2. Olema Farm House Coastal Permit/Minor Design Review/Use Permit Renewal 10005 State Route One, Olema APN 166-201-14

3. Assessor’s Parcel Map Project Site

4. Aerial Photo – Olema Village

5. Use Permit Renewal Continued operation of the Olema Farm House Restaurant –125 seats –Operates 11:00 am to midnight –Extended weekend hours Continued operation of the Olema Liquor and Delicatessen –1,000 square feet –Operates 7:00 am to 10:00 pm

6. Proposed Modifications Permit 8 outdoor seats on front deck Expand restaurant hours on weekday holidays Permit low-volume outdoor music Legalize enclosure of the rear dining area including: –Replacement of existing plexiglass roof –Installation of new windows Use permit duration (valid indefinitely)

7. Policy and Development Issues/Concerns Noise issues - associated with request for outdoor music Stream Conservation Area policy issues – associated with request to legalize rear dining room enclosure

8. History of Rear Dining Room Rear deck and adjacent patio area legalized by Board in 1993 Rear deck enclosed by previous owner in 2003 (including solid half walls, windows, and plexiglass roofing) Property acquired by applicant in 2005

9. Partial Site Plan

10. Aerial Photo – Subject Property

11. Existing Rear View

13. Interior View – Enclosed Deck

14. View toward Olema Creek

15. SCA Policies EQ-2.4 Permitted Uses in SCAs: –All currently existing structures and uses including reconstruction and repairs EQ-2.5 Prohibited New Uses in SCAs: –Any structural improvement (excluding repairs) other than those identified in EQ-2.4, unless allowed pursuant to Policy EQ-2.6 EQ-2.6 Other Allowable Land Uses: –Development on parcels entirely within an SCA or where it can be shown that development outside the SCA would have more adverse effects

16. Staff Recommendation - Rear Dining Room Legalization of the existing rear dining room would be consistent with the intent of SCA policies because it would not: –Increase the footprint of development in the SCA –Disturb riparian resources –Result in grading or vegetation removal –Increase erosion –Impact water quality of Olema Creek –Result in any other detrimental impacts compared to its previously-approved use as an outdoor above-grade dining deck

17. Voluntary SCA Enhancements Reduce extent of impervious surfaces within SCA by 220 square feet Install native riparian vegetation along Olema Creek Reduce site runoff from parking lot and hitching post area Keep dumpsters closed to reduce litter and animal foraging

18. Lower Patio Area (to be removed)

19. Additional Conditions Implementing Voluntary SCA Enhancements Submit a riparian planting plan to supplement vegetation along Olema Creek (including a 3-year vegetation maintenance agreement) Convert the lower portion of the patio to a “pervious surface” Provide other measures to increase on-site filtration of surface runoff from parking lot and hitching post area

20. Staff Recommendation - Low-volume Outdoor Music Low-volume recorded music would not be detrimental to community character or surrounding properties: –Property location in Olema’s historic commercial center –Existing traffic noise from State Route One and SFD –Consistent with limitations on other nearby businesses –No objections from nearest residential neighbor –Conditions prohibit music that is audible from off-site locations –No music permitted in rear patio (closest to creek)

21. Recommendation Recommend that the Planning Commission: –Review the administrative record –Conduct a public hearing –Adopt the recommended Resolution approving the Olema Farm House Coastal Permit/Minor Design Review and Use Permit Renewal with the recommended conditions of approval.