HomeMy WebLinkAboutRES-96-5841 (STRAND HOTEL & PARKING/TTM)1
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RESOLUTION NO. 96-5841
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH,
CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT, PRECISE
DEVELOPMENT PLAN, PARKING PLAN, AND VESTING TENTATIVE TRACT MAP
NO.52158; AND FINDING THAT THE PROPOSED CONVEYANCE OF PARIONG
SPACES IN A CITY PARICINNG STRUCTURE IS CONSISTENT WITH THE GENERAL
PLAN, ALL IN CONJUNCTION WITH THE PROPOSED DEVELOPMENT OF A 96
ROOM HOTEL AT 1300 THE STRAND AND A PUBLIC PARKING STRUCTURE WITH
UP TO 480 SPACES ON AN ADJACENT CITY OWNED PARTING LOT (LOT "C")
The City Council of the City of Hermosa Beach does hereby Find, Order, and Resolve as
follows:
SECTION 1. On December 11, 1995 Keenan Land Company (the "Applicant") filed an
application for a conditional use permit, precise development plan, parking plan, vesting tentative
tract map, and airspace encroachment permit for the development of a proposed 96 room hotel (the
"Hotel Project") at 1300 The Strand (the "Hotel Site").
SECTION 2. The Hotel Project will be constructed in two phases. Phase One involves the
construction of 56 hotel units fronting The Strand with temporary surface parking for 56 cars to be
provided by the Applicant on the easterly portion of the Hotel Site. Phase Two, to be constructed
later, involves the construction of 40 additional hotel units along 14th Street, replacing the surface
parking provided for Phase one. Phase Two also includes construction by the City of the parking
structure described in Section 3 of this Resolution, below.
SECTION 3. The City desires to construct a 380 space public parking structure on a City
owned parking lot (Lot "C", the "Parking Structure Site") located adjacent to the site of the Hotel
Project. The Applicant has requested the ability to satisfy part of the parking requirement for the
Hotel Project by acquiring 100 spaces in the Parking Structure. The multi -level Parking Structure
is therefore proposed to contain 480 parking spaces, along with 7,000 square feet of retail and
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1 office uses located along Hermosa Avenue (the "Parking Structure", collectively with the Hotel
2 Project, the "Projects").
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4 SECTION 4. The Planning Commission held a duly noticed public hearing on December
5 3, 1996, to consider approval of the Hotel Project. On the basis of the information presented at
6 that hearing, the Planning Commission voted to certify the FEIR and approve the Hotel Project.
7 That decision was timely appealed by the Applicant.
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9 SECTION 5. In response to the Applicant's appeal, the City Council held a duly noticed
10 public hearing on December 17, 1996. Having heard and considered all oral and written testimony,
11 including staff reports and the Final Certified Environmental Impact Reports for the Projects and all
12 relevant evidence and argument, the City Council hereby finds as follows:
13 A. The sites are zoned C-2, Restricted Commercial. The sites are physically suitable
14 for the type and density of the proposed development Projects, in that the site proposed for the
15 Hotel Project consists of a large vacant property of approximately .72 acres which fronts on the
16 1 Strand and the beach, while the site proposed for the parking structure is a one acre parcel already
17 developed with a City -owned parking lot.
18 B. The Projects are consistent with the General Plan designations of GC (General
19 Commercial -- Hotel Site) and CR (Commercial Recreation -- Parking Structure Site).
20 C. As conditioned herein, the Projects will conform to all zoning and condominium
21 regulations and will be compatible with neighboring commercial and residential properties.
22 D. The Projects conform to the goals and objectives of the General Plan calling for:
23 • Maximizing commercial uses on downtown commercial properties
24 • Encouraging new businesses and more efficient commercial space utilization
25 • Providing sufficient parking supply supporting existing commercial uses and
26 proposed growth
27 • Allowing off -site public parking and/or private parking within a reasonable distance
28 to satisfy parking requirements
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• Encouraging property upgrading and new investment in downtown.
E. The subdivision and proposed improvements will not conflict with easements,
acquired by the public at large, for access through or use of property within the proposed
subdivision, in that no such easements currently exist across the site proposed for the Hotel project.
F. The air space easement to accommodate a pedestrian bridge connecting the easterly
and westerly portions of the Hotel Project will not conflict with the existing and proposed use of
Beach Drive in that the pedestrian bridge will be constructed well above the clearance space
necessary for pedestrian and vehicular use.
G. The parking plan to accommodate Hotel project parking off -site will permit efficient I
development consistent with the scale and use of surrounding properties.
H. The proposed parking easement to provide long term parking for the Hotel Project
is consistent with the goals and objectives of the General Plan and the Local Coastal Plan, in that
the parking easement will permit the Hotel project to meet the City's parking requirements without
displacing street parking and other existing parking resources.
I. The City Council has independently reviewed and certified a project Environmental
Impact Report ("the EIR") (State Clearinghouse No. 96051009) and Mitigation Monitoring
Program in conformance with the California Environmental Quality Act ("CEQA") and the CEQA
Guidelines (Title 14, California Code of Regulations Section 15000 et seq.) through the adoption
of Resolution No. 96-5840 which Resolution is incorporated herein by this reference and attached
hereto as Exhibit "A." Because the EIR identified significant unavoidable environmental impacts
from the projects, the City Council balanced the benefits of the projects against the unavoidable
risks and adopted a statement of overriding considerations pursuant to Public Resources Code
Section 21081 and CEQA Guidelines Section 15093(a).
J. The proposed hotel and parking structure are consistent with the goals and
objectives of the City's Local Coastal Plan relative to encouraging visitor serving uses in the
downtown.
K. The Hotel Project is located within the Downtown Enhancement District (DED).
Pursuant to Section 17.44.040 of the Zoning Ordinance, and Amendment Number 6 of the
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�ertified Coastal Land Use Plan, application of a parking requirement that is 65% of the standard
)arking requirement for the City is appropriate, as supported by the following findings:
1. Fewer than 96,250 square feet of commercial development, including new
buildings, expansions, and/or intensification of uses in the DED has received a Coastal
Development Permit since November 1, 1994.
2. There will be adequate parking to support the development and to provide
adequate beach parking, in that the Projects include construction of a 480 space parking
structure on site.
3. A parking study recently completed for the downtown area shows the
occupancy of the parking spaces in the downtown is 90% or less during daylight hours on
summer weekends, and no more than 24,063 square feet of commercial development has
occurred since the study.
L. The development of the hotel and parking structure will promote downtown
revitalization opportunities, in that the hotel will attract visitors to the downtown area.
M. For the purpose of determining the measurement of grade and building height, the
corner point elevations shall be established at the proposed street elevation improvements as have
been approved by the City's Department of Public Works. Supporting evidence has been presented
to the City Council to indicate that the previous elevation of the project site is consistent with the
proposed street elevation improvements and represents the previous unaltered grade of the site.
Therefore, the hotel project is in conformance with the height limit for C-2 zoned property.
SECTION 6. Based upon the foregoing findings, the City Council hereby approves
Conditional Use Permit No. 96-7, Precise Development Plan No. 96-8, the parking plan for the
Hotel Project submitted on December 17, 1996, Vesting Tentative Tract Map No. 52158, subject
to the following conditions:
A PLAN, DEVELOPMENT AND USE REQUIREMENTS
1. The construction and continuing use of the Hotel Project shall conform tc
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the submitted plans approved by the City Council. Any minor modifications shall be
reviewed and may be approved by the Community Development Director.
2. Prior to issuance of building permits, project plans shall be reviewed and
approved by the Planning Division for consistency with the plans approved by the Planning
Commission and City Council.
3. Precise building height, as approved by the City Council, shall be verified at
the time of plan check, prior to the issuance of building permits, by the Community
Development Director. The Hotel Project shall conform to height requirements, and
building elevations shall comply with Section 17.26.050 and Section 17.42.010 of the
Zoning ordinance.
4. Design, construction, and continuing use of the Hotel Project shall comply
with all requirements of the Public Works, Fire and Finance Departments.
5. Landscaping shall be in substantial compliance with the approved plans.
6. The applicant shall, pursuant to the reimbursement agreement executed
between the City and the Applicant, fund and construct, to the satisfaction of the Public
Works Director, all off -site improvements reflected on the final plans for the Hotel Project
and approved by the City Council. Off -site improvements to be funded and constructed by
the applicant shall include, without limitation:
a. Beach Drive: re -pave Beach Drive contiguous with the project as
an auto court;
b. 14th Street: Reconstruct and re -pave 14th Street between Hermosa
Avenue and the Strand including the cul-de-sac;
C. 14th Court: Re -pave 14th Court; and
d. 13th Street: Re -pave 13th street between Hermosa Avenue and the
Strand; install and permanently maintain project landscaping; instal:
the project electrical transformer; install the City electrica
transformer; construct and maintain common loading area at 13t1
Street pursuant to plans approved by City Council.
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7. All off -site improvements shown on approved plans shall be completed prior
to occupancy of Phase One of the project.
8. Prior to the issuance of building permits for Phase One, the applicant shall
obtain an airspace encroachment permit or other acceptable entitlement from the City
Council for the bridge connecting the easterly and westerly project buildings.
9. Project signs shall comply with Chapter 17.50 of the Zoning Ordinance.
Directional signs shall be provided for remote interim parking (as required by the
Community Development Director) and to permanent parking structure parking.
10. The hotel developer shall demonstrate, to the satisfaction of the Community
Development Director and the City Attorney, that full construction financing, or other
evidence of financial capability to construct the Hotel Project, has been secured prior to
issuance of a building permit.
11. The Conditional Use Permit, Precise Development Plan, Parking Plan, and
Vesting Tentative Map shall be null and void eighteen months from the date of approval
unless building permits have been obtained for Phase One. The Applicant may apply in
writing to the City Council prior to expiration for a time extension.
12. Approval of the Tentative Parcel Map shall become null and void twenty
four months after the date of approval unless the final map is approved and Phase One of
the Project fully constructed. The Applicant may apply in writing to the City Council prior
to expiration for a time extension.
13. Pursuant to Mitigation Measure 4.8-4, prior to the issuance of building
permits, the Applicant shall demonstrate to the satisfaction of the Public Works Director
and the Fire Department that water facilities on the Hotel Site meet the fire flow
requirement established by the Fire Department. The Applicant shall coordinate with the
California Water Service Company ("CWSC") to determine whether upgrades are necessary
and, if so, the Applicant shall enter into an agreement with CWSC to fund and construct the
necessary improvements. If improvements are determined to be necessary, improvement
plans shall be submitted to the Department of Public Works for approval prior to issuance
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of building permits. Construction of all necessary upgrades shall be completed prior to the
issuance of occupancy permits for Phase One.
14. Pursuant to Mitigation Measure 4.6-4 of the EIR, in order to prevent high
noise levels and nuisance noise associated with The Strand, the proposed parking structure
and special events from affecting hotel guests, prior to the issuance of building permits the
Applicant shall provide an acoustical study performed by a licensed acoustical engineer
which establishes the mitigation measures necessary to limit maximum interior noise levels
in the hotel units fronting on The Strand and facing the City parking structure to LDN
45dBA. Such measures may include, without limitation, the installation of double -paned
windows in all rooms.
15. Pursuant to Mitigation Measure 4.6-1(b) of the EIR, construction equipment
shall be equipped with all feasible noise -control devices.
16. Pursuant to Mitigation Measures 4.5-4(e) - (k) of the EIR the project shall
be designed and operated so as to minimize emissions from energy consumption:
• Southern California Edison and Southern California Gas Company shall be
consulted during project design, and all feasible energy conservation measures shall
be incorporated into the project; and,
The Applicant shall install energy efficient street and surface parking lighting, to the
satisfaction of the Public Works Director, such as high pressure sodium, low
pressure sodium, metal halide or clean lucalox; and,
• The Applicant shall install low polluting, energy efficient appliances for hotel uses;
and,
The Applicant shall incorporate passive solar designs where appropriate; and,
• The design of the Hotel Project shall include cascading ventilation from high -
priority (occupied space) areas to low -priority space (corridors, equipment, and
mechanical space) areas before the air is exhausted; and,
The Hotel Project design shall facilitate the use of electric yard maintenance
equipment through the placement of exterior outlets throughout the project.
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2 B. ARCHITECTURE, LANDSCAPING, AND SCREENING
3 17. Architectural treatment shall be as shown on the approved building elevation
4 plans except that in the final design process, the Applicant shall incorporate additional
5 articulation into the building facade of the Hotel Project to be consistent with the original
6 rendering submittal. However, the building footprint shall remain as indicated on the
7 approved plans and second rendering. Such additional articulation shall include the
8 following elements:
9 • Design of balcony railings;
10 • Capping of columns and posts;
11 • Windows and sliding doors and frames;
12 • Capping of building parapets;
13 • Architectural trim;
14 • Detailed concrete planters on the first floor; and - Detailing on chimney caps.
15 Minor modifications may be approved by the Community Development Director.
16 18. Pursuant to Mitigation Measure 4.3-1(a) final plans for landscaping the
17 pedestrian plazas at 13th Street and 14th Street at the Strand shall specify plant species and
18 concentrate landscaping along the edges of the street rights -of -way with the goal of framing
19 and maintaining as much of the view corridor to the ocean as feasible.
20 19. Pursuant to Mitigation Measure 4.3-1(b) rooftop equipment shall be
21 screened from all off -site vantage points, and mechanical equipment shall be contained
22 within rooftop penthouses. Rooftop screening materials shall be complimentary in material
23 and color to the building's exterior, and shall be submitted in advance for review and
24 approval by the Planning Division.
25 20. Pursuant to Mitigation Measure 4.3-1(c) service areas shall be screened
26 from off -site views and trash containers shall be enclosed using materials complimentary tc
27 11 the buildings.
28 11
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C. CONSTRUCTION & PHASING
21. The project shall be constructed in two phases. Phase One construction will
include the development of 56 rooms, 1,482 sq. ft. of meeting rooms, central lobby and
surface parking for 54 cars on the project site and loading areas at 13th Street and Beach
Drive pursuant to City approved project plans. Phase Two of the project involves the
construction of 40 rooms, 1,568 sq. ft. of meeting room space, a bridge connecting Phase
One and Phase Two projects, laundry area and spa area.
22. Construction staging shall be as shown on approved project staging plans
per the Project EIR. Requests for alternate construction staging shall be considered
through written request to the Community Development Department.
23. Phase One of the project shall be completed within two years of the date of
project approval. Phase Two of the project shall be completed within four years of the date
of project approval. The Applicant may apply in writing to the City Council prior to
expiration for a time extension.
24. Pursuant to Mitigation Measure 4.7-5(e) of the EIR, the applicant and the
City shall coordinate in the preparation of a Construction Operation Plan and Program.
Said plan shall be reviewed and approved prior to the issuance of building permits by the
Director of Community Development. The plan shall incorporate the following:
• Specifications for fencing of the site, construction staging areas, and pedestrian
canopies.
• Limitations on construction activities by date and hour.
• A scaled plan that depicts pedestrian circulation routes and demonstrates the
maintenance of safe and open access to the beach, The Strand, and Noble Park
during project construction.
25. Pursuant to Mitigation Measure 4.3-2 of the EIR, as part of the City review
and development of the Construction Operation Plan and Program, the height and design of
fencing and pedestrian canopies shall be evaluated to ensure maximum screening of views
to the site to address aesthetic concerns.
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26. Pursuant to Mitigation Measure 4.2-1(a) of the EIR, construction hours for
the project shall be limited to Monday through Friday between 8:00 A.M. and 5:30 P.M.,
on Saturday between the hours of 9:00 A.M. and 4:00 P.M., with no construction allowed
on Sunday. From June 15th through September 15th (peak summer season) there shall be I
no construction on Saturdays and legal holidays.
27. Pursuant to Mitigation Measure 4.7-5(a) of the EIR, in order to
avoid conflicts with special events held in the project area, construction on the site shall be
suspended on certain days as determined appropriate by the City. Prior to any demolition
or construction for the parking structure or the hotel, special event days that would require
suspension of construction shall be identified by the City. The hotel proponent and the
contractors for both the hotel and/or the parking structure shall be informed of these dates
by the City as soon as feasible, and compliance with the schedule shall be enforced by the
City. The City shall retain the right to change or extend the dates when warranted to ensure
that special events are not significantly impacted by project construction.
28. The Director of Community Development shall, in the course of developing
a Construction Operation Plan, coordinate with other members of the City staff to examine
whether some or all special events should be held in an area south of the Pier during the
construction period.
29. Pursuant to Mitigation Measure 4.7-5(d) of the EIR, no closure, either
temporary or permanent shall be allowed on the existing public walkway known as The
Strand. All construction equipment shall gain access to the site from public rights -of -way
other than The Strand. To avoid hazards to Strand users during construction along The
Strand, the applicant shall provide a pedestrian canopy in conformance with the Uniform
Building Code.
30. Pursuant to Mitigation Measure 4.7-5(f), to avoid interference with special
event set-up and operation during the construction period for the Phase I hotel, Thirteenth
Street at The Strand shall be made available for special event trucks if required.
31. Pursuant to Mitigation Measure 4.8-5(a) of the EIR, the hotel developer
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shall include in its construction contract a clause which stipulates, to the satisfaction of the
City Attorney, that the contractor will recycle materials used in construction to the extent
feasible in order to divert construction waste from regional landfills.
D. HYDROLOGY, DRAINAGE, STORM WATER MANAGEMENT
32. Pursuant to Mitigation Measure 4.1-1, the hotel developer shall contribute a
fair share towards the construction of a 24-inch reinforced concrete pipe storm drain at the
Thirteenth Street and Beach Drive sump, in accordance with the recommendations set forth
in the City of Hermosa Beach Master Plan of Drainage. The fair share contribution shall be
fourteen and one half percent (14.5%) calculated based upon the project's contribution to
runoff which would be directed to the storm drain, as determined by the Public Works
Director. Construction of the storm drain shall be completed prior to the issuance of
occupancy permits for Phase One.
E. TRANSPORTATION & CIRCULATION
33. The project shall conform to requirements of Section 17.48 of the Zoning
Ordinance, Trip Reduction and Travel Management standards - non-residential projects of
50,000 square feet or greater.
34. Pursuant to Mitigation Measure 4.4-1, the City and the hotel developer shall
jointly fund improvements to the Pacific Coast Highway and Pier Avenue intersection based
on fair share contributions. The eastbound lanes at the Pacific Coast Highway and Pier
Avenue intersection shall be changed from their existing configuration to a dual left -turn
and right turn.
35. Pursuant to Mitigation Measure 4.4-2, in order to address the vehicular
circulation associated with the Parking Structure, the traffic signals and the intersections at
13th Street and Hermosa Avenue and Pier Avenue and Hermosa Avenue shall be modified
as follows, prior to the completion of the Parking Structure:
• 13th Street and Hermosa Avenue - Provide left -through option lane on northbound
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Hermosa Avenue, and modify existing traffic signal to produce split operation on
Hermosa Avenue.
• Pier Avenue and Hermosa Avenue - Provide left -through option lane on southbound
Hermosa Avenue, and modify existing traffic signal to produce split phase operation
on Hermosa Avenue.
36. City staff and the Applicant shall, prior to the occupancy of Phase One,
prepare a plan for a signage program regarding Hotel and Parking Structure access routes.
F. PARKWG; PARING BY PHASE; CONSTRUCTION PARINNG
37. Prior to occupancy of Phase One of the Hotel Project, the Applicant shall
provide parking for not less than 54 cars on the portion of the project site bounded by 14th
Street, Beach Drive and 14th Court. The Applicant shall enter into a lease, encroachment
permit, or other mechanism acceptable to the City for use of Fourteenth Court to provide a
portion of the required parking for Phase One. The Applicant shall improve approximately
80 linear feet of right-of-way along Fourteenth Court to provide the required parking for
Phase One.
38. The encroachment permit and/or lease agreement shall terminate upon
commencement of construction of Phase Two of the Hotel Project, and at such time the use
of Fourteenth Court shall revert to the City.
39. Prior to occupancy of Phase One of the Hotel Project, the Applicant shall
submit an interim parking plan for City approval. The parking plan shall implement the
various conditions of approval and mitigation measures set forth in this Part "E".
40. Prior to occupancy of Phase One of the Hotel Project, the Applicant shall re -
stripe public parking Lot "C" and a portion of Thirteenth Street, in order to fully off -set the
loss of public parking with the use of Fourteenth Court during Phase One.
41. The Applicant shall provide valet parking service for the Projects after
completion of Phase One, and during Phase Two construction.
42. The Applicant shall fund not less than 20% of maintenance and operation
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costs for an employee shuttle to accommodate displaced parking for the duration of parking
structure construction. The Applicant shall accommodate any displaced parking in Phase
One on site as required by the parking mitigation measures established in the project EIR.
43. Pursuant to Mitigation Measure 4.4-4(a) of the EIR, if the Community
Development Department determines during the plan check process or at any time
thereafter that parking for construction workers and construction vehicles cannot be
accommodated within construction staging areas, the Applicant shall provide at no cost to
construction workers remote parking outside the downtown area, in areas not proposed for
use by the shuttle service. The applicant shall ensure that construction contractor's require
employees to use off-street parking. Such remote parking shall remain in use until the
completion of construction of Phase One.
44. The Developer shall acquire through lease or easement agreement with the
City, the right for hotel patrons to use not less than 100 parking spaces in the Parking
Structure. The Parking Structure shall be constructed and fully operational prior to
commencement of construction of Phase Two of the Hotel Project.
45. Upon the completion of Phase Two, all parking for the Hotel guests shall be
provided in the Parking Structure or on the Hotel site. The Certificate of Occupancy for
Phases One and Two shall be conditioned upon the continued provision of parking in the
Parking Structure.
46. In the event that the City parking structure is not completed prior to
occupancy of Phase Two, the Applicant shall secure adequate off -site parking by covenant,
lease, easement or other agreement acceptable to the City Attorney for the interim period.
47. The Applicant shall provide eight permanent, dedicated, off-street parking
spaces for Hotel employees. Employee parking space requirements shall be in addition to
space requirements for Hotel guests.
48. Hotel guests and owners of Hotel units shall not be eligible for participation
in the City's parking permit program. City parking passes shall not be issued to Hotel
owners and guests.
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G. AIR QUALITY
49. Pursuant to Mitigation Measure 4.5-1(a) of the EIR, all required actions
necessary to comply with SCAQMD Rule 402, which requires that there be no dust impacts
off -site sufficient to cause a nuisance, and SCAQMD Rule 403, which restricts visible
emissions from construction, shall be implemented as part of the proposed project. Prior to
the approval of grading permits, the Applicant shall demonstrate to the satisfaction of the
Community Development Director that such compliance will be achieved. All such
approved actions shall be listed on the Grading Plan under the General Notes Section. The
Applicant shall reimburse City for all costs of independent review of said compliance
measures by SCAQMD or a qualified air quality consultant of the City's choice.
50. Pursuant to Mitigation Measure 4.5-1(b) of the EIR, the project shall
minimize fugitive dust emissions, through the application of the following and other
measures as necessary:
• Spread soil blinders on the Project site, on unpaved roads and in parking areas; and
• Water the site and equipment in the morning and evening; and
• Sweep streets on a daily basis if silt is carried over to adjacent public roadways or
occurs as a result of hauling; and
• Suspend grading operations during high winds in accordance with SCAQMD Rule
403 requirements; and
• Wash trucks leaving the Project site; and
• Suspend all grading operations during first and second stage smog alerts.
51. Pursuant to Mitigation Measure 4.5-1(c) of the EIR, the project shall
minimize fugitive dust emissions by maintaining water trucks on -site at all times during
construction to keep soil moist and prevent fugitive dust from escaping the project site.
52. Pursuant to Mitigation Measure 4.5-2 of the EIR, to the extent feasible,
exhaust emissions from construction equipment shall be controlled in a manner that is
consistent with standard mitigation measures dictated by the SCAQMD including, without
limitation, the following measures:
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• Low emission on -site mobile construction equipment shall be employed; and
• All construction shall be maintained in tune per manufacturer's specifications; and
• Electric, gasoline -powered and methanol -powered equipment shall be substituted
for diesel -powered construction equipment where feasible; and
• The construction contractor shall not permit equipment to be left idling for
prolonged periods (i.e., more than two minutes); and
All construction activities shall cease during Stage 2 smog alerts; and
• Existing power sources shall be used at the Project site where feasible. The
Applicant shall avoid using temporary power generators; and
• Construction activities shall be planned and undertaken to minimize obstruction of
through traffic lanes.
H. SECTION IV - HOTEL OPERATION
53. The project shall be operated as a hotel with daily linen service, central
lobby, front desk check in., valet parking service and central guest registration with
management available on a 24-hour basis pursuant Chapter 17.04 of the Zoning Ordinance.
54. The hotel shall be staffed with full time staff consisting of the following;
General Manager, Assistant Manager, Front Desk supervisor, front desk clerks, building
engineer, housekeeping supervisor, housekeeping staff, account staff clerk, night auditor,
valet attendants, sales manager, catering manager, reservation clerks.
55. Daily linen services shall be provided during Phase One development with
contract linen/laundry services provide from an off -site vendor. Linen/laundry services will
be provided on -site in Phase Two of project development.
56. Hotel occupancy shall be managed and controlled through a central
reservation system and central management company for the life of the project.
57. All units are subject to City of Hermosa Beach Transient Occupancy Tax for
a minimum of nine months per calendar year.
58. Units shall not be occupied by owners for more than 29 consecutive days
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nor more than 90 total days in any calendar year.
59. The project shall be audited by the City for conformance to room occupancy
requirements on a quarterly basis. The audit shall be prepared by a financial auditor
selected by the City utilizing room occupancy records provided by the applicant.
60. The applicant/owner shall furnish 100% of funds to cover the costs of
quarterly audits for the purpose of establishing project Transient Occupancy Taxes as
required by the Director of Finance.
61. The project shall not be altered or reconstructed to preclude its use for
transient occupancy as a hotel.
62. Collection of Transient Occupancy Taxes shall be provided by centralized
management operations of the hotel.
63. Trash service and storage shall be provide in an enclosed structure pursuant
to the requirements of the Municipal Code.
64. Pursuant to Mitigation Measure 4.5-1(a) of the EM to prevent impacts on
the use of the Strand, the hotel management shall inform owners and guests, and provide
visible signage, that access to the beach and The Strand is only permitted from 13th Street,
14th Street or via the hotel lobby. For the safety of their visitors and the general public the
hotel management shall be responsible for enforcing this policy.
65. Pursuant to Mitigation Measure 4.8-5(b) of the EIR, the hotel shall
incorporate facilities for collection, compaction, and pick-up of recyclable materials
including the following:
• Receptacles in the common areas of the hotel for the collection of aluminum cans,
glass and plastic bottles and paper;
• A central refuse disposal and storage area designed to accommodate separate
receptacles for recyclable materials to allow for participation in the City's residential
recycling program.
66. Pursuant to Mitigation Measure 4.8-5(c) of the EIR, information regarding
recycling opportunities provided by the hotel shall be posted in common rooms of the hotel
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in order to encourage guests and hotel employees to recycle.
67. Adequate storage space and truck access loadinglunloading for recycling
bins shall be provided for use by the hotel occupants.
68. An annual report of the amount and type of solid waste disposed and
diverted by the construction and operation activities of the proposed project shall be
provide to the Community Development Department. The report will also require the
identification of the final disposal and recycling facilities used.
69. Hotel management and contractors must use the services of the City's
exclusive franchise waste hauler for disposal of all non -hazardous wastes. Hotel
management and contractors shall work with the waste hauler to obtain tonnage and
volume date for the annual waste reports.
70. Pursuant to Mitigation Measures 4.5-4(b) & (c) of the EIR, bicycle storage
facilities shall be incorporated into the design of the hotel or adjacent pedestrian plazas to
provide complimentary bikes or bike rental.
L CONDOMINIUM ORDINANCE - COMMERCIAL
71. The project shall meet all requirements of the Commercial Condominium
provisions of the Zoning Ordinance pursuant to Section 17.22.90 - 17.22.140 of the
Municipal Code.
72. Covenants, Conditions and Restrictions (CC&Rs) in compliance with
Section 17.22.90 Commercial/Industrial Condominiums shall be submitted to the
Community Development Department for review and approval prior to the issuance of
building permits.
73. Proof of recordation of approved CC&Rs shall be submitted to the
Community Development Director six (6) months after recordation of the Final Map.
L CERTIFICATIONS
74. An acceptance of conditions form shall be executed by the Applicant and any
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other current property owners and submitted to the Planning Division prior to issuance of I
building permits.
75. This grant shall not be effective for any purposes until the Applicant and
property owner have filed at the office of the Planning Division of the Community
Development Department their affidavits stating that they are aware of, and agree to accept,
all of the conditions of this grant.
76. The Conditional Use Permit and this Resolution shall be recorded, and proof
of recordation shall be submitted to the Community Development Department.
77. Each of the above conditions is separately enforced, and if one of the
conditions of approval is found to be invalid by a court of law, all the other conditions shall
remain valid and enforceable.
78. The Applicant shall defend with Counsel of the City's choosing, indemnify,
and hold harmless the City, it agents, officers, and employees from any claim, action, or
proceeding against the City or its agents, officers, or employee to attack, set aside, void or
annul this permit approval or any other proceeding or action taken pursuant to this permit.
The City shall promptly notify the Applicant of any claim, action, or proceeding and the
City shall cooperate fully in the defense.
79. The Applicant shall reimburse the City for any court and attorneys fees
which the City may be required to pay as a result of any claim or action brought against the
City because of this grant.
80. The subject property shall be developed, maintained and operated in full
compliance with the conditions of this grant and any law, statute, ordinance or other
regulation applicable to any development or activity on the subject property. Failure of the
Applicant to cease any development or activity not in full compliance shall be a violation of
these conditions.
SECTION 7. Based upon the evidence presented at the hearing and the facts and
findings set forth herein, and pursuant to Government Code Section 65402, the City Council
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hereby finds that the proposed conveyance of parking spaces in the Parking Structure will be
consistent with the General Plan if conditioned as follows:
81. Pursuant to Mitigation Measure 4.2-2(c) plans for the parking structure shall
employ design techniques to minimize noise, lighting, and visual impacts to the degree
feasible. Special attention should be paid to that section of the structure abutting residential
uses. Design techniques shall consider limiting openings on the wall of the structure,
modifying setbacks, and the use of property walls, vines and landscaping. City staff shall
consult with neighboring residents and owners of property immediately abutting the parking
structure during the final design process.
82. Pursuant to Mitigation Measure 4.3-3(a), the Hermosa Avenue street
frontage of the parking structure (which incorporates retail and office uses), and to a lesser
extent the other facades of the parking structure, shall include articulation of the building
mass through the use of off -sets, stepped terraces, changes in plane, and other such devices
to reduce the visual obtrusiveness of the structure as seen from surrounding areas.
83. Pursuant to Mitigation Measure 4.3-3(b) prior to final approval of plans for
the parking structure, a landscape plan for the site shall be prepared by a licensed
Landscape Architect and submitted to the Director of Community Development for
approval. The landscape plan shall incorporate the following:
• A fully automated irrigation system.
• Vines, trees and other landscaped materials shall be used to the maximum extent
feasible along the wall and perimeter of the structure to soften it's visual impact on
pedestrian walkways and adjacent land uses. New tree plantings shall occur along
the retail edge of the parking structure at 13th Street, and along the stairwells and
elevators located at the corners of the parking structure.
• Textured or colored paving materials shall be used for the pedestrian walkway along
13th Street, Beach Drive, and 14th Street consistent with the downtown
improvement plan.
84. Pursuant to Mitigation Measure 4.1-2, the City shall install an oil/grease
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separator to treat runoff generated in the parking structure, in accordance with the
recommendations set forth in the City of Hermosa Beach Storm Water Management
Program.
85. Pursuant to Mitigation Measure 4.3-3(c), the parking structure and
associated common and landscaped areas shall be maintained by the City in excellent
condition throughout the life of the project.
SECTION 8. The City Clerk shall certify to the adoption of this Resolution.
PASSED, APPROVED and ADOPTED this 17th day of December, 1996.
of the City Council and Mayor of the City of Hermosa Beach, California
ATTEST:
ti
ity Clerk
APPROVED AS TO FORM:
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STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF HERMOSA BEACH
I, Naoma Valdes, Deputy City Clerk of the City Council of the
City of Hermosa Beach, California, do hereby certify that the foregoing
Resolution No. 96-5840 was duly and regularly passed, approved and adopted
by the City Council of the City of Hermosa Beach at a Regular Meeting of
said Council at the regular place thereof on December 17, 1996.
The vote was as follows:
AYES:
Benz, Bowler, Edgerton, Reviczky, Mayor Oakes
NOES:
None
ABSTAIN:
None
ABSENT:
None
DATED: December 18, 1996
Deputy City Clerk