HomeMy WebLinkAboutR-10599 Monterey Hotel - 1845-1865 Monterey StreetRESOLUTION NO. 10599 (2015 Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, UPHOLDING AN APPEAL (FILED BY THE
APPLICANT) OF THE PLANNING COMMISSION'S DECISION TO
UPHOLD AN APPEAL (FILED BY ROBERT LUCAS) OF THE
ADMINISTRATIVE HEARING OFFICER'S APPROVAL OF AN
ADMINISTRATIVE USE PERMIT; AND DENYING AN APPEAL (FILED
BY ROBERT LUCAS AND ANGELA SOLL) OF THE ARCHITECTURAL
REVIEW COMMISSION'S DESIGN APPROVAL; THEREBY
APPROVING AN ADMINISTRATIVE USE PERMIT, A 15% PARKING
REDUCTION, AND THE DESIGN OF A FOUR STORY, 102 -ROOM
HOTEL PROJECT; AND APPROVING A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT, AS REPRESENTED
IN THE STAFF REPORT AND ATTACHMENTS DATED FEBRUARY 17,
2015 (1845/1865 MONTEREY STREET, FILE NO. 143 -13)
WHEREAS, on February 20, 2014, West Coast Asset Management, LLC ( "Applicant ")
submitted an application to develop certain real property located at 1845 and 1865 Monterey
Street, San Luis Obispo (the "Property ") with a four story 102 room hotel and associated site
improvements including parking, guest lounge, meeting space, fitness center, and manager's unit
(the "Project "); and
WHEREAS, on August 18, 2014, the Administrative Hearing Officer of the City of San
Luis Obispo ( "City ") conducted a public hearing in the Council Hearing Room of City Hall, 990
Palm Street, San Luis Obispo, California, and approved an Administrative Use Permit (A 143-
13) for the Project (the "Use Permit ") pursuant to San Luis Obispo Municipal Code section
17.58.030.A; and
WHEREAS, on August 28,--2014, Robert Lucas filed an appeal of the Administrative
Hearing Officer's approval of the Use Permit on behalf of residents of the San Luis Drive
neighborhood; and
WHEREAS, on September 15, 2014, the Architectural Review Commission 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, and continued the Project with five directional items for
modifications to the design of the Project; and
WHEREAS, on October 20, 2014, the Architectural Review Commission 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, and granted design approval (ARC 143 -13) for the Projecti
and
WHEREAS, on October 30, 2014, Robert Lucas and Angela Soll, filed an appeal of the
Architectural Review Commission's approval of the design of the Project on behalf of residents
of the San Luis Drive neighborhood; and
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Resolution No. 10599 (2015 Series)
Page 2
WHEREAS, on December 10, 2014, the Planning Commission 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, for the purpose of considering the August 28, 2014 appeal of the
Administrative Hearing Officer's approval of the Use Permit and voted to uphold the appeal
based on certain findings of inconsistency with Ordinance No. 1130 (1989 Series); and
WHEREAS, on December 17, 2014, the Applicant filed an appeal of the Planning
Commission's decision regarding the appeal of the Use Permit; 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
17, 2015, for the purpose of considering the October 30, 2014 appeal of the Architectural Review
Commission's action and the December 17, 2014 appeal of the Planning Commission's action
which included revisions to the project plans submitted by the Applicant; and
WHEREAS, the City Council has duly considered all evidence, including the record of
the Planning Commission hearing and actions, testimony of the applicant, 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:
Use Permit Findings
1. That the above recitals are true and correct and are incorporated herein by this reference.
2. That the proposed Project will not be detrimental to the health, safety, or welfare of those
working or residing in the vicinity of the subject Property since the proposed Project is
consistent with the Property's zoning and property development standards, the
requirements of Ordinance No. 1130 (1989 Series), conditions of approval, mitigation
measures and will be subject to conformance with all applicable building, fire, and safety
codes.
3. That, the project is consistent with the height /setback requirements of Ordinance No.
1130 (1989 Series).
4. That the proposed Project has been designed to be compatible with the adjacent creek and
the riparian habitat as well as the residential uses along San Luis Drive in accordance
with the criteria set forth in Ordinance No. 1130.
Resolution No. 10599 (2015 Series)
Page 3
5. That, as modified, the elimination of all creek - facing balconies within the proposed
Project and the design of eastern fagade of the Project sufficiently "minimizes" the
building openings facing the creek, consistent with Ordinance No. 1130 design criteria.
6. That, as confirmed by the various "drone" photographs and other similar evidence
provided by the Applicant, the proposed Project is sufficiently screened from overlook
views of San Luis Drive due to the design of the proposed building, proposed landscaping
and creek restoration, and the distance and the densely vegetated creek between the
project and the nearest adjacent residence (approx. 78 yards).
7. That, as confirmed by the photometric analysis prepared by Gray Electrical Consulting &
Engineering, the lighting between the buildings and the creek is sufficiently limited in
intensity and scale necessary for security and identification and does not shine offsite,
consistent with the City's Night Sky Preservation Ordinance and Ordinance No. 1130's
design requirements.
8. That, due to the design of the proposed Project, noise generating uses are located on the
interior of the site and that, as confirmed by the acoustic analysis prepared by David
Dubbink Associates, anticipated noise levels are within all City standards.
9. That the proposed 15% parking reduction (23 parking spaces) is acceptable because the
proposed hotel will share a consolidated parking area with the existing restaurant and the
peak hours of parking demand between the two uses are sufficiently offset. The shared
parking area will minimize area devoted exclusively to parking, consistent with the intent
of the Zoning Regulations (17.16.060.A). The proposed reduction also allows for the
removal of 10 existing parking spaces that are within the C /OS -5 setback area.
Architectural Review Findings
10. That the proposed Project is consistent with the City's Community Design Guidelines
and is compatible in scale, siting, detailing, and overall character with buildings in the
Monterey Street neighborhood.
11. That, consistent with the City's Community Design Guidelines, the proposed Project
incorporates articulation, massing, and a mix of color /finish materials that are compatible
with the neighborhood.
12. That the existing Tudor Revival style structure is not historically significant (is not
associated with significant events or persons, does not have design distinction, nor is it
the work of a master) and may be relocated /demolished consistent with the City's
California Existing Building Code (SLOMC 15.04.040.17).
Resolution No. 10599 (2015 Series)
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General Findings
13. That the proposed Project is consistent with the General Plan which designates the upper
Monterey area as especially appropriate for visitor - serving uses such as a hotel (2010
Land Use Element 3.5.2) and encourages more productive use of existing land areas
already committed to urban development (2010 Land Use Element Society and Economy
Goal 12).
14. That the proposed Project is consistent with the daytime and nighttime noise exposure
limitations of the General Plan (2010 Noise Element Table 2) which are designed to
protect against the harmful effects of exposure to noise (2010 Noise Element Goals).
15. That, as conditioned, the proposed Project is consistent with General Plan Community
Goals for the Environment (2010 Land Use Element "Community Goals ") by protecting
and enhancing the adjacent creeks wildlife habitat so that diverse, native plans, fish, and
animals can continue to live within the area.
SECTION 2. Environmental Review. The City Council hereby adopts the proposed
Mitigated Negative Declaration (ER 143 -13) and finds that, there is no substantial evidence in
light of the whole record that the Project, as revised and subject to the following mitigation,
monitoring programs and conditions of approval, may have a significant effect on the
environment:
Aesthetics
Mitigation Measure AES 1: A combination of vegetation and fencing shall be utilized as required
to effectively screen headlights facing eastward towards San Luis Creek from the uncovered
parking area that will be retained and improved.
➢ Monitoring Plan, AES 1: The Community Development Director shall review the
preliminary planting and fencing plan and provide direction to the applicant. Final plans shall
be reviewed Community Development Planning staff and the City's Natural Resources
Manager as part of the Building Permit application package, who shall require modifications
as necessary for consistency with City standards prior to department sign off and issuance of
permits.
Air Quality
Mitigation Measure AQ 1: Prior to any construction activities at the site, the project proponent
shall ensure that a geologic evaluation is conducted to determine if the area disturbed is exempt
from the Asbestos ATCM regulation. An exemption request must be filed with the APCD. If the
site is not exempt from the requirements of the regulation, the applicant must comply with all
requirements outlined in the Asbestos ATCM. This may include development of an Asbestos
Dust Mitigation Plan and Asbestos Health and Safety Program for approval by the APCD.
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➢ Monitoring Plan, AQ 1: All mitigation measures shall be shown on grading and building
plans. In addition, the contractor shall designate a person or persons to monitor compliance
with APCD requirements. The name and telephone number of such persons shall be provided
to the APCD, Community Development and Public Works Departments prior to
commencement of construction. The applicant shall provide documentation of compliance
with APCD requirements to City staff prior to issuance of any grading or building permits.
Mitigation Measure AQ 2: Any scheduled disturbance, removal, or relocation of utility pipelines
shall be coordinated with the APCD Enforcement Division at (805) 781 -5912 to ensure
compliance with NESHAP, which include, but are not limited to: 1) written notification, within
at least 10 business days of activities commencing, to the APCD, 2) asbestos survey conducted
by a Certified Asbestos Consultant, and, 3) applicable removal and disposal requirements of
identified ACM.
➢ Monitoring Plan, AQ 2: All mitigation measures shall be shown on grading and building
plans. In addition, the contractor shall designate a person or persons to monitor compliance
with APCD requirements. Their duties shall include holiday and weekend periods when work
may not be in progress. The name and telephone number of such persons shall be provided to
the APCD, Community Development and Public Works Departments prior to
commencement of construction.
Mitigation Measure AQ 3: During construction/ground disturbing activities, the applicant shall
implement the following particulate (dust) control measures. These measures shall be shown on
grading and building plans. In addition, the contractor shall designate a person or persons to
monitor the dust control program and modify practices, as necessary, to prevent transport of dust
off site. Their duties shall include holiday and weekend periods when work may not be in
progress. The name and telephone number of such persons shall be provided to the Community
Development and Public Works Departments prior to commencement of construction.
1. Reduce the amount of disturbed area where possible.
2. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust
from leaving the site, and from exceeding the APCD's limit of 20% opacity for no greater
than 3 minutes in any 60 minute period. Increased watering frequency will be required
whenever wind speeds exceed 15 m.p.h. and cessation of grading activities during
periods of winds over 25 m.p.h. Reclaimed (non - potable) water is to be used in all
construction and dust - control work (including revegetation).
3. All dirt stock pile areas (if any) shall be sprayed daily and covered with tarps or other
dust barriers as needed.
4. Permanent dust control measures identified in the approved project revegetation and
landscape plans should be implemented as soon as possible, following completion of any
soil disturbing activities.
5. Exposed grounds that are planned to be reworked at dates greater than one month after
initial grading shall be sown with a fast germinating, non - invasive, grass seed and
watered until vegetation is established.
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6. All disturbed soil areas not subject to revegetation shall be stabilized using approved
chemical soil binders, jute netting, or other methods approved in advance by the APCD.
7. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as
possible. In addition, building pads shall be laid as soon as possible after grading unless
seeding or soil binders are used.
8. Vehicle speed for all construction vehicles shall not exceed 15 m.p.h. on any unpaved
surface at the construction site.
9. All trucks hauling dirt, sand, soil, or other loose materials, are to be covered or shall
maintain at least two feet of freeboard (minimum vertical distance between top of load
and top of trailer) in accordance with California Vehicle Code Section 23114.
10. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash
off trucks and equipment leaving the site.
11. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved
roads. Water sweepers shall be used with reclaimed water should be used where feasible.
Roads shall be pre- wetted prior to sweeping when feasible.
12. All PM 10 mitigation measures required shall be shown on grading and building plans.
13. The contractor or builder shall designate a person or persons to monitor the fugitive dust
emissions and enhance the implementation of the measures as necessary to minimize dust
complaints, reduce visible emissions below the APCD's limit of 20% opacity for no
greater than 3 minutes in any 60 minute period. Their duties shall include holidays and
weekend periods when work may not be in progress. The name and telephone number of
such persons shall be provided to the APCD Compliance Division prior to the start of any
grading, earthwork or demolition.
➢ Monitoring Plan, AQ 3: All mitigation measures shall be shown on grading and building
plans. In addition, the contractor shall designate a person or persons to monitor the dust
control program and to order increased watering, as necessary, to prevent transport of dust
off site. Their duties shall include holiday and weekend periods when work may not be in
progress. The name and telephone number of such persons shall be provided to the APCD,
Community Development and Public Works Departments prior to commencement of
construction.
Mitigation Measure AQ 4: Prior to any construction activities at the site, the project proponent
shall ensure that all equipment and operations are compliant with California Air Resource Board
and APCD permitting requirements, by contacting the APCD Engineering Division at (805) 781-
5912 for specific information regarding permitting requirements.
➢ Monitoring Plan, AQ 4: All mitigation measures shall be shown on grading and building
plans. In addition, the contractor shall designate a person or persons to monitor compliance
with APCD requirements. The name and telephone number of such persons shall be provided
to the APCD, Community Development and Public Works Departments prior to
commencement of construction. The applicant shall provide documentation of compliance
with APCD requirements to City staff prior to issuance of any grading or building permits.
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Page 7
Mitigation Measure AQ 5: To reduce sensitive receptor emissions impact of diesel vehicles and
equipment used to construct the project and export soil from the site, the applicant shall
implement the following idling control techniques:
1. California Diesel Idling Regulations:
a. On -road diesel vehicles shall comply with Section 2485 of Title 13 of the California
Code of regulations. This regulation limits idling from diesel - fueled commercial
motor vehicles with gross vehicular weight ratings of more than 10,000 pounds and
licensed for operation on highways. It applies to California and non - California based
vehicles. In general, the regulation specifies that drivers of said vehicles:
i. Shall not idle the vehicle's primary diesel engine for greater than 5 minutes at
any location, except as noted in Subsection )d) of the regulation; and,
ii. 2. Shall not operate a diesel- fueled auxiliary power system (APS) to power a
heater, air conditioner, or any ancillary equipment on that vehicle during
sleeping or resting in a sleeper berth for greater than 5.0 minutes at any location
when within 1,000 feet of restricted area, except as noted in Subsection (d) of
the regulation.
b. Off -road diesel equipment shall comply with the 5 minute idling restriction identified
in Section 2449(d)(2) of the California Air Resources Board's In -Use off -Road Diesel
regulation.
c. Signs must be posted in the designated queuing areas and job sites to remind drivers
and operators of the state's 5 minute idling limit.
2. Diesel Idling restrictions Near Sensitive Receptors (residential homes). In addition to the
State required diesel idling requirements, the project applicant shall comply with these
more restrictive requirements to minimize impacts to nearby sensitive receptors:
i. Staging and queuing areas shall not be located within 1,000 feet of sensitive
receptors.
ii. Diesel idling within 1,000 feet of sensitive receptors shall not be permitted.
iii. Use of alternative fueled equipment is recommended.
iv. Signs that specify the no idling areas must be posed and enforces at the site.
3. Soil Transport. The final volume of soil that will be hauled off -site, together with the
fleet mix, hauling route, and number of trips per day will need to be identified for the
APCD. Specific standards and conditions will apply.
➢ Monitoring Plan, AQ 5: All mitigation measures shall be shown on grading and building
plans. In addition, the contractor shall designate a person or persons to monitor the dust
control program and to order increased watering, as necessary, to prevent transport of dust
off site. Their duties shall include holiday and weekend periods when work may not be in
progress. The name and telephone number of such persons shall be provided to the APCD,
Community Development and Public Works Departments prior to commencement of
construction. The applicant shall provide documentation of compliance with APCD
requirements to City staff prior to issuance of any grading or building permits.
Resolution No. 10599 (2015 Series)
Page 8
Biological Resources
Mitigation Measure BIO 1: The project shall incorporate the following erosion control measures
for work in and around the riparian corridor:
1. No heavy equipment shall enter flowing water.
2. Equipment will be fuelled and maintained in an appropriate staging area removed from
the riparian corridor.
3. Restrict all heavy construction equipment to the project area or established staging areas.
4. All project related spills of hazardous materials within or adjacent to the project area shall
be cleaned up immediately. Spill prevention and clean up materials should be onsite at all
times during construction.
5. All spoils shall be relocated to an upland location outside the creek channel area to
prevent seepage of sediment in to the drainage /creek system.
➢ Monitoring Plan, BIO 1: All mitigation measures shall be shown on grading and building
plans and be clearly visible to contractors and City inspectors. Erosion control measures shall
be reviewed by the City's Community Development and Public Works Departments, and the
City's Natural Resources Manager. City staff will periodically inspect the site for continued
compliance with the above mitigation measures.
Mitigation Measure BIO 2: Plans submitted for Building Permit Application shall include a
creek restoration and enhancement plan identifying the removal of all non - native vegetation
within the creek bank and replacement with appropriate native trees, shrubs and groundcovers.
➢ Monitoring Plan, BIO 2: Final plans shall be reviewed by the City's Natural Resources
Manager as part of the Building Permit application package, who shall require modifications
to the creek restoration and enhancement plan as necessary to ensure that an appropriate mix
of plantings, in type, size and quantity is proposed, and that best practices are utilized while
working within the creek corridor.
Mitigation Measure BIO 3: That portion of the site which lies within the C /OS -5 zone shall be
dedicated as a perpetual open space easement.
➢ Monitoring Plan, BIO 3: Prior to the issuance of Building Permits an open space easement,
written to the satisfaction of the City's Natural Resources Manager and City Attorney, shall
be recorded on the Property's title.
Cultural Resources
Mitigation Measure CULT 1: A qualified archaeologist shall be present during any demolition or
ground disturbing activities in the project area.
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Page 9
➢ Monitoring Plan, CULT 1: All mitigation measures shall be shown on grading and building
plans and be clearly visible to contractors and City inspectors. City staff will periodically
inspect the site for continued compliance with the above mitigation measure.
Mitigation Measure CULT 2: In the event that prehistoric or historic archaeological resources are
encountered during excavation (including but not limited to bedrock mortars, historical trash
deposits, historic features, and human burials), work shall cease until a qualified archaeologist
makes determinations on possible significance, recommends appropriate measures to minimize
impacts, and provides information on how to proceed in light of the discoveries. All specialist
recommendations shall be communicated to the City of San Luis Obispo Community
Development Department prior to resuming work to ensure the project continues within
procedural parameters accepted by the City of San Luis Obispo and the State of California.
➢ Monitoring Plan, CULT 2: All mitigation measures shall be shown on grading and building
plans and be clearly visible to contractors and City inspectors. City staff will periodically
inspect the site for continued compliance with the above mitigation measure.
Geology & Soils
Mitigation Measure GEO 1: A geotechnical engineering investigation shall be undertaken and a
comprehensive design -level report prepared based on the final approved design of the Project.
Additional borings will be required to address specific areas of the site once building layout and
structural foundation loads are determined, or can be reasonably estimated. The report shall
address site preparation and grading, total and differential settlement under the structure loads,
retaining wall design parameters, slabs -on- grade, expansive soils, site - specific seismicity
(including seismic loads on retaining walls), and any other items deemed relevant to the
geotechnical engineer.
➢ Monitoring Plan, GEO 1: All mitigation measures shall be shown on grading and building
plans. Community Development Planning and Public Works staff shall review the
geotechnical analysis as part of the Building Permit application package prior to issuance of
grading or construction permits.
SECTION 3. Action. The City Council hereby upholds the appeal (filed by the
Applicant) of the Planning Commission's decision to uphold the appeal (filed by Robert Lucas)
of the Administrative Hearing Officer's approval of the Use Permit, denies the appeal (Filed by
Angella Soll and Robert Lucas) of the Architectural Review Commission's approval of the
design of the Project, and hereby approves the Project (File No. 143 -13) subject to the mitigation
measures in Section 2 above and the following conditions:
Use Permit Conditions:
1. The proposed use shall operate in accordance with the submitted Project description and
revised Project plans (removal of creek - facing balconies, enclosure of parking garage,
etc.) approved by the City Council.
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Page 10
2. The applicant shall provide an on -site manager contact for neighboring residences and to
coordinate special events with neighboring commercial properties.
3. The affected parties must record a reciprocal use agreement governing the shared use of
the parking area prior to recordation of the Lot Line Adjustment in a form satisfactory to
the City Attorney.
4. To the maximum extent feasible, the applicant shall tint (approximately 50 %) the
windows on the creek - facing (east) facade of the building to reduce light spill, to the
satisfaction of the Community Development Director. These windows shall not have a
mirrored finish. Tinted glass samples shall be provide prior to or along with plans
submitted for a building permit.
5. The Use Permit shall be reviewed by the Community Development Director for
compliance with conditions of approval, or to determine whether a modification of the
Use Permit is necessary upon significant change to the business as represented in the
Council Agenda Report and attachment dated February 17, 2015.
6. The Use Permit shall be reviewed by the Planning Commission if the City receives
substantiated written complaints from any citizen, Code Enforcement Officer, or Police
Department employee, that includes information and /or evidence supporting a conclusion
that a violation of this Use Permit, or of City ordinances or regulations applicable to the
property or the operation of the business, has occurred. At the time of the Use Permit
review, to insure on -going compatibility of the uses on the project site, conditions of
approval may be added, deleted, or modified.
7. The applicant shall defend, indemnify, and hold harmless the City and /or its agents,
officers, and employees from any claim, action, or proceeding against the City and /or its
agents, officers, or employees to attack, set aside, void, or annul the approval by the City
of this project, and all actions relating thereto, including but not limited to environmental
review ( "Indemnified Claims "). The City shall promptly notify the applicant of any
Indemnified Claim upon being presented with the Indemnified Claim, and City shall fully
cooperate in the defense against an Indemnified Claim.
Architectural Review Conditions:
Planning Division — Community Development Department
Final project design and construction drawings shall be in substantial compliance with the
project plans 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 Director of Community Development or Architectural Review
Commission, as deemed appropriate.
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Page 11
9. Plans submitted for a building permit shall call out the colors and materials of all
proposed building surfaces and other improvements on elevation drawings. Plans shall
clearly note that all stucco surfaces are not a sprayed -on product and have a smooth hand -
troweled or sand finish appearance to the satisfaction of the Community Development
Director.
10. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other
related window features.
11. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall - mounted lighting fixtures
shall be clearly called out on building elevations included as part of working drawings.
All wall- mounted lighting shall complement building architecture. The lighting schedule
for the building shall include a graphic representation of the proposed lighting fixtures
and cut - sheets on the submitted building plans. The selected fixture(s) shall be shielded
to insure that light is directed downward consistent with the requirements of the City's
Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations.
a. A photometric plan shall be provided per Zoning Regulations Section 17.23.030.3
12. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the
building, which clearly show the sizes of any proposed condensers and other mechanical
equipment. If any condensers or other mechanical equipment is to be placed on the roof,
plans submitted for a building permit shall confirm that parapets and other roof features
will adequately screen them. A line -of -sight diagram shall be included to confirm that
proposed screening will be adequate. This condition applies to initial construction and
later improvements.
13. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on
plans.
a. Any proposed landscape lighting shall be shown on plans submitted for a building
permit and plans shall clearly indicate lighting to utilize a narrow cone of light (no
brighter than approximately 15 watts) for the purpose of confining the light to the
object of interest.
14. The location of any required backflow preventer and double -check assembly shall be
shown on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed.
Where possible, as determined by the Utilities Director, equipment shall be located inside
the building within 20 feet of the front property line. Where this is not possible, as
Resolution No. 10599 (2015 Series)
Page 12
determined by the Utilities Director, the back flow preventer and double -check assembly
shall be located in the street yard and screened using a combination of paint color,
landscaping and, if deemed appropriate by the Community Development Director, a low
wall. The size and configuration of such equipment shall be subject to review and
approval by the Utilities and Community Development Directors.
15. The proposed rooftop signage (Sheet A7.1 view 02) shall be removed.
16. The proposed green- screen living wall shall comply with the requirements of Zoning
Regulations Section 17.16.050 (Fences, Walls and Hedges).
17. The hotel shall maintain a nighttime staff that can quickly respond to guest or to
neighbor's complaints about excessive noise within less than ten minutes.
18. The surface of the parking areas shall be finished with a texture that lessens the potential
for tire squeal. Concrete surface treatments that can achieve this include burlap drag
texturing. This shall be shown on plans submitted for a building permit.
19. The echo effects within the parking levels shall be reduced by surfacing portions of the
ceiling with sound absorbing material. A variety of products are available for this purpose
including foam or porous expanded polypropylene panels.
20. The "headlight wall" bordering the parking area shall be constructed of a solid material
with no openings or gaps. The driveway ramp that connects the two parking levels shall
be enclosed by a sound blocking wall that is at least as high as the "headlight wall ". This
wall shall be compatible in design with adjacent screening walls and the final design and
placement shall be to the satisfaction of the Community Development Director.
21. Construction activities shall take place only between the hours of 7 AM to 7 PM.
22. As required by the City's California Existing Building Code (SLOMC 15.04.040.F), the
applicant shall explore relocation rather than demolition of the existing Tudor Revival
style structure, to the satisfaction of the Community Development Director.
23. The applicant shall work with the Monday Club (1815 Monterey) to coordinate any
landscaping or other screening permitted under city policy or regulations to screen the
hotel from the Monday Club. Final landscaping plans shall be consistent with the
Secretary of the Interior's Standards for the Treatment of Historic Properties and shall be
subject to the final approval of the Community Development Director and Natural
Resources Manager.
24. The applicant shall fully enclose the parking at grade level on the east elevation. Final
plans shall be subject to the final approval of the Community Development Director.
25. The applicant shall add additional landscaping at the rear of the property, subject to the
final approval of the Community Development Director and Natural Resources Manager.
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Page 13
26. No windows openings on the east elevation shall be modified for balconies, decks, or to
expand outside uses.
Engineering Division — Public Works /Community Development Department
27. The underlying property line(s) shall be merged or adjusted prior to building permit
issuance.
28. Any proposed or required easements shall be recorded prior to permit issuance. Any
required common driveway or shared parking agreements shall be approved and recorded
prior to building permit issuance.
29. Work or construction staging within the public right -of -way requires an encroachment
permit from the Public Works Department. All work within the public right -of -way shall
be subject to the City Engineering Standards in effect at the time of permit issuance.
Any curb, gutter, and sidewalk work shall comply with the standards for the Mission
Style district as extended to upper Monterey Street.
30. The existing, proposed, and /or altered driveway approaches shall be shown to comply
with current ADA and City Engineering Standards. Any sections of damaged or
displaced curb, gutter, and sidewalk shall be repaired or replaced to the satisfaction of the
City Engineer prior to final inspection approvals.
31. This property and project is located within a mapped Special Flood Hazard Area (SFHA)
as shown on the most current Flood Insurance Rate Map (FIRM). The project shall
comply with the Floodplain Management Regulations. The final plans and drainage
report shall show and reference the mapped Floodzone. The project shall comply with
the mapped zone unless a Letter of Map Revision (LOMR) is processed through FEMA.
If proposed, a Conditional Letter of Map Revision (CLOMR) or LOMR (Determination
Document) shall be approved prior to building permit issuance.
32. Work within the channel or riparian areas shall be approved by the City of San Luis
Obispo and other pertinent regulatory agencies prior to demolition, grading, or
construction permit issuance. The new pipe outlet to San Luis Creek shall be approved
by all agencies having jurisdiction prior to building permit issuance.
33. The final plans and drainage report shall show and note compliance with the Floodplain
Management Regulations, Waterway Management Plan Drainage Design Manual, and
Post Construction Stormwater Regulations as promulgated by the Regional Water Quality
Control Board per their Resolution R3- 2013 -0032.
34. The building plan submittal shall include a preliminary Operations and Maintenance
manual for all proposed BMP's. A final or updated manual shall be provided to the city
prior to final inspection approvals. A private stormwater conveyance agreement shall be
recorded in a format provided by the city prior to final inspection approvals.
Resolution No. 10599 (2015 Series)
Page 14
35. Wiring to the new building shall be underground. Undergrounding of wiring shall be
completed without a net increase of utility poles within the public right -of -way. If PGE,
AT &T, and Charter plans are not available at the time of plan review and permit
issuance, they shall be listed on the cover sheet of the plans as a deferred submittal item.
Deferred submittal items shall be reviewed by the architect of record or engineer of
record for compliance with the respective site designs and shall be forwarded to the city
for review and approval.
36. The building plan submittal and /or demolition plans shall include a detailed tree
inventory and summary of trees to remain and trees to be removed. The plans shall
include a report from a certified arborist with recommendations for tree preservation
measures for all on -site and any off -site trees needing specific protections during
construction.
37. The existing 24" Norfolk Island Pine located on the 1865 Monterey property shall be
retained unless otherwise approved for removal by the City Arborist and Community
Development Director. A tree removal proposal will require a report from a certified
arborist detailing the reason for the proposed removal.
38. The two existing Deodara Cedar trees located in the front yard setback shall be retained
and incorporated into the final site plan unless otherwise approved for removal by the
City Arborist and Community Development Director. A tree removal proposal will
require a report from a certified arborist with a summary of why one or both of the tree(s)
can't be saved. If approved for removal, compensatory evergreen tree(s) shall be
incorporated into the front yard setback area.
39. Two 15- gallon Zone 1 street trees shall be planted in the public sidewalk area along the
project frontage. Street tree species and plantings shall be installed per City Engineering
Standards and approved by the City Arborist. Trees shall be planted in a tree well with
grates and guards. An alternate tree species (Gold Medallion), as planted in this block of
Monterey, could be supported.
Resolution No. 10599 (2015 Series)
Page 15
Transportation Division — Public Works Department
40. Due to its close proximity to the main project driveway, the project's southerly driveway
shall either be eliminated or redesigned as an "entrance only" one way driveway.
a. After one year of operation of the hotel, the applicant may submit a request that
the City analyze the potential impacts of modifying the project's one -way
driveway to a two -way driveway. If the analysis supports the conversion of the
driveway, the applicant shall be responsible for all costs associated with its
design, permitting and construction.
41. To further ensure pedestrian safety, the northerly project driveway exit shall provide a
minimum of ten feet clear visibility to the back of sidewalk on both sides of the exit.
The distance shall be measured from 8 feet behind the stop bar and two feet to the right of
the centerline where a driver would be located in a stopped vehicle and shown on
building plans.
42. Long and short-term bicycle parking for the existing restaurant use and the posed
hotel use shall be provided in accordance with Table 6.5 of the Zoning Regulations.
Bicycle parking shall be installed at highly visible locations that are as close to the main
entrance of the destination as possible (a location as convenient as the most convenient
automobile parking space). Dimensioned locations and details of the short and long -term
bicycle parking shall be provided on the project's construction plans including rack
design, location, clearances and circulation needs for users in compliance with
manufacturers' standards. Each parking space shall include a 2x6 ft. footprint unless
noted otherwise by the manufacturer.
a. Approved short -term bicycle rack designs include the inverted "U" or "Peak
Racks ". "Ribbon" type racks are not approved for use in the City.
b. Long -term bicycle parking may consist of lockers installed either within or
outside the building. As an alternative, a lockable room within the building that is
labeled and reserved for bicycle storage may substitute for bicycle lockers.
Provide details and specifications for bicycle lockers /rooms to the satisfaction of
the Planning Division.
Fire Department
43. Building construction type will require Type II -B with one -hour fire rated separation
between dwelling units. The Project will require an NFPA 13 fire sprinkler system. These
requirements are a trade -off for lack of Fire Department ladder truck access to the new
building.
44. Fire sprinkler system OS &Y /backflow device shall be located within 40 feet of existing
hydrant.
45. OS &Y /backflow device can be located vertically inside the building, facing the street, if
it is in a two -hour fire rated room /closet with exterior door access. Backflow device shall
be within 20 feet of the property line at the street.
Resolution No. 10599 (2015 Series)
Page 16
Utilities Department
46. Since the project at 1845 Monterey is proposing to share trash and recycling facilities
with the adjoining property at 1865 Monterey, an reciprocal easement /agreement
governing the shared use of the trash and recycling facilities in a form subject to the
approval of the City Attorney shall be recorded prior to Building Permit issuance.
47. If the existing sewer lateral at 1845 Monterey is proposed to be reused, submittal of a
video inspection will be required for review and approval of the Utilities Department
prior to issuance of a Building Permit. If a new lateral is proposed, the existing lateral
must be abandoned per City standards.
48. According to Sheet L1.0, the proposed project at 1845 Monterey has 3,448 square feet of
landscaping. New non - residential development with a landscape area of 1,000 square feet
or greater must install an irrigation meter and pay the associated impact fee (Green
Building Code 5.304.2).
Natural Resources Division
49. Subject to the final approval of the Natural Resources Manager and City Arborist, the
existing eucalyptus tree within the C /OS -5 zone may be retained with safety pruning and
regular cleanup and maintenance of leaf litter so as to allow other native vegetation
access to necessary light and space.
50. The riparian and upland vegetation letter from Firma Consultants Incorporated (dated:
October 8, 2014) is supported by the Natural Resources Manager. Newly introduced
native species shall be monitored for a period of approximately three years to ensure
successful establishment of the species.
Note: Code requirements provided to applicant separately.
Upon motion of Vice Mayor Ashbaugh, seconded by Council Member Christianson, and on the
following roll call vote:
AYES: Council Members Christianson and Rivoire, and
Vice Mayor Ashbaugh
NOES: Council Member Carpenter and Mayor Marx
ABSENT: None
Resolution No. 10599 (2015 Series)
Page 17
The foregoing resolution was adopted this 17th day of February, 2015.
May )'Jan Marx
ATTEST:
r
nthon M ,�
City Clerk
7LChr�istine V 1 AST
Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this -2- day of I e bYJ aY-•- �_ _ 20 ► 5
A;'IAc
nthony jia,
City Clerk