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Item 4a. 1531 Monterey St. (DIR-0228-2022)
PLANNING COMMISSION AGENDA REPORT SUBJECT: 1531 MONTEREY ST (DIR-0228-2022) REVIEW OF A REQUEST FOR A 50% PARKING REDUCTION FOR A SITE WITH A RESTAURANT (CAFÉ) AND A DWELLING UNIT BY: Walter Oetzell, Assistant Planner FROM: Brian Leveille, Senior Planner Phone Number: (805) 781-7593 Phone Number: (805) 781-7166 Email: woetzell@slocity.org Email: bleveille@slocity.org APPLICANT: Robin Covey REPRESENTATIVE: Dana Hunter RECOMMENDATION Adopt the Draft Resolution approving the Parking Reduction request, based on findings and subject to conditions of approval. 1.0 COMMISSION'S PURVIEW As provided by Zoning Regulations § 17.72.050 (C), the Planning Commission may consider approval of a reduction in parking requirements for any use. 2.0 SUMMARY The applicant proposes to operate a Restaurant, in this case a café and bakery with approximately 1,175 square feet of restaurant area (see Project Plans, Attachment B), on the ground floor at 1531 Monterey. The property is on the south side of Monterey, between California and Grove Streets, in a Tourist-Commercial Zone. Businesses in the immediate vicinity include lodging, retail, commercial offices, restaurants, and dwellings. The site is a commercial parcel, about 6,500 square feet in area, developed in 1934 to house a branch office of the Farmer Brother’s Coffee Company, and most recently accommodating the Steynberg Gallery and then the 4 Cats Gallery, each having an accessory small coffee shop area. Also on the site, above the commercial space, is a two-bedroom dwelling. Meeting Date: 8/10/2022 Item Number: 4a Time Estimate: 30 Minutes Figure 1: Subject Site (1531 Monterey) Page 9 of 349 Item 4a DIR-0228-2022 (1531 Monterey) Planning Commission Report – August 10, 2022 Further improvement of the site is constrained, with no space available for addition of more on-site vehicle parking spaces. In order to allow for operation of the proposed café and bakery at this site, the applicant requests consideration of a reduction of 50% in the vehicle parking space requirement for the uses on the site. As depicted in plans (Attachment B), seven parking spaces are proposed to be provided at the rear of the site, to serve the uses on the property. The applicant has also provided a Parking Demand Study (Attachment C), prepared by Central Coast Transportation Consulting (CCTC), in support of this Parking Reduction request. 3.0 ANALYSIS OF PARKING REDUCTION REQUEST 3.1 Parking Requirement and Demand Minimum vehicle parking requirements for various land uses are specified in Table 3 -4 of Zoning Regulations § 17.72.050. A café and bakery such as that proposed for this site is classified as a Restaurant (Eating and Drinking Establishment), which carries a requirement of one parking space per 100 square feet of “restaurant area.” In plans, the applicant depicts 1,174 square feet of restaurant area (see Overall Parking Plan, Sheet A0.0 of Project Plans, Attachment A). The total vehicle parking requirement for the site, then, is 13 parking spaces (see Table 1 below). Table 1: Parking Requirement1 Land Use Requirement Number Required (rounded) Restaurant (1,174 sq. ft.) 1 space per 100 sq. ft. 11.74 Dwelling (2 BR) 0.75 spaces per bedroom 1.50 Total Requirement (rounded) 13 The Parking Demand Study provided by the applicant (Attachment C) provides parking demand forecasts for “Coffee/Donut Shop with no Drive Through,” similar to the proposed use. As reported in the study, observed parking demand results in a forecast demand between four and twelve spaces for the proposed use (see Table 2). The study notes the mixed-use, “walkable” nature of the location, and compares the parking requirement to that which would be applied to a Downtown location (where the requirement would be half that applied in the rest of the City). It concludes that, with incorporation of certain recommendations (discussed below), the amount of parking proposed to be provided can accommodate the parking demand for residents and employees on the property (CCTC, pg. 2). The recommendations are: Reserve one or two on-site parking spaces for the residential unit only. Encourage employees to walk, bike, use transit, or carpool. Direct employees to park in the on-site lot. The project drive aisle is too narrow to accommodate two - way traffic so customer parking on the site should not be encouraged by signage. 1 The bicycle parking requirement for the coffee shop is eight spaces (six short -term, two long-term), which the applicant proposes to provide on-site. Page 10 of 349 Item 4a DIR-0228-2022 (1531 Monterey) Planning Commission Report – August 10, 2022 Add signage near the trash location for exiting vehicles to yield to entering vehicles, to reduce the chance that vehicles will have to back out of the driveway on to Monterey Street. Add time limit sign for green curbed area north of the project driveway to discourage long term parking by employees or adjacent uses Implementation of the recommendations by the property owner and business operator is feasible, by installation of signage in the access driveway area, provision of transit passes to employees, and communication with employees regarding u se of on-site parking. A “Green Curb” short-term limitation already exists in front of the property. Staff is recommending that these recommendations be incorporated into the Draft Resolution (Attachment A) as conditions of approval for this request. 3.2 Consistency with General Plan and Zoning Regulations The subject property is located within a Tourist Commercial Area described in the Land Use Element (LUE) of the General Plan, for uses that primarily serve the traveling public, such as hotels and motels, restaurants, and service stations (LUE Table 1). Integration of visitor-serving uses with other types of uses is encouraged, and visitor-serving uses are considered to be especially appropriate where such uses have already concentrated, including along the Upper Monterey area (LUE Policy 3.6.2). Emphasis is placed revitalization and enhancement of the Upper Monterey area, which has been designated as a Special Focus Area, with promotion of restaurant development in this area identified as a specific policy action (LUE Policy 8.2.2). The City's Zoning Regulations set minimum parking requirements, including the number of vehicle parking spaces required to serve particular land uses (Zoning Regulations Ch. 17.72). Among the purposes of these provisions is to offer flexible means of minimizing area devoted to vehicle parking by allowing reductions in the number of required spaces in situations expected to have lower vehicle parking demand, and encouraging bicycling, transit use, walking, carpooling, and other modes of transportation (Zoning § 17.72.010 (A)). Where substantiated by a Parking Demand Study, granting a reduced parking requirement may be considered (Zoning § 17.72.050 (C)). In this case, a Parking Demand Study has been provided by the applicant, demonstrating that the proposed café and bakery at this location is expected to have a lower vehicle parking demand than the full requirement set out in Zoning Regulations, and that the seven proposed on-site vehicle parking spaces will be adequate to serve the proposed café and the dwelling on the site. Where site constraints would otherwise preclude the addition of vehicle parking spaces to satisfy the Figure 2: 1531 Monterey (Street View) Page 11 of 349 Item 4a DIR-0228-2022 (1531 Monterey) Planning Commission Report – August 10, 2022 full parking requirement, a Parking Reduction will allow for operation of the café, a use that is encouraged to integrate with visitor-serving uses here where they are already concentrated, furthering the City’s goals and policies for promoting restaurants in the Upper Monterey Special Focus Area. 4.0 ENVIRONMENTAL REVIEW Approval of a Parking Reduction is categorically exempt from the provisions of the California Environmental Quality Act (CEQA), as a minor alteration in a land use limitation, which does not result in any changes in land use or density, as described in CEQA Guidelines § 15305 (Minor Alterations in Land Use Limitations). 5.0 OTHER DEPARTMENT COMMENTS The Parking Reduction proposal has been reviewed by the Building & Safety, Engineering, and Transportation Divisions, a nd by the Fire Department. The Transportation Division concurs with the conclusion of the Parking Demand Study and with incorporation of the recommendations made in the Parking Demand Study into conditions of project approval, supports approval of the requ ested reduction. 6.0 ALTERNATIVES 1. Continue consideration of the proposal, with direction to staff and the applicant on pertinent issues. 2. Deny the requested Parking Reduction, based on findings citing the basis for denial and describing inconsistencies with the General Plan, Community Design Guidelines, Zoning Regulations, or other relevant policy documents. 7.0 ATTACHMENTS A - Draft Resolution (DIR-0228-2022) B - Project Plans – Alma Café (Hunter Smith Architecture) C - Parking Demand Study (Central Coast Transportation Consultants) Page 12 of 349 R ______ RESOLUTION NO. PC-XXXX-22 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING A 50% PARKING REDUCTION FOR A RESTAURANT (CAFÉ AND BAKERY) AND DWELLING, REDUCING THE PARKING REQUIREMENT TO 7 SPACES WHERE 13 SPACES WOULD OTHERWISE BE REQUIRED; AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED AUGUST 10, 2022 (1531 MONTEREY STREET; APPLICATION DIR-0228-2022) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California on August 10, 2022 for the purpose of reviewing the Parking Reduction request, application DIR-0228-2022, Robin Covey, applicant; 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 evaluation 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 hereby approves the Parking Reduction request, based upon the following findings: 1. Granting the requested Parking Reduction is consistent with the policies and goals set out in the City’s General Plan applicable to development in a Tourist Commercial area. The reduction promotes the use of the site for a Restaurant in upper Monterey Street, an area in which visitor-serving uses are already concentrated (Land Use Element Policy 3.6.2), and in which restaurant development is promoted (LUE Policy 8.2.2). 2. As conditioned, approval of the requested Parking Reduction is consistent with the City’s Zoning Regulations regarding development in the Tourist Commercial (C-T) Zone. Restaurants are a permitted use within the Zone. Parking and Loading provisions (Zoning Ch. 17.72) allow for reduction of required parking where justified by special conditions, such as the nature of the proposed operation, proximity to transit service, transportation characteristics of persons residing, working, or visiting the site, and implementation of measures to reduce parking demand at the site, as substantiated by a Parking Demand Study (Zoning § 17.72.050 (C)). A Parking Demand Study has been provided with this application, demonstrating that the proposed number of parking spaces falls within the observed range of parking demand for similar small-scale land uses. The Study also recommends several measures to reduce parking demand at the site, which have been incorporated into conditions of approval 3 through 7. Page 13 of 349 PC Resolution No. _____ (2022 Series) Page 2 R _____ 3. As conditioned, parking demand generated by the project will not exceed the capacity of or have a detrimental impact on the supply of on -street parking in the surrounding area. The Parking Demand Study provided by the applicant demonstrates that the proposed number of parking spaces provided on the site falls within the observed range of parking demand for similar small-scale land uses and is sufficient to serve the proposed uses for the site. A short-term (“Green Curb”) parking space in front of the site, as recommended by the Study, already exists. SECTION 2. Environmental Review. Approval of a Parking Reduction is categorically exempt from the provisions of the California Environmental Quality Act (CEQA), as a minor alteration in a land use limitation, which does not result in any changes in land use or density, as described in CEQA Guidelines § 15305 (Minor Alterations in Land Use Limitations). SECTION 3. Action. The Planning Commission hereby grants final approval for a Parking Reduction at the subject site, subject to the following conditions: 1. Limited Approval. Approval of a Parking Reduction at this site is limited to the land uses described and depicted in the plans submitted with this application, for a two -bedroom dwelling and a Restaurant with approximately 1,175 square feet of restaurant area. Changes in use, or intensification of the proposed use which would increase the parking requirement for the site shall be subject to review and approval by the Community Development Director or Planning Commission, as appropriate, to ensure that adequate on-site parking is provided. 2. Improvement Plans. Final plans for construction permits to complete improvements for the Restaurant use depicted and described with this application shall include a separate, full- size sheet that lists all conditions and code requirements of project approval listed (as Sheet Number 2). Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Final plans shall also include a parking calculation for all uses on the site, demonstrating compliance with parking requirements, as modified by this Parking Reduction approval, and shall make reference by application number to this application approval. 3. Required Residential Parking. At least one required residential parking space shall be reserved and assigned for exclusive use of the dwelling on the site. Commercial parking must be made available for guests or overflow from the dwelling, consistent with Zoning Regulations § 17.72.050 (D). 4. Demand Reduction. The operator of the Restaurant shall actively encourage employees to walk, bike, use transit, or carpool by: posting information regarding available transit services; encouraging participation in SLO Rideshares Back ‘N’ Forth Club; and offering to provide a free 31-Day SLO Transit Pass for new employees starting employment within the first six months of business operation. 5. Entering and Exiting. Signage shall be installed within the parking area, visible to exiting vehicles, instructing vehicles exiting the parking area to yield to entering vehicles. Restaurant employees shall be actively directed to use caution when entering and exiting the driveway, due to its single-lane configuration. Page 14 of 349 PC Resolution No. _____ (2022 Series) Page 3 R _____ 6. Short-Term On-Street Parking. The property owner shall install, at the owner’s expense, signage and curb markings, to the satisfaction of the City Parking Manager and City Engineering, to designate one “Green Curb” on-street parking stall in front of the business, dedicated to short-term parking. 7. Bicycle Rack Design. All short-term bicycle parking spaces shall utilize bicycle racks designed in a manner consistent with the City’s Active Transportation Plan Design Guidelines, which recommend “hi-low style” racks, such as Peak Campus Racks, or approved equivalent, to the satisfaction of the Transportation Division. Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this _____ day of _____________________ 2022. ____________________________________ Brian Leveille, Secretary Planning Commission Page 15 of 349 Page 16 of 349 REQUIRED PARKING SPACE CALCULATION PER 17.72.030(AREAS ARE BASED ON PROJECT AREAS)TOTAL FLOORS.F. PERTOTAL PARKING AREA PARKINGSPACERESTAURANT1,174 S.F.100 S.F.11.7411.74 SPACES2 BEDROOMPARKINGTOTAL PARKING SPACERESIDENTIAL UNIT2 S.F.1.501.501.50 SPACESREQUIRED PARKINGTOTAL REQUIRED PARKING SPACES13.24 SPACES14 SPACESPROPOSED PARKINGTOTAL PROPOSED ON-SITE PARKING SPACES7 SPACESCOMPACT3 SPACESAVERAGE3 SPACESADA 1 SPACESPROPOSED BICYCLE PARKINGTOTAL PROPOSED BIKE PARKING (2 SPACES IN FRONT & 3 SPACES IN BACK)5 SPACES1531 MONTEREY STREETSAN LUIS OBISPO, CA 93401NPARCEL SITEVICINITY MAPSTATEMENT OF COMPLIANCETHIS PROJECT HAS BEEN DESIGNED IN ACCORDANCE WITH AND MEETS THE COUNTY OF SAN LUIS OBISPO ADOPTED CODE AND ORDINANCE REQUIREMENTS INCLUDING, BUT NOT LIMITED TO THE CALIFORNIA STATE ACCESSIBILITY STANDARDS AND I/WE WILL BE RESPONSIBLE FOR ALL CLARIFICATIONS DEEMED NECESSARY DURING THE CONSTRUCTION PHASES.ENCROACHMENT PERMITWORK IN THE PUBLIC RIGHT OF WAY REQUIRES A SEPARATE "ENCROACHMENT PERMIT" ISSUED BY THE ENGINEERING DIVISION OF THE COMMUNITY DEVELOPMENT DEPARTMENT. WORK REQUIRING AN ENCROACHMENT PERMIT INCLUDES BUT IS NOT LIMITED TO DEMOLITIONS, UTILITIES, WATER, SEWER, AND FIRE SERVICES LATERALS, CURB, GUTTER AND SIDEWALK, DRIVEWAY APPROACHES, SIDEWALK UNDER-DRAINS, STORM DRAIN IMPROVEMENTS, STREET TREE PLANTING OR PRUNING, CURB RAMPS, STREET PAVING, AND PEDESTRIAN PROTECTION OR CONSTRUCTION STAGING IN THE RIGHT-OF-WAY"RECORD" DRAWINGS ARE REQUIRED FOR ALL WORK WITHIN THE PUBLIC RIGHT-OF-WAY OR WITHIN CITY EASEMENTS AT THE COMPLETION OF THE PROJECT PER CITY STANDARDS AND CITY STANDARD SPECIFICATIONS. THE RECORD DRAWINGS SHALL BE RECEIVED AND ACCEPTED PRIOR TO FINAL INSPECTIONS APPROVALS AND/OR OCCUPANCY OF ANY BUILDING.MAINTENANCE STATEMENTTHIS PROJECT DOES NOT ADDRESS ANY SHORT OR LONG TERM MAINTENANCE REQUIREMENTS FOR THE MATERIALS, FINISHES, AND/OR SURFACES SPECIFIED, DETAILED AND INDICATED IN THESE DRAWINGS AND SPECIFICATIONS. IT IS THE RESPONSIBILITY OF OTHERS TO EITHER PROVIDE THIS INFORMATION, OR PROVIDE THE NAMES AND RESOURCES FOR THIS ISSUE. FURTHERMORE, THESE PLANS HAVE NOT BEEN DEVELOPED TO ADDRESS ANY PRIORITY, OR DETERMINATION, OF ANY MAINTENANCE PROGRAM OR PROCESS, OTHER THAN THE INFORMATION SUPPLIED BY OTHERS, THE OWNER AND THEIR AGENTS.COMMERCIAL USES OF THE SITE AND ON-GOING BUILDING MAINTENANCE AND LANDSCAPING SHALL AT ALL TIMES REMAIN CONSISTENT WITH APPROVED PLANS AND CONDITIONS OF APPROVAL OF THE ARCHITECTURAL REVIEW APPROVAL FOR THE PROJECT. ANY CHANGE TO THE APPROVED DESIGN OR OTHER CONDITIONS OF APPROVAL MUST BE APPROVED BY THE DIRECTOR, PLANNING COMMISSION AND OR ARCHITECTURAL REVIEW COMMISSION AS DEEMED APPROPRIATE.AN OPERATION AND MAINTENANCE MANUAL SHALL BE PROVIDED TO THE BUILDING OCCUPANT AND/OR OWNER.PRIOR TO FINAL INSPECTION, AND THE GRANTING OF OCCUPANCY, THE CONTRACTOR / OWNER SHALL INSURE ALL APPLICABLE REQUIREMENTS ARE IN ACCORDANCE TO THE CONDITIONS SET FORTH IN THESE PLANSARCHITECTURAL OBSERVATION AND PRE-FINAL / OCCUPANCY NOTE:OCCUPANCY CALCULATION PER CBCPROJECT DESCRIPTIONCOMMERCIAL "TENANT IMPROVEMENT" REMODEL IN AN EXISTING COMMERCIAL BUILDING. NO ADDITIONAL BUILDING AREA IS BEING PROPOSED. ONLY EXTERIOR MODIFICATIONS IS TO REMOVE SPRIAL STAIRCASE IN THE PARKING LOT. NO WORK IS BEING PROPOSED TO THE RESIDENTIAL UNIT ON THE SECOND FLOOR.PROJECT STATISTICSPROJECT ADDRESS:1531 MONTEREY STREET, SAN LUIS OBISPO, CA 93401APN#001-234-003LEGAL DESCRIPTION:LOT 3, BLOCK NUMBER 235, BOOK 001, PAGE 23, CITY OF SAN LUIS OBISPO ASSESSOR'S MAP, COUNTY OF SAN LUIS OBISPO, CA. ZONE:C-T (TOURIST COMMERCIAL)LOT SIZE:6,528 S.F.BUILDING SUMMARYUSE:CAFE/ COMMERCIAL KITCHEN / OFFICEOCCUPANCY:B, S-2CONSTRUCTION:V-B (NOT SPRINKLERED)NUMBER OF STORIES:TWODEVELOPMENT STANDARDSBUILDING AREA (NO MODIFICATIONS):2,929 S.F.BUILDING HEIGHT (NO MODIFICATIONS):25'-0"TITLET-1.0 TITLE SHEETT-1.5 TRAFFIC AND PARKING ANALYSIST-1.6 SAN LUIS GARBAGE CO. WILL SERVE LETTERAS BUILTAB-1.0 AS-BUILT SITE AND FLOOR PLANARCHITECTURAL SITECA-1.0 SITE PLANARCHITECTURAL D-1.0 DEMOLITION LOWER FLOOR PLANA-0.0 OVERALL PARKING PLANA-1.0 DIMENSIONAL LOWER FLOOR PLANA-1.1 PROPOSED LOWER FLOOR PLANA-3.0 WINDOW AND DOOR SCHEDULEA-6.0 FINISH FLOOR LOWER PLANA-6.1 EQUIPMENT PLAN AND SCHEDULETOTAL: 12 SHEETSSHEET INDEXROOM NAMEAREA (SF)OCC FACTOROCCUPANT LOADEXITS REQUIREDINDOOR DINING469 (NET)15 (NET)312OFFICE147(GROSS)150(GROSS)11KITCHEN1,056(GROSS)200(GROSS)51STORAGE92(GROSS)500(GROSS)01EMPLOYEE ROOM40(GROSS)150(GROSS)01RESTROOM ADA63(GROSS)15(NET)41RESTROOM ALL GENDER57(GROSS)15(NET)41TOTAL MAX. OCCUPANCY482879 MORRO STSAN LUIS OBISPO, CA 93401800-781-7215CITY OF SAN LUIS OBISPO AGENCIES & UTILITIES919 PALM STSAN LUIS OBISPO, CA 93401805-781-7180919 PALM STSAN LUIS OBISPO, CA 93401805-781-7172COUNTY OF SAN LUIS OBISPOPUBLIC HEALTH DEPARTMENT2191 JOHNSON AVESAN LUIS OBISPO, CA 93401805-781-5500COUNTY SHERIFF'S DEPT.1585 KANSAS AVE.SAN LUIS OBISPO, CA 93401805-781-4540UTILITIES DEPARTMENTCITY HALL990 PALM STSAN LUIS OBISPO, CA 93401805-781-7100PACIFIC GAS & ELEC.406 HIGUERA STREETSAN LUIS OBISPO, CA 93401800-743-5000CAL FIRE SAN LUIS OBISPOCOUNTY FIRE DEPARTMENT635 N. SANTA ROSA ST.SAN LUIS OBISPO, CA 93401805-543-4244UTILITY TELEPHONE 994 MILL ST #200SAN LUIS OBISPO, CA 93401805-546-7003THE SOCAL GAS COMPANY2240 EMILY STSAN LUIS OBISPO,CA 93401805-427-2200SPECTRUMCOMMUNICATIONS270 BRIDGE STSAN LUIS OBISPO,CA 93401866-874-2389CITY PUBLIC WORKS919 PALM STSAN LUIS OBISPO, CA 93401805-781-7200SAN LUIS OBISPOPOLICE DEPARTMENT1042 WALNUT STSAN LUIS OBISPO, CA 93401805-781-7317CODE COMPLIANCECODES: ALL CONSTRUCTION SHALL CONFORM TO THE FOLLOWING CODES: -2019 CALIFORNIA BUILDING CODE (CBC), BASED ON THE 2018 IBC-2019 CALIFORNIA MECHANICAL CODE (CMC), BASED ON THE 2018 UMC-2019 CALIFORNIA PLUMBING CODE (CPC), BASED ON THE 2018 UPC-2019 CALIFORNIA ELECTRICAL CODE (CEC), BASED ON THE 2016 NEC-2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN)-2019 CALIFORNIA ENERGY CODE-2019 CALIFORNIA FIRE CODE (CFC), BASED ON THE 2018 IFC-2019 CALIFORNIA HEALTH AND SAFETY CODE (H&SC)-2019 CALIFORNIA BUSINESS AND PROFESSIONS CODE (B&PC)-NATIONAL FIRE PROTECTION ASSOCIATIONS STANDARDS (NFPA)-PROJECT CONDITIONS OF APPROVAL-CITY OF SAN LUIS OBISPO STANDARD CONDITIONS, MUNICIPAL CODES, AMENDMENTS AND SELECTED CODE REQUIREMENTS ON FILE AT THE COMMUNITY DEVELOPMENT DEPARTMENT, PLANNING AND BUILDING DIVISION-ALL OTHER CODES AND ORDINANCES ADOPTED BY THE CITY OF SAN LUIS OBISPO AGENCIES HAVING JURISDICTION OVER THIS PROJECTPROJECT DIRECTORYROBIN COVEYUMA COISA NOIVASAN LUIS OBISPO, CA 93401OWNER: ROBIN COVEYPH: 805-235-7140EMAIL: robin@novorestaurant.comOWNER/APPLICANT895 NAPA AVE. SUITE A-6MORRO BAY, CA93442CONTACT: JOE FERNANDEZPH: 805-316-0101EMAIL: joe@transportationcc.comCENTRAL COAST TRANSPORTATION CONSULTINGARCHITECTHUNTER SMITH ARCHITECTURE860 WALNUT STREET, SUITE 'B'SAN LUIS OBISPO, CA 93401CONTACT: DANA HUNTERPH: 805-544-3380FAX: 805-544-8625EMAIL: dana@huntersmitharchitecture.comCITY PLANNINGCITY BUILDINGDEFERRED & SEPARATE SUBMITTAL1. SIGNS SHALL BE SUBMITTED SEPARATELY THROUGH A SIGN PERMIT APPLICATION. SIGNS ARE FOR "REFERENCE ONLY". TO BE SUBMITTED AND REVIEWED THROUGH A SEPARATE PERMIT2. CONSTRUCTION WASTE MANAGEMENT PLAN TO BE COMPLETED BY A QUALIFIED / LICENSED GENERAL CONTRACTOR. SHALL COMPLY AND REDUCE WASTE BY A MINIMUM OF 70% REFER TO LINK FOR FORM: HTTPS://WWW.SLOCITY.ORG/HOME/SHOWDOCUMENT?ID=43903. CITY OF SAN LUIS OBISPO WATER POLLUTION CONTROL PLAN TO BE COMPLETED BY A QUALIFIED / LICENSED GENERAL CONTRACTOR.REFER TO LINK FOR FORM: HTTP://WWW.SLOCITY.ORG/HOME/SHOWDOCUMENT?ID=714SHALL BE APPROVED BY THE BUILDING OFFICIAL PRIOR TO PERMIT ISSUANCE ALMA CAFE"NON STRUCTURAL, TENANT IMPROVEMENT TOCOMMERCIAL GROUND FLOOR"029T-1.0TITLE SHEETROBIN COVEYUMA COISA NOIVASAN LUIS OBISPO, CA 93401 ALMA CAFETENANT IMPROVEMENT1531 MONTEREY STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONPLANNING SUB.20 APR 2022FIRE HYDRANT LOCATIONTHE TWO CLOSEST FIRE HYDRANTS FROM THE SITE IS LOCATED ON :-FIRE HYDRANT #1: 122 FEET FROM 1531 MONTEREY STREET -FIRE HYDRANT #2: 225 FEET FROM 1531 MONTEREY STREET -FIRE HYDRANT #3: 277 FEET FROM 1531 MONTEREY STREET FH #1FH #2FH #3REQUEST PARKING REDUCTION PER 17.72.050*PROVIDING 5 BIKE PARKING SPACES, THEREFORE 1 PARKINGSPACESONE CAR SPACE FOR EACH FIVE BICYCLE SPACES PROVIDED INEXCESS OF REQUIRED PARKING. ALL BICYCLE PARKING THATEXCEEDS THE REQUIRED NUMBER OF SPACES SHALL BEAPPORTIONED BETWEEN SHORT-TERM AND LONG-TERM BICYCLESPACES AS STIPULATED BY TABLE 3-6: REQUIRED BICYCLEPARKING. ANY ADDITIONAL BICYCLE PARKING PROVIDED FORRESIDENTIAL USES SHALL BE COVERED.PER CITY OF SLOMUNICIPAL CODE 17.72.050.C.3.AREQUIRED: 14 PARKING SPACESPROPOSED: 7 PARKING SPACESREQUESTING: *7 PARKING SPACE REDUCTION Page 17 of 349 (805) 316-0101 895 Napa Avenue, Suite A-6, Morro Bay, CA 93442 MEMORANDUM Date: April 5, 2022 To: Logan Hunter, Hunter Smith Architecture From: Joe Fernandez, CCTC Subject: 1531 Monterey Street Parking Demand This memorandum summarizes the parking analysis conducted for the project proposed at 1531 Monterey Street in the City of San Luis Obispo. The project proposes the following uses: x First floor: a commercial kitchen and coffee shop/bakery counter with 29 seats. The gross first floor area totals 2,530 square feet (s.f.), of which 1,174 s.f. is considered restaurant area for the purpose of City code parking requirement calculation. x Second floor: a single residential unit currently exists on the second floor and would remain. The first floor was previously occupied by a café and gallery. The project proposes seven on-site vehicular parking spaces and five on-site bicycle parking spaces. Free on-street parallel parking exists along the project frontage on Monterey Street and on Grove Street approximately two hundred feet from the project site. The commercial kitchen would supply local restaurants with desserts and other prepared goods. Four employees would work at the site. One van would make one daily delivery from the site to local restaurants and another van would deliver produce to the site three times per week. Both vans would load and unload in the on-site parking lot and would be stored off-site. Parking Demand Rates The Institute of Transportation Engineer’s (ITE) Parking Generation Manual 5th Edition reports parking demand for a variety of similar uses, including fast casual restaurants and coffee/donut shops with and without drive-through windows. Table 1 summarizes the parking demand rates reported in these documents, along with the number of surveyed sites and the range of observed rates. Table 1: ITE Parking Demand Rates Table 1 shows a very large range of observed parking demand rates at the surveyed coffee shops. The proposed supply of seven spaces is within the range of observed rates at the surveyed coffee shop sites. Industry standard parking demand rates for restaurants and coffee shops are based on parking surveys of operating sites that provide dedicated parking, typically in suburban auto-centric locations. These demand rates form the basis of many municipal code minimum parking requirements. Locations without dedicated parking, Average Rate Lowest RateCasual Restaurant 4 9.93 8.57-11.03 12 10Coffee/Donut Shop no Drive Through 11 10.49 3.49-19.31 12 4Coffee/Donut Shop with Drive Through 11 5.22 2.86-12.59 6 3ITE Parking Demand Rates1. Land Use Code #930, Fast Casual; #937 Coffee With Drive-Through; #936 Coffee Without Drive-Through3. Based on 1,174 square feet.2. Parking spaces per 1,000 square feet. Parking Demand2Observed Rates2Spaces Required3Category1# of Surveys 2 1531 Monterey Street Parking Analysis Central Coast Transportation Consulting April 5, 2022 or which share parking with other uses, are not captured in these surveys since parking demand counts are difficult to collect at these types of locations. This results in minimum parking standards that may not be appropriate for walkable urban environments. Section 17.72.030 of the City of San Luis Obispo’s municipal code requires one parking space per 100 s.f. of total restaurant area. The project is in the Tourist Commercial (C-T) zone. If it were in the Downtown Commercial zone (C-D, four blocks away) the restaurant requirement would be halved. Food preparation land uses require one parking space per 1,500 s.f. Recommendations The proposed on-site parking supply is within the range of observed rates for coffee shop sites surveyed by ITE. The project location in a mixed-use, walkable area, makes it likely that a significant portion of customers will walk to the site. We recommend the following measures: x Reserve one or two on-site parking spaces for the residential unit only. x Encourage employees to walk, bike, use transit, or carpool. Direct employees to park in the on-site lot. The project drive aisle is too narrow to accommodate two-way traffic so customer parking on the site should not be encouraged by signage. x Add signage near the trash location for exiting vehicles to yield to entering vehicles. This will reduce the chance that vehicles will have to back out of the driveway on to Monterey Street. x Add time limit sign for green curbed area north of the project driveway to discourage long term parking by employees or adjacent uses. The site has historically been a café and gallery and anecdotal observations show regular curbside parking availability near the project site. The provided parking can accommodate the residents, employees, and a disabled parking space. The anticipated parking supply shortage is unlikely to affect the surrounding neighborhood, which mostly consists of hotels with on-site parking lots, other restaurants, and businesses. 029T-1.5TRAFFIC ANDPARKING ANALYSISROBIN COVEYUMA COISA NOIVASAN LUIS OBISPO, CA 93401 ALMA CAFETENANT IMPROVEMENT1531 MONTEREY STREETSAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONPLANNING SUB.20 APR 2022Page 18 of 349 00029CA-1.0SITE PLANUMA COISA NOIVA, INC. ALMA 1531 MONTEREY ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONPLANNING SUB.20 APR 2022FLOORMIXERSSTORAGEEMPLOYEE LOCKERD -01D-08D-08D-05D-06D-024" STEPDND-03(E) ADA ALL GENDER R.R.ALL GENDERR.R.HAND SINKPIZZAPREPPREPSINKHAND SINKHAND SINKSEATINGBARSEATINGBARSEATING14'-0" EXHAUSTHOOD(E) ENTRYEXIT(E) ADAENTRYEXITELECPANELD-03D-07DISHWASHERWATERHTRMOPSINKSHELFD-04OFFICE/STORAGEWALK-IN10'X6'REFRIGERATORHIGH BARSEATING1,174 S.F. (NET)RESTAURANT USEFOODPREPAREAVOLLRATH CAYENNECHARBROILER40729233-3/4"DX 18"W XBAKE TABLE34"H X 36"D X 84"LGREASE TRAP.FREEZERFLOORMIXERSESPRESSOPASTRY SHELVING12'-0"POSCOFFEEPICK UP COUNTERBAKE TABLE2'-6"X 8'-0"HAND SINKPREP TABLE2'-6"X 4'-0"PREPSINKHAND SINKHAND SINKPREP TABLE2'-6"X 6'-0"PREP TABLE2'-6"X 6'-0"DISHWASHERWATERHTRWALK-IN10'X6'REFRIGERATORDISPLAYCASEESPRESSOSTORAGE2'-0"X 4'-0"DISPLAYCASEDISPLAYCASEDISPLAYCASEDISPLAYCASEDISPLAYCASE1TRASH & RECYCLINGLOCATIONSIDEWALKSTAIRS UPTO RESIDENTIALUNIT2-BIKERACKMONTEREY STREET9108SIDEWALKOFF-SITEPARKINGOFF-SITEPARKINGOFF-SITEPARKINGPROPERTY LINE2NO PARKING16'-0"123BIKE PARKING9'-0"(E) DRIVEWAY(E) CARPORT ABOVE(E) 16" DEEP HEADER24" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL24" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL67345COMPACTCOMPACTCOMPACT12" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL8'-0"9'-0"9'-0"9'-9 1/2"9'-0"18'-4"PROPERTY LINE9'-0"18'-4 3/4"(E) ASPHALTPARKING LOT(RE-STRIPE SPACES)STEPS6 3/4"RSTEPS6 3/4"RSTEPS6 3/4"RSSSSSSWWWGGGCURB1123369987954101112(E) PROPERTY LINE(E) ASPHALT PARKING AND DRIVEWAY PLPLSYMBOL LEGEND:5'-0" WIDE ADA/CBC ACCESS. PATH OF TRAVEL FROM ACCESS PARKING TO BUILDING ENTRANCEUTILITY GENERAL NOTES:1. PROVIDE ACCESSIBLE SEWER LATERAL CLEANOUT @ THE BUILDING2. COORDINATE WORK AFFECTING SITE UTILITIES WITH ALL LOCAL AGENCIES AND UTILITY COMPANY REPRESENTATIVES3. NO GAS PIPING SHALL BE INSTALLED IN OR ON THE GROUND, UNDER ANY BUILDING OR STRUCTURE. ALL EXPOSED GAS PIPING SHALL BE KEPT AT LEAST SIX INCHES ABOVE GRADE OR STRUCTURE. UPC 1211.34. PLACE NON-METALIC SEWER LATERAL PIPE A MINIMUM OF THREE FEET BELOW SURFACE SUBJECT TO VEHICULAR TRAFFIC5. SLOPE SEWER LATERAL A MINIMUM OF 1/4 INCH PER FOOT (2%) TOWARD POINT OF DISPOSAL. UPC SECTION 708.06. PROVIDE APPROVED BACKFLOW PREVENTION DEVICES AT HOSE BIBBS AND LAWN SPRINKLER SYSTEMS. UPC SECTION 603.07. SEWER BACK WATER VALVE REQUIRED ON THE SEWER LATERAL8. ALL ELECTRICAL TELECOMMUNICATION & OTHER UTILITIES SHALL BE INSTALLED UNDERGROUND IN AN APPROVED METHOD OF CONSTRUCTION. (VERIFY LOCATIONS AND POINTS OF CONNECTIONS)9. PROVIDE WATER PRESSURE REGULATOR AS REQUIRED - 80 PSI MAX10. VERIFY LOCATION OF PG&E, CATV, AND TELEPHONE UNDERGROUND SERVICE BOXES11. IF GAS METERS, ELECTRIC UTILITIES OR ANY PART OF THE FIRE PROTECTION WATER SYSTEM ARE SUBJECT TO VEHICULAR DAMAGE, IMPACT PROTECTION SHALL BE PROVIDEDSITE GENERAL NOTES:1. PROJECT IMPROVEMENTS SHALL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH COUNTY OF SAN LUIS OBISPO STANDARDS AND SPECIFICATIONS AND IN ACCORDANCE WITH ALL APPLICABLE COUNTY ORDINANCES. WHERE NO STANDARD OR SPECIFICATION EXISTS, THE STANDARDS AND SPECIFICATIONS OF THE CITY OF SAN LUIS OBISPO SHALL GOVERN. THE DECISION OF THE COUNTY ENGINEER SHALL BE FINAL REGARDING THE SPECIFIC STANDARDS THAT SHALL APPLY.2. REVISIONS REQUIRED BY UNFORESEEN SITE CONDITIONS SHALL BE APPROVED BY THE ARCHITECT PRIOR TO EXECUTION3. PROVIDE PLANTING TO PROTECT DISTURBED UNPAVED SURFACES FROM EROSION. PROVIDE TEMPORARY EROSION CONTROL DURING CONSTRUCTION. REFER TO ERROSION MITIGATION PLAN.4. MINIMUM CONCRETE COMPRESSIVE STRENGTH SHALL BE 2,500 PSI AT 28 DAYS FOR ALL FLAT WORK5. PRIOR TO EITHER ROOF NAIL OR FRAMING INSPECTION A LICENSED SURVEYOR IS REQUIRED TO MEASURE THE HEIGHT OF THE STRUCTURE AND SUBMIT A LETTER TO THE BUILDING INSPECTOR, CERTIFYING THAT THE HEIGHT OF THE STRUCTURE IS IN ACCORDANCE WITH THE APPROVED PLANS AND COMPLIES WITH THE HEIGHT REQUIREMENT OF THE CITY OF SAN LUIS OBISPO.6. VERIFY LOCATION OF RESIDENCE, GARAGE AND ALL SITE IMPROVEMENTS PER PLAN. NOTIFY ARCHITECT WITH DISCREPANCIES, PRIOR TO ANY CONSTRUCTION7. DRIVEWAYS SHALL BE LOCATED AND CONSTRUCTED PER THE CITY OF SAN LUIS OBISPO STANDARDS. DRIVEWAY SLOPES SHOULD CONFORM TO THE THE CITY OF SAN LUIS OBISPO STANDARDS FOR UPHILL/DOWNHILL DRIVEWAYS8. IT IS THE OWNER'S RESPONSIBILITY TO VERIFY LOT LINES. PRIOR TO FOUNDATION INSPECTION, THE LOT CORNERS SHALL BE STAKED AND SETBACKS MARKED BY A LICENSED PROFESSIONALREFERENCE NOTESSITE REFERENCE NOTES12345678ACCESSIBLE VAN PARKING SPACE WITH ACCESSIBLE AISLE(E) BUILDING FOOTPRINT TO REMAIN NO WORK IS BEING PROPOSEDWATER METER, VERIFY LOCATIONPATH OF TRAVEL SLOPE PER ADA REQMTS. REFER TO AD SHEETS FOR INFO.PARKING STALLS TO BE RE-STRIPPEDGAS METER, VERIFY LOCATION(N) ELECTRICAL METER WITH AN UNDERGROUND 5" CONDUIT LINE TO ADAJENCE POLE. VERIFY LOCATION FROM ELECTRICAL ENGINEER9(E) 6X6 STRUCTURAL POST TO REMAIN(E) BIKE RACK TO REMAIN10(E) RETAINING WALL TO REMAIN11(E) STEPS TO FRONT ENTRANCE TO REMAIN(N) COMPACT PARKING SPACES PER CITY OF SLO ENGINEER STANDARDS12(E) SEWER LATERAL MAIN TO REMAIN AND BE REUSED.133/16" = 1'-0"SITE PLANSCALE:Page 19 of 349 FLOORMIXERSSTORAGEEMPLOYEE LOCKERD -01D-08D-08D-05D-06D-024" STEPDND-03(E) ADA ALL GENDER R.R.ALL GENDERR.R.HAND SINKPIZZAPREPPREPSINKHAND SINKHAND SINKSEATINGBARSEATINGBARSEATING14'-0" EXHAUSTHOOD(E) ENTRYEXIT(E) ADAENTRYEXITELECPANELD-03D-07DISHWASHERWATERHTRMOPSINKSHELFD-04OFFICE/STORAGEWALK-IN10'X6'REFRIGERATORHIGH BARSEATING1,174 S.F. (NET)RESTAURANT USEFOODPREPAREAVOLLRATH CAYENNECHARBROILER40729233-3/4"DX 18"W XBAKE TABLE34"H X 36"D X 84"LGREASE TRAP.FREEZERFLOORMIXERSESPRESSOPASTRY SHELVING12'-0"POSCOFFEEPICK UP COUNTERBAKE TABLE2'-6"X 8'-0"HAND SINKPREP TABLE2'-6"X 4'-0"PREPSINKHAND SINKHAND SINKPREP TABLE2'-6"X 6'-0"PREP TABLE2'-6"X 6'-0"DISHWASHERWATERHTRWALK-IN10'X6'REFRIGERATORDISPLAYCASEESPRESSOSTORAGE2'-0"X 4'-0"DISPLAYCASEDISPLAYCASEDISPLAYCASEDISPLAYCASEDISPLAYCASED -01D-08D-08D-06ATAAINSEAAGBBRR(E)ENTRYRREXITD-07SSSEEENNNNNGG1,174S.F.(NET)RESTATTURANTUSEGREASETRAP.PPFLOORMIXERSOSHANDSINKKKHANDSINKKKHANDSINKKKGGAASSSSSEESEAAAAAAAABBBBBBBRRRRRRRAAAASSGGNNNNNNNNNNNNNNEEEEEESSESSEEESS1TRASH & RECYCLINGLOCATIONSIDEWALKSTAIRS UPTO RESIDENTIALUNIT2-BIKERACKMONTEREY STREET9108SIDEWALKOFF-SITEPARKINGOFF-SITEPARKINGOFF-SITEPARKINGPROPERTY LINE2NO PARKING16'-0"123BIKE PARKING9'-0"(E) DRIVEWAY(E) CARPORT ABOVE(E) 16" DEEP HEADER24" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL24" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL67345COMPACTCOMPACTCOMPACT12" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL8'-0"9'-0"9'-0"9'-9 1/2"9'-0"18'-4"PROPERTY LINE9'-0"18'-4 3/4"(E) ASPHALTPARKING LOT(RE-STRIPE SPACES)STEPS6 3/4"RSTEPS6 3/4"RSTEPS6 3/4"RCURBREQUEST PARKING REDUCTION OF 3 SPOTS PER 17.72.050*PROVIDING 5 BIKE PARKING SPACES, THEREFORE 1 PARKING SPACESONE CAR SPACE FOR EACH FIVE BICYCLE SPACES PROVIDED IN EXCESS OF REQUIREDPARKING. ALL BICYCLE PARKING THAT EXCEEDS THE REQUIRED NUMBER OF SPACESSHALL BE APPORTIONED BETWEEN SHORT-TERM AND LONG-TERM BICYCLE SPACES ASSTIPULATED BY TABLE 3-6: REQUIRED BICYCLE PARKING. ANY ADDITIONAL BICYCLEPARKING PROVIDED FOR RESIDENTIAL USES SHALL BE COVERED.PER CITY OF SLOMUNICIPAL CODE 17.72.050.C.3.AREQUIRED: 14 PARKING SPACESPROPOSED: 7 PARKING SPACESREQUESTING: *7 PARKING SPACE REDUCTION 00029A-0.0OVERALL PARKINGPLANUMA COISA NOIVA, INC. ALMA 1531 MONTEREY ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONPLANNING SUB.20 APR 20223/16" = 1'-0"OVERALL PARKING PLANSCALE:REQUIRED PARKING SPACE CALCULATION PER 17.72.030(AREAS ARE BASED ON PROJECT AREAS)TOTAL FLOORS.F. PERTOTAL PARKING AREA PARKINGSPACERESTAURANT1,174 S.F.100 S.F.11.7411.74 SPACES2 BEDROOMPARKINGTOTAL PARKING SPACERESIDENTIAL UNIT2 S.F.1.501.501.50 SPACESREQUIRED PARKINGTOTAL REQUIRED PARKING SPACES13.24 SPACES14 SPACESPROPOSED PARKINGTOTAL PROPOSED ON-SITE PARKING SPACES14 SPACESCOMPACT3 SPACESAVERAGE3 SPACESADA 1 SPACESPROPOSED BICYCLE PARKINGTOTAL PROPOSED BIKE PARKING (2 SPACES IN FRONT & 3 SPACES IN BACK)5 SPACESPage 20 of 349 00029CA-1.1BIKE PARKING PLANUMA COISA NOIVA, INC. ALMA 1531 MONTEREY ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE © 202210-31-2023C-38575NOT FOR CONSTRUCTIONPLANNING SUB.20 APR 2022FLOORMIXERSSTORAGEEMPLOYEE LOCKERD-01D-08D-08D-05D-06D-024" STEPDND-03(E) ADA ALL GENDER R.R.ALL GENDERR.R.HAND SINKPIZZAPREPPREPSINKHAND SINKHAND SINKSEATINGBARSEATINGBARSEATING14'-0" EXHAUSTHOOD(E) ENTRYEXIT(E) ADAENTRYEXITELECPANELD-03D-07DISHWASHERWATERHTRMOPSINKSHELFD-04OFFICE/STORAGEWALK-IN10'X6'REFRIGERATORHIGH BARSEATING1,174 S.F. (NET)RESTAURANT USEFOODPREPAREAVOLLRATH CAYENNECHARBROILER40729233-3/4"DX 18"W XBAKE TABLE34"H X 36"D X 84"LGREASE TRAP.FREEZERFLOORMIXERSESPRESSOPASTRY SHELVING12'-0"POSCOFFEEPICK UP COUNTERBAKE TABLE2'-6"X 8'-0"HAND SINKPREP TABLE2'-6"X 4'-0"PREPSINKHAND SINKHAND SINKPREP TABLE2'-6"X 6'-0"PREP TABLE2'-6"X 6'-0"DISHWASHERWATERHTRWALK-IN10'X6'REFRIGERATORDISPLAYCASEESPRESSOSTORAGE2'-0"X 4'-0"DISPLAYCASEDISPLAYCASEDISPLAYCASEDISPLAYCASEDISPLAYCASE1TRASH & RECYCLINGLOCATIONSIDEWALKSTAIRS UPTO RESIDENTIALUNIT4-BIKERACKMONTEREY STREET9108SIDEWALKOFF-SITEPARKINGOFF-SITEPARKINGOFF-SITEPARKINGPROPERTY LINE2NO PARKING16'-0"BIKE PARKING9'-0"(E) DRIVEWAY(E) CARPORT ABOVE(E) 16" DEEP HEADER24" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL24" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL67345COMPACTCOMPACTCOMPACT12" H RETAINING WALL W/ 2X6 PROPERTY LINE WALL8'-0"9'-0"9'-0"9'-9 1/2"9'-0"18'-4"PROPERTY LINE9'-0"18'-4 3/4"(E) ASPHALTPARKING LOT(RE-STRIPE SPACES)STEPS6 3/4"RSTEPS6 3/4"RSTEPS6 3/4"RCURBSTORAGEEMPLOYEELOCKERD-01D-08D-08D-05D-064"STEPDND-03(E)ADAALLGENDERR.R.ALLGENDERR.R.PIZZAAPREPPSEATAAINGBARSEATAAINGBARSEATAAING14'-0"EXHAUSTTHOOD(E)ENTRYYREXIT(E)ADAAENTRYYREXITELECPAPPNELD-03D-07MOPSINKSHELFD-04OFFICE/STORAGEHIGHBARSEATAAING1,174S.F.(NET)RESTATTURANTUSEFOODPREPPAREAAHOODVOOLEEEEEEAAEETHCCAAYXXEXXNXXNNXXECHHOOHAHHHHHHRHHO4I44L44E44R44OO07AA2AA9AA2AAOO3-3AAUU/AAUU4AAUU"D00XDD18UUUUWUUX00BAKETABLE34"HX36"DX84"LGREASETRAP.PPFREEZERFFFFFFFFFLLLLLLOOOOOORRRRRRRRRRRMMMMMMIIIIIXXXEERRRRRSSSSESPRESSOPAPPSTRYSHELVLLING12'-0"POSCOFFEEPICKUPCOUNTERBAKETATTBLE2'-6"X8'-0"HHAANNDDSSIINNKKKKPREPTATTBLE2'-6"X4'-0"PPRREEPPSSIINNKKKKHHAANNDDSSIINNKKHHAANNDDSSIINNKKKKPREPTATTBLE2'-6"X6'-0"PREPTATTBLE2'-6"X6'-0"DDDIIISSSHHHWWWAAAWWWWWWSSHHEERRWATAAERHTRWWAAWWWWLLKK--IINN1100''XX66''RREEFFRRIIGGEERRAARRRRTTAAAAOORRRRESPRESSOSTORAGE2'-0"X4'-0"DISPLAYAACASEDISPLAYAACASEDISPLAYAACASEDDIISSPPLLAAYYAAAACCAASSEEDISPLAYAACASEPS(E) 4 SHORTTERM BIKEPARKING(N) 2 SHORT TERMBIKE PARKING DETAIL B(N) 2 LONG TERMBIKE PARKINGDETAIL 'A'3/16" = 1'-0"BIKE PARKING PLANSCALE:LONG TERM BIKE PARK.N.T.S.ASHORT TERM BIKE PARKINGN.T.S.BOR AN APPROVED EQUAL. VERIFY WITH ARCHITECT & OWNERREQUIRED BIKE PARKING SPACES2 LONG TERM BIKE SPACES6 SHORT TERM BIKE SPACES (4 SPACES IN FRONT AND 2 SPACES IN BACK)Page 21 of 349 Page 22 of 349 Page 23 of 349 Page 24 of 349 DIR-0228-2022 (1531 Monterey) Request for 50% parking reduction in required vehicle parking spaces (reduce the requirement from 13 spaces to 7) for a coffee shop and bakery café Recommendation: Adopt the Draft Resolution approving the Parking Reduction request, based on findings and subject to conditions of approval Parking Requirement (Zoning §17.72.030) Table 1: Parking Requirement Land Use Requirement Number Required (rounded) Restaurant (1,174 sq.ft.)1 space per 100 sq. ft.11.74 Dwelling (2 BR)0.75 space per bedroom 1.50 Total Requirement (rounded)13 Parking Reductions (Zoning §17.72.050) Parking Reduction Parking Demand Study Provided ▪Lower vehicle parking demand (than Zoning standard) expected ▪Seven proposed spaces expected to be adequate for existing and proposed uses on site Constrained Site Area for Additional Parking ▪Reduction promotes Restaurant use in Upper Monterey Special Focus Area Encouragement of Alternative Transportation ▪Employer to provide a free 31-Day Transit Pass in first six months ▪Bicycle parking (short-and long-term) available on site DIR-0228-2022 (1531 Monterey) Request for 50% parking reduction in required vehicle parking spaces (reduce the requirement from 13 spaces to 7) for a coffee shop and bakery café Recommendation: Adopt the Draft Resolution approving the Parking Reduction request, based on findings and subject to conditions of approval