HomeMy WebLinkAboutPC-1004-16 (USE-1035-2015 -- 2223 Monterey Street)RESOLUTION NO. PC -1004-16
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING
COMMISSION APPROVING A USE PERMIT FOR A 55 -ROOM
MOTEL/HOTEL AND 23 SPACE RV/AIRSTREAM PARK INCLUDING A
10% SHARED PARKING REDUCTION AND A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT AS REPRESENTED
IN THE STAFF REPORT AND ATTACHMENTS DATED MARCH 23,
2016 (2223 MONTEREY STREET — USE -1035-2015)
WHEREAS, on August 26, 2015, 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 conceptual review of the subject project (USE -1035-
2015); Motel Inn L.P. applicant; and
WHEREAS, on March 23, 2016, 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 Use Permit review of the subject application; Motel
Inn L.P. applicant; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to the
project (USE -1035-2015), based on the following 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 since the proposed project is consistent with the site's
zoning and property development standards, the requirements of Ordinance No. 1130 (1989
Series), and will be subject to conformance with all applicable building, fire, and safety
codes.
3. That the proposed project has been designed to be compatible with the adjacent creek and
residential uses along San Luis Drive in accordance with the design criteria set forth in
Ordinance No. 1130.
4. That the proposed 10% parking reduction will consolidate parking and minimize area
devoted exclusively to parking, consistent with the intent of the Zoning Regulations.
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SECTION 2. Environmental Review. The Planning Commission hereby adopts the
proposed Mitigated Negative Declaration of Environmental Impact finding that it adequately
identifies the project's potentially significant impacts with incorporation of the following
mitigation measures and monitoring programs:
Air Quality
Mitigation Measure AQ -1: Prior to issuance of building permits, all mitigations and
recommended actions from the November 17, 2015 APCD letter commenting on the Motel Inn
project shall be addressed to the satisfaction of the Community Development Director.
➢ Monitoring Program 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 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.
Biol€ pjcal Resources
Mitigation Measure BI0-1: The project shall include a Stormwater Pollution Prevention Plan
(SWWP) to address erosion control and shall also incorporate the following measures for work
in and around the riparian corridor:
a. No heavy equipment should enter flowing water.
b. Equipment will be fuelled and maintained in an appropriate staging area removed from the
riparian corridor.
c. Restrict all heavy construction equipment to the project area or established staging areas.
d. 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.
e. All spoils should 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 B10-2: Plans submitted for Building Permit Application shall include a
creek restoration and enhancement plan identifying the removal of 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
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of plantings, in type, size and quantity is proposed, and that best practices are utilized while
working within the creek corridor.
Cultural Resources
Mitigation Measure CR -1: Prior to issuance of construction permits a monitoring plan in
conformance with requirements of City Archaeological Preservation Program Guidelines shall be
submitted and approved by the Community Development Director. The monitoring plan shall be
submitted by a City approved subsurface archaeologist and all monitoring and construction work
shall be carried out consistent with the approved monitoring plan. In the event excavations or
any ground disturbance activities encounter significant paleontological resources, archaeological
resources, or cultural materials, then construction activities, which may affect them, shall cease
until the extent of the resource is determined and the Community Development Director
approves appropriate protective measures or mitigation in conformance with Archaeological
Resource Preservation Program Guidelines section 4.60. 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 all relevant sheets with ground
disturbance activities with clear notes and callouts.
➢ Monitoring Plan, CULT 2: All mitigation measures and the monitoring plan shall be shown
on grading and building plans and be clearly visible to contractors and City inspectors. The
name and contact information for the monitor shall be clearly indicated within construction
plans. City staff will periodically inspect the site for continued compliance with the above
mitigation measure.
Hazards & Hazardous Materials
Mitigation Measure HAZA : The applicant shall comply with the recommendations contained in
the Phase I environmental site assessment prepared by Ceres Associates to confirm that any
contamination issues have been adequately addressed prior to site development. All
contamination issues must be resolved to the satisfaction of the Fire Chief prior to construction.
➢ Monitoring; Plan, HAA -1: All mitigation measures including the recommendations in the
Phase I ESA shall be shown on grading and building plans and be clearly visible to
contractors and City inspectors. Any contaminations issues must be presented to the
Community Development Director and Fire Chief before further action.
Transportation/Traffic
Mitigation Measure: TT -1: Prior to the issuance of a certificate of occupancy, the applicant shall
construct the roadway channelization project as generally described above (Transportation &
Traffic Section #16 of the Initial Study), and as approved by the City and Caltrans.
➢ Monitoring Plan, TT -1: All mitigation measures including the recommendations of the Omni
Means Report (November 2015) shall be included in construction plans and be clearly visible
to contractors and City inspectors. Compliance with the Omni Means Report and roadway
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design will be verified through the building permit process and with final inspections by City
staff.
SECTION 3. Action. The Planning Commission hereby grants final approval to the
project with incorporation of the following conditions:
Conditions
Planning Division - Community Development Department
1. Final project design and construction drawings shall be in substantial compliance with the
project plans approved by the Planning Commission. 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 shall be made in the margin
of listed items as to where in plans requirements are addressed. Any change to approved
plans or other conditions of approval must be approved by the Director, Planning
Commission or Architectural Review Commission, as deemed appropriate.
2. The bungalow entrances facing the creek shall be removed, to every degree possible, and
oriented east/west and/or interior to the site, subject to the final approval of the Community
Development Director.
3. Outdoor activities in patron use areas (i.e. pool, reflecting pool/cabanas, RV/Airstream
activity areas) shall cease no later than 10:00 p.m., nightly.
4. Airstream trailers placed adjacent to the creek shall have their entrance doors facing away
from the creek or otherwise be buffered from the creek by another trailer.
5. Subject to the final approval of the Community Development Director, taller split rail fencing
may be required to appropriately screen headlights from vehicles traveling south in the west
and central parking lots.
6. The proposed hot tub(s) associated with suites 41/42 shall not be allowed.
7. 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
b. Exterior wall sconce lighting (facing the creek) should be designed so that the light
can be switched on and off to avoid constant illumination of the exterior lights.
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c. Subject to the final approval of the Community Development Director, the
RV/Airstream area shall include bollard style lighting along the creek (rather than
pole mounted lighting).
8. 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 Planning Commission
Agenda Report dated March 23, 2016, or in the event of a change in ownership which may
result in deviation from the project description or approved plans.
9. This 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.
10. 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.
On motion by Commissioner Riggs, seconded by Commissioner Draze, and on the following roll
call vote:
AYES: Commissioners Draze, Riggs, Fowler, and Chair Larson
NOES: Commissioners Dandekar and Malak
REFRAIN: None.
ABSENT: Vice -Chair Multari
The M=s ed and adopted this 23rd day of March, 2016.
Dou Davidsoecretary
Planning Com fission