Planning Commission Meeting Agenda Packet (2)

P24-0420 and P24-0421, 3595 Utah Street Planning Commission 12 of 13 into the outdoor use areas to promote engagement and site vitality. The exterior finishes, primarily metal, steel, and glass are both durable and low maintenance while are also consistent with the industrial-style theme. Accordingly, staff supports the proposed architectural design. Staff notes, a condition of approval has been included requiring the applicant to provide manufacturer type, design, material, and installation details for all outdoor furniture prior to the issuance of a Building Permit. All outdoor furniture shall be subject to Planning Division review and approval prior to installation. Signage No signage has been proposed with the project. A condition of approval has been included by staff requiring any proposed signage to be reviewed and approved under a separate Sign Design Review (SDR) application at a later date. ALTERNATIVES As articulated above, staff believes the proposed use, as conditioned, would be consistent with the objectives of the zoning district. However, alternatives that could be considered by the Planning Commission include: 1. Denial of the application. Such an action would preclude the applicant from operating the microbrewery and brew pub; or 2. Approval of the CUP with modifications. The Planning Commission could approve the CUP, but with modified hours of operation and/or other changes to the proposal. Staff is able to support the findings to approve the proposed use and believes the project would not adversely impact any existing on-site uses or the surrounding area; thus, staff suggests neither of the two project alternatives above should be pursued. The project would bring a new, active commercial use to a long-vacant parcel in this area. PUBLIC NOTICE Notice of this application was sent to surrounding property owners and tenants within a 1,000-foot radius of the subject parcel and published in the newspaper. At the time this report was published, staff had not received any public comments. ENVIRONMENTAL ASSESSMENT The project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15303, Class 3, New Construction or Conversion of Small Structures. The proposed use includes construction of an approximately 8,594-square-foot commercial building with associated site improvements which does not exceed the CEQA threshold of a commercial building not exceeding 10,000 square feet in floor area on a site zoned for commercial use. The proposed brewery and pub do not involve the use of significant amounts of hazardous substances, all necessary public services and facilities are available, and the surrounding area is not environmentally sensitive. Therefore, no additional environmental review is required. SUMMARY/CONCLUSION Based on the characteristics of the proposed use, and its location, the subject proposal is consistent with the applicable PUD and PMC regulations and findings for approval of the CUP and design review can be made. The contemporary building design is appropriate for the