HomeMy WebLinkAboutPC-1064-2022 (DIR-0228-2022 -- 1531 Monterey St.)
RESOLUTION NO. PC-1064-2022
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.
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DIR-0228-2022
1531 Monterey Street Page 2
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.
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Restaurant employees shall be actively directed to use caution when entering and exiting
the driveway, due to its single-lane configuration.
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 Commissioner Jorgensen, seconded by Commissioner Hopkins, and on
the following roll call vote:
AYES: Commissioners Hopkins, Jorgensen, Munoz-Morris, Kahn, Quincey
NOES: None
RECUSED: Commissioners Francis
ABSENT: None
The foregoing resolution was adopted this 10th day of August, 2022.
____________________________________
Brian Leveille, Secretary
Planning Commission