subject to conditions of approval.
SITE DATA
Applicant
Zoning
General Plan
Site Area
Environmental
Status
Monterey Street Brewing
Company, LLC
Tourist Commercial with
Special Considerations
Overlay (C-T-S) and
Conservation Open
Space (C/OS)
Tourist Commercial (TC)
3.63 acres
Categorically exempt from
environmental review
under CEQA Guidelines
section 15301 (Existing
Facilities).
SUMMARY
The applicant, Monterey Street Brewing Company, LLC, has submitted a Minor Use
Permit application requesting to establish a multi-vendor facility that includes a bar/tavern,
restaurant, commercial recreation, general retail, indoor live entertainment, and food
trucks at 1701 Monterey Street (Attachment B – Project Plans). The project also includes
a parking reduction request to replace six (6) parking spaces with 30 bicycle spaces.
The project is a collaboration between eight (8) local businesses, including Central Coast
Brewing, KROBAR Craft Distillery, Nautical Bean Coffee, Art’s Cyclery, What the Truck
Mobile Cuisine, Lone Oak Seltzer, SLO Axe, and Whalebird Kombucha.
Meeting Date: 5/11/2022
Item Number: 4a
Time Estimate: 45 Minutes
Page 9 of 42
Item 4a
USE-0103-2022 (The Hub)
Planning Commission Report – May 11, 2022
These businesses are proposing to collaborate and establish “The Hub,” where patrons
living in or visiting the City can enjoy an integrated eating, drinking, and recreational
experience. Proposed uses would operate at the following times between 6:00 a.m. and
11:00 p.m.
Bar/tavern: 8:00 a.m. – 11:00 p.m. daily
Restaurant: 6:00 a.m. – 11:00 p.m. daily
General retail: 8:00 a.m. – 9:00 p.m. daily
Commercial recreation: 11:00 a.m. – 10:00 p.m. daily
Indoor live entertainment: 1:00 p.m. – 8:00 p.m. on Thursdays through Sundays
Food trucks: 11:00 a.m. – 10:00 p.m. daily
The project was designed to include a variety of food service options from early morning
to late night, alcohol tastings, recreational activities on a rotational basis, and occasional
live entertainment.
The project would lease approximately 1.41 acres, which include an exist ing building,
fenced outdoor areas, and parking, on a 3.56-acre site. Project operations utilize an
existing 12,180 square foot building and approximately 12,306 square feet of cumulative
fenced outdoor areas (previously Daylight Home & Patio). Other uses on the site include
a restaurant and vehicle repair services in separate buildings (1741 & 1761 Monterey
Street).
The project site is primarily located in the Tourist Commercial with Special Considerations
Overlay Zone (C-T-S) and partially located in the Conservation Open Space Zone (C/OS)
due to the San Luis Obispo Creek that runs along the rear of the property. As adopted in
Ordinance 1651 (Attachment D), the S Overlay establishes design criteria for any new
development or use or expansion of existing d evelopment or use within the C-T-S zone.
All proposed uses and associated improvements are located outside of the C/OS zone.
1.0 PLANNING COMMISSION’S PURVIEW
Per Table 2-1 (Uses Allowed by Zone) of the Zoning Regulations, the proposed uses are
allowed in the C-T zone, as follows:
Allowed: restaurant and commercial recreation (e.g., axe throwing, board games,
chess/checkers, cornhole, ping pong, pickleball, ring toss, etc.).
Allowed with Minor Use Permit approval: bar/tavern (i.e., tasting areas and
accessory onsite alcohol production), general retail (e.g., art gallery, bicycle sales,
etc.), live entertainment, and food trucks.
While the proposed uses are either allowed or conditionally allowed with a Minor Use
Permit (typically reviewed and determined by the Director), design criteria #18 of Section
3 (Land Use and Design Criteria) in Ordinance 1651 requires that any new proposal be
subject to a use permit approved by the Planning Commission (Commission). As such,
the Commission’s role is to evaluate the overall project for consistency with the General
Plan, Zoning Regulations, Ordinance 1651, and applicable City development standards.
Page 10 of 42
Item 4a
USE-0103-2022 (The Hub)
Planning Commission Report – May 11, 2022
2.0 PROJECT STATISTICS
Previous/Present Use & Development Previously general retail (Daylight Home & Patio),
restaurant, and vehicle repair services
Topography Relatively flat, gradual slope closer to San Luis Obispo
Creek
Access Monterey Street
Surrounding Use / Zoning North: C-T (Hotel/motel, service station)
South: C-T-S / C/OS (Hotel/motel)
East: R-1 / C/OS (Residences)
West: C-T (Hotel/motel)
3.0 PROJECT ANALYSIS
The project must conform to the standards and limitations of the General Plan, Zoning
Regulations, and Ordinance 1651. Staff has evaluated the project against relevant
standards and guidelines and found it to be in compliance as discussed in this analysis.
3.1 Consistency with the General Plan
The project is located in the Tourist Commercial (TC) land use designation. Per Table 1
of the Land Use Element, the TC land use designation is intended for accommodations
and services that primarily serve the traveling public and promote the City as an attractive
destination for short- and long-term visitors. Examples of appropriate uses listed for this
land use designation include hotels/motels, restaurants, recreational uses, and minor
retail uses.
The Land Use Element of the General Plan provides Policies 3.6.1 and 3.6.2 for Tourist
Commercial uses. Policy 3.6.1 states that “the City shall promote San Luis Obispo as an
attractive place… featuring its community character…[and] emphasize… visitor -serving
facilities which have a low impact upon the environment… and provide low-impact visitor
activities.” Additionally, Policy 3.6.2 requires the City “encourage integration of visitor-
serving uses with other types of uses, including overnight accommodations… along upper
Monterey Street.”
The project is consistent with the purpose of the land use designation because it is a
multi-vendor facility consisting of complementary uses, featuring local businesses, that
serve both short- and long-term visitors. The project is intended to provide an integrated
eating, drinking, and recreational experience on upper Monterey Street, adjacent to
existing hotels/motels to the north, west, and south. As proposed, project activities would
operate in an existing development and not have a significant effect on the environment.
3.2 Consistency with the Zoning Regulations
The project is a multi-vendor facility consisting of the following uses:
Bar/tavern (tasting areas and accessory onsite production): 2,285 square feet
Restaurant (includes kitchen areas): 2,405 square feet
General retail (indoor and outdoor): 1,210 square feet
Recreation (indoor and outdoor): 14,556 square feet
Page 11 of 42
Item 4a
USE-0103-2022 (The Hub)
Planning Commission Report – May 11, 2022
Indoor live entertainment and food trucks are also requested. Due to the proposed change
in occupancy of the project building, the applicant is required to submit a building permit
for the tenant improvements. Plans submitted for the building permit shall include
references addressing any conditions of approval applicable at the time of submittal or
prior to issuance of the building permit.
Restaurant and commercial recreational uses are typically permitted within the C-T zone.
These uses are proposed in the project building and fenced outdoor areas. Recreational
activities would occur on a rotational basis. Examples of indoor recreational activities
include pool tables, board games, and digital games. Examples of outdoor recreational
activities include axe throwing, cornhole, pickleball, and ping pong. Outdoor activities
would be enclosed within existing eight-foot-high solid steel or wrought iron fencing or
new six-foot-high solid fencing and/or buffered by existing buildings. Additionally, the
outdoor areas are located a minimum of 180 feet away from the creek (as identified by
the C/OS zone) and all outdoor activities are conditioned to cease by 10:00 p.m. nightly
(Condition #11).
Bar/tavern, general retail, live entertainment, and food trucks are conditionally permitted
within the C-T zone. The Zoning Regulations identify specific regulations on these land
uses, and further discussion is provided in the analysis below.
Bar/Tavern: The project includes multiple vendors (i.e., brewery, distillery, and winery)
that offer onsite tastings. As conditioned, the Bar/Tavern use complies with standards for
Alcohol Outlets in Section 17.86.050(B) of the Zoning Regulations, unless otherwise
indicated in any requests included below.
Noise. As proposed, the project is consistent with Chapter 9.12 (Noise Control) of
the Municipal Code and Zoning Regulations Section 17.86.050(B) because the
project will minimize the potential for adverse noise and crowd impacts on adjacent
establishments and nearby residences, by ensuring that outdoor activities cease
by 10:00 p.m. and all windows and doors are to remain closed between the hours
of 10:00 p.m. and 7:00 a.m.
Hours of Operation. The project is proposing hours of operation for alcohol
services from 8:00 a.m. until 11:00 p.m. daily. Late night alcohol service is not
requested.
Menu Service. Full menu service is typically required at all times by the Bar/Tavern
when alcohol is served. However, since the project includes multiple, small -scale
vendors, the applicant is requesting that full food service not be provided by the
bar/tavern. Food service shall instead be provided by the accompanying restaurant
and food truck vendors (Condition #6). No alcohol shall be served if food service
is not provided.
Events. As conditioned, tables, chairs, and the general floor plan layout shall
remain consistent with approved plans (Condition #16).
Page 12 of 42
Item 4a
USE-0103-2022 (The Hub)
Planning Commission Report – May 11, 2022
Entertainment. The applicant is requesting to provide indoor live entertainment
within the proposed indoor recreational area. To address potential noise concerns,
live entertainment may only be permitted indoors with doors and windows closed
on limited days and hours (Conditions #12-15). Further details on the proposed
operations are provided below.
Employee Training. The applicant is proposing that all employees attend the
California Alcoholic Beverage Control (ABC) LEAD Training or equivalent training.
As conditioned, the property management shall be responsible for on -going
security/safety training to accommodate changes in personnel (Condition #5).
Security. As conditioned, the applicant shall submit a security plan for approval by
the Police Department prior to building permit issuance (Condition #17). The
security plan shall include information on the maintenance and operation of a video
recording system.
Alcohol License. As required by the ABC, the proposed alcohol vendors shall
respectively obtain a Type 2 (Winegrower), Type 23 (Small Beer Manufacturer),
and Type 74 (Craft Distiller) license in order to operate. The businesses shall be
conducted in a manner that will not violate any ABC provisions. In addition, the
project is conditioned to prohibit sales of alcohol to minors and to designate a
representative that will be available to address potential complaints and minimize
the need for Police Department response to minor issues (Conditions #4 & 7).
Live Entertainment: The applicant is requesting to provide live entertainment in the indoor
recreational area. Music acts are intended to be supplementary to the existing ambiance
and would occur occasionally between the hours of 1:00 p.m. and 8:00 p.m. on Thursdays
through Sundays. These acts would play between one - to three-hour brackets as
available. To comply with Chapter 9.12 (Noise Control) of the Municipal Code and
address potential noise impacts, live entertainment is conditioned to be permitted indoors
only on these limited days and hours with all doors and windows closed (Conditions #12-
15). The applicant is also proposing to utilize door security and at least one staff member
per 50 patrons for crowd management. Live or amplified entertainment shall not be
allowed in any outdoor areas (Condition #15).
General Retail: General retail is requested as part of this application. The project would
include areas for art galleries, baked goods, and bicycle sales and rentals. As proposed,
these minor retail uses would serve both short- and long-term visitors, which is consistent
with the purpose of the TC land use designation.
Food Trucks: Per Section 17.86.260 of the Zoning Regulations, temporary or intermittent
uses (such as food trucks) may be permitted if the activities do not have the potential to
affect those living and working in the vicinity. The applicant is requesting to provide food
trucks on a daily rotational basis. One to two food trucks are anticipated between the
hours of 11:00 a.m. – 10:00 p.m. Sections 17.86.120(B) and (C) require that food trucks
obtain all necessary permits and comply with operational requirements:
Page 13 of 42
Item 4a
USE-0103-2022 (The Hub)
Planning Commission Report – May 11, 2022
Parking Location. The applicant is proposing to park and operate the food trucks
on concrete. To address potential parking-related impacts, the project is
conditioned to park and operate food trucks in an area that does not impede into
existing parking spaces or hinder maneuverability of the parking lot. The applicant
shall demonstrate compliance with the preceding requirements on plans submitted
for a building permit (Condition #22).
Staffing. The applicant is proposing a minimum of one person to attend each food
truck during operations.
Food. The applicant is proposing sale of food items for immediate consumption.
Glass containers shall not be used.
Vehicle Type. The applicant is proposing to utilize commercial vehicles as food
trucks and will obtain all necessary permits to operate.
Litter Removal. As conditioned, the premises shall be maintained in a clean and
orderly manner at all times (Condition #9).
No Discharge of Liquid. As conditioned, discharge of liquid is not permitted and
any discharge shall be contained and properly disposed of (Condition #9).
Noise. Consistent with Chapter 9.12 (Noise Control) of the Municipal Code, the
applicant is proposing to cease operation of food trucks by 10:00 p.m. nightly.
Parking Requirement: In accordance with Table 3-4 (Parking Requirements by Use) of
the Zoning Regulations, the project requires a total of 70 parking spaces (Attachment B
– Project Plans, Sheet 5). The review authority may consider one car space for each five
(5) bicycle spaces provided in excess of required parking, up to a 10% reduction, per
Section 17.72.050(F). The applicant is requesting to provide 64 onsite parking spaces
and replace the remaining six (6) required spaces with 30 additional bicycle spaces
because the proposed uses will operate during varying times throughout the day and
patrons for different uses will likely overlap. Therefore, the cumulative parking
requirement would not be necessary to serve all uses. The project is conditioned to show
the location of the required and the 30 additional bicycle spaces associated with the
parking reduction request on plans submitted for a building permit (Condition #21).
3.3 Consistency with the Special Considerations Overlay (Ordinance 1651)
The project is located in the S Overlay Zone adopted by Ordinance 1651 (Ordinance).
Section 3 of the Ordinance establishes design criteria, consisting of 18 requirements, to
ensure that any new development or use o r expansion of existing development or use
would be compatible with adjacent residences along San Luis Drive and San Luis Obispo
Creek. The project would utilize the existing building and outdoor areas. No building
addition or structure is proposed. All uses and associated improvements are located
outside of the C/OS zone.
Page 14 of 42
Item 4a
USE-0103-2022 (The Hub)
Planning Commission Report – May 11, 2022
As part of this Use Permit application, the applicant provided a project narrative
demonstrating consistency with the design criteria (Attachment B – Project Plans, Sheet
4). In accordance with design criteria #6, the project has been designed or conditioned to
address potential impacts related to lighting and glare, privacy, noise, and traffic on the
adjacent residences and creek as described below.
Lighting and Glare: All lighting fixtures shall be shielded, oriented towards the
property, and directed downwards to minimize light spillover. Any proposed lighting
fixtures will be verified for compliance with Section 17.70.100 (Lighting and Night
Sky Preservation) of the Zoning Regulations at the time of building permit
submittal.
Privacy: The project would operate in an existing building and utilize outdoor areas
enclosed by solid fencing and/or buffered by buildings. No new construction (i.e.,
additional square footage or new structure) is proposed and existing fencing along
the creek would remain.
Noise: The project includes indoor and outdoor uses.
Indoor uses include the proposed bar/tavern, restaurant, recreational activities,
and live entertainment. The bar/tavern, restaurant, and recreational activities will
operate at a noise level consistent with the City’s definition of ambient
entertainment and in compliance with Chapter 9.12 (Noise Control) of the
Municipal Code. To address potential impacts, live entertainment is conditioned to
only be permitted indoors on limited days and hours with all doors and windows
closed (Conditions #12-15). Additionally, all doors and windows are conditioned to
remain closed between the hours of 10:00 p.m. and 7:00 a.m. (Condition #10).
Outdoor uses include the proposed outdoor food, retail, and recreational activities.
As part of this Use Permit, the applicant provided an ove rview of these uses
(Attachment C – Operational Overview). Outdoor activities are proposed within six
(6) different areas noted as Zones A through F (Attachment B – Project Plans,
Sheet 6).
Page 15 of 42
Item 4a
USE-0103-2022 (The Hub)
Planning Commission Report – May 11, 2022
As conditioned, Zone A would be enclosed by new solid fencing and buffered by
the project building (Condition #23). Zones B & C, located along Monterey Street,
are enclosed by an existing eight-foot-high glass wind screen and wrought iron
fencing, and buffered by the project building. Zones D & E would be enclosed by
an existing eight-foot-high steel fencing and buffered by existing accessory
structures and an adjacent building on the site (1741 Monterey Street). Zone F
would only be utilized for the operation of food trucks and does not include seating
area. As proposed, the outdoor activities are oriented towards Monterey Street or
take place within an enclosed building or fenced areas located a minimum of 180
feet away from the creek (as identified by the C/OS zone). These uses as proposed
do not include any amplified sounds or recordings and would be subject to Chapter
9.12.060 (Exterior Noise Limits) of the Municipal Code.
Traffic: The Transportation Division reviewed the project and determined a traffic
study is not warranted. The project would be sufficiently served by existing onsite
parking.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from environmental review (Class 1, Section 15301,
Existing Facilities, CEQA Guidelines) because the project consists of the operation,
repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or
private structures, facilities, mechanical equipment, or topographical features, involving
negligible or no expansion of existing or former use. The project would utilize an existing
development, located within an urbanized area, that involves a negligible expansion of
the former retail use. Therefore, the project would not have a significant effect on the
environment.
Page 16 of 42
Item 4a
USE-0103-2022 (The Hub)
Planning Commission Report – May 11, 2022
5.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by the Building Division, Fire Department, Engineering
Division, Transportation Division, and Utilities Department. Conditions of approval were
provided from the departments/divisions regarding establishment of the use and shall be
incorporated into approval of this Use Permit.
6.0 ALTERNATIVES
1. Continue project. An action to continue the item should include a detailed list of
additional information or analysis required to make a decision.
2. Deny the project. An action denying the project should include findings that cite the
basis for denial and should reference inconsistency with the General Plan, Community
Design Guidelines, Zoning Regulations, or other policy documents.
7.0 ATTACHMENTS
A. Draft Resolution
B. Project Plans
C. Operational Overview
D. Ordinance 1651 for S Overlay
Page 17 of 42
Page 18 of 42
RESOLUTION NO. PC-XXXX-22
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING A MINOR USE PERMIT TO ESTABLISH A
MULTI-VENDOR FACILITY THAT INCLUDES A BAR/TAVERN,
RESTAURANT, COMMERCI AL RECREATION, GENER AL RETAIL,
INDOOR LIVE ENTERTAINMENT, AND FOOD TRUCKS IN THE
TOURIST COMMERCIAL ZONE WITH SPECIAL CONSIDERATIONS
OVERLAY AND CONSERVATION OPEN SPACE ZONE. THE PROJECT
INCLUDES A PARKING REDUCTION REQUEST TO REPLACE SIX (6)
PARKING SPACES WITH 30 BICYCLE SPACES. THE PROJECT IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
MAY 11, 2022 (1701 MONTEREY STREET, USE-0103-2022)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing on May 11, 2022, pursuant to a proceeding instituted under USE-0103-
2022, Monterey Street Brewing Company, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly
considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to
the project (USE-0103-2022), based on the following findings:
Minor Use Permit Findings
1. As conditioned, the proposed use s are consistent with the General Plan because
the project would serve both short- and long-term visitors as intended by Policies
3.6.1 and 3.62 for the Tourist Commercial land use designation. The proposed
multi-vendor facility includes complementary uses that provide amenities
compatible with, and would not result in adverse impacts to, surrounding uses,
which include hotels/motels, restaurants, vehicle repair services, residences, and
the San Luis Obispo Creek.
2. The proposed uses are typically permitted or conditionally permitted within the
Tourist Commercial zone and will comply with applicable provisions of these
Zoning Regulations and the Municipal Code as conditioned.
Page 19 of 42
Resolution No. PC-XXXX-22
1701 Monterey Street, USE-0103-2022
Page 2
3. The design, location, size, and operating characteristics of the proposed use s will
be compatible with the existing and future land uses in the vicinity because the
project operates in a building and within outdoor areas enclosed by solid fencing
and/or buffered by existing buildings, provides complementary uses that serve
patrons of nearby hotels/motels on upper Monterey Street, has adequate onsite
parking, and complies with the Noise Ordinance.
4. The site is physically suitable in terms of (a) its design, location, size, and operating
characteristics of the project, (b) traffic generation and the provision of public and
emergency vehicle (e.g., fire and medical access), (c) public protection services,
and (d) the provision of utilities (e.g., potable water, schools, solid waste collection
and disposal, storm drainage, wastewater collection, treatment, and disposal,
etc.). The project is located on and surrounded by other developed properties, has
access to the City’s circulation system, and will be served by City utilities. The
project does not include activities that generate service or utility demands beyond
those anticipated with uses permitted in the vicinity.
5. The establishment and subsequent operation or conduct of the use will not,
because of circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or injurious
to property or improvements in the vicinity of the use because the project is
required to submit a building permit for the change in occupancy of the building
and operate in compliance with the Noise Ordinance.
Alcohol Outlets Findings
6. As conditioned, the Bar/Tavern use shall be consistent with the Zoning Regulations
and 2012 Alcohol Outlet Regulations to reduce public safety problems associated
with alcoholic beverage sales and provide for properly maintained alcohol outlets
so that negative impacts generated by these activities are not harmful to the
surrounding environment. The use shall operate in compliance with standards
identified in Section 17.86.050(B) (Alcohol Outlet Operational Requirements ) of
the Zoning Regulations.
7. As conditioned, the Bar/Tavern use will not result in adverse effects to the health,
peace, or safety of persons residing or working in the surrounding area or
jeopardize or endanger the public health or safety of persons res iding or working
in the surrounding area because the project is required to minimize noise and
safety impacts as well as impacts to police resources and the community. The Use
Permit may be modified, or revoked, in response to substantiated evidence of
violation of the terms of this permit or other applicable City regulations or
standards.
Page 20 of 42
Resolution No. PC-XXXX-22
1701 Monterey Street, USE-0103-2022
Page 3
8. The Bar/Tavern use will not result in violations to any applicable provision of any
other City, State, or Federal regulation, ordinance, or statute. Section 17.86.050(B)
(Alcohol Outlet Operational Requirements) of the Zoning Regulations requires that
the businesses be conducted in a manner that will not violate any provisions of the
California Alcoholic Beverage Control Act.
9. The use is compatible with and will not adversely affect the livability or appropriate
development of abutting properties and the surrounding neighborhood because
conditions of approval for the Use Permit limit hours of operation and require
business operations to minimize potential noise impacts.
Special Considerations Overlay Findings
10. The project complies with Ordinance 1651 and conforms with the purpose, intent,
and provisions of the S Overlay because it has been designed or conditioned to
address potential impacts related to lighting and glare, privacy, noise, and traffic
on the adjacent residences and San Luis Obispo Creek. The project will comply
with Section 17.70.100 (Lighting and Night Sky Preservation) and utilize light
fixtures that minimize spillover, operate in an existing building and screened
outdoor areas, is conditioned to comply with Noise Ordinance, and has adequate
parking onsite to accommodate the use.
11. As conditioned, the project will operate in compliance with maximum interior and
exterior noise limits as indicated in Chapter 9.12 (Noise Control) of the Municipal
Code and minimize potential impacts related to noise exposure on the adjacent
residences and San Luis Obispo Creek. Conditions of approval for the Use Permit
limit operations for live entertainment to indoors only on specific days with limited
hours. Additionally, outdoor food, retail, and recreational activities operate at a
noise level consistent with the City’s definition of ambient entertainment, are
located a minimum of 180 feet away, and will be enclosed by solid fencing and/or
buffered by existing buildings.
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) because it consists of the
operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of
existing public or private structures, facilities, mechanical equipment, or topographical
features, involving negligible or no expansion of existing or former use, as described in
CEQA Guidelines Section 15301 (Existing Facilities). The project would operate within an
existing structure and involves a negligible expansion of the former retail use.
SECTION 3. Action. The project conditions of approval do not include mandatory
code requirements. Code compliance will be verified during the plan check process,
which may include additional requirements applicable to the project. The Planning
Commission hereby grants final approval to the project with incorporation of the following
conditions:
Page 21 of 42
Resolution No. PC-XXXX-22
1701 Monterey Street, USE-0103-2022
Page 4
Planning Division – Community Development Department
1. Plans submitted for a building permit shall be in substantial conformance with the
submitted project description and plans and incorporate the following conditions of
approval. A separate, full-sized sheet shall be included in the working drawings
submitted for a building permit that lists all conditions of approval. Reference shall
be made in the margin of listed items as to where the requirements are addressed in
the plans.
2. The Use Permit shall be reviewed by the Community Development Director for
compliance with conditions of approval, or to determine whether a modification to the
Use Permit, is necessary upon significant change to the project as represented in the
Staff Report dated May 11, 2022, or in the event of a change in ownership which may
result in deviation from the project description or approved plans.
3. This Use Permit shall be reviewed by the Planning Commission if the City receives
substantiated written complaints from any citizen, Code Enforcement Officer, or
Police Department employee, which contains information and/or evidence supporting
a conclusion that a violation of this Use Permit, or of City Ordinances, regulations, or
Police Department resources (i.e., calls for service) applicable to operation of the
business has occurred. At the time of the Use Permit review, to ensure on -going
compatibility with nearby uses, conditions of approval may be added, modified, or
removed, or the Use Permit may be revoked.
4. To address potential complaints and minimize the need for Police Department
response to minor issues, an owner, manager, or designated representative shall be
on the premises at all times and be available for contact by a City representative
and/or adjacent property owner or tenant. The applicant shall provide and regularly
update contact information to the City’s Police, Fire, and Community Devel opment
Departments.
5. The applicant shall be responsible for on-going security and safety training to
accommodate changes in personnel.
6. The bar/tavern is not required to provide full menu service when alcohol is served.
Food service shall instead be provided by the accompanying restaurant and food
truck vendors. No alcohol may be served if no food service is provided.
7. The applicant is responsible at all times for verifying the legal age of patrons, for
declining access to any person under the age of twent y-one (21) years old, for
monitoring patrons’ on-site alcohol consumption, and for declining to serve alcohol
to patrons who demonstrate signs of intoxication or impairment associated with
alcohol consumption, based on training provided to all staff .
Page 22 of 42
Resolution No. PC-XXXX-22
1701 Monterey Street, USE-0103-2022
Page 5
8. The applicant shall not permit its patrons to leave the licensed premises with any
alcoholic beverage or to consume alcoholic beverages on any property adjacent to
the licensed premises under the control of the licensee(s).
9. The premises shall be maintained in a clean and orderly manner at all times. Liquid
discharge (e.g., water, grease, oil, etc.) from the food trucks onto or into City streets,
storm drains, catch basins, sewer facilities, or creek is not permitted. Any discharge
shall be contained and properly disposed of by the applicant.
10. Amplified sound is not permitted outdoors. All doors and windows shall remain closed
between the hours of 10:00 p.m. and 7:00 a.m.
11. All outdoor activities, including the retail, recreational activities, and food trucks, shall
cease by 10:00 p.m. nightly.
12. Live entertainment is only permitted in the indoor recreational area as shown on the
floor plan represented in the submitted application materials and staff report dated
May 11, 2022. Live entertainment shall only occur between the hours of 1:00 p.m.
and 8:00 p.m. on Thursdays through Sundays.
13. Doors and windows shall remain closed at all times when live entertainment is
occurring.
14. At all hours of operation outside the approved live entertainment hours of operation,
entertainment shall maintain at an ambient level which is clearly incidental and allows
for normal conversation levels, and for which no cover fee or ticket is required.
15. Live or amplified entertainment shall not be allowed in any outdoor areas .
16. Tables, chairs, and the general floor plan layout shall remain consistent with
approved plans and may not be removed or modified for late night operation or
special events unless approved by the Community Development Director in advance,
or if approved by separate permit.
17. Prior to building permit issuance, the applicant shall provide a security plan to include
a site plan/floor plan detailing the locations and duties of staff and shall include the
proposed patron routes and regular maintenance/patrol of these routes, to the
satisfaction of the Community Development Director, Police Chief, and Fire Chief.
The applicant shall maintain and operate a video recording system that records
activity at all entrances and exits during all business hours. The video shall be of a
quality suitable for later identification of customers and staff. It will be recorded in a
manner that may be retrieved and provided to police immediately upon demand.
Video data shall be retained for a minimum of 72 hours or as otherwise required by
law. This plan shall be reviewed and commented upon by the Police Department and
Fire Department on an annual basis.
Page 23 of 42
Resolution No. PC-XXXX-22
1701 Monterey Street, USE-0103-2022
Page 6
18. The maximum posted occupant load for each space shall not be exceeded at any
time. This permit is strictly limited to allow only the occupant load for the premises as
approved by the City of San Luis Obispo Fire Department. Occupant loads ap proved
by the City of San Luis Obispo Fire Department shall be posted at all times.
19. The property owner shall be responsible for maintaining and updating the current
parking calculation for the project upon the submittal of Planning and Building permits
for tenant changes or improvements, and/or each business license, to ensure the site
does not become under-parked.
20. All surface parking spaces must be available for common use and not exclusively
assigned to any individual use.
21. Plans submitted for a building permit shall clearly depict the location of all required
short and long-term bicycle parking for all intended uses. Bicycle parking shall include
the 30 additional bicycle spaces for the requested parking reduction. Plans shall show
all areas designated for long-term bicycle parking such as bicycle lockers, interior
spaces, or storage rooms. Short-term bicycle racks shall be consistent with the City
Active Transportation Plan Design Guidelines and feature “hi-low style” campus racks
(such as “Peak Racks”) or City-approved equivalent (inverted “U” rack designs shall
not be permitted) and shall be installed in close proximity to, and visible from, the
main entries into the buildings. Sufficient detail shall be provided about the placement
and design of bike racks, lockers, and interior spaces to demonstrate compliance
with relevant Engineering Standards and Community Design Guidelines, to the
satisfaction of the Public Works and Community Development Directors.
22. The building permit submittal shall clearly indicate the location where food trucks will
be parked and operated. Food trucks shall not park in an area that will impede into
existing parking spaces or hinder maneuverability of the parking lot.
23. The building permit submittal shall include new six-foot-high solid fencing to enclose
the outdoor recreational area labeled as Zone A on the project plans. Required
fencing shall be of a material, finish, and color that is complementary to the existing
development to the satisfaction of the Community Development Director.
24. Any new proposed signage shall be reviewed by the Planning Division to ensure
appropriateness for the site and compliance with the Sign Regulations. Signage shall
coordinate with building architecture and the type of land use. The Director may refer
signage to the Architectural Review Commission for review if it is deemed excessive
or out of character with the project.
25. The applicant shall enter into an open space agreement with the City to dedicate a
portion of the commercial lot which lies within the C/O S zone as an open space
easement. Prior to building permit issuance, the open space agreement shall be
recorded in the office of the County Recorder.
Page 24 of 42
Resolution No. PC-XXXX-22
1701 Monterey Street, USE-0103-2022
Page 7
Engineering Division – Community Development / Public Works Departments
26. The proposed parking lot alterations require a building permit. The site improvements
may be included with a standard tenant improvement submittal or could be by a
separate parking lot permit.
27. The proposed parking lot layout, striping, and circulation shall comply with the City
Parking and Driveway Standards unless a design exception is specifically approved.
28. The building permit/parking lot plan submittal shall include an overall campus plan to
show all existing buildings, utilities, parking, driveway approaches, circulation aisles,
site improvements, frontage improvements, fencing, access restrictions, and all trash
enclosure areas, etc. for reference.
29. The site plan shall show the proposed commercial truck circulation and delivery
areas, mobile food vendor truck storage and staging, and customer parking and
circulation for reference. The proposed circulation plans shall be approved to the
satisfaction of the Public Works and Community Development Departments.
30. The parking lot plan shall show the existing and/or proposed drainage systems for
reference. The building plan submittal shall include a summary of any existing
passive water quality treatment systems. A drainage system upgrade and/or
Operation and Maintenance plan shall be included to ensure that a reasona ble level
of water quality treatment is provided prior to discharge to San Luis Creek. This item
shall be reviewed and approved to the satisfaction of the Community Development
and Utilities departments prior to building permit issuance.
Utilities Department
31. If commercial uses in the project include food preparation, provisions for grease
interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s)
shall be provided with the design upon submittal of the building permit. These
commercial facilities shall also provide an area to wash floor mats, equipment, and
trash cans. The wash area shall be inside, drained to the sanitary sewer, and an
Industrial Wastewater Discharge Survey and Permit Application shall be submitted
and permit obtained prior to issuance of occupancy permit.
32. In order to be reused, any existing sewer laterals proposed to serve the project must
pass a video inspection, including repair or replacement, as part of the project. The
CCTV inspection shall be submitted during the building permit review process to the
Permit Technician in Community Development, Engineering Development Review
for review and approval by the Utilities Department prior to issuance of a building
permit. Existing laterals that are not proposed to be reused shall be abandoned at
the City main consistent with City standards.
33. The construction plans for sewer and water services shall be in accordance with the
engineering design standards in effect at the time the building permit is approved.
Page 25 of 42
Resolution No. PC-XXXX-22
1701 Monterey Street, USE-0103-2022
Page 8
34. Trash enclosure(s) shall conform the requirements by the San Luis Garbage
Company and refuse bins shall be sized to provide a reasonable level of service.
Separate refuse bins shall be accommodated within the site for the three (3) waste
streams, trash, recycling, and organics. Enclosures shall be shown on plans prior to
issuance of a building permit.
Fire Department
35. Fire sprinklers conforming to NFPA 13 Standards are required for change of use.
Fire sprinkler riser shall be located in an interior riser room with exterior do or access.
Backflow preventor and fire department connection shall be within 20 feet of
Monterey right of way.
36. Exiting shall comply with Chapter 10 CBC for assembly occupancies. Required
exiting from a public assembly space shall not pass through a storage area or S1
occupancy.
Indemnification
37. 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 the City shall fully cooperate in the defense against an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner
_____________, and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 11th day of May 2022.
_____________________________
Tyler Corey, Secretary
Planning Commission
Page 26 of 42
THE HUB1701 MONTEREY STREET | SAN LUIS OBISPO | CALIFORNIAMINOR USE PERMIT22.0414ATTACHMENT BPage 27 of 42
*PROJECT SITE1701 MONTEREYMONTEREY ST.GRA
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E.ANDREWS ST.TABLE OF CONTENTSProject Information + Table of ContentsProject DescriptionResponse Narrative to Ordinance 1651 [2018 Series]Parking RequirementsSite PlanOverall Floor PlansExterior ElevationsPAGE2345678-9VICINITY MAPSITE AERIAL1701 MONTEREY STPROJECT TEAMAPPLICANTMonterey Street Brewing Company, LLC6 Higuera StreetSan Luis Obispo, CA 93401ARCHITECT | REPRESENTATIVEBracket Architecture OfficePO Box 1810San Luis Obispo, CA 93406Bryan Ridley | br@bracketao.com | 805 704 0535PROPERTY OWNEREdwin Lawrence O’Reilly Family TrustDESIGN STATEMENTThe HUB on Monterey proposes new uses and interior alterations within an existing commercial building. The principal proposed use is a bar/tavern, including light manufacturing, commercial kitchen/commissary, warehouse, and indoor/outdoor recreation areas1. Existing on-site parking and recent site and landscape improvements will be retained.PROJECT DATAAddress 1701 Monterey StreetAPN 001-151-014Zoning C-T-S Tourist Commercial, Special ConsiderationAdjacent Zoning C-T [northwest] C-T-S [southwest + northeast] C-OS [southeast]Lot Area 155,014 square feet [3.56 acres]Partial Lot Leased Area 61,460 square feet [1.41 acres] Current Use Retail buildingProposed Use Bar/Tavern with associated Light ManufacturingGross Interior Building Area 1st floor 11,365 sf 2nd floor 815 sf total area 12,180 sf Lot Coverage 75% Allowed 46,095 square feet 19% Proposed 11,365 square feetBuilding Envelope Height 45’ max. Setbacks 10’ front 0’ interior side and rear Construction Type + Occupancy Type VB Current Occupancy Group M Proposed Occupancy Group A-2, A-3, F-1, S-1, S-2,B,M Nonseparated, S-1 Governs Sprinklered Yes2THE HUB ON MONTEREYBRACKET ARCHITECTURE OFFICE1701 MONTEREY ST | SAN LUIS OBISPO22.0414 | MINOR USE PERMITATTACHMENT BPage 28 of 42
hub[h b]NOUN1. the central part of a wheel, rotating on or with the axle, and from which the spokes radiate. synonyms: pivot · axis · center 2. the effective center of an activity, region, or network as in the financial hub of a country synonyms: center of activity · focal point The HUB A collaboration of 8 SLO city businesses in one, central location, designed to:1] elevate the artistic and active lifestyle community that has made SLO famous. 2] establish North Monterey Street as the destination for a thriving community atmosphere of curated events paired with excellent food & drinks; blending locals, students, and tourists alike. • Retail and commercial kitchen(s)• Food Truck and Mobile Food Vendor Rotation• Multiple dining options including late night food• Brewery (Production and Tasting)• Distillery (Production and Tasting)• Kombucha (Production and Tasting)• Winery (Production and Tasting)• Coffee and Baked Goods• Curated Art Gallery• Bicycle Sales, Rentals and Repairs• Live Music and Performing Arts• Dog and Family Friendly• Outdoor Pickle Ball/Cornhole/Axe Throwing/Outdoor Checkers• Indoor Bocce Ball/Ping Pong/Pool Tables• Outdoor BBQ Area• Local activity shuttle (Hiking/Bicycle Tours/Walking Tours)The Frame A day at the HUB looks like this:6:45 Coffee and muffin on the way to work or school.7:10 Healthy breakfast before a bicycle ride. A breakfast burrito with bacon is healthy, right?9:17 Check your social media or influencer status over a blended smoothie.10:45 Early lunch with friends. Go ahead, it’s ok to get fries with a salad.11:02 It’s Stroller Sunday and time check-in on neighborhood gossip.11:30 Grab something quick on your way to a ZOOM meeting.12:15 Hotel guests on their way out of town stops for lunch and some trinkets. 12:30 Grab a 4-Pack of craft beer for a barbecue at home. Why not get another 4-pack?12:45 Play a quick game of cornhole. Ironically, the street corn truck is serving today. Coincidence?1:42 Drop off you bicycle to get that flat tire fixed. Have a Kombucha while you wait.2:00 Late lunch, outside, and a little time in the sun on a beautiful day.2:19 Axe throwing really is all about proper foot setup. Noted!3:17 Drop by to see a local artist performing on the patio.3:30 The last hiking/biking shuttle leaves for Reservoir Canyon and East Ridge. Poison oak or wind?4:02 Enjoy a happy hour, craft cocktail after a long day of crypto currency day-trading.4:35 Finish a book with a fresh, West Coast IPA.5:04 Fresh, smoked tri-tip nachos appetizer. Baffled on which beer to have.5:25 Your dog, Simcoe gets to see his neighbor Bailey while their humans enjoy a couple of Seltzers. 5:43 Taco Tuesday special is smoked chili verde tacos on home-made tortillas.6:00 A local artist is hosting a “Meet and Cheese” night.6:19 Your favorite fried chicken food truck is outside serving.7:06 Movie night starts. It’s a Tom Cruise double header, Top Gun and Mission Impossible.7:30 Rent some commercial kitchen space to finally get your grandma’s famous salsa into a jar.7:45 On your way to the drive in, you stop to get some snacks and to-go truck food.8:00 Your roommate has a mid-term tomorrow but you can squeeze in a couple of rounds of pool.9:05 On-line dating is not fun, but at least all your team is there to make sure he isn’t a creep.9:36 The NBA finals seem to go on forever!10:08 Stop by for a celebration drink on the way home from an awesome show at the PAC.11:00 Ice cream sundae after a movie downtown. Ok, get the pie too.eThe Spokes• Central Coast Brewing• KROBAR Craft Distillery• Nautical Bean Coffee• Art’s Cyclery• What The Truck Mobile Cuisine• Lone Oak Seltzer• SLO Axe• Whalebird Kombucha3THE HUB ON MONTEREYBRACKET ARCHITECTURE OFFICE1701 MONTEREY ST | SAN LUIS OBISPO22.0414 | MINOR USE PERMITATTACHMENT BPage 29 of 42
RESPONSE NARRATIVE TO ORDINANCE 1651 [2018 SERIES]1. All new structures approved after adoption of this ordinance shall be setback a minimum 20 feet from the existing top of creek bank or edge of riparian vegetation, whichever is farther from the creek flow line ( subsequently called the “ creek setback reference line”). The setback area may be occupied by landscaping and fencing. No new facilities for parking, active recreation or noise generating equipment may occupy the creek setback area. No new structures are proposed. 2. The number and size of building openings facing the creek shall be minimized. Windows shall be no larger than the minimum required by public safety. Glazing shall not reflect sunlight toward the creek nor allow internal lighting to shine toward the creek. Balconies and/ or attendant doors are prohibited. All openings facing the direction of the creek are existing and will not be expanded. 3. Screening shall be provided between the buildings and the creek which may include fencing, decorative walls and landscaped berms, said screening shall at a minimum include restoration and enhancement of the creekside vegetation, and shall also be designed and built so as to block view corridors of the building visible from residential neighbors Existing fencing along the creek will remain. The existing buildings shield and buffer the outdoor uses. 4. Lighting between the buildings and the creek shall be limited in intensity and scale to the minimum necessary for security and identification and shall be designed so as not to shine offsite. All lighting will comply with the Night Sky Ordinance and the parameters of this ordinance. 5. The expansion or redevelopment of properties shall make maximum use of common driveways. The existing driveway and pedestrian entries shall remain in use. 6. All new uses must be found by the Planning Commission to be compatible with the riparian habitat and adjacent residential uses, considering such variables as light and glare, privacy, noise and traffic. In all cases, uses shall be adequately buffered from the creek and adjacent residences in a manner which mitigates potential offsite impacts. The new uses occur approximately 160’ minimum from the Creekside property line. Most outdoor activities are buffered by the existing buildings and all activities are intentionally positioned to be street facing and nearer to the street than the creek. 7. Noise generating uses such as parking and active outdoor recreation uses, such as swimming pools, outdoor bars, and gathering areas shall be located on the interior of the site, using buildings as a buffer. Noise generating outdoor uses are located on the interior site, sheltered by buildings. Parking is located entirely in existing paved vehicular areas. 8. All drainage to the creek shall be directed in a manner which does not erode the creekbank, harm the creekside vegetation or degrade the quality of the creek and its riparian habitat. Appropriate systems may include the use of debris and rubbish screens, oil and grease traps and erosion control/energy dissipaters subject to the approval of the City Engineer and the State Department of Fish and Wildlife. Drainage patterns are not impacted by the project. The grease trap/interceptor will be placed near the driveway from Monterey Street to provide nearest access to a pumping truck. 9. Building height shall be restricted as follows: a) Between 20 and 50 feet, of the creek setback reference line, maximum height shall be 25 feet. b) Between 50 and 80 feet of the creek setback reference line, maximum height shall be 35 feet. c) Beyond 80 feet from the creek setback reference line, maximum height shall be 45 feet. No new buildings are proposed. 10. Grading within the creek setback area shall be limited to that necessary to stabilize the creekbank and to accommodate landscaping, and shall be done in a manner which does not increase erosion of the creekbank or result in the removal of or significant damage to creekside vegetation. No grading is proposed in the creek setback area.11. 11. A s a condition of every new use established or expansion of existing use, that portion of a commercial lot which lies within the C/OS- 5 zone shall be dedicated as a perpetual open space easement. Noted. 12. In special circumstances, the Planning Commission may lower the height and/or increase the setback standards established by this ordinance. Heights and setback limits are met by a significant margin. 13. The revised C/OS- 5 boundary and design criteria contained in this ordinance shall be recorded and referenced on the title of all affected parcels. Noted. 14. The creekside setback area and/or the area beneath the high berm on the creekside shall not be used for a public or urban trail. Noted. No trail proposed. 15. Any structure that functions primarily as a conference or convention center shall not be allowed. Meeting and conference rooms ancillary to other approved uses are allowed. Rooms whose primary use is for social gatherings ( ballrooms, etc.) shall not be located creekside. The structure is not a conference or convention center. Social gatherings that accompany the restaurant and bar/tavern uses are not located creekside. 16. Openings associated with and resulting from underground, ground, or above ground parking, oriented toward the creek or that occur on the sides of the structures within 100 feet of the creek setback reference line are prohibited. No new openings facing toward the creek are proposed. Existing fencing along the creek will remain. 17. During all stages of planning and building, design and engineering plans and over- the counter-changes to the approved plans and permit shall be a matter of public record (as defined in California Government Code Section 6520), shall be noted on the official packet of material, and shall be readily available to the public upon demand. Noted. 18. Any new proposal or significant alteration to an existing development shall be subject to a use permit approved by the Planning Commission. In approving a use permit, the Planning Commission shall find that the proposed conforms to all the criteria listed in Section 3. Noted.4THE HUB ON MONTEREYBRACKET ARCHITECTURE OFFICE1701 MONTEREY ST | SAN LUIS OBISPO22.0414 | MINOR USE PERMITATTACHMENT BPage 30 of 42
Vehicle Parking Spaces Required [Title 17 table 3-4] Restaurant Dining 1 per 100 sf 825 sf 8.25 Restaurant Kitchen 1 per 100 sf 415 sf 4.15 Production 1 per 1000 sf 1,220 sf 1.22 Tasting Area 01 1 per 100 sf 585 sf 5.85 Tasting Area 02 1 per 100 sf 165sf 1.65 Tasting Area 03 1 per 100 sf 315 sf 3.15 Retail Sales 1 per 300 sf 685 sf 2.28 Commercial Kitchen 1 per 1,500 sf 1,165 sf 0.77 Cold Storage 1 per 1,000 sf 750 sf 0.75 Circulation + Restrooms 0 required 2,460 sf 0 Indoor Recreation 1 per 200 sf 2,775 sf 13.87 Production Office/Storage 1 per 300 sf 815 sf 2.72 Indoor Subtotal 44.66 Outdoor Recreation Space [east] 1 per 500 sf 10,221 sf 20.44 Outdoor Recreation Space [west] 1 per 500 sf 1,560 sf 3.12 Outdoor Retail Display 1 per 300 sf 525 sf 1.75 Outdoor Subtotal 25.31 Parking Subtotal 69.97 Bike Parking Reduction 10% 6.3 Total Required Parking 64 spaces [63.67]Vehicle Parking Summary Existing 34 Required 64 Provided 64 Required Accessible 2 standard, 1 van per CBC 11B [2 are existing]EV Parking Existing Spaces (non EV) 34* EV Ready 3 [10%] EV Capable 9 [25%]Motorcycle Parking Existing none Required 2 [1 per 20 of 31 existing spaces] Provided 2Bicycle Parking Existing none Required, Indoor Use 30 Required, Outdoor Recreation to be confirmed with community development director Provided 20 + Outdoor TBD + 30 [for 10% bike parking reduction] Short + Long Term Distribution 38 short term [75%] + 12 long term [25%] + Outdoor short term TBD* This project qualifies as a remodel if scope of work is equal to or exceeding 25 percent of the existing gross floor area of the structure before the construction. Where an existing legal, nonconforming parking condition exists, the EV spaces requirement shall be based on the existing number of parking spaces [34], not the required number of parking spaces [64]. More than 25 spaces requires 10% EV ready spaces, plus 25% EV capable. [17.72.040, 17.106.022]5THE HUB ON MONTEREYBRACKET ARCHITECTURE OFFICE1701 MONTEREY ST | SAN LUIS OBISPO22.0414 | MINOR USE PERMITATTACHMENT BPage 31 of 42
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196'-3" TO BUILDING CORNER94'-4" TO EDGE OF PARKINGSITE PLANSCALE: 1/32” = 1’0168321701 MONTEREYPROPERTY LINEMONTEREY STREETZONE DOUTDOOR RECREATION 7,323 sf1741 MONTEREYNOT A PART1216 [e] PARKING6 [e] PARKING12 [e] PARKING1216114 [n] PARKING4 [n] PARKING 12 [n]COMPACT PARKING6 [n] PARKING 4 [n]PARKINGZONE EOUTDOOR RECREATION2,898 sfZONE AOUTDOOR RECREATION1,560 sfZONE BOUTDOOR RETAIL525 SFZONE COUTDOORARRIVAL1. [N] FENCED OUTDOOR PRODUCTION EQUIPMENT AREA2. [N] COFFEE CART CARGO CONTAINER3. [E] FIRE HYDRANT4. [N] SHORT-TERM BICYCLE PARKING RACKS5. [E] WASTE COLLECTION AREA6. [N] LONG-TERM BICYCLE PARKING LOCKERS7. [N] EV READY PARKING [EVR]8. [N] EV CAPABLE PARKING [EVCS]9. [E] STORAGE CANOPY FOR 1741 MONTEREY10. [E] STEEL STORAGE CONTAINERS FOR 1701 MONTEREY11. [E] GLASS WIND SCREEN12. [E] STEEL FENCE13. [E] CURB, GUTTER, + SIDEWALK14. [E] CONCRETE ACCESS STAIR AND RAMP15. [N] ACCESSIBLE ROUTE FROM RIGHT-OF-WAY AND ACCESSIBLE PARKING SHOWN DOTTED16. [E] STREET TREE, TYP OF [7]17. [N] FOOD TRUCK LOCATIONREFERENCE NOTES1234910105SLO CREEK TOP OF BANKC/OS C-T-SMIN. SETBACKTREE CANOPY13151587715[E] DRAINAGE[E] DRAINAGE1414UPUP6641717ZONE F6THE HUB ON MONTEREYBRACKET ARCHITECTURE OFFICE1701 MONTEREY ST | SAN LUIS OBISPO22.0414 | MINOR USE PERMITATTACHMENT BPage 32 of 42
FLOOR PLANSCALE: 1/16” = 1’08416MEZZANINE LEVEL PLANSCALE: 1/16” = 1’PRODUCTION840 sfCOMMERCIAL KITCHEN1,165 sfRESTROOMSRETAIL685 sfRESTAURANT KITCHEN415 sfPRODUCTIONOFFICE450 sfCOLD STORAGE750 sfINDOOR RECREATION2,775 sfDINING825 SFOUTDOOR RECREATIONOUTDOOR RETAIL DISPLAYProposed Use and Occupancy Classification Occupancy Classification Restaurant Kitchen A-2 Restaurant Bar/Dining A-2 Kitchen Commercial B Production F-1 Tasting Area A-2 Retail M Storage, Cold S-2 Production Office B Recreation Indoor A-3CIRCULATION1690 sfSTORAGE365 sfOUTDOOR RECREATIONTASTING AREA 01 585 sfTASTING AREA 03315 sfTASTING AREA 02165 sfPRODUCTION380 sf7THE HUB ON MONTEREYBRACKET ARCHITECTURE OFFICE1701 MONTEREY ST | SAN LUIS OBISPO22.0414 | MINOR USE PERMITATTACHMENT BPage 33 of 42
NORTHEAST EXTERIOR ELEVATIONSCALE: 1/16” = 1’SOUTHWEST EXTERIOR ELEVATIONSCALE: 1/16” = 1’ZONING DESIGNATION SERVICE COMMERCIAL (C-T-S) SIGN TYPES ALLOWED ALL SIGN TYPES EXCEPT# SIGNS PER PREMISES ALLOWED PROPOSED 2 2ILLUMINATION FOLLOWING STANDARDS PER SLO MC 15.40.030 MAX. CUMULATIVE SIGN AREA ALLOWED PROPOSED 200 SF 200 SFSAN LUIS OBISPO CITY SIGN STANDARDSSIGN 2type: wall sign, painted area allowable: 100 sfarea proposed: 100 sf (8.5’ x 11.75’)SIGN 1type: wall sign, paintedarea allowed: 100 sfarea proposed: 100 sf (8.5’ x 11.75’)SIGN 2SIGN 18THE HUB ON MONTEREYBRACKET ARCHITECTURE OFFICE1701 MONTEREY ST | SAN LUIS OBISPO22.0414 | MINOR USE PERMITATTACHMENT BPage 34 of 42
SOUTHEAST EXTERIOR ELEVATIONSCALE: 1/16” = 1’NORTHWEST EXTERIOR ELEVATIONSCALE: 1/16” = 1’9THE HUB ON MONTEREYBRACKET ARCHITECTURE OFFICE1701 MONTEREY ST | SAN LUIS OBISPO22.0414 | MINOR USE PERMITATTACHMENT BPage 35 of 42
Page 36 of 42
ZONE A ZONE B ZONE C ZONE D ZONE E ZONE F
OPEN 6:00 AM 9:00 AM 11:00 AM 11:00 AM 11:00 AM 11:00 AM
CLOSE 10:00 PM 10:00 PM 10:00 PM 10:00 PM 10:00 PM 10:00 PM
ACTIVITY
Axe Throwing
BBQ
Bicycle Display
Board Games
Chess/Checkers
Coffee Cart
Corhhole
Dog Area
Fire Pits
Food Truck
Performing Arts
Ping Pong
Pickle Ball
Ring Toss
Outdoor Retail and Recreation Zones
ATTACHMENT C
Page 37 of 42
ACTIVITY
Axe Throwing
BBQ
Bicycle Display
Board Games
Chess/Checkers
Coffee Cart
Corhhole
Dog Area
Fire Pits
Food Truck
Performing Arts
Ping Pong
Pickle Ball
Ring Toss
Operational Overview
Proposed operation window
Based on reservationsDaily 7:00 AM to 8:00 PMDaily 9:00 AM to 6:00 PMDaily 11:00 AM to 9:00 PMDaily 11:00 AM to 9:00 PM
Thursday-Sunday, early afternoon through early evening, subject to availabilityDaily 11:00 AM to 9:00 PMDaily 11:00 AM to 9:00 PMDaily 11:00 AM to 9:00 PM
Daily 6:00 AM to 4:00 PMDaily 11:00 AM to 9:00 PMDaily 11:00 AM to 9:00 PMDaily 11:00 AM to 10:00 PMDaily, rotating truck, hours based on menu and availability
ATTACHMENT C
Page 38 of 42
O 1651
ORDINANCE NO. 1651 ( 2018 SERIES)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, AMENDING ORDINANCE NO. 1130 ( 1989
SERIES), MODIFYING THE DESIGN CRITERIA, SECTION 5 (CODE-
1630-2018; SOUTH SIDE OF MONTEREY STREET BETWEEN 103 AND
2223 MONTEREY, INCLUSIVE)
WHEREAS, on February 7, 1989, the City Council of the City of San Luis Obispo adopted
Ordinance 1130, amending the official zoning map from C-T to C-T-S for properties on the south
side of Monterey Street between 1603 and 2223 and amending the official zoning map to expand
the C/OS-5 zone along San Luis Creek Drive between Monterey Street and San Luis Drive; and
WHEREAS, Ordinance 1130 (1989 Series) established design criteria for any new
development or use or expansion of any existing development or use within the C-T-S zone; and
WHEREAS, the Land Use Element of the City’s General Plan, Program 8.3, calls for the
City to review and update Ordinance 1130 and involve residents to ensure that neighborhood
concerns are addressed; and
WHEREAS, City staff has coordinated review of possible changes to Ordinance 1130 with
residents of the adjacent San Luis Drive neighborhood; 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
June 27, 2018 for the purpose of considering amendments to ordinance NO. 1130; and
WHEREAS, the City Council 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 August 21,
2018, for the purpose of introducing an Ordinance for the amendment to Ordinance No. 1130; and
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo
as follows:
SECTION 1. Environmental Review. Based upon all the evidence, the Planning
Commission recommends that the City Council adopt the Initial Study / Negative Declaration as
prepared for the comprehensive Zoning Regulations Update (GENP-0327-2018). The initial study
addresses all environmental issues listed in Appendix G of the State CEQA Guidelines, and tiers
with and incorporates, by reference, the Land Use and Circulation Element Final Program
Environmental Impact Report pursuant to State CEQA Guidelines Sections 15150 (Incorporation
by Reference), 15152 (Tiering), and 15168 (Program EIR).
SECTION 2. Action. The City Council of San Luis Obispo herby amends the Ordinance
1130 to replace the design criteria (previously referred to as Section 5) with following criteria
described below.
ATTACHMENT D
Page 39 of 42
Ordinance No. 1651 (2018 Series) Page 2
O 1651
SECTION 3. Land Use and Design Criteria. That any new development or use or
expansion of any existing development or use approved after the effective date of this ordinance
shall be subject to the following design criteria:
1. All new structures approved after adoption of this ordinance shall be setback a minimum
20 feet from the existing top of creek bank or edge of riparian vegetation, whichever is
farther from the creek flow line (subsequently called the “creek setback reference line”).
The setback area may be occupied by landscaping and fencing. No new facilities for
parking, active recreation or noise generating equipment may occupy the creek setback
area.
2. The number and size of building openings facing the creek shall be minimized. Windows
shall be no larger than the minimum required by public safety. Glazing shall not reflect
sunlight toward the creek nor allow internal lighting to shine toward the creek. Balconies
and/or attendant doors are prohibited.
3. Screening shall be provided between the buildings and the creek which may include
fencing, decorative walls and landscaped berms, said screening shall at a minimum include
restoration and enhancement of the creekside vegetation, and shall also be designed and
built so as to block view corridors of the building visible from residential neighbors.
4. Lighting between the buildings and the creek shall be limited in intensity and scale to the
minimum necessary for security and identification and shall be designed so as not to shine
offsite.
5. The expansion or redevelopment of properties shall make maximum use of common
driveways.
6. All new uses must be found by the Planning Commission to be compatible with the riparian
habitat and adjacent residential uses, considering such variables as light and glare, privacy,
noise and traffic. In all cases, uses shall be adequately buffered from the creek and adjacent
residences in a manner which mitigates potential offsite impacts.
7. Noise generating uses such as parking and active outdoor recreation uses, such as
swimming pools, outdoor bars, and gathering areas shall be located on the interior of the
site, using buildings as a buffer.
8. All drainage to the creek shall be directed in a manner which does not erode the creekbank,
harm the creekside vegetation or degrade the quality of the creek and its riparian habitat.
Appropriate systems may include the use of debris and rubbish screens, oil and grease traps
and erosion control/energy dissipaters subject to the approval of the City Engineer and the
State Department of Fish and Wildlife.
ATTACHMENT D
Page 40 of 42
Ordinance No. 1651 (2018 Series) Page 3
O 1651
9. Building height shall be restricted as follows:
a) Between 20 and 50 feet, of the creek setback reference line, maximum height shall
be 25 feet.
b) Between 50 and 80 feet of the creek setback reference line, maximum height shall
be 35 feet.
c) Beyond 80 feet from the creek setback reference line, maximum height shall be 45
feet.
10. Grading within the creek setback area shall be limited to that necessary to stabilize the
creekbank and to accommodate landscaping, and shall be done in a manner which does not
increase erosion of the creekbank or result in the removal of or significant damage to
creekside vegetation.
11. As a condition of every new use established or expansion of existing use, that portion of a
commercial lot which lies within the C/OS-5 zone shall be dedicated as a perpetual open
space easement.
12. In special circumstances, the Planning Commission may lower the height and/or increase
the setback standards established by this ordinance.
13. The revised C/OS-5 boundary and design criteria contained in this ordinance shall be
recorded and referenced on the title of all affected parcels.
14. The creekside setback area and/or the area beneath the high berm on the creekside shall not
be used for a public or urban trail.
15. Any structure that functions primarily as a conference or convention center shall not be
allowed. Meeting and conference rooms ancillary to other approved uses are allowed.
Rooms whose primary use is for social gatherings (ballrooms, etc.) shall not be located
creekside.
16. Openings associated with and resulting from underground, ground, or above ground
parking, oriented toward the creek or that occur on the sides of the structures within 100
feet of the creek setback reference line are prohibited.
17. During all stages of planning and building, design and engineering plans and over-the-
counter- changes to the approved plans and permit shall be a matter of public record (as
defined in California Government Code Section 6520), shall be noted on the official packet
of material, and shall be readily available to the public upon demand.
18. Any new proposal or significant alteration to an existing development shall be subject to a
use permit approved by the Planning Commission. In approving a use permit, the Planning
Commission shall find that the proposed conforms to all the criteria listed in Section 3.
ATTACHMENT D
Page 41 of 42
ATTACHMENT D
Page 42 of 42
The Hub
USE-0103-2022 (1701 Monterey Street)
Planning Commission Hearing
May 11, 2022
Applicant: Monterey Street Brewing Company, LLC
Recommendation
2
•Adopt the Draft Resolution (Attachment A) approving the
Minor Use Permit, USE-0103-2022, subject to the revised
findings and conditions of approval.
Project Site and Location
3
◼1701 Monterey Street
◼Located within the Tourist
Commercial Zone with
Special Considerations
Overlay (C-T-S) and
Conservation and Open
Space Zone (C/OS)
◼Ordinance 1651
establishes the land use
and design criteria for the
S Overlay
◼Surrounding uses include
hotels/motels, restaurant,
residences, vehicle repair
services
Project Site and Location
4
◼1701 Monterey Street
◼Located within the Tourist
Commercial Zone with
Special Considerations
Overlay (C-T-S) and
Conservation and Open
Space Zone (C/OS)
◼Ordinance 1651
establishes the land use
and design criteria for the
S Overlay
◼Surrounding uses include
hotels/motels, restaurant,
residences, vehicle repair
services
Project Description
◼Collaboration between eight local businesses
◼Proposed uses and hours of operation:
◼Bar/tavern: 8:00 a.m. –11:00 p.m. daily
◼Restaurant: 6:00 a.m. –11:00 p.m. daily
◼General retail: 8:00 a.m. –9:00 p.m. daily
◼Commercial recreation: 11:00 a.m. –10:00 daily
◼Indoor live entertainment: 1:00 p.m. –8:00 p.m. Thursdays
through Sundays
◼Food trucks: 11:00 a.m. –10:00 p.m. daily
◼Uses proposed within existing project building or fenced outdoor
areas
◼Parking reduction request for 6 vehicle spaces
5
Site Plan
6
Floor Plan
7
Policy Analysis –General Plan
◼Tourist Commercial Land Use Designation
◼Intended for accommodations and services that primarily
serve the traveling public and promote the City as a
destination for short-and long-term visitors
◼Proposed Project
◼Multi-vendor facility consisting of complementary uses
that serve both short-and long-term visitors
◼Eating, drinking, and recreational experience
◼Located on upper Monterey Street adjacent to
hotels/motels to the north, west, and south
8
Policy Analysis –Zoning Regulations
◼Tourist Commercial Zone
◼Allowed uses: restaurant and commercial recreation
◼Allowed uses with Minor Use Permit approval (typically
reviewed by the Director): bar/tavern, general retail, live
entertainment, and food trucks
◼Ordinance 1651 (Special Considerations Overlay)
◼Criterion #18 requires the project be reviewed by the
Planning Commission for consistency with Ordinance
1651
9
Policy Analysis –Zoning Regulations
◼Bar/Tavern
◼Required to comply with standards in Section 17.86.050(B) for
Alcohol Outlets, unless otherwise indicated in requests below
◼Food service is requested to be provided by the restaurant
and food trucks
◼Live entertainment is requested within the indoor
recreational area
◼Conditions #4-7, 12-17
◼Alcohol shall only be served if food service is available
◼No changes to general floor plan
◼Limitations on live entertainment
◼Security plan approval by Police Department
◼Ongoing ABC LEAD training for employees
◼Designated representative for complaints
◼No late-night alcohol service
10
Policy Analysis –Zoning Regulations
◼General Retail
◼Listed as appropriate use within the TC land use
designation
◼Examples: art galleries, baked goods, bicycle sales, etc.
◼No recommended conditions
11
Policy Analysis –Zoning Regulations
◼Live Entertainment
◼Proposed within the indoor commercial recreational area
◼Supplementary to existing ambiance
◼Occasional music acts between 1:00 p.m. –8:00 p.m. on
Thursdays through Sundays
◼Conditions #12-15
◼Only permitted indoors on limited days/hours with all
doors and windows closed
◼No live entertainment permitted outdoors
12
Policy Analysis –Zoning Regulations
◼Food Trucks
◼Required to comply with Sections 17.86.120(B) & (C) for
permits and operational requirements
◼One to two food trucks anticipated
◼Located in area labeled as Zone F on the project plans
◼No seating
◼Conditions #9, 22
◼Site shall be maintained in a clean and orderly
manner
◼Shall not operate within parking spaces or hinder
maneuverability
13
Policy Analysis –Zoning Regulations
◼Parking Reduction Request
◼70 vehicle spaces required
◼64 vehicle spaces provided
◼Requesting to provide 30 additional bicycle spaces to
replace 6 vehicle spaces
◼Hours of operation vary between different businesses
◼Patrons will likely overlap
◼Cumulative parking not necessary to serve all uses
14
Policy Analysis –Ordinance 1651
◼Ordinance 1651
◼Establishes a S overlay requiring new proposal be
compatible with adjacent residences and creek
◼Includes criteria for land use and design
◼Project consistent with requirements as proposed or
conditioned
15
Public Comment
◼Consistency with specific design criteria in Ordinance 1651
related to:
◼Lighting and Glare
◼Privacy
◼Noise
◼Traffic
◼Environmental Determination
◼Change in use
◼Hours of operation
◼Noise
◼Traffic
◼Creek impacts
◼Road Improvements for Cyclists
16
Consistency with Ordinance 1651
◼Criterion #2 –building openings facing the creek shall be
minimized
◼Intended to minimize lighting and glare from windows and
noise from door entries
◼Proposed Project
◼Utilizing an existing building
◼Existing windows on southeast side of building
◼Rear stairway access will only be used as emergency exit
◼Consistent with criterion
◼No new openings
◼Existing openings not further enlarged
◼Building setback close to 200’ from top of bank
17
Consistency with Ordinance 1651
◼Criterion #3 –screening between creek and buildings
◼Intended to block view corridors of the building visible from
residential neighborhood
◼Proposed Project
◼Utilizing an existing building
◼No new construction proposed
◼Consistent with criterion
◼Building setback close to 200’ from top of bank
◼Screened by existing vegetation at the creek
18
Consistency with Ordinance 1651
◼Criterion #4 –lighting
◼Limited intensity and scale to minimize spillover
◼Proposed Project
◼Consistent with criterion
◼Existing fixtures on building and parking lot
◼Lighting shall comply with Section 17.70.100 (Lighting
and Night Sky Preservation). Fixtures shall be shielded,
oriented towards the property, and directed downwards
to minimize spillover.
19
Consistency with Ordinance 1651
◼Criterion #6 –compatibility with creek and adjacent residences
◼Lighting and glare
◼Lighting shall comply with Section 17.70.100 (Lighting and Night Sky
Preservation)
◼Privacy
◼All uses shall occur within the project building or outdoor areas enclosed by solid
fencing.
◼Noise
◼Attenuation provided by distance, building location and orientation, and barriers
◼A minimum of 180’ away from top of bank
◼Located approximately 250’ away from the nearest residential property line
◼Door openings located on sides of building
◼Uses located within building and outdoor areas enclosed by solid fencing
◼Buffered by onsite buildings and accessory structures
◼Recommended conditions for live entertainment
◼Traffic
◼Determined a negligible net increase of 30 peak PM trips; at least 100 additional
peak PM trips would be significant and require a traffic study
20
Consistency with Ordinance 1651
◼Criterion #7 –noise generating uses
◼Uses to occur in interior of lot using buildings as buffers to minimize noise
◼Proposed Project
◼Consistent with criterion
◼Uses proposed within project building and outdoor areas fenced by
solid structures
◼Buffered by onsite buildings and accessory structures
◼Located on the interior of the lot
◼Minimum of 180’ away from the top of bank
◼Approximately 250’ away from the nearest residential property line
◼No new openings facing the creek
◼Live entertainment –Conditions #12-15
◼Only permitted indoors on limited days/hours with all doors and
windows closed
◼Compliance with Chapter 9.12 Noise Control
21
Consistency with Ordinance 1651
◼Criterion #15 –gathering areas
◼Structure that functions as a conference or convention center is
not allowed
◼Areas for social gatherings may be permitted as ancillary and shall
not be located creekside
◼Proposed Project
◼Consistent with criterion
◼A conference or convention center is not proposed
◼Project building is not located creekside and is 195’ away
◼Recreational areas are ancillary for patrons to gather when
enjoying food and drinks
◼Hours of operation limited to when food and drinks are
available
22
Consistency with Ordinance 1651
◼Criterion #16 –openings associated with parking
◼Intended to minimize noise and lighting from vehicles in parking
area
◼Proposed Project
◼Utilizing an existing parking area
◼Consistent within criterion
◼Parking area setback close to 95’ from the top of bank
◼Spaces oriented away from the creek to minimize glare
23
Environmental Determination
◼Categorical Exemption
◼Section 15301 Existing Facilities
◼Project would operate within an existing development with negligible
expansion of the former retail use
◼No new construction
◼Limited improvements to the project building and site
◼No access to the creek and onsite drainage will be evaluated at
plan check
◼Noise shall comply with Chapter 9.12 Noise Control and
conditions related to live entertainment and outdoor activities
◼Lighting shall comply with Section 17.70.100 Lighting and Night
Sky Preservation
◼Traffic Division determined a negligible net increase of 30 peak
PM trips
◼Project required to comply with all conditions of approval
◼Condition #3 allows for the project to be re-reviewed if there are
substantiated complaints or evidence of a violation of the Use
Permit
24
Environmental Determination
◼Categorical Exemption
◼Section 15332 In-Fill Development
◼Site that is less than five acres in size (3.63 acres)
◼Surrounded by other urban uses (existing hotels/motels, restaurant,
service station, and vehicle repair services)
◼Not a habitat for endangered, rare, or threatened species because it is a
developed urban site
◼Traffic
◼Negligible increase of 30 peak PM trips
◼Noise
◼Uses are within building and fenced areas; buffered by buildings and
structures
◼Conditions on live entertainment and outdoor activities
◼Comply with Noise Ordinance
◼Air quality
◼Minimal construction emissions
◼Operational emissions will not exceed thresholds in CAP
◼Water quality
◼Creek access is not proposed
◼Condition #9 requires containment and disposal of liquid discharge
25
Environmental Determination –Revised Finding
SECTION 2.Environmental Review.The project is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA)described in Sections 15301 (Existing Facilities)and 15332 (In-Fill
Development)of the CEQA Guidelines.The project is exempt under Section 15301 because it is consistent
with applicable General Plan policies and Zoning Regulations,is located on a site that is less than five acres
in size (3.63 acres)surrounded by other urban uses (existing hotels/motels,restaurant,service station,and
vehicle repair services),and is not a habitat for endangered,rare,or threatened species because it is a
developed urban site.Approval of the project will not result in any significant effects relating to (1)traffic
because the Traffic Division reviewed the project and determined that the proposed uses would not generate
a number of trips that substantially exceeds trips associated with the former retail use (approximately 30 peak
PM trips);(2)noise because proposed uses will occur within the project building and enclosed outdoor
areas,which are buffered by existing buildings and accessory structures onsite.Proposed uses will occur a
minimum of 180 feet away from the top of bank and approximately 250 feet away from the nearest residential
property line to the south.The project shall comply with the noise thresholds outlined in the noise ordinance
for the C-T zone,which are 60 dBA from 10 p.m.–7:00 a.m.and 65 dBA from 7:00 a.m.–10:00 p.m.To
ensure ongoing compliance,staff is also recommending Conditions #10–15 for limitations on indoor live
entertainment and outdoor activities,(3)air because construction-related emissions associated with the
project is temporary and is limited to minor improvements to the project building and parking area.In
addition,operation of the uses would not result generate emissions that exceed thresholds outlined in the
Climate Action Plan;or (4)water quality because the project is not proposing access to the creek.In addition,
Condition #9 requires that any liquid discharge from the food trucks shall be contained and properly disposed
of by the applicant.Lastly,the site is served by all required utilities and public services.
26
Road Improvements for Cyclists
◼Offsite road improvements for cyclists
◼Better bike detection at Monterey/Grand
◼Pavement improvement on Andrews Street
◼Nexus would be required to condition the project for
improvements
◼The site does not directly on rely or front either areas for
access; therefore, these improvements were not conditions
of the project
27
Revised Condition of Approval
28
•Condition #25: The property owner shall enter into an open space
agreement with the City to dedicate a portion of the commercial lot
which lies within the C/OS zone as an open space easement. Prior
to building permit issuance, the open space agreement shall be
recorded in the office of the County Recorder.
•Required by criterion #11 of Ordinance 1651
Recommendation
29
•Adopt the Draft Resolution (Attachment A) approving the
Minor Use Permit, USE-0103-2022, subject to the revised
findings and conditions of approval.
Additional Conditions of Approval
30
◼Submit a line of sight analysis to confirm that the
existing building is not visible from neighbors. If it
is visible, provide screening to restore and enhance
the creekside vegetation
◼Identify the location of loading areas and hours of
operation
◼Provide a barrier in the rear of the site to block
visibility of the parking area to the satisfaction of
the Planning Director
THE SPOKES
Art’s Cyclery
THE SPOKES
Central Coast Brewing
THE SPOKES
KROBAR Craft Distillery
THE SPOKES
Whalebird Kombucha
THE SPOKES
YES Cocktail Company
THE SPOKES
SLO Cider
THE SPOKES
Arianna Wines
THE SPOKES
SLO AXE Company