HomeMy WebLinkAboutPC-1010-17 (USE-0580-2017 -- 2223 Monterey Street)RESOLUTION NO. PC -1010-17
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO, CALIFORNIA, APPROVING A MODIFICATION TO
USE PERMIT USE -1035-2015 TO ALLOW 26 AIRSTREAM TRAILERS
FOR GUEST ACCOMMODATIONS, ONE AIRSTREAM TRAILER FOR A
SPA, AND ASSOCIATED AMENITIES AND SITE IMPROVEMENTS,
WITH A DETERMINATION THAT THE MODIFIED PROJECT IS
CONSISTENT WITH THE PREVIOUSLY -ADOPTED MITIGATED
NEGATIVE DECLARATION, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED SEPTEMBER 27, 2017 (2223
MONTEREY STREET, USE -0580-2017)
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 review of application USE -1035-2015, and adopted a Mitigated
Negative Declaration of Environmental Impact, and approved the project and associated ten
percent shared parking reduction as documented in Resolution No. PC -1004-16; Motel Inn L.P.
applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing on September 27, 2017 in the Council Chamber of City Hall, 990 Palm Street, San Luis
Obispo, California, for the purpose of considering USE -0580-2017, a modification to Planning
Commission Use Permit (USE -1035-2015) for the Motel Inn project; 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 -0580-2017), based on the following findings:
1. That the above recitals are true and correct and are incorporated herein by this reference.
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USE -0580-2017 (2223 Monterey Street)
Page 2
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.
SECTION 2. Environmental Review. The Planning Commission hereby finds that:
a) The proposed project, as conditioned herein, is consistent with the
requirements of the Motel Inn Mitigated Negative Declaration adopted by
the Planning Commission on March 23, 2016, and this action incorporates
those mitigation measures as detailed herein.
b) All potentially significant effects were analyzed adequately in the Mitigated
Negative Declaration, subject to the following mitigation measures being
incorporated into the project and the mitigation monitoring program:
AIR QUALITY MITIGATION
Mitigation _Measure AO -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 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 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.
BIOLOGICAL RESOURCES MITIGATION
Mitigation Measurc BIO -l: The project shall include a Stormwater Pollution Prevention Plan
(SWPPP) 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 fueled 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.
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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 into 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 1310-2: 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 of plantings, in
type, size and quantity is proposed, and that best practices are utilized while working within the
creek corridor.
CULTURAL RESOURCES MITIGATION
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.
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HAZARDS AND HAZARDOUS MATERIALS MITIGATION
Mitigation Measure HAZ-1: 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, HAZ-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
Mitigation Measure TT -1: Prior to the issuance of building permit, 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 -l: 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 design
will be verified through the building permit process and with final inspections by City staff.
SECTION 3. Action. The Planning Commission does hereby approve USE -0580-2017,
based on the following findings, and subject to the following conditions:
Conditions:
Please note the project conditions of approval do not include mandatory code requirements. Code
compliance will be verified during the plan check process, which may include additional
requirements applicable to your project.
Planning Division - Community Development Department
Final project design and construction drawings shall be in substantial compliance
with the project plans approved by the Planning Commission, and shall be comply
with mitigation measures and conditions of approval documented in Resolution CHC -
1000 -16 and ARC -1002-16. 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.
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2. Outdoor activities in patron use areas (i.e. pool, reflecting pool/cabanas, Airstream
activity areas, bocce court) shall cease no later than 10:00 p.m., nightly.
3. 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.
4. Subject to the final approval of the Community Development Director, taller split rail
fencing may be required to prevent trespass and appropriately screen headlights from
vehicles traveling south in the west and central parking lots.
5. 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 ensure 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.
6. Subject to the final approval of the Community Development Director, the Airstream
area shall include bollard style lighting along the creek (rather than pole mounted
lighting).
7. 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 September 27, 2017, or in the event of a
change in ownership which may result in deviation from the project description or
approved plans.
8. 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.
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9, 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.
Building Department
10. The legality of "existing laundry" building shown to remain at southwest corner of the
property shall be determined under active Code Enforcement Case # CODE -000337-
2015. No implied approvals for its existence are granted as part of these use permit
findings.
Fire Department
11. All park rental trailers (Airstreams) shall be provided with fire sprinklers conforming
to NFPA 131), with the fire sprinklers being fed off the domestic water supply.
Utilities Department
12. Airstream trailers requiring sewer services shall provide a utility site plan with a
private collection system that can be isolated with a plug valve during emergency flood
conditions, or a response plan meeting the same intent.
13. Airstream trailers requiring water services shall provide a utility site plan with a private
water distribution system that is provided with an RP backflow preventer.
On motion of Vice -Chair Fowler seconded by Commissioner Dandekar, and on the following roll
call vote:
AYES: Commissioners Bisheff, Mann, Malak, Osterbur, Dandekar, Vice -Chair
Fowler, and Chair Stevenson
NOES: None
REFRAIN: None
ABSENT: None
The foregoing resolution was adopted this 27`h day of September, 2017,
Doug'bavidsoil, Secretary
Planning Commission