Planning Commission Meeting Agenda Packet (2)

P24-0420 and P24-0421, 3595 Utah Street Planning Commission 11 of 13 The PMC requires one parking space for each 300 square feet of gross floor area for the microbrewery, and one parking space for each 200 square feet of gross floor area for the brew pub, totaling 44 required spaces. The project is proposing 45 on-site parking spaces and therefore complies with the PMC requirements. The site plan is well designed and efficient. The use of space has been optimized to create large outdoor activity spaces and landscaped areas all situated around the perimeter of the building. The parking areas have direct access to the building without disrupting pedestrian oriented or outdoor activity areas and have been located toward the rear of the site and would generally be screened by the building. Access to the site has been designed to direct ingress and egress primarily from a shared access easement off both Utah Street to the south and Stanley Boulvevard to the north which provides a smooth flow of traffic in and out of the subject site and also allows for separation of vehicular and pedestrian areas to minimize conflicts. Additionally, large perimeter and interior landscaped areas have been provided to both soften and enhance the visual appearance of the site. Noise Staff notes the proposed use is unlikely to generate any significant noise impacts or result in a substantial change in ambient noise levels on sensitive receptors in the area given the existing noise levels generated by the other surrounding commercial, office, and light industrial uses, as well as the traffic and train noise generated in the area by the nearby Stanley Boulevard, Bernal Avenue, and train tracks. Patrons’ voices and possibly amplified music would primarily be the newly added noise sources into the area from the subject site. The proposed hours of operation for both the indoor and outdoor areas would be Sunday through Thursday from 11 a.m. to 10 p.m. and Friday through Saturday from 11 a.m. to 11 p.m. While not included in the current project narrative (Exhibit B), staff believes it is reasonable to expect that lightly amplified music could occur on-site (indoor and/or outdoor) from time to time and/or during special events. As stated previously, proposed conditional use must be in accord with the objectives of the PMC. One of those objectives is to promote the stability of existing land uses that conform to the General Plan and to protect them from inharmonious influences and harmful intrusions. The proposed use would be subject to conditions of approval, such as keeping windows and doors closed to the extent possible when not being used for ingress/egress and also to encourage patrons to not loiter on-site after operating hours. The proposed use is also conditioned to comply with the City’s noise regulations. Therefore, staff believes noise from the proposed use would not significantly impact areas/uses located adjacent to or near the subject site. Architectural Design The building architecture is contemporary in nature and features an industrial-styled theme consistent and complementary to other buildings in the immediate vicinity which is both functional and aesthetically pleasing. The high ceilings and large, open interiors, not only allow for spatial flexibility, but also allow the fairly large and tall brewery equipment to be fully housed within the building. Additionally, the open layout allows for visibility throughout the building and