HomeMy WebLinkAboutReso 75-21 Appeal of Coastal Development permit CDP21-019RESOLUTION NO. 75-21
RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF MORRO BAY, CALIFORNIA,
TO DENY THE APPEAL OF THE PLANNING COMMISSION APPROVAL OF
COASTAL DEVELOPMENT PERMIT CDP21-019 AND CONDITIONAL USE PERMIT
CUP21-05 FOR NEW CONSTRUCTION OF A 5,042 SF 6 GUEST -ROOM HOTEL IN
THE C-VS/PD ZONE DISTRICT AND LOCATED IN THE COASTAL APPEALS
JURISDICTION AT 205 HARBOR STREET
THE CITY COUNCIL
City of Morro Bay, California
WHEREAS, the Planning Commission of the City of Morro Bay (the "City")
conducted a public hearing via video conference on September 7, 2021, for the purpose
of considering approval of Coastal Development Permit CDP21-019, Conditional Use
Permit CUP21-05 for new construction of a new 6-room 5,042sf hotel on a 40 acre lot
including the merger of six underlying lots located on Harbor Street between Market and
Front Streets. The project includes demolition of three existing single -story residential
structures on -site, related accessory structures, and removal of major vegetation along
Market Street at the northeast area of the property. The hotel includes the construction of
two detached buildings with a view courtyard in the center of the property. The project is
proposed as two-story on the east elevation and designed to step down the bluff with
single -story on the west elevation. Seven parking spaces are proposed with hotel driveway
access to be from Market Street. The property is subject to bluff development standards
found in Morro Bay Municipal Code (MBMC) chapter 17 45, is located in the C-VS/PD
zoning district and is located in the Coastal appeals jurisdiction ("Project"); and
WHEREAS, the City Council of the City conducted a public hearing via video
conference on November 9, 2021, for the purpose of considering an appeal filed on
September 17, 2021 of the Planning Commission approval of Coastal Development Pemrit
#CDP21-019 and Conditional Use Permit #CUP19-05; and
WHEREAS, pursuant to the Governor's Executive Order N-08-21 issued on June
11, 2021 in response to the present State of Emergency in existence due to the threat of
COVID-19, the City s Planning Commission and City Council were authorized to hold
public meetings via teleconferencing and all requirements in the Brown Act expressly or
impliedly requiring the physical presence of members, the clerk or other personnel of the
body, or of the public as a condition of participation in or quorum for a public meeting are
hereby waived; and
WHEREAS, notice of the public hearing was provided at the time and in the
manner required by law; and
WHEREAS, the City Council has duly considered all evidence, including the
testimony of the appellant, applicant, interested parties, and the evaluation and
recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Morro
Bay as follows:
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Section 1: Findings. Based upon all the evidence, the Council makes the following
findings:
California Environmental Quality Act (CEQA)
For purposes of the California Environmental Quality Act, the project meets the
requirements for a Categorical Exemption under CEQA Guidelines Section 15303 Class
3c (new construction of small structures) whereas the project is designed as two
commercial structures in total of 5 042 which is less than the threshold of under 10,000
feet. The project also submitted an archaeological and historical resources report
prepared by CRMS dated April 18, 2019 that concluded the site did not meet the criteria
as a historic or archaeological resource and where recommendations for archaeological
monitoring during earth moving activities has been incorporated as a project condition.
Coastal Development Permit Findings
A. The project as proposed and conditioned is consistent with the applicable
provisions of the certified Local Coastal Program. The Local Coastal Program is
consistent with the General Plan and the project is an allowable use in its zoning
district.
B. The City Council finds the project is consistent with and in conformity with the
public access and public recreation policies of Chapter 3 of the California Coastal
Act in that the project is designed in its site layout to minimize adverse view impacts
by complying with the bluff setback requirements in MBMC chapter 17.45, the
project minimizes alteration of natural landforms, and preserves the character of
the bluff setting by designing the project to step down the bluff as allowed in the
Embarcadero area for bluff face and bluff buffer development. The 205 Harbor St
hotel project complies with the development standards of the zone and complies
with the Bluff development standards and policies for property located in the
Embarcadero area as further described in the staff report presented to both the
Planning Commission at its September 7, 2021 and the City Council meeting on
November 9, 2021.
C. The City Council finds the project is consistent with the requirements for low cost
visitor -serving accommodations as required by the Coastal Land Use Plan policies
because the hotel as a transient use only is designed to accommodate families or
small groups of visitors because the project consists of a 6-unit hotel with room
sizes of 651 to 683 square feet allows visitors to take advantage of higher
occupancy limits allowed for, provides an alternative type of accommodation
consistent with Policy LU-6.2 by providing a range of amenities including
kitchenette, roof deck, game lawn that make the hotel more accessible to the
general public. It allows visitors staying at the hotel to save on other travel
expenses such as food and recreation. It does not displace existing visitor serving
accommodations because the site is currently mostly vacant. The demolition of
the existing building structures are not short term vacation rentals nor protected as
deed restricted affordable housing. The hotel is also not located on the water or on
Tideland properties and is therefore not subject to Policy LU-6.5. The project is
also not required to provide mitigation or provide on -site affordable units because
consistent with the City's Coastal Land Use Plan, the City has an adequate existing
supply of affordable accommodations and the project's proposed room rates and
range of amenities compared to neighboring hotel rates and amenities as
described in the staff report have been determined to be characterized as
moderate -cost accommodationt.
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D. The removal of major vegetation, including two Hollywood Juniper trees on Harbor
Street and three Fern Pine trees on Market Avenue, as shown on the landscape
plan L-1 will not significantly impact any threatened or endangered plant or animal
habitat area, and will avoid dangerous soil erosion or instability resulting from the
removal and is consistent with the major vegetation policies for removal and
replacement for which it meets the replacement requirement; and that the major
vegetation removal will not adversely affect the character of the surrounding
n eighborhood, because the proposed landscaping plan has been designed to
select trees and other plantings that are consistent with the City Street Tree list,
compatible with the macro/microclimatic conditions of the region, drought tolerant,
provide adequate screening and longevity.
Bluff Development Standards
A. The City Council finds the project, as conditioned, is consistent with the Coastal
Land Use Plan and Bluff Development Standards specified in MBMC 17.45 for
property located in the Embarcadero area between Surf Street and Anchor Street.
The project protects public views to and along the ocean and scenic coastal areas,
maintains the character of the bluff setting, has been designed to minimize physical
alteration of the bluffs, provides restorative work to the bluff by maintain existing
bluff face landscaping, provides native drought tolerant landscaping as shown on
project plans, and has been designed to step down the bluff face without requiring
the construction of protective devices or retaining walls that would alter natural
landforms or impede public access.
B. In addition, pursuant to MBMC section 17.45.060, the project geologic reports and
bluff study determination prepared by GeoSolutions and discussed in the
September 1 2021 staff report have been reviewed by the City Engineer for
technical accuracy and soundness of conclusions drawn.
Conditional Use Permit Findings
A. The project will not be detrimental to the health, safety, morals, comfort and
general welfare of the persons residing or working in the neighborhood in that the
n ew construction of the hotel project has been designed to comply with the bluff
setback requirement and two-story portion of the project is sited on the east side
of the lot outside of the bluff area. The project is designed to step down the bluff
complying with the bluff height requirements in MBMC chapter 17.45. The front
setback exceeds the minimum requirement which is set back farther than the
existing residential uses to the north. The view courtyard sited in the center of the
property opens up a view corridor from Market across the site which minimizes
✓ iew impacts The proposed hotel project at 205 Harbor Street is a permitted use
within the zoning district and said structures comply with all applicable project
conditions and City regulations and is consistent with the City s Local Coastal
Program.
B. The project will not be injurious or detrimental to property and improvements in the
n eighborhood and the general welfare of the City in that the proposed hotel use
will provide a visitor -serving commercial use consistent with the character of the
surrounding area and consistent with the commercial design guidelines of the
Downtown Waterfront Strategic Plan (DWSP).
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P lanned Development Overlay Finding
A. The City Council finds the project as conditioned is consistent with the Planned
Development (PD) Overlay and project plans complies with the PD standards as
well as concept and precise plan content as specified in MBMC section 17 40.030.
Architectural Consideration
A. As required by Ordinance Section section 17.48.200 the City Council finds the
architectural treatment and general appearance of all proposed structures and
open areas are in keeping with the character of the surrounding areas, are
compatible with the design themes adopted by the city including the Downtown
Waterfront Strategic Plan (DWSP), and are not detrimental to the orderly and
harmonious development; of the city or to the desirability of investment of
occupation in the area.
S ection 2: Action. The City Council does hereby approve Coastal Development Permit
(CDP21-019) and Conditional Use Permit (CDP21-05) with the following conditions of
approval supported by the above findings.
S TANDARD CONDITIONS
1. This permit is granted for the land described in the Council staff report dated
October 29, 2021 and Planning Commission staff report dated September 1 2021
for the project at 205 Harbor Street depicted on plans dated October 11, 2021, on
file with the Community Development Department as modified by these conditions
of approval, and more specifically described as follows: Site development,
including all buildings and other features, shall be located and designed
substantially as shown on Planning Commission plans submitted for CDP21-
019/CUP21-05, unless otherwise specified herein
Inaugurate Within Two Years: Unless the construction or operation of the
structure facility, or use is commenced not later than two (2) years after the
effective date of this Resolution and is diligently pursued, thereafter, this approval
will automatically become null and void provided, however, that upon the written
request of the applicant, prior to the expiration of this approval, the applicant may
request up to two extensions for not more than one (1) additional year each. Any
extension may be granted by the City's Community Development Director (the
"Director"), upon finding the project complies with all applicable provisions of the
Morro Bay Municipal Code (the "MBMC") General Plan and certified Local Coastal
Program Land Use Plan (LCP) in effect at the time of the extension request.
Changes: Minor changes to the project description and/or conditions of approval
shall be subject to review and approval by the Director Any changes to this
approved permit determined, by the Director not to be minor shall require the filing
of an application for a permit amendment subject to Planning Commission review
Compliance with the Law: (a) All requirements of any law, ordinance or regulation
of the State of California, the City, and any other governmental entity shall be
complied with in the exercise of this approval, (b) This project shall meet all
applicable requirements under the MBMC, and shall be consistent with all
programs and policies contained in the LCP and General Plan for the City.
5. Hold Harmless: The applicant, as a condition of approval, hereby agrees to
defend indemnify, and hold harmless the City its agents, officers, and employees,
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from any claim, action, or proceeding against the City as a result of the action or
inaction by the City, or from any claim to attack, set aside, void, or annul this
approval by the City of the applicant s project; or applicant's failure to comply with
conditions of approval Applicant understands and acknowledges the City is under
no obligation to defend any legal actions challenging the City's actions with respect
to the project. This condition and agreement shall be binding on all successors
and assigns.
6. Compliance with Conditions: The applicant's establishment of the use or
development of the subject property constitutes acknowledgement and
acceptance of all Conditions of Approval. Compliance with and execution of all
conditions listed herein shall be required prior to obtaining final building inspection
clearance Deviation from this requirement shall be permitted only by written
consent of the Director or as authorized by the Planning Commission. Failure to
comply with any of these conditions shall render this entitlement, at the discretion
of the Director, null and void. Continuation of the use without a valid entitlement
will constitute a violation of the MBMC and is a misdemeanor
7 Compliance with Morro Bay Standards: This project shall meet all applicable
requirements under the MBMC and shall be consistent with all programs and
policies contained in the LCP and General Plan of the City.
PLANNING CONDITIONS
1. Archaeology: In the event of the unforeseen encounter of subsurface materials
suspected to be of an archaeological or paleontological nature, all grading or
excavation shall immediately cease in the immediate area, and the find should be
left untouched until a qualified professional archaeologist or paleontologist,
whichever is appropriate, is contacted and called in to evaluate and make
recommendations as to disposition, mitigation and/or salvage. The developer shall
be liable for costs associated with the professional investigation.
Construction Hours: Pursuant to MBMC subsection 9.28.030.1, Construction or
Repairing of Buildings, the erection (including excavating), demolition alteration or
repair of any building or general land grading and contour activity using equipment
in such a manner as to be plainly audible at a distance of fifty feet from the building
other than between the hours of seven a.m. and seven p.m. on weekdays and
eight a m. and seven p.m. on weekends except in case of urgent necessity in the
interest of public health and safety, and then only with a permit from the Community
Development Department, which permit may be granted for a period not to exceed
three days or less while the emergency continues and which permit may be
renewed for a period of three days or less while the emergency continues.
3. Dust Control: That prior to issuance of a grading permit, a method of control to
prevent dust and wind blow earth problems shall be submitted for review and
approval by the Building Official.
4. Architecture Building color and materials shall be as shown on plans approved by
the Planning Commission and specifically called out on the plans submitted for a
Building Permit to the satisfaction of the Community Development Director.
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5. Boundaries and Setbacks: The property owner is responsible for verification of lot
boundaries. Prior to requesting foundation inspection, a licensed land surveyor
shall verify lot boundaries and building setbacks to the satisfaction of the
Community Development Director A copy of the surveyor's Form Certification
based on a boundary survey shall be submitted with the request for foundation
inspection.
Building Height Verification: Prior to foundation inspection, a licensed land
surveyor shall measure and inspect the forms and submit a letter to the Community
Development Director certifying that the tops of the forms are in compliance with
the finish floor elevations as shown on approved plans. Prior to either roof nail or
framing inspection, a licensed surveyor shall submit a letter to the building
inspector certifying that the height of the structures is in accordance with the
approved plans and complies with the maximum height requirements as approved
for this project.
Inspection. The applicant shall comply with all City conditions of approval and
obtain final inspection clearance from the Planning Division at the necessary time
in order to ensure all conditions have been met.
8. A sign program including sign design and materials specifications consistent with
the City's sign ordinance shall be submitted and approved prior to final occupancy
of the project.
9. A complete Lot Merger application shall be approved and recorded prior to
issuance of the building permit.
10. All utilities shall be undergrounded pursuant to MBMC 17.48.050.
11. An archaeological monitoring plan shall be submitted for review and approval by
the Community Development Director that includes the CRMS April 18, 2019
report recommendation that monitoring during initial ground clearance and
earthmoving activities be monitored by a qualified archaeologist and Native
American monitor.
12. The recommendations by GeoSolutions in the Engineering Geology Investigation
report dated April 29, 2021, the Soils Engineering Report Update by GeoSolutions
dated May 10, 2021, and the GeoSolutions Top of Bluff Discussion report dated
April 28 2021, shall be incorporated into the building plans submitted for approval
13. The project plans dated 8/25/2021 shall be revised to remove the proposed spa
area and associated retaining wall along Harbor Street. The plans, just in the area
of spa, shall be modified to reflect the original conceptual plan shown to the
Planning Commission at their 3/2/2021 meeting. Revised plans shall be submitted
for review and approval to the satisfaction of the Community Development
Director.
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BUILDING DIVISION CONDITIONS
A. CONDITIONS PRIOR TO THE ISSUANCE OF A BUILDING PERMIT:
1.) Building permit plans shall be submitted by a California licensed architect or engineer
when required by the Business & Professions Code, except when otherwise approved by
the Chief Building Official.
2.) The owner shall designate on the building permit application a registered design
professional who shall act as the Registered Design Professional in Responsible Charge.
The Registered Design Professional in Responsible Charge shall be responsible for
reviewing and coordinating submittal documents prepared by others including phased and
staggered submittal items, for compatibility with design of the building.
3.) The owner shall comply with the City's Structural Observation Program. The owner
shall employ the engineer or architect responsible for the structural design, or another
engineer or architect designated by the engineer of record or architect responsible for
the structural design, to perform structural observation as defined in Section 220.
Observed deficiencies shall be reported in writing to the owner's representative,
special inspector, contractor and the building official. The structural observer shall
submit to the building official a written statement that the site visits have been made
and identify any reported deficiencies that, to the best of the structural observer's
knowledge, have not been resolved.
4.) The owner shall comply with the City Special Inspection Program. Special
inspections will be required by Section 1704 of the California Building Code All Special
Inspectors shall first be approved by the Building Official to work in the jurisdiction All
field reports shall be provided to the City Building Inspector when requested at
specified increments for the construction to proceed. All final reports from Special
Inspectors shall be provided to the Building Official when they are complete and prior
to final inspection.
5.) A soils investigation performed by a qualified professional shall be required for this
project. All cut and fill slopes shall be provided with subsurface drainage as necessary
for stability; details shall be provided. Alternatively, submit a completed City of Morro
Bay soils report waiver request.
6.) Mitigation measures for natural occurring asbestos require approval from San Luis
Obispo County Air Pollution Control District.
7.) BUILDING PERMIT APPLICATION: To apply for building permits, submit three
(3) sets of construction plans fire sprinkler plans, if applicable, and supplemental
documents to the Building Division.
The Title sheet of the plans shall include:
a. Street address, lot, block, track and Assessor Parcel Number.
b. Occupancy Classification(s)
c. Type of construction.
d. Maximum height of the building allowed and proposed
e. Floor area of the building(s)
f. Fire sprinklers proposed or existing
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g. Minimum building setback allowed and proposed
All construction will conform to the 2019 California Building Code (CBC), 2019
California Residential Code (CRC), 2019 California Fire Code (IFC) 2019
California Mechanical Code (CMC), 2019 California Plumbing Code (CPC), 2019
California Electrical Code (CEC), 2019 California Energy Code, 2019 California
Green Building Code (CGBC), Title 14 and 17 of the Morro Bay Municipal Code.
(Code adoption dates are subject to change. The code adoption year is
established by application date of plans submitted to the Building Division for plan
review.)
B. CONDITIONS TO BE MET DURING CONSTRUCTION:
1. SITE MAINTENANCE During construction, the site shall be maintained to not
infringe on neighboring property, such as debris and dust. A storm water
management plan shall be maintained through the duration of the project. The
storm water management measures such as fiber rolls, silt fencing, etc. will be
enforced by City staff by random site visits.
2. ARCHAEOLOGICAL MATERIALS: In the event unforeseen archaeological
resources are unearthed during any construction activities, all grading and or
excavation shall cease in the immediate area and the find left untouched. The
Building Official shall be notified so that the extent and location of discovered
materials may be recorded by a qualified archaeologist Native American, or
paleontologist, whichever is appropriate. The qualified professional shall evaluate
the find and make reservations related to the preservation or disposition of artifacts
in accordance with applicable laws and ordinances. If discovered archaeological
resources are found to include human remains, or in any other case when human
remains are discovered during construction, the Building Official shall notify to
county coroner. If human remains are found to be of ancient age and of
archaeological and spiritual significance, the Building Official shall notify the Native
American Heritage Commission. The developer shall be liable for costs associated
with the professional investigation.
3. FOUNDATION SETBACK VERIFICATION: Prior to the placement of concrete and
upon completed form installation, a licensed surveyor is required to measure and
record the distance from the proposed foundation walls to the established lot lines
The contractor shall submit these findings in letter format to the building inspector
upon the request for a foundation inspection. Letter shall specify the findings of
front sides and rear yard setbacks as defined in Title 17 of the MBMC. The
Building Official shall have discretion on a case by case basis for some lot types.
4. BUILDING HEIGHT VERIFICATION: Prior to roof sheathing or shear wall
inspection, a licensed surveyor is required to measure and record the height of the
structure The contractor shall submit this finding in letter format to the building
inspector upon the request for roof sheathing/shear wall inspection. Letter shall
specify the recorded height of structure as defined in Title 17 of the MBMC. The
Building Official shall have discretion on a case by case basis for some site specific
projects.
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C. CONDITIONS TO BE MET PRIOR TO FINAL INSPECTION AND
ISSUANCE OF THE CERTIFICATE OF OCCUPANCY:
1 Prior to building division final approval and request for final inspection, all required
inspections from the other various divisions and departments must be completed
and verified by a city inspector. Alt required final inspection approvals must be
o btained from the various departments and documented on the permit card. This
permit card shall then be turned into the building division for scheduling of the final
building inspection.
2. Any as -built drawings that were required by the building inspector or plans
examiner must be submitted for approval prior to the request for final inspection.
3. If structural observations were required, the final structural observation report shall
be submitted to the building division prior to issuance of the certificate of
o ccupancy or final inspection approval.
4 If special inspections were required, the final special inspection report shall be
submitted to the building division prior to the issuance of the certificate of
o ccupancy or final inspection approval.
5. Final soils summary report from the geotechnical representative indicating
compliance with the required conditions set forth in the soils report.
6 Final T-24 energy reports (Certificates of Installation).
PUBLIC WORKS CONDITIONS:
1. Lot Merger: all existing separate lots being developed must be merged, prior to
building permit plan approval.
2. Stormwater Management: The City has adopted Low Impact Development (LID)
and Post Construction requirements. All proposed projects must complete the
"SFR Performance Requirement Determination Form" to determine if any
requirements should be submitted. The requirements can be found in the
Stormwater management guidance manual on the City's website www.morro-
bay.ca.us/EZmanual (MBMC 14.48.140)
3. Large Peak Flood Control: Submit drainage calculations to show that post
development peak runoff flows are reduced to within 5% of the pre -development
flows from the 10, 25, 50 and 100-year rainfall events.
4. Frontage Improvements: The installation of frontage improvements is required.
a. Show the installation of a 10-foot sidewalk along the frontage of Harbor Street
and Market Avenue.
b. Show the installation of two curb ramps, per Caltrans detail A88A. One at the
corner of Harbor Street and Market Avenue. The other at the corner of Harbor
Street and Front Street.
c. Show the installation of standard Driveway Approach, per City standard detail
B-6 and B-9.
d. To buffer pedestrian crossing at corner of Harbor Street and Front Street, show
the installation of a bulb -out.
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e. Show the installation of one street tree per every 50 foot of property frontage.
Locate street trees 3-4' behind sidewalk. Street must be chosen from list of
approved City street trees
5. Sewer Lateral: Indicate and label if private sewer lateral pipe will be replaced or to
remain in place. If the existing sewer lateral is proposed to remain in place, then
perform a video inspection of the lateral (from the clean -out at structure to the
connection at the sewer mainline pipe) and submit to Public Works via flash drive,
prior to building permit plan approval. Requirements for the sewer video inspection
can be located on the City's website at the following location: https://www.morro-
bay. ca.us/DocumentCenterNiew/1 3500/Private-Sewer-Line-Video-
Requirements. Lateral shall be upgraded, repaired or replaced as required to
prohibit inflow/infiltration. All repairs or replacements identified from sewer video,
shall be noted on approved set of plans, prior to plan approval. (MBMC 14.07.030)
6. Sewer Backwater Valve: Indicate and label sewer backwater valve on plan. A
backwater valve, extended to and accessible from grade for maintenance, shall be
installed on every Building sewer. Exception: Installation of backwater valve shall
not be required when, to the satisfaction of Building Official, it is determined that
the intent and purpose of this section is otherwise met. (MBMC 14.07.010.C).
7. Erosion and Sediment Control Plan: For small projects less than one acre and
Tess than 15% slope, provide a standard erosion and sediment control plan. Show
on plans the control measures to provide protection against erosion of adjacent
property and prevent sediment or debris from entering the City right of way,
adjacent properties, any harbor, waterway, or ecologically sensitive area.
8. Water Meter: Indicate and label new or existing water meter on plans and include
size of meter(s). (MBMC 13.04.140)
9. Grading and Drainage: Indicate on plans the existing and updated contours,
drainage patterns, spot elevations, finish floor elevation and all existing and
proposed drainage pipes and structures.
10. Utilities: Show all existing and proposed locations of the sewer lateral, water
service, and water and sewer mains on the building plans. Include sizes where
appropriate. Note the location of all overhead utilities and construction
underground service entrances per the CBC.
11. Water Backflow Prevention Device: Verify and label all new or existing water
backflow preventers. Water backflow preventer devices are required for fire water
systems, irrigation systems (on a dedicated water meter), systems which may
change in character of use (commercial rentals, etc.), gray water systems, or any
plumbing system which has cross -connections or the ability to allow water of
deteriorated sanitary quality to enter the public water supply. Add note to plan that
device is required to be an approved domestic water backflow prevention device.
(MBMC 13.08.040)
Add the following Notes to the Plans:
1. Any damage, as a result of construction operations for this project, to City facilities,
i.e. curb/berm, street, sewer line, water line, or any public improvements shall be
repaired at no cost to the City of Morro Bay.
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2 No work shall occur within (or use of) the City's Right of Way without an
encroachment permit. Encroachment permit application and requirements are
available on the City's website at the following location: https://vvww.morro-
bay.ca.us/197/Public-Works.
• A standard encroachment permit shall be required for the proposed driveway;
the driveway shall comply with B-9 (Driveway Ramps: Size & Location).
• A sewer encroachment permit shall be required for any repairs or installation
of a sewer lateral within the City right-of-way or within a utility easement.
• If a construction dumpster is used, the dumpster location shall be on private
property, unless allowed by a temporary encroachment permit within the City
rig ht-of-way.
FIRE DEPARTMENT CONDITIONS
1. Demolition Site Plan, General Notes. Provide the following notation: Fire Safety
During Construction and Demolition shall be in accordance with 2019 California
Fire Code (CFC), Chapter 33. This chapter prescribes minimum safeguards for
construction, alteration and demolition operations to provide reasonable safety to
life and property from fire during such operations.
2. Fire Protection Systems and Equipment. An approved automatic fire sprinkler
system shall be provided throughout this project, pursuant to MBMC, section
14.60.200 Submit all plans and specification sheets for the required automatic fire
sprinkler system to the Building Department for review and approval prior to
installation. Sprinkler plans shall be submitted prior to issuance of a Building
Permit. The sprinkler system shall be in accordance with National Fire Protection
Association Standard (NFPA) 13.
3. Fire Alarms. Plans and specifications for the automatic fire sprinkler system and
fire alarm system shall be submitted to Public Services Division for review and
approval. The fire sprinkler and alarm systems shall be supervised by a central
station and constructed in accordance with NFPA 72
4. Fire Department access to equipment. Rooms or areas containing controls for
Electrical, FAU, Alarm and Fire Sprinkler Systems shall be identified by approved
and appropriate signage for Fire Department use.
5. Every sleeping room below the fourth story shall have at least one operable
window or door approved for emergency escape or rescue that shall open directly
into a public street and shall be operable from inside to provide a full, clear opening
without tools (CBC 310.4). Exception 2 may apply when fully sprinklered in
accordance with NFPA 13.
6. Fire Extinguishers. A minimum of one 2A-10-BC extinguisher shall be provided for
each floor area, so that travel distance does not exceed 75 feet. Extinguishers shall
be serviced annually and shall have a current service tag attached.
7. Required water supply. An approved water supply capable of supplying the
required fire flow for fire protection shall be provided to premises upon which
facilities, buildings or portions of buildings are hereafter constructed or moved into
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or within the jurisdiction (CFC 507.1). Provide the required fire -flow requirement as
contained in CFC Table B105.1(2).
8. Fire hydrant where required. Where a portion of the facility or building hereafter
constructed or moved into or within the jurisdiction is more than 500 feet from a
hydrant on a fire apparatus road, as measured by an approved route around the
exterior of the facility or building, on -site fire hydrants and mains shall be provided
where required by the fire code official. (CFC 507.5.1)
9. Elevator Car to Accommodate Ambulance Stretcher. Where elevators are
provided, at least one elevator shall be provided for fire department emergency
access to all floors. The elevator car shall be of such a size and arrangement to
accommodate an ambulance stretched 24-inches by 84- inches with not less than
5-inch radius corners, in the horizontal, open position and shall be identified by the
international symbol for emergency medical services (star of life). The symbol shall
not be less than 3-inches high and shall be placed inside on both sides of the hoist
way door frame. (MBMC section 14.08.090)
10. Dumpsters and containers with an individual capacity of 1.5 cubic yards or more
shall not be stored in buildings or placed within 5 feet of combustible walls,
openings or combustible roof eave lines.
11. Key Boxes. Where access to or within a structure or an area is restricted because
of secured openings or where immediate access is necessary for life-saving or fire-
fighting purposes, the fire code official. Provide a Knox Key Box for installation to
the exterior of the structure. Obtain a Knox Application from Morro Bay Fire
Department during business hours.
12. Fire Lanes. Access roads and fire lanes shall be provided and identified by
approved signage to read: "Fire Lane, No Parking" stenciled over red -painted
curbs and signage
PASSED AND ADOPTED by the City Council of the City of Morro Bay at a regular meeting
thereof held on this 9th day of November 2021 on the following vote:
AYES: Headding, Addis, Barton, Heller
NOES. None
ABSENT: None
ABSTAIN: Ford
J
•P _ ST
MNA
14/M/fX}
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SWANSON, City Clerk
DDING, Mayor
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