RESOLUTION NO. __ - 22
A RESOLUTION OF THE CITY COUNCIL, CITY OF PLEASANT HILL, APPROVING AN
AMENDMENT TO DEVELOPMENT PLAN & ARCHITECTURAL REVIEW PERMIT (PLN 18-0198) FOR THE CAMBRIA HOTEL PROJECT AT 3131 & 3195 NORTH MAIN STREET AND 1531 OAK PARK BOULEVARD
WHEREAS, the applicant, Stratus Development Partners, submitted a General Plan Amendment, Planned Unit Development District Rezoning and Concept Plan, Development Plan and Architectural Review Permits application (PLN 18-0198) for a new hotel project at 3131 and 3195 North Main Street & 1531 Oak Park Boulevard, APN’s 170-092-050, -054, -055, -057, -058, -059 (“the Project”); and
WHEREAS, the General Plan Amendment (PLN 18-0198) established a new land use designation, Tourist Commercial, including conforming changes to the Development Potential table and add a new Community Development Program and Economic Strategy Goal and amend the existing General Plan Map to add this new designation; and WHEREAS, Planned Unit Development District (PUD) Permit PLN 18-0198 rezoned an approximate 2.5-acre project site from RB Retail Business zoning district to PUD Planned Unit Development district and included a PUD Concept Plan; and WHEREAS, Development Plan Permit and Architectural Review Permit PLN 18-0198 included demolition of two existing commercial structures and development of a new hotel and associated site improvements to include parking areas, landscape areas and tree removals; and WHEREAS, in accordance with the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., as further governed by the Guidelines to the California Environmental Quality Act, 14 California Code of Regulations §§ 15000, et seq., collectively, “CEQA”), the City of Pleasant Hill (“City”) prepared and certified an Environmental Impact Report (“EIR”) analyzing all potential adverse environmental impacts resulting from the Project; and
WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing was held by the Architectural Review Commission on July 18, 2019, and continued to the August 1, 2019 meeting date, regarding the proposed PUD rezoning, associated Concept Plan, and Architectural Review Permit, at which time all interested parties were invited to provide comments on the proposal; and
WHEREAS, on September 16, 2019, the City Council adopted Resolution No. 55-19 approving a General Plan Amendment, Planned Unit Development District, Concept Plan (Rezoning), Development Plan Permit, and Architectural Review Permit (PLN 18-0198) for The Project; and
WHEREAS, on September 16, 2019, the City Council adopted Resolution No. 54-19 certifying the Final Environmental Impact Report, Adoption of Environmental Findings Pursuant to the California Environmental Quality Act and Adoption of a Mitigation Monitoring and Reporting Program; and
Cambria Hotel – Development Plan & Architectural Review Permit Amendment (PLN 18-0198)
WHEREAS, the applicant, Stratus Development Partners, submitted a Development Plan and Architectural Review Permit Amendment to amend Project Conditions of Approval related to the project public benefit, by replacing the utility off-site undergrounding provision, establish a minimum amount of artwork contribution and provide increased funds to be used for other public improvements and purposes throughout the City; and
WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing was held by the City Council on August 1, 2022, regarding the proposed Development Plan Permit and Architectural Review Permit, at which time all interested parties were invited to provide comments on the proposal; and
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Pleasant Hill, in accordance with Chapter 18.90 of the PHMC, approves an amendment to Development Plan Permit PLN 18-0198 based upon the following findings and conditions of approval contained in Exhibit A:
1. The proposed development will not be detrimental to the health, safety, and general welfare of persons residing or working in the vicinity of the proposed development. The proposed project’s environmental impacts have been reviewed and addressed previously by the project’s certified EIR. The proposed amendment does not physically affect or modify the project, as originally approved by the City Council. The proposed amendment would remove the requirement for off-site utility undergrounding, reduce the dedicated expenditure for on-site artwork, and incorporate an in-lieu fee that can be used for other City projects. Therefore, the project will remain non-detrimental to the health, safety, and general welfare of persons residing or working in the vicinity of the proposed development.
2. The proposed development will not be injurious or detrimental to adjacent properties or to property in the neighborhood or the City. As noted previously, the proposed project’s environmental impacts have been reviewed and addressed by the project’s certified EIR. The proposed amendment would remove the requirement for off-site utility undergrounding, reduce the dedicated expenditure for on-site artwork, and incorporate an in-lieu fee that can be used for other City projects. Therefore, the project will remain non-injurious or detrimental to adjacent properties or to property in the neighborhood or the City.
3. The proposed development is consistent with the policies and goals established by the General Plan. The project amendment is consistent with the following General Plan goals, policies and programs:
Community Development Goal CD 3: Generate thriving, attractive and cohesive development at vacant or underutilized sites (includes Community Development Policy 3A & 3B). The project amendment will ensure further that new development occurs on the project site – one that has been partially vacant and includes an underutilized, dilapidated building, and will increase the overall appearance of the site.
Cambria Hotel – Development Plan & Architectural Review Permit Amendment (PLN 18-0198)
CD 4, Promote a city image that reflects the community’s diversity and high quality of life. The project amendment will result in additional resources that the City may use to improve the quality of life for residents of the City for appropriate City projects.
CD8.1, Require installation of public art, landscaping, and/or other public amenities in conjunction with all new public and private development and major rehabilitation or expansion of existing development. The proposed project amendment will continue to incorporate public art into the project, and the project will continue to include additional resources that the City may use to increase public amenities.
CD24.1, Require undergrounding of utilities in conjunction with installation or modification of public and private improvements. The applicant will continue to underground on-site utilities except for a pole at the northeast corner of the project site.
Economic Strategy, ES1: Promote the economic health of the downtown and the city as a whole. The project amendment will ensure the likelihood that the hotel will be completed and will attract people to the City who may patronize other existing City business, therebyimproving the downtown area and the overall health of the City.
Growth Management, GM1B. Support infill and redevelopment in existing urban areas and around key transit facilities. The project amendment will better ensure redevelopment of a site that is within proximity to key transit facilities.
4. The proposed development is architecturally compatible with other development in the vicinity, both inside and outside the district. The proposed amendment does not physically affect or modify the project design as originally approved by the Architectural Review and Planning Commissions and the City Council. The proposed amendment will reduce the amount of funds expended for artwork onsite, but does not remove the artwork requirement for the project. Thus, this finding made at the original approval is still valid and applicable to the project and the amendment.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Pleasant Hill, in accordance with Section 18.115 of the PHMC, approves an amendment to Architectural Review Permit PLN 18-0198 based upon the following findings and conditions of approval (Exhibit A):
Architectural Review Permit Findings
1. Ensure excellence of architectural design.
2. Ensure that siting and architectural design of structures, including their materials and colors, are visually harmonious with surrounding development and with the natural landforms and vegetation of the areas in which they are proposed to be located.
3. Ensure that plans for the landscaping of open spaces conform with the requirements of this chapter and that they provide visually pleasing settings for structures on the site and on adjoining and nearby sites, and blend harmoniously with the natural landscape.
Cambria Hotel – Development Plan & Architectural Review Permit Amendment (PLN 18-0198)
4. Prevent excessive and unsightly grading of hillsides, and preserve natural landforms and existing vegetation.
5. Ensure compliance with Citywide Design Guidelines and applicable provisions of the proposed PUD Concept Development Plan.
The proposed amendment does not physically affect or modify the project design as originally approved by the Architectural Review and Planning Commissions and the City Council. The proposed amendment will reduce the amount of funds expended for artwork onsite, but does not remove the artwork requirement for the project. Thus, all the necessary findings made at the original approval are still valid and applicable to the project and the amendment.
ARC Scope of Review
In approving an architectural review permit, the Architectural Review Commission shall review the site plan and physical design of a project; the sign designs and locations; and lighting. In its review, the Architectural Review Commission shall consider the following factors:
A. Excellence of design
B. Height, bulk and coverage of buildings:
C. Colors, building materials, and types of building and installations:
D. Physical and architectural relation with existing and proposed structures in the area and to the site’s location within the City:
E. Site layout, orientation and location of buildings, and relationship with property boundaries and open areas:
F. Height, materials, colors and variations in boundary walls, fences, or screen planting:
G. Location and type of landscaping, including but not limited to setback areas and offstreet parking areas:
H. Appropriateness of sign design and exterior lighting standards and devices and other building graphics, pursuant to criteria established in PHMC § 18.60.050 and the sign design guidelines adopted under PHMC § 18.60.090:
I. The extent of grading and its relationship to topography, as related to visual impacts:
The proposed amendment does not physically affect or modify the project design as originally approved by the Architectural Review and Planning Commissions and the City Council. The proposed amendment will reduce the amount of funds expended for artwork on-site, but does not remove the artwork requirement for the project. Thus, all the necessary findings made at the original approval are still valid and applicable to the project and the amendment.
Cambria Hotel – Development Plan & Architectural Review Permit Amendment (PLN 18-0198)
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Pleasant Hill, makes the following findings related to CEQA:
1. None of the conditions trigger additional environmental review under CEQA Guidelines Section 15162 & 15163 , nor involve new significant environmental effects or a substantial increase in the severity of previously identified significant effects on human beings disclosed in the previous CEQA documents. Further, there is no new information suggesting that mitigation measures or alternatives previously found to be infeasible would in fact be feasible and would substantially reduce one or more significant effects of the project, or that mitigation measures or alternatives that are considerably different from those analyzed in the prior EIR would substantially reduce one or more significant effects.
Changes to the previous CEQA documents are required to address these changes and new information, but none of these changes require preparation of a Subsequent or Supplemental EIR or Negative Declaration pursuant to Public Resources Code Sections 21090 and 21166 and CEQA Guidelines Sections 15162 and 15163. Thus, the previously certified EIR (SCH #2019049104) remains adequate to address the potential environmental effects of the project.
2. The EIR was presented to the City Council and reflects their independent judgement and analysis, and was reviewed and considered prior to approval of the project.
3. The EIR and all related records of proceedings upon which the decision is based shall be maintained and kept on file in the City of Pleasant Hill Public Works and Community Development Department in the City of Pleasant Hill City Hall, 100 Gregory Lane, Pleasant Hill, California.
4. The City Council has made a statement of overriding considerations and has adopted a mitigation monitoring and reporting program (MMRP) for the project and has incorporated the MMRP into the conditions of approval for the project.
The City Council approves the proposed project and directs the City Planner to file a Notice of Determination with the County Clerk of Contra Costa County in the manner required by law. [Signatures on the Following Page]
Cambria Hotel – Development Plan & Architectural Review Permit Amendment (PLN 18-0198)
ADOPTED by the City Council of the City of Pleasant Hill at a regular meeting held on the 1st day of August, 2022, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
MICHAEL G. HARRIS, OD, Mayor
ATTEST:
DANIELLE K. HABR, City Clerk
Cambria Hotel – Development Plan & Architectural Review Permit Amendment (PLN 18-0198)
Exhibit A
CITY COUNCIL
CAMBRIA HOTEL – DEVELOPMENT PLAN & ARCHITECTURAL REVIEW
PERMIT AMENDMENT
PLN 18-0198
PROPOSED CONDITIONS OF APPROVAL
Project: Cambria Hotel
Application Number: PLN 18-0198
Location: 3131 and 3195 North Main Street and 1531 Oak Park Boulevard Review Date: August 1, 2022
The following conditions of approval were approved by the Pleasant Hill City Council. Any specific questions should be addressed to the Public Works & Community Development Department’s Planning Division.
Development Plan Permit & Architectural Review Permit Conditions of Approval
1. Project Description – Approval is to amend previously approved conditions of approval as noted below:
Amend Approved Architectural Condition of Approval 1.2a. “Prior to building permit issuance, detailed plans for public art shall be submitted to the Architectural Review Commission for review and input prior to final approval by the Zoning Administrator, up to a limit of $75,000. The public art shall be completed/installed prior to building permit occupancy.” With the following modified condition of approval:
“Prior to building permit issuance, detailed plans for public art shall be submitted to the Architectural Review Commission for review and input prior to final approval by the Zoning Administrator, with a minimum amount of $25,000. The public art shall be completed/installed prior to building permit occupancy.” Remove Engineering Condition of Approval – A.vii. - Offsite Improvements (Public Benefit Provision)
“Applicant shall underground all overhead PG&E power lines along the project frontage along North Main Street. This includes the pole at the northeast corner of the property. The undergrounding to the north shall extend north of the Oak Park Boulevard overpass.”
and replaced with the following:
Cambria Hotel – Development Plan & Architectural Review Permit Amendment (PLN 18-0198)
“Applicant shall underground all overhead PG&E power lines along the project frontage along North Main Street, except for the pole at the northeast corner of the property.”
2. Public Benefit – The financial component of the public benefit package is noted below, and shall be submitted to the City prior to issuance of certificate of occupancy:
Bridge (at Library) Contribution - $25,000
Affordable Housing Fund Contribution - $25,000
Off-Site Utility Underground In-Lieu Payment - $425,000
3. Previous Conditions of Approval – All other project conditions of permit PLN 18-0198, shall remain and be applicable for proposed project.
4. Time Period. The Development Plan and Architectural Review Permits shall lapse two years after its date of approval unless one of the following has occurred:
a. A building permit has been issued, substantial money has been expended, and construction diligently pursued; or
b. A certificate of occupancy has been issued; or
c. The Development Plan and Architectural Review Permit is renewed by the City Council. No new notice or public hearing is required for a renewal if the findings required for approval remain valid.