HomeMy WebLinkAboutHoliday Inn Express - 2300 W Coast Hwy - PA2006-182 - UP No. 2006-019CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 6
October 19, 2006
TO: PLANNING COMMISSION
FROM: Marina E. Marrelli, Assistant Planner
(949) 644 -3205
mmarrelli@city.newport-beach.ca.us
SUBJECT: Holiday Inn Express
2300 West Coast Highway
Use Permit 2006 -019
Development Plan 2006 -001
(PA2006 -182)
APPLICANT: SMI, L.L.C.
REQUEST
Should the Planning Commission grant approval of the application requested by SMI,
L.L.C, to expand the existing Holiday Inn Express located at 2300 West Coast Highway
and accept the project as compliant with the Mariner's Mile Design Framework?
RECOMMENDATION
Approve Use Permit No. 2006 -019 and Development Plan No. 2006 -001 subject to the
findings and conditions of approval within the attached draft resolution (Attachment
No.1).
DISCUSSION
Background
On September 10, 1987, Use Permit No. 3289 was approved for the development of a
53 -room motel. In August 1990, the Planning Commission amended the use permit to
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allow entertainment in conjunction with a restaurant operation on site. Use Permit No.
2001 -044 was approved on March 21, 2002, allowing the addition of 11 guestrooms
while eliminating the restaurant. The project was also reviewed for compliance with the
Mariner's Mile Design Framework and found to be consistent with standards. In 2004,
building permits were issued for the addition of one of the approved 11 guestrooms and
the exterior renovation of the entire building. Building plans for the conversion of the
abandoned restaurant located within the existing building into 10 guestrooms are
presently under review thus completing the development allowed by Use Permit No.
2001 -044.
Site Overview
The property is located on the northerly side of West Coast Highway approximately 500
feet southeasterly of Tustin Avenue. The motel structure is located on the westerly front
portion of the site, with parking along the easterly side and behind the existing building.
Current access to the site is through a driveway directly from Coast Highway. To the
west is a restaurant (Garlic Jo's) and a municipal parking lot, to the east is an office
building, and to the north the parcel abuts the lower portion of three single - family lots
that front Cliff Drive. Across Coast Highway to the south, a vacant restaurant and
parking lot are adjacent to the harbor.
Project Description
The applicant is proposing to add 19 additional guestrooms at the rear of the existing
motel, of which 12 will be on the ground floor and 7 will be on the second floor, for a
total of 83 rooms. The addition of the motel rooms and square footage requires the
amendment of the current use permit. Additionally, the requirements of the Mariner's
Mile Speck Plan District necessitate the approval a development plan for the project.
The two -story addition will match the architectural design and height of the existing
structure at 21 -feet 7- inches. The applicant is also requesting to connect the parking lot
at the rear of the property with the municipal parking lot so that motel guests can access
Tustin Avenue as an alternative to ingress and egress at Coast Highway.
Traffic
The Public Works Department noted that the proposed project is to add 19. rooms, and
the project description also indicates that a 10 -room expansion is nearly completed. The
Traffic Phasing Ordinance (TPO) requires that projects within 24 months of each other
on the same parcel be looked at cumulatively. Therefore, the increase of 29 rooms is
forecast to generate 296 new net daily trips based upon adopted trip generation rates
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and a traffic study is not required as it does not exceed the 300 -trip threshold for the
preparation of a traffic study. This calculation assumes no trip credit for the loss of the
restaurant use as it has been inactive for many years now and the use cannot be
reestablished without a use permit. The request to connect the motel parking to Tustin
Avenue could alleviate some traffic congestion along Coast Highway but is not currently
supported by the Public Works Department.
ANALYSIS
Land Use Element
The 1988 amended Land Use Element (LUE) designates the site for Retail and Service
Commercial uses. Motels are permitted uses within this land use designation. This
project is compliant with the Development Policies specified in the Land Use Element of
the General Plan as the additional rooms would allow the motel to maximize its visitor -
serving potential. Visitor - serving uses are desired by the City as declared in Policy C of
the Land Use Element, which states:
"Commercial, recreation or destination visitor serving facilities in and around the
harbor shall be controlled and regulated to minimize traffic congestion and
parking shortages, to ensure access to the water for residents and visitors, as
well as maintain the high quality of life and the unique and beautiful residential
areas that border the harbor."
The Land Use Element also limits development of the site with a variable Floor Area
Ratio (FAR) of 0.510.75. When the Land Use Element specifies a variable designation
for a site, the permitted gross floor area as prorated according to type of use. The first
number before the slash is the base FAR and the second number is the Maximum FAR.
As discussed later in the Floor Area Ratio section of this report, motel (Visitor
Accommodation) uses are classified as a Maximum FAR use, and therefore the project
results in a weighted FAR of 0.35, which is below the Base 0.50 FAR of the Land Use
Element.
The recently approved 2006 update of the Land Use Element designates the site MU-
H1. This designation allows for the horizontal intermixing of uses including marine-
related, highway- oriented, visitor serving general commercial uses up to 0.50 FAR with
mixed -use buildings or residential uses located to the rear of the property.
In November 2006, the voters will decide whether or not to accept the increases in
density or intensity of new development permitted by the updated LUE. The proposed
2006 Land Use Element eliminates the variable FAR and limits gross floor area to 0.50
FAR. With the elimination of the variable FAR system, the corresponding weighted
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averages would also cease to be used and the proposed project would exceed the
proposed 0.50 FAR as the unweighted FAR is 0.70.
Coastal Land Use Plan
The Coastal Land Use Plan defines Mariner's Mile as General Commercial and the
proposed project is consistent with this designation. The California Coastal Commission
considers motels as lower cost visitor serving facilities and, as such, are priority uses
that should be identified, protected, and encouraged within the Coastal Zone. No
sensitive resources would be impacted since the project is an addition to an existing
facility on the inland side of Coast Highway. Since no public access is provided or
required due to the location of the site, the addition will cause no impact to public
resources. However, the loss of parking in the municipal lot due to the proposed
driveway access could be viewed as a diminishment of public access due to the loss of
parking, and, for. this reason, staff does not support the proposed access to the
municipal lot.
Floor Area Ratio (FAR)
Presently, development is allowed to have a variable floor area ratio (FAR) of 0.5/0.75
per the General Plan. Unless a Use Permit is requested, the Zoning Code does not
allow the weighted floor area to exceed the Base Development Area, or 0.50. Chapter
20.63 of the Municipal Code (Floor Area Ratios and Building Bulk) establishes three
categories of land uses: Reduced FAR, Base FAR, and Maximum FAR Uses. Motels
are included under the category of "Visitor Accommodation" and are classified as
Maximum FAR Uses. As such, they are allowed to have a weighted average of 0.50.
Since the proposed project at 0.35 is less than 0.50, then it complies with the Zoning
Code.
The size of the lot is 54,906 square feet. Proposed gross square footage multiplied by
the Maximum FAR Use weighted average (38,399 square feet x 0.50 = 19,199.5 square
feet) equals a weighted average of 0.35 (19,199.5 square feet divided by 54,906 square
feet).
Parking
Before the Planning Commission approved Use Permit No. 2001 -044, the site had 105
parking spaces for restaurant and motel uses. After the addition of one guestroom in
2004 and the elimination of the restaurant use, the site provided 88 parking spaces due
to changes involving displacement of existing parking to accommodate the guestroom
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addition, required handicap stalls, restriping and required landscaping. The proposed
project will provide 83 parking spaces for 83 guestrooms which is consistent with the
Zoning Code requirement of one parking space for each guestroom.
For most commercial uses, an increase in square footage has a direct relationship to its
required parking. In the case of a motel, the number of required parking spaces is
triggered by the number of guestrooms rather than square footage. Since the site can
accommodate 83 parking spaces, it seems appropriate to allow the motel room count to
be expanded to the fullest allowed by its parking.
Because the applicant proposes to provide access to Tustin Avenue, there will be a loss
of at least three public parking spaces through the municipal lot. The Coastal Land Use
Plan contains policies to prohibit the modification or waiver of required parking as it
would possibly negatively impact parking for coastal visitors. The loss of these three
spaces could be viewed as :a potential impact to coastal parking. Although the request
to connect the motel parking to Tustin Avenue could alleviate some project - related
traffic along West Coast Highway, the municipal .lot is not currently designed to street
standards and the additional use may require substantial improvements. Additionally,
the City has an agreement with the U. S. Postal Service for the use of the spaces so, for
these reasons, the Public Works Department does not support the driveway access and
resulting loss of public parking. Staff has added a finding and condition of approval
denying the drive access from subject property to the municipal lot.
The issue of providing access to the rear of this property and other properties to the
east from the municipal parking lot is presently being studied by staff as there are merits
to providing access to Tustin Avenue as these properties redevelop. Should the City
conclude that access to this property and others to the east is desirable or necessary;
the City Council would need to adopt a policy with the goal of achieving vehicular
access across several properties. The project design does not preclude future vehicular
access.
Manner's Mile Design Framework
Section 20.42.060 of the Zoning Code requires that a Development Plan Review be
done for projects that add more than 25% of their existing square footage or exceed
2,500 square feet, whichever is smaller. Since the Holiday Inn Express proposes to add
over 10,000 square feet to the existing 28,009 square feet, approval of a Development
Plan is required. In order to approve the Development Plan, the project must be found
consistent with the Mariners Mile Design Framework and applicable ordinances and
policies.
f. Architecture: Sensitive Design; Site Planning Considerations; Landscape
Considerations
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The architecture and aesthetics of the motel will not change. The new
guestrooms will be attached to the rear of the building and will be integrated into
the overall design to maintain consistency with the existing motel architecture.
The proposed roof will match the current roof and continue as a flat roof with a
height of approximately 21 feet 7 inches. The air conditioning units are located
outside the window of each guestroom. In order to eliminate rooftop equipment,
the new guestrooms will utilize the same style of air conditioning system. Since
the project is an addition rather than a new structure, the proposed addition to
the motel will match the same design and architecture. Please reference the
attached photographs of the motel as it appears now.
The Mariner's Mile Specific Plan requires that there be one shade tree for each
four parking spaces within the parking lot. The plans for the proposed project
indicate that there will be only 10 trees instead of the 21 required (83 parking
spaces divided by 4 = 20.75 trees). Some of the existing parking lot trees are
palms rather than shade trees. There is a requirement for 7 palm trees across
the 132 -foot wide property frontage. There are currently 6 trees on site, sa
another palm tree is needed. That missing palm tree should be a Mexican Fare
Palm with a minimum 8 -foot trunk height. There is also an obligation to provide
for a continuous hedge across the front of the property that is not now on site.
The hedge should be either Texas privet, Japanese Boxwood or Tuttle. These
landscaping requirements were conditioned by the previous Use Permit. Since
the requisite landscaping has not yet been installed, we are adding the same
conditions of approval to insure compliance with the Zoning Code.
2. Color and Materials Palette
The existing motel is painted in a soft orange with a narrow ribbon of dark orange
at the top. There is a similar band of dark orange between the first and second
floors at the front of the structure, and there is a stripe of cream color around the
parapet. While the colors are not technically "neutral" as suggested, they do
satisfy the color scheme of one color covering 90% of the structure with trim
elements covering the remaining 10 %. As previously discussed, the proposed
addition will be integrated into the existing design and color scheme.
3. Lighting
Parking lot lighting will be conditioned to be zero glare spill -off, as required. This
will be done through a photometric study to limit light intensity as well as a
nighttime Code Enforcement inspection so that light and glare do not affect the
residential district, neighboring commercial buildings or the passersby walking or
driving on West Coast Highway.
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4. Equipment
There are two equipment facilities in the front of the property that are required to
be screened from view to the fullest extent possible. On the east side of the lot,
one piece of equipment is now partially screened by a stone enclosure; however,
the landscaping above the stone wall does not entirely conceal the apparatus.
The second piece of equipment is on the west side and is, at the present time,
unscreened. Conditions of approval will require their screening with landscaping.
There will be no roof - mounted equipment on the new portion of the motel
because the HVAC equipment will match the existing, which extends slightly from
the outside of each individual guestroom, and is screened by a grille. (Please
refer to attached photographs.)
In staffs opinion, the project can be found consistent with the Mariners Mile Design
Framework.
Ilse Permit Findings
Section 20.91.075 of the Zoning Code requires the Planning Commission to make the
following findings to approve a Use Permit:
That the proposed location of the use is in accord with the objectives of this code
and the purposes of the district in which the site is located.
Motels or visitor accommodations are permitted uses within the Mariners Mile
Specific Plan zoning district with the approval of a Use Permit. As stated in
Section 20.42.020 of the Municipal Code, the intent of establishing the
Mariner's Mile Specific Plan was to encourage the orderly development of
visitor- serving facilities and pedestrian orientation areas. The proposed
increase in motel rooms would allow more visitors to take advantage of
Newport Beach's many attractions, and the site is pedestrian - friendly because
of the proximity to the water, restaurants, shops and other places of interest
for tourists.
2. That the proposed location of the use permit and the proposed conditions under
which it would be operated or maintained will be consistent with the General
Plan and the purpose of the district in which the site is located; will not be
detrimental to the public health, safety, peace, morals, comfort, or welfare of
persons residing or working in or adjacent to the neighborhood of such use, and
will not be detrimental to the properties or improvements in the vicinity or to the
general welfare of the city.
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A. The site is designated Retail and Service Commercial by the General Plan
Land Use Element. Motels are permitted within this land use designation.
B. The existing motel site is located along West Coast Highway, both sides of
which are commercially zoned and occupied. There is a residential district
abutting the rear of the commercial zone on the northerly side of the highway,
but the homes are situated above the commercial structures and the addition
is approximately 115 feet from the homes. The addition will not block views of
the residential properties because the construction will be at the rear of the
commercial lot and because the height of the addition will match the existing
at 21 -feet 7- inches, which is well below the maximum allowable of 26 feet.
The existing motel has not been found to be detrimental to the public health,
safety, peace, morals, comfort, or welfare of the surrounding neighborhoods,
and it is not anticipated that the proposed 19 -room addition will be
detrimental.
C. The motel has been conditioned in such manner to meet the intent of the
Zoning Code and the Mariner's Mile Specific Plan, including any specific
conditions required for the expansion and to require strict adherence to
safety, aesthetics and noise regulations.
3. That the proposed use will comply with the provisions of this code, including any
specific condition required for the proposed use in the district in which it would
be located.
A. The project meets the development standards of the Zoning Code related
to building setbacks, parking and traffic circulation, walls, landscaping,
exterior illumination, utilities, and refuse storage. There are no conditions
regarding this specific use other than to obtain a Use Permit.
B. The proposed conditions of approval for this project will ensure that all
requirements of the Mariner's Mile Specific Plan, including landscaping,
lighting and equipment screening, are fulfilled, as well as other City standards
normally imposed on projects.
ENVIRONMENTAL REVIEW
The project qualifies for a Class 32 categorical exemption pursuant to the California
Environmental Quality Act for certain in -fill development projects in urban areas that are
consistent with the General Plan and applicable development standards. This
exemption allows for the expansion of an existing use within a built -out commercial
area, and the project is consistent with the General Plan and zoning standards.
Holiday Inn Express (PA2006 -182)
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PUBLIC NOTICE
A public notice was prepared in accordance with the Municipal Code and was made
available more than 10 days in advance of this hearing. It was published in the Daily
Pilot, posted at the site and mailed to property owners and nearby homeowners'
associations as required by Section 20.91.030 of the Municipal Code.
CONCLUSION
Staff believes that the findings for approval of the Use Permit and Development Plan
can be made subject to the conditions of approval contained within the draft resolution.
Prepared by
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Marina E. Marrelli, Assi tant Planner
Exhibits:
1. Draft Resolution No. 2006 -_
2. Project Plans
3. Photographs
Submitted by
Patricia L. Te ple, PI ping Director
findings and conditions of approval.
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH APPROVING DEVELOPMENT PLAN NO. 2006 -001
AND USE PERMIT NO. 2006 -019 FOR PROPERTY LOCATED AT 2300
WEST COAST HIGHWAY (PA2006 -182).
WHEREAS, an application was filed by SMI, L.L.G., with respect to property
located at 2300 West Coast Highway and legally described as Portion of Lot A, Tract
919, as shown on Miscellaneous Map Book 029, Pages 31 -34 recorded on April 26,
1929, requesting approval of Use Permit No. 2006 -019 and Development Plan No.
2006 -001 for a 10,390- square foot, 19- guestroom addition to an existing motel; and
WHEREAS, on October 19, 2006, the Planning Commission held a noticed
public hearing in the City Council Chambers, 3300 Newport Boulevard, Newport Beach,
California, at which time the Planning Commission considered the Use Permit and the
Development Plan and received comments from the public. Notice of time, place and
purpose of the public hearing was given in accordance with law and testimony was
presented to and considered by the Planning Commission at the hearing; and
WHEREAS, vehicular access to the municipal lot from the project site is not
acceptable due to the loss of public parking and the need to modify or improve the
municipal lot to accommodate through traffic from the project site. The access to the
rear of this property and other properties to the east from the municipal parking lot is
presently being studied by the City as there are merits to providing access to Tustin
Avenue as these properties redevelop. Should the City conclude that access to this
property and others to the east is desirable or necessary; the City Council would need
to adopt a policy to provide vehicular access. The project design does not preclude
future vehicular access.
WHEREAS, The site designated Retail and Service Commercial by the 1988
amended Land Use Element (LUE). Motels are permitted uses within this land use
designation. Visitor- serving uses are desired by the City as declared in Policy C of the
Land Use Element. The property is consistent with the variable floor area ratio of
0.5/0.75 established by the LUE as the weighted floor area ratio as calculated by
Chapter 20.63 of the Municipal Code is 0.35.
WHEREAS, 2006 update of the. Land Use Element will designates the site MU-
H1 provided that the voters approve Measure V in November of 2006. This designation
will allow for the horizontal intermixing of uses including marine - related, highway -
oriented, visitor- serving general commercial uses up to 0.50 FAR with mixed -use
buildings or residential uses located to the rear of the property. The project
implementation would result in a floor area ratio of 0.70. Although this floor area ratio
would exceed the potential future intensity limit, the nonconformity would not be a
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detriment to the community as the project provides lower cost visitor accommodations
within the Coastal Zone.
WHEREAS, The Coastal Land Use Plan designates the property as General
Commercial and the proposed project is consistent with this designation. The project
provides lower cost visitor serving accommodations and is a priority use within the
Coastal Zone. No sensitive coastal resources are present on the fully developed site.
No public access is provided or required due to the location of the site on the inland side
of Coast Highway. Since the addition will cause no impact to coastal resources or public
access with the elimination of the proposed driveway access to the adjacent municipal
parking lot, the project is consistent with the Coastal Land Use Plan and the Coastal
Act.
WHEREAS, the subject property is located within the Mariner's Mile Speck
Plan which requires approval of a Development Plan for the proposed project. The
project is consistent with the Mariner's Mile Specific Plan and the Strategic Vision and
Design Framework for the following reasons:
1. The Mariner's Mile Specific Plan designates the site for retail and service
commercial uses and visitor accommodations are allowed subject to the approval>of a
use permit.
2. The addition will maintain the overall existing architecture, color scheme and
aesthetics of the existing motel, which was found to be consistent with the Mariners
Mile Strategic Vision and Design Framework. The proposed addition will continue the
low, flat roof height of the existing motel at 21 -feet 7- inches with no roof top equipment
so that there will be no impact to views from above. Landscaping will be conditioned to
bring the subject property into compliance with the applicable requirements.
3. The project will maintain the exiting color palette that meets standards by
providing approximately 90% of the exterior structure being a neutral color with
approximately 10% being complimentary trims and accents of lighter and darker colors.
4. The project, subject to the conditions of approval, meets applicable development
standards of the Zoning Code related to building setbacks and height, parking and
traffic circulation, walls, landscaping, exterior illumination, utilities, and refuse storage.
5. Equipment within the front of the property will be conditioned to be screened and
there. is no proposed equipment on the roof of the motel expansion.
WHEREAS, a Use Permit for the proposed increase in the number of
guestrooms has been prepared and approved in compliance with Chapter 20.91 (Use
Permits and Variances) of the Newport Beach Municipal Code for the following reasons;
1. Visitor accommodations and are permitted uses within the Mariner's Mile Specific
Plan zoning district with the approval of a Use Permit. As stated in Section 20.42.020 of
1b
the Municipal Code, the intent of establishing the Mariner's Mile Specific Plan was to
encourage the orderly development of commercial uses including visitor - serving
facilities and pedestrian orientated areas. The proposed increase in motel rooms will
allow more visitors to take advantage of Newport Beach's many attractions, and the site
is pedestrian - friendly because of the proximity to the water, restaurants, shops and
other places of interest for tourists.
2. The location of the motel expansion requiring this Use Permit, and the proposed
conditions under which it will be operated and maintained, is consistent with the General
Plan and the purpose of the Mariners Mile Specific Plan in which the site is located; will
not be detrimental to the public health, safety, peace, morals, comfort, or welfare of
persons residing or working in or adjacent to the neighborhood of such use; and will not
be detrimental to the properties or improvements in the vicinity or to the general welfare
of the City for the following reasons:
a. The site is designated Retail and Service Commercial by the 1988 Amended
Land Use Element of the General Plan. Motels are uses allowed within this
designation.
b. The existing motel site is located along West Coast Highway, commercial
development adjacent to the site. There is a residential district abutting the rear
of the project site, but the homes are situated above the commercial structures
and the addition is 115 feet away from the homes. The addition will not block
views of the residential properties because the construction will be at the rear of
the commercial lot rather than at its front and because the height of the addition
will match the existing at 21 -feet 7- inches, which is below the allowable 26 -foot
height limit. The existing motel has not been found to be detrimental to the public
health, safety, peach, morals, comfort, or welfare of the surrounding
neighborhoods, and there is no anticipation that the proposed 19 -room addition
will change that.
c. The motel has been conditioned in such manner to comply with all
development standards of the Zoning Code, including any specific conditions
required for the expansion and to require strict adherence to safety, aesthetic
and noise regulations.
d. The 19 -room project with a previously approved 10 -room expansion yet to be
completed will generate 296 additional daily trips, and therefore a traffic study is
not required pursuant to the Traffic Phasing Ordinance (TPO). Therefore, the
project will not create a significant impact to traffic; and
WHEREAS, the project qualifies for a categorical exemption pursuant to Section
15032 (Class 32 In -fill development) of the implementing guidelines of the California
Environmental Quality Act. This exemption allows for the expansion of an existing use
that is consistent with the General Plan and applicable zoning regulations within an
�1 .
urbanized area. The project meets these criteria and it is not located in an
environmentally sensitive area nor are there any unique circumstances that would lead
to a significant effect on the environment with project implementation.
NOW, THEREFORE, BE IT RESOLVED:
Section 1. The Planning Commission of the City of Newport Beach hereby approves
Use Permit 2006 -019 and Development Plan 2006 -001, subject to the conditions set
forth in Exhibit "A ".
Section 2. This action shall become final and effective fourteen days after the
adoption of this Resolution unless within such time an appeal is filed with the City Clerk
in accordance with the provisions of Title 20 Planning and Zoning, of the Newport
Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 19TH DAY OF OCTOBER 2006.
mm
Jeffrey Cole, Chairman
Robert Hawkins, Secretary
AYES:
NOES:
EXHIBIT "A"
CONDITIONS OF APPROVAL
USE PERMIT 2006 -019 AND DEVELOPMENT PLAN 2006 -001
(PA2006 -182)
Fire Department Conditions
1. Applicant shall relocate the fire hydrant into landscaping area because current
location blocked by parking spot.
2. New elevator shall be gurney- accommodating in accordance with Article 30 of
the California Building Code (2001 edition).
3. Applicant shall provide Class I standpipes as a substitute for the access or a
turnaround.
A. Standpipe outlets shall be provided on both levels in all stairwells and at other
locations on the first and second floors.
B. The locations will be selected by the Fire Marshal during plancheck.
C. Standpipes may be supplied by the existing fire sprinkler system if the system
has the capacity to supply standpipes and the sprinklers.
D. The combined system must be designed so that closure of the fire sprinklers
does not affect the operation of the standpipe.
Building Department Conditions
4. Fully accessible guestrooms, including no less than one room with a roll -in
shower shall be provided, in compliance with Title 24.
5. No less than one of each room type /class shall be fully accessible.
6. All other new rooms in excess of the accessible rooms required above shall meet
the minimum restroom dimensions of Title 24.
7. Hearing- impaired guestrooms shall be provided and equipped, as required by
Title 24 requirements.
8. Intervening rooms and doors shall be removed from the building corridor and exit
systems.
9. Smoke protection shall be required at the second floor elevator door or elevator
lobby.
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10. The first floor lobby adjacent to.the second floor stair shall be one -hour rated.
11. A California - licensed architect shall determine the allowable building area per the
CBC. Area separation or other approved means may be necessary to allow the
proposed addition.
Public Works Conditions
12. The project shall comply with the City's non -storm on -site runoff retention
requirements.
13. Staging, parking, or storage of construction equipment, vehicles, and materials
shall not occur within the adjacent municipal parking lot or Coast Highway.
14. Prior to the issuance of a building permit, the applicant shall demonstrate the
adequacy of the existing water and sanitary sewer laterals to serve the expanded
facility.
15. Parking and vehicular areas shall be subject to further review and approval by
the Public Works Department prior to the issuance of a building permit. Parking
and vehicular areas shall be designed and maintained in accordance with
Standard Drawing STD - 805 -L -A & B unless otherwise approved by the Public
Works Department. Parking stalls shall be a minimum of 9 feet wide by 17 feet
deep that are access from a 24 -foot wide drive isle.
16. The dead end drive aisle shall be accompanied by a 5 -foot drive aisle extension
(hammerhead) to assist in vehicle turnaround.
Plannina Department Conditions
17. The project is subject to all applicable City ordinances, policies, and standards,
unless specifically waived for modified by the conditions of approval.
18. The development shall be in substantial conformance with the approved site
plan, floor plans and building elevations except as modified by the applicable
conditions of approval.
19. Vehicular access to the adjacent municipal lot shall not be allowed until such time
that the City concludes that access is desirable or necessary. The site plan shall
be modified to eliminate driveway. Should the City allow or require vehicular
access in the future, the Planning Director may approve a modified site plan to
accommodate vehicular access provided that required on -site parking is
provided.
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20. This Use Permit may be modified or revoked by the City Council or Planning
Commission should they determine that the proposed uses or conditions under
which it is being operated or maintained is detrimental to the public health,
welfare or materially injurious to property or improvements in the vicinity or if the
property is operated or maintained so as to constitute a public nuisance.
21. Any change in operational characteristics, expansion in area, or other
modification to the approved plans, shall require an amendment to this Use
Permit or the processing of a new Use Permit.
22. Prior to issuance of building permits, approval from the California Coastal
Commission shall be required.
23. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three walls and a self - latching gate) or otherwise screened from view
of neighboring properties, except when placed for pick -up by refuse collection
agencies. The trash enclosure shall have a decorative solid roof for aesthetic and
screening purposes.
24. Prior to obtaining final occupancy, there shall be a total of 7 palm trees within the
planting area adjacent to the sidewalk on West Coast Highway. The palm tree
shall be a Mexican Fan Palm with a minimum of 8 foot trunk height and a
subdrainage system.
25. Prior to obtaining final occupancy, there shall be a continuous 30 -inch tall hedge
adjacent to the sidewalk on West Coast Highway consisting of either Ligustrum
j. "Texanum':Texas Privet, (planted a minimum of 30 inches on center), Buxus
microphylla japonica,Japanese Boxwood, (planted a minimum 18 inches on
center) or Carissa Macrocarpa "Tuttle" (planted a minimum 24 inches on center).
26. Prior to obtaining final occupancy, there shall be one shade tree for each 4
parking spaces, or a total of 21 shade trees based on the required 83 parking
spaces, within the parking lot. The trees should be consistent with the
recommendations contained within the Mariner's Mile Design Framework.
Parking lot planters shall be a minimum of 25 square feet, exclusive of curb.
27. Prior to obtaining final occupancy, the two utility fixtures that abut West Coast
Highway shall be screened from view by landscaping.
28. All landscaping shall be maintained and kept free of weeds and debris.
29. All planting areas shall be provided with a permanent underground automatic
sprinkler irrigation system of a design suitable for the type and arrangement of
the plant materials selected.
A
30. Prior to obtaining a building permit, a photometric survey shall be submitted that
is stamped and signed by a licensed lighting engineer. The survey shall show
that lighting values are "'I " or less at all property lines.
31. Prior to obtaining final occupancy, there shall be a nighttime inspection by the
City Code Enforcement Department for light spillage and glare issues.
32. The project shall not result in the placement of mechanical equipment on the roof
of the building.
33. There shall be no fewer than 83 parking spaces on site.
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