Staff Hearing Officer approves Pelly Winery improvements and conversion of parking to outdoor seating under AB 2097

The Staff Hearing Officer approved May 14 a coastal development permit for tenant improvements at Pelly Winery, 205 Anacapa Street, allowing demolition and additions to portions of existing buildings and removal of most of the site’s vehicle parking to create outdoor seating areas under AB 2097.

Pilar Plummer, Associate Planner, described the 10,208-square-foot site as an existing winery composed of three one-story commercial buildings with a 10-space surface parking lot. The project includes a 231-square-foot demolition and a 469-square-foot addition to allow for restrooms and improved circulation, conversion of one building from storage and tasting space to a kitchen, replacement of the trash enclosure, and removal of an unpermitted exterior deck and shade structure. The proposal would replace much of the former parking area with an approximately 2,289-square-foot outdoor patio with a wood trellis, an 873-square-foot outdoor cafe and a 371-square-foot private tasting area; overall seating is proposed at 42.

Plummer said the proposal uses AB 2097 (state law) to remove on-site vehicle parking because the site is within an area served by public transit and therefore may qualify to reduce vehicle parking for new development or substantial redevelopment. "Overall seating count is a 42, and while the vehicle parking requirement is not required, again, because they're an AB 20 97, they do need to provide bicycle parking," Plummer said. Based on the seating, seven bicycle spaces were required; the applicant is providing eight in addition to three existing curbside spaces in the right-of-way.

Applicant architect Jesse Finicum Schwartz of Anacapa Architecture said the design keeps existing masonry and large openings and adds plantings and trellis shade to replace the asphalt-dominated frontage. "We're kind of bringing those materials in throughout the property, using kind of screen blocking and things like that to provide privacy without obstructing public viewer access," he said. Plummer noted that the Architectural Board of Review previously reviewed the project and was generally supportive, and that landscaping will emphasize California native plants as requested by the board.

The project is in the coastal zone’s nonappealable jurisdiction for the City’s coastal program and was determined exempt from further environmental review under CEQA Guidelines section 15301 (minor alterations) and 15305 (minor alterations to land use regulations) as described in the staff report. No public comment was submitted at the hearing. The Staff Hearing Officer agreed with the staff findings and approved the permit subject to the conditions in the staff report; the decision is appealable to the Planning Commission within 10 calendar days.

Conditions will require conformance with the approved plans, installation of the specified bicycle parking (including 25% long-term spaces for employees), and landscaping consistent with Architectural Board of Review guidance; transportation planning will review the treatment of existing hitching posts and street-level bike parking as the project proceeds through design review.