HomeMy WebLinkAboutr 10493 monterey place mixed useRESOLUTION NO. 10493 (2014 Series)
A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL GRANTING FINAL
PROJECT APPROVAL FOR THE MONTEREY PLACE MIXED USE PROJECT
LOCATED AT 667 AND 679 MONTEREY STREET ( #U, ER 43 -11)
WHEREAS, the City Council of the City of San Luis Obispo approved the rezoning of
the subject property from Office to Downtown - Commercial Zoning on May 20, 2008, with the
requirement that subsequent development requires Planning Commission use permit review and
final design approval by the City Council to ensure compatibility with existing development in
the vicinity; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conceptually reviewed the project on April 16, 2012, and granted final design review with a
recommendation for City Council approval on October 1, 2012, based on recommendations of
the Cultural Heritage Committee and upon findings revised plans adequately responded to
direction for project modifications provided at the conceptual review hearing; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo reviewed
the project on July 23, 2012, and found the project in compliance with Historic Preservation
Guidelines and Secretary of Interior Standards; and
WHEREAS, the Planning Commission of the City of San Luis Obispo reviewed the
project in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
February 13, 2013, and continued the item with direction to a date uncertain; and
WHEREAS, the Planning Commission of the City of San Luis Obispo reviewed the
project to consider applicant responses to directional items in the Council Chamber of City Hall,
990 Palm Street, San Luis Obispo, California, on October 23, 2013 and approved the use permit
based on findings of neighborhood compatibility and required findings for mixed -use projects;
and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on February
4, 2014, for the purpose of reviewing the project for final approval; and
WHEREAS, the Council has duly considered all evidence, including the record of the
Planning Commission, Architectural Review Commission, and Cultural Heritage Committee
hearings and actions, testimony of interested parties, and the evaluation and recommendations by
staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the City Council makes the
following findings:
R 10493
Resolution No. 10493 (2014 Series)
Page 2
1. The proposed mixed -use development is consistent with the intent of the 2008 City
Council rezone of the property to Downtown - Commercial Zoning to stimulate
redevelopment of underutilized properties in the Downtown Core.
2. The project is consistent with Housing Element and Land Use Element Policies of the
General Plan by providing a mixed -use infill development project in the downtown core.
3. The project's mixed uses are compatible with surroundings, neighboring uses, and with
each other since the use permit approved for the project includes conditions of approval
and prohibits uses and hours of operation that would not be compatible with nearby
residential uses and residential units within the project. Future proposed commercial
uses within commercial floor area in the project will also be subject to conformance with
underlying zoning and use permit requirements to ensure ongoing compatibility.
4. The project's design protects the public health, safety, and welfare since the project has
been reviewed and, with inclusion of conditions of approval, found in conformance with
related health and safety code regulations by City Departments such as the Building
Division, Public Works Department, Fire Department and Utilities Department. The
design of the project provides adequate separation and privacy between commercial uses
in the project and the residential component.
5. The mixed uses in the project provide greater public benefits than single use
development of the site since they implement various goals and policies of the General
Plan to provide housing in the downtown core, residential dwellings above ground level
commercial uses, provision of housing close to activity centers, and efficient use of land
as an infill development project.
6. The project's proposed mechanical parking lifts have been found consistent with
required findings of the Municipal Code when the project was reviewed by the Planning
Commission on October 23, 2013.
7. Land uses which may be established within the project will be compatible with
surroundings since the project's Downtown - Commercial Zoning will not allow land uses
which are incompatible with surrounding residential and commercial uses, and
additional restrictions have been included in the use permit approval which further
restrict potentially incompatible uses consistent with the Council requirements of
Ordinance No. 1514 (2008 Series) when the rezone of the property was approved, and
through use permit conditions approved in the Planning Commission's review of the
proj ect.
8. The design of the project is compatible and complementary to structures on adjacent
properties since the materials, style, character and form of the new structures promote
the architectural character, style, form, and materials of the existing Downtown Historic
District and complement the architectural character of the surrounding buildings and are
consistent with the City's Historic Preservation Program Guidelines.
Resolution No. 10493 (2014 Series)
Page 3
9. The project has previously been found consistent with Secretary of Interior Standards,
Historic Preservation Guidelines, and Archaeological Preservation Guidelines by the
Cultural Heritage Committee.
10. The project has previously been found consistent with Community Design Guidelines
since building materials, style, character, and form of the new structures within the
project will promote the architectural character, style, form, and materials of the existing
Downtown Historical District and complement the architectural character of the
surrounding buildings and are consistent with the City's Historic Preservation Program
Guidelines.
11. The project's design is consistent with the design principles contained in Section 4.16 of
the Land Use Element including providing pedestrian- oriented spaces on the ground
floor of buildings, continuous storefronts, and upper floor dwellings and offices.
SECTION 2. Environmental Review. The Planning Commission adopted a Mitigated
Negative Declaration for the project on October 23, 2013. The Mitigated Negative Declaration
found that with incorporation of mitigation measures, potential impacts to the environment will
be less than significant.
SECTION 3. Action. The City Council hereby grants final approval to the project based
on the Planning Commission approved use permit, Mitigated Negative Declaration adopted by
the Planning Commission, and with incorporation of the following conditions:
Architectural Review Commission Approval: The project shall comply with all
conditions contained in Architectural Review Commission approval ARC 43 -11 (Resolution No.
ARC 1007 -12).
Conditions
Final project design and construction drawings shall be in substantial compliance with the
project plans reviewed by the CHC & ARC and ultimately approved by the City Council.
A separate full -size sheet shall be included in working drawings submitted for a building
permit that list all conditions, and code requirements of project approval as Sheet No. 2.
Reference should be made in the margin of listed items as to where in plans requirements
are addressed. Any change to approved design, colors, materials, landscaping or other
conditions of approval must be approved by the Community Development Director or
Architectural Review Commission, as allowed under the City's Municipal Code.
2. The final design approval shall be valid for five years from the date of City Council
approval.
3. The project is subject to all of the conditions approved by the Planning Commission for a
use permit. Any phasing of the overall project which is not consistent with the phasing
plan depicted in approved project plans, shall be subject to Community Development and
Public Works Department review and Director approval.
Resolution No. 10493 (2014 Series)
Page 4
Cultural Resources
4. For the historic Leitcher Building, all historic materials including decorative brackets,
porch supports, and any other original materials that can be reused shall be integrated into
the rebuilt porch in its original configuration consistent with all recommendations from
the April 2012, Applied Earthworks Report.
5. The rear deck and west side porch steps of the historic Leitcher Building shall include
sufficient differentiation to distinguish the new additions from the original porch
configuration consistent with the April 2012, Applied Earthworks Report.
6. Prior to issuance of construction plans, all recommendations from the July 15, 2011,
Subsurface Archaeological Resources Evaluation (SARE) shall be implemented to the
satisfaction of the Community Development Director. The Phase III mitigation plan shall
be in full conformance with Archaeological Resource Preservation Guidelines. Prior to
occupancy of any structures, a report shall be provided to the Cultural Heritage
Committee which summarizes the results of the Archaeological Data Recovery
Excavation (ADRE).
7. If public art is provided on site, it should reflect the history of the site and relationship to
the creek.
Building Design
8. Plans submitted for a building permit for all project components shall include window
details indicating the style and type of materials for the windows, mullions, their
dimensions, and colors. Plans shall also include the materials and dimensions of all
lintels, sills, surrounds, recesses, and other related window features.
9. Plans submitted for a building permit for all project components shall clearly show
details for all railings, balconies, decorative architectural features, and storefronts.
10. The plaster finish for buildings shall be smooth - troweled as noted on plans.
Planning
11. Details of lighting fixtures shall return to staff for review and approval, either prior to, or
along with, the plans submitted for a building permit. The locations of all lighting
fixtures shall be clearly called out on building elevations included as part of working
drawings. The lighting schedule for buildings shall include a graphic representation of
the proposed lighting fixtures and cut - sheets shall be separately submitted for the project
file of the proposed lighting fixtures. The selected fixture(s) shall be shielded to insure
that light is directed downward consistent with Section 17.23.050 of the Zoning
Regulations. Details of all exterior light fixtures, including site lighting and service area
lights, need to be included as part of plans. A note shall be included on plans that
"Lenses of exterior wall- mounted lights may be modified or shielding devices added after
Resolution No. 10493 (2014 Series)
Page 5
installation if the Community Development Director determines that they emit excessive
glare."
12. A separate sign program for the project consistent with plans approved by the
Architectural Review Commission (ARC) shall be submitted for final approval by the
Community Development Director. The sign program shall include information on the
sizes, locations, colors, materials, and types of signage proposed for various buildings
and project directional signs. Once approved, the sign program shall contain provision
for the Community Development Director to approve minor deviations to the approved
sign program if findings can be made in support of the exception being consistent with
the intent of the program, and in keeping with the design characteristics and historical
context of the building(s) and /or site. The Community Development Director may refer
signage proposals to the ARC if there are concerns that a particular design is out of
character with the sign program.
13. Mechanical equipment shall be located internally to buildings. With submittal of
working drawings, the applicant shall include sectional views of buildings, which clearly
show the sizes of proposed condensers and other mechanical equipment to be placed on
the roof to confirm that parapets and other roof features will adequately screen them. A
line of site diagram may be needed to confirm that proposed screening will be adequate.
14. The required fire risers for buildings shall be located internal to buildings. Other fire
department equipment shall be located internal to buildings where feasible. The
externally mounted Fire Department Connection (FDC) for buildings shall have a chrome
or brass finish to the approval of the Community Development Director.
Trees
15. Tree protection measures shall be implemented to the satisfaction of the City Arborist.
The City Arborist shall review and approve the proposed tree protection measures prior
to commencing with any demolition, grading, or construction. The City Arborist shall
approve any safety pruning, the cutting of substantial roots, or grading within the dripline
of trees. A city- approved arborist shall complete safety pruning. Any required tree
protection measures shall be shown or noted on the building plans. Contact the City
Arborist at 781 -7023 to review and to establish any required preservation measures to be
included with the building permit submittal.
16. A tree protection bond or surety shall be provided to the city prior to demolition,
construction, and /or tree relocations to the satisfaction of the City Arborist, Public Works
Director, and Community Development Director. The surety amount shall be established
in accordance with current standards for evaluating tree value.
17. All new or relocated trees shall be installed per City Engineering Standards. Existing
trees to remain shall be upgraded to include a tree well and grate per City Engineering
Standard #8130 where determined feasible by the City Arborist.
Resolution No. 10493 (2014 Series)
Page 6
Public Works
18. The building plan submittal shall include a final drainage report for this project. The
floodzone section of the report and final plans shall show compliance with the Floodplain
Management Regulations. The plans shall be revised to show compliance with the
NAVD88 map and creek profiles within the Flood Insurance Study with the effective
date of November 16, 2012. In some cases the FEMA conversion from the NGVD29
datum and NAVD88 datum is more conservative than the conversion previously
established by the City of San Luis Obispo.
19. All public improvements shall be designed and constructed in accordance with the City
Engineering Standards in effect at the time of submittal of the working drawings.
20. Pedestrian level street lights shall be installed per City Engineering Standards and the
approved conceptual Downtown Lighting Plan. The final details of how the historic
granite curb will be incorporated into the new curb, gutter, and sidewalk shall be
reviewed and approved to the satisfaction of Public Works Director.
21. A pre- construction meeting and /or pre- demolition meeting shall be coordinated by the
contractor or developer and shall include the appropriate representation from the
Community Development Department and Public Works Department. The meeting shall
include but is not limited to the scope of work, construction staging, pedestrian
protection, tree protection, inventory of the historic granite curb to be salvaged, existing
building protections, public art protection/relocation, and erosion control /site drainage
provisions.
22. The building plan submittal shall include a complete site utility plan. Individual service
connections shall be perpendicular to the street. On -site services shall not be located
within and parallel to the sidewalk unless specifically approved by the Public Works
Director.
23. A separate public improvement plan and /or excerpt from the civil plans included with
the building plan submittal will be required to document the proposed and constructed
improvements within the public right -of -way. A separate public improvement plan
review will be required in conjunction with the review of the public improvements. The
improvement plans shall include the Monterey Street improvements but will also need to
include the improvements related to the connection and alterations at the city owned
Creek Walk parcel.
24. Any conditions of approval related to the Use Permit and /or Mitigation Measures related
to the Initial Study shall be incorporated into the building plan submittal and public
improvement plans.
Planning Commission Use Permit Approval. The project shall comply with all
conditions and maintain consistency with the approved use list for Planning Commission
approval U 43 -11 (Resolution No. PC- 5590 -13).
Resolution No. 10493 (2014 Series)
Page 7
1. Night clubs are a prohibited land use. The following land uses shall be prohibited unless
approved as an accessory use to a hotel or restaurant and with approval of an
administrative use permit:
Fitness /Health Facility
Bar /Tavern
2. Due to traffic, noise generation, and development character along the street, the following
land uses shall be prohibited facing Monterey Street between Broad and Nipomo Streets:
Medical Services
Fitness /Health facility (when allowed as an accessory use)
Bar /Tavern (when allowed as an accessory use)
Banks and financial services (ATM's are not included in prohibition)
3. Hours of operation: Consistent with Zoning Regulations for mixed use projects, all
commercial uses are limited to hours of operation between 8:00 a.m. and 6:00 p.m. unless
approved for expanded hours by Community Development Director's action. The bed
and breakfast reviewed by the Planning Commission is approved for 24 -hour operation,
and the restaurant use reviewed by the Planning Commission may operate from 8:00 a.m.
to 11 P.M.
4. Deliveries are prohibited outside the hours of 8:00 a.m. to 6:00 p.m. No commercial
delivery vehicles or trucks may be left idling, and no amplified music or entertainment
which exceeds the "ambient" level is permitted unless approved in accordance with
Condition #1.
5. Public Art: Prior to final occupancy, public art shall be installed in the location shown on
project plans. The applicant should consider the Cultural Heritage Committee
recommendation that the public art reflect the history of the site.
6. Affordable Housing: A two - bedroom, two -bath unit shall be dedicated in Phase 1 of the
project at the "moderate" income affordable level. One on -site parking space in
mechanical parking lifts shall be reserved for the dedicated affordable unit.
7. Mechanical Parking Lift Maintenance: The mechanical parking lifts included in project
plans shall be safely operated and maintained in continual operation with the exception of
limited periods of maintenance. This requirement applies to all 28 vehicle parking spaces
included on projects and the required dedicated space for the affordable residential
dwelling.
8. Commercial and residential uses of the site and ongoing building maintenance and
landscaping shall at all times remain consistent with approved plans and conditions of
approval of this use permit. The project shall also remain consistent with plans approved
by the Architectural Review Commission and any project modifications that occur
through Planning Commission or City Council review. Any change to the approved
design or other conditions of approval must be approved by the Community Development
Resolution No. 10493 (2014 Series)
Page 8
Director, Planning Commission, and /or Architectural Review Commission, consistent
with the City's Municipal Code.
9. Plans submitted for construction approvals shall include modifications from ARC
approved plans to include relocation of the wash area of the restaurant to a location
further away from the Children's Museum outdoor area in the vicinity of the trash and
recycling. Plans shall also include a solid wall (finished CMU or poured concrete
consistent with material finishes in existing development) along the west property line
between the proposed project and Children's museum. The wall shall be constructed in
the early phases of construction to provide an additional buffer during construction
operations. In addition to related air quality mitigation measures, project plans shall
contain clear notes and measures to ensure dust, odors, or any other debris does not cross
property lines.
10. Project tenants and owners within the project along the west property line shall be
notified of intermittent outdoor noise levels which can occur at the San Luis Obispo
Children's Museum during open hours and special events. Final notification form and
language shall be approved to the satisfaction of the Community Development Director
and consistent with the intent to prevent any future noise complaints.
11. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Business
license applications and planning and building permits for tenant changes or
improvements. This requirement is to ensure the project site remains in conformance with
Zoning Code Regulations for payment of parking in -lieu fees per SLOMC Chapter 4.30.
12. The access driveway off of Monterey Street shall be widened to 16' — 20' to
accommodate two -way traffic into and out of the parking garage. The two -way width
shall be extended as far as practical into the garage but shall not be less than one car
length beyond the Monterey Street right -of -way.
13. The applicant or parking lift vendor shall provide a list of common vehicles, including
make and model that can utilize the proposed lift as submitted. The lift shall be shown to
accommodate a reasonable number of vehicles to the satisfaction of city. The list shall be
presented to the city for acceptance prior to commencing with working drawings. If the
list of vehicles is determined to be unacceptable, the applicant shall research other lift
options and /or may be required to extend the parking space lengths, depths, and /or
heights to accommodate a larger number of vehicles.
14. The project design shall provide adequate sight distance at the parking structure exit onto
Monterey Street for motorists to see and yield to pedestrians. To accomplish this, the
parking structure exit shall provide a minimum of ten feet clear visibility to the sidewalk
on both sides of the exit, unobstructed by building corners, columns, or any other visual
impediments. This distance is measured from eight feet behind the stop bar and two feet
to the right of the centerline where a driver would be located in a stopped vehicle.
Resolution No. 10493 (2014 Series)
Page 9
15, To minimize off -site parking impacts, prospective tenants and employees shall be
notified in writing of the project's on -site vehicle and bicycle parking, off -site parking
options, and transit schedules for accessing the site via transit.
16. If off -site parking is provided in a manner consistent with City Regulations and subject to
Community Development Director's approval, the number of on -site parking spaces may
be reduced accordingly.
17. Construction and grading plans submitted for review and approval by the Building
Division shall incorporate applicable recommendations of the Earth Systems Pacific Soils
Engineering Report dated October 23, 2008. The report shall be updated to evaluate and
provide recommendations based on recent project revisions to include subterranean
parking where the mechanical lifts are shown.
18. The building plan submittal shall include a final drainage report for this project. The
floodzone section of the report and final plans shall show compliance with the Floodplain
Management Regulations. The plans shall be revised to show compliance with the
NAVD88 map and creek profiles within the Flood Insurance Study with the effective
date of November 16, 2012. In some cases the FEMA conversion from the NGVD29
datum and NAVD88 datum is more conservative than the conversion previously
established by the City of San Luis Obispo.
19. All public improvements shall be designed and constructed in accordance with the City
Engineering Standards in effect at the time of submittal of the working drawings. The
current 2010 City Engineering Standards are expected to be updated and adopted by the
City Council in early 2013.
20. Pedestrian level street lights shall be installed per City Engineering Standards and the
approved conceptual Downtown Lighting Plan. The final details of how the historic
granite curb will be incorporated into the new curb, gutter, and sidewalk shall be
reviewed and approved to the satisfaction of Public Works Director.
21. A pre- construction meeting and /or pre- demolition meeting shall be coordinated by the
contractor or developer and shall include the appropriate representation from the
Community Development Department and Public Works Department. The meeting shall
include but is not limited to the scope of work, construction staging, pedestrian
protection, tree protection, inventory of the historic granite curb to be salvaged, existing
building protections, public art protection/relocation, and erosion control /site drainage
provisions.
22. The building plan submittal shall include a complete site utility plan. Individual service
connections shall be perpendicular to the street. On -site services shall not be located
within and parallel to the sidewalk unless specifically approved by the Public Works
Director. The building plan submittal shall include all dry utilities, meters, poc's, and
transformers for reference.
Resolution No. 10493 (2014 Series)
Page 10
23. A separate public improvement plan and /or excerpt from the civil plans included with the
building plan submittal will be required to document the proposed and constructed
improvements within the public right -of -way. A separate public improvement plan will
be required in conjunction with the review of the public improvements. The
improvement plans shall include the Monterey Street improvements but will also need to
include the improvements related to the connection and alterations at the city owned
Creek Walk parcel.
24. Tree preservation measures shall be shown and noted on the building plan submittal per
City Engineering Standards and shall be approved to the satisfaction of City Arborist.
Offsite trees in the areas of underground or overhead work shall be included for
reference. Tree protection measures may be applicable to some these offsite trees.
25. Any conditions of approval related to the Use Permit and /or Mitigation Measures related
to the Initial Study shall be incorporated into the building plan submittal and public
improvement plans.
26. The pedestrian paseo connecting the public sidewalk on Monterey Street to the creekwalk
and bridge shall maintain a clear width of 8'. The paseo shall be open to the general
public at a minimum between the hours of 7:00 a.m. and 11:00 p.m. Any temporary
closures of the crosswalk, the Paseo, and /or access to the creekwalk and bridge after
occupancy shall be properly noticed to the satisfaction of the City Public Works and
Community Development Directors.
27. The northernmost section of Building "D" shall be shall be a maximum of two stories and
set back at least ten feet.
28. The use permit is contingent upon the City Council's design approval pursuant to
Ordinance No. 1514.
29. Building plans shall identify bicycle parking required for each phase, the path of travel to
these spaces and how these spaces will be easily accessed for use by residents, employees
and customers (ie. directional signage and lighting). Bicycle parking shall be installed at
highly visible locations that are as close to the main entrance of the destination as
possible. The final bicycle parking plan shall be provided with Building plans and
configured to the satisfaction of the Public Works Transportation Division.
30. Peak Racks (Peakracks.com) or inverted "U" racks may be used for short -term bicycle
parking (ribbon racks are not permitted). Building plans shall include details including
rack design and location, area bikes will be take up when parked in the racks, clearances
from walls, etc. and circulation for users in compliance with the manufacturer's
standards. The general dimension of a bicycle is two -feet in width and six -feet in length.
31. Bike lockers shall be labeled and reserved for bike storage.
32. Project approvals include a loss of two on- street parking spaces to install a mid -block
crossing of Monterey Street. Any further requests to remove on- street parking to
Resolution No. 10493 (2014 Series)
Page 11
facilitate the project shall follow the City's Downtown Parking Space Conversion
procedures (Resolution No. 10139).
33. Through the encroachment permit process, the applicant shall be responsible for making
any physical changes (including striping and signage) to on- street parking resulting from
the project.
34. The project's parking requirement shall be met prior to the issuance of a building permit.
This project approval does not include any City commitments for off -site parking, valet
parking, or retaining Monterey Street in its current configuration.
35. Prior to the issuance of a building permit, the applicant shall submit and receive approval
of a construction activity management plan addressing construction traffic, temporary
wayfaring signs and outreach to area businesses and residents to minimize construction
impacts.
36. The applicant shall ensure that information on public transit, bicycle parking, carpooling
and local transportation management organizations, shall be provided to prospective
residents employees, and hotel guests to encourage a reduction in personal vehicle use.
37. If the following circulation improvements have not been undertaken by others prior to the
Issuance of building permits, the applicant shall submit a cost estimate for these
improvements and pay their fair share for their design and installation:
a. Extend Nipomo Street left turn lane at Higuera to provide 65 feet of vehicle
storage.
b. Extend Nipomo Street left turn lane at Marsh to provide 45 feet of vehicle
storage.
c. Install crosswalks at Marsh/Nipomo intersection.
d. Install pedestrian countdown heads at Broad / Higuera intersection.
38. More than one solid waste enclosure may be necessary based on the types of proposed
commercial and residential uses on the site. Confirm in writing with San Luis Garbage
Company the capacity needs of the proposed uses and the location and access of the
proposed solid waste enclosure.
39. The applicant must submit utility plans during the building permit review process that
clearly detail the size and location of underground grease interceptor to allow for
convenient access by service vehicles, including grease interceptor pumping trucks. The
City's Environmental Compliance Manager, Aaron Floyd, (781 -7425) can assist in
planning for proper facilities.
40. The applicant must submit utility plans during the building permit review process that
clearly details the covered restaurant equipment washing area. This area must be
connected to the sanitary sewer and not be allowed to discharge to the storm drain system
or surrounding environment. The City's Environmental Compliance Manager, Aaron
Floyd, (781 -7425) can assist in planning for proper facilities.
Resolution No. 10493 (2014 Series)
Page 12
41. The applicant shall submit utility plans during the building permit review process that
clearly identify both private and public sewer system details and the point of connection
at the City main. This includes private injector pumps and force mains located within the
building and their connection to a lateral. If an existing sewer lateral at the site is to be
reused a CCTV inspection will be required and shall be submitted to the Building
Division during the building permit review process. All unused sewer laterals shall be
identified and abandoned at the City main.
42. The applicant shall submit utility plans during the building permit review process that
clearly identify existing water service(s) and show proposed water service to any
proposed buildings. Based on the limited information provided on sheet C5.0, sub -
metering of the proposed buildings may be required. Backflow devices on the fire line
and landscape water services shall be located within ten feet of the water meters. For
multiple meter installations, please use City Standard 6260 to the maximum extent
possible to reduce the number of water service lines in the street and the number of
connections to the existing water line.
43. Fire Department Access: Access shall be in accordance with Chapter 5 and Appendix D
of the California Fire Code (CFC). Access roads shall have an unobstructed width of not
less than 20 feet and an unobstructed vertical clearance of 13' 6 ". Access roads shall be
designed and maintained to support the imposed loads of a 60,000 pound fire apparatus
and shall be provided with a surface so as to provide all- weather driving capabilities.
Fifteen feet on either side of the fire hydrant and FDC on Monterey Street shall be
designated as "No Parking -Fire Lane ".
44. Address Numbers: Approved address numbers shall be placed on all new buildings in
such a position to be plainly visible and legible from the street fronting the property.
Numbers shall be a minimum of 5" high x 1/2" stroke and be on a contrasting
background.
45. Water Supplies: Water Supplies shall be in accordance with Sections 508 of the CFC.
An approved water supply capable of providing the required fire flow for fire protection
is required. The fire flow shall be determined using Appendix B of the CFC. At least
one fire hydrant capable of delivering a needed fire flow of 4500 gpm shall be located at
mid -block on Monterey. If at least 50% of the NFF cannot be provided, an increase in fire
sprinkler density will be required.
46. Fire Department Access to Equipment: Rooms or areas containing controls for air -
handling systems, automatic fire- protection systems, or other diction, suppression or
control elements shall be identified for use by the fire department and shall be located in
the same area. A sign shall be provided on the door to the room or area stating "Fire
Sprinkler Riser" and "Fire Alarm Control Panel ". Fire sprinkler risers shall be located in
a room with exterior door access.
47. Knox Box: A Knox Box shall be provided on the outside of the Fire Sprinkler Riser
Room with a key to the room.
Resolution No. 10493 (2014 Series)
Page 13
48. Fire Protection Systems and Equipment: Fire protection systems shall be installed in
accordance with the CFC and the California Building Code. An approved NFPA 13
system will be required for this mixed -use project. Shop Drawings and Specifications
shall be submitted for review and approval prior to installation. Fire Main and all
associated control valves shall be installed per NFPA 24 Standards and City Engineering
standards. The Fire Department Connection shall be located within 40 feet of Monterey
Street.
49. Fire Safety During Construction: Buildings undergoing construction, alteration or
demolition shall be in accordance with Chapter 14 of the CFC.
Mitigated Negative Declaration. All mitigation measures shall be carried out consistent
with the Planning Commission adopted Mitigated Negative Declaration (ER 43 -11).
REQUIRED MIITIGATION AND MONITORING PROGRAMS
AIR QUALITY MITIGATION
Mitigation Measure No. 1: Temporary impacts from the project, including but not limited to
excavation and construction activities and vehicle emissions from heavy duty equipment
have the potential to create dust and emissions that exceed air quality standards for temporary
and intermediate periods unless the following mitigation measures are incorporated:
a. Construction vehicle speed at the work site must be limited to fifteen (15) miles per hour
or less;
b. Prior to any ground disturbance, sufficient water must be applied to the area to be
disturbed to prevent visible emissions from crossing the property line;
c. Areas to be graded or excavated must be kept adequately wetted to prevent visible
emissions from crossing the property line;
d. Storage piles must be kept adequately wetted, treated with a chemical dust suppressant,
or covered when material is not being added to or removed from the pile;
e. Equipment must be washed down before moving from the property onto a paved public
road; and
f. Visible track -out on the paved public road must be cleaned using wet sweeping or a
HEPA filter equipped vacuum device within twenty -four (24) hours.
Monitoring Program: Community Development Department staff will insure that project
plans incorporate the mitigation measures. City engineering staff will inspect the construction
operations to verify conformance with specifications and mitigations.
CULTURAL RESOURCES MITIGATION
To ensure that work is carried out consistent with recommendations of the Historic
Evaluation and Secretary of Interior Standards, the following mitigation measure is required:
Mitigation Measure No. 2: Plans submitted for relocation and rehabilitation work on the
Leitcher Building, shall include all details and information required to verify compliance
Resolution No. 10493 (2014 Series)
Page 14
with all recommendations contained in the Applied Earthworks Report prepared by Ms.
Victoria Smith, dated April 2012. Plans submitted for construction and relocation shall be
fully consistent with amended plans reviewed by the Architectural Review Commission on
October 1, 2012, which reflect revisions needed for consistency with recommendations of the
report.
Monitoring Program: Plans submitted for construction approval will be reviewed by
Community Development Department staff to verify conformance with the above mitigation
measure and ongoing inspections will be conducted during the construction phases to
guarantee work carried out is consistent with approved plans. Inspecting staff will include
Planning Staff, Building inspectors, and Public Works inspectors.
Mitigation Measure No. 3:
Prior to issuance of construction plans all recommendations from the July 15, 2011,
Subsurface Archaeological Resources Evaluation (SARE) prepared by Singer Associates,
shall be implemented to the satisfaction of the Community Development Director. The Phase
III mitigation plan shall be in full conformance with Archaeological Resource Preservation
Guidelines. Prior to occupancy of any structures a report shall be provided to the Cultural
Heritage Committee which summarizes the results of the Archaeological Data Recovery
Excavation (ADRE).
Monitoring Program: Planning Staff will "flag" building permit submittals to guarantee
permit issuance does not occur until the above mitigation measure has been completed.
Mitigation Measure No. 4: If excavations encounter significant paleontological resources,
archaeological resources or cultural materials, then construction activities that may affect
them shall cease until the extent of the resource is determined and the Community
Development Director approves appropriate protective measures. The Community
Development Director shall be notified of the extent and location of discovered materials so
that a qualified archaeologist may record them.
If pre- historic Native American artifacts are encountered, a Native American monitor should
be called in to work with the archaeologist to document and remove the items. Disposition of
artifacts shall comply with state and federal laws. A note concerning this requirement shall
be included on the grading and construction plans submitted for the project.
Monitoring Program: Requirements for cultural resource mitigation shall be clearly noted on
all plans for project grading and construction.
Upon motion of Council Member Carpenter, seconded by Vice Mayor Christianson, and
on the following roll call vote:
AYES: Council Members Ashbaugh and Carpenter, Vice Mayor Christianson and
Mayor Marx
NOES: Council Member Smith
ABSENT: None
Resolution No. 10493 (2014 Series)
Page 15
The foregoing Resolution was adopted this 4th day of February 2014.
ri-
Mayor Marx
ATT r:
ony J. tej s CMC
City Clerk
APP - . ED AS " x'ORM:
Imristine Dietrick
City Attorney