HomeMy WebLinkAboutItem 2 - ARCH 0796-2019 (1035 Madonna Road)PLANNING COMMISSION AGENDA REPORT
SUBJECT: Development plan approval of a 4-story, 200-room dual brand hotel within the NC
zoned portion of the San Luis Ranch Specific Plan area. Includes a determination that the project
is consistent with the certified Final EIR for San Luis Ranch Specific Plan and therefore exempt
from further environmental review under the California Envir onmental Quality Act (CEQA).
PROJECT ADDRESS: 1035 Madonna Road BY: John Rickenbach, Contract Planner
Phone Number: 805-610-1109
Email: JFRickenbach@aol.com
FILE NUMBER: ARCH-0796-2019 FROM: Tyler Corey, Principal Planner
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) approving the development plan based on findings and
subject to conditions of approval.
SITE DATA
Applicant
Representative
General Plan and
Zoning
Site Area
Environmental
Status
SLO HHG SCM Hotel Development
Heather Wiebe
Neighborhood Commercial (NC);
allows a 200-room hotel under the
San Luis Ranch Specific Plan
3.41 acres
Exempt from CEQA pursuant to
CEQA Guidelines Section 15332 (In-
Fill Development Projects) and
Section 15182(b) as a project in a
commercially-zoned area with a
Floor Area Ratio (FAR) of at least
0.75 (project FAR is 0.89), is
consistent with a Specific Plan and
accompanying certified Final EIR,
and is in a “transit priority area”
pursuant to PRC Section 21099(a)(7)
(i.e., within 0.5 miles of a planned
major transit stop).
Meeting Date: July 22, 2020
Item Number: 2
Item 2
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SUMMARY
The proposed project is a four-story hotel within the approved San Luis Ranch Specific Plan
(SLRSP). One side of the hotel will be branded Springhill Suites and the other half will be branded
Residence Inn. Up to 200 guest rooms are proposed. The project site would occur on a 3.41 -acre
parcel, which corresponds to Lot 8 of an approved tentative map (VTTM 3096) that covers the
entire 132-acre San Luis Ranch Specific Plan area. The project site is within the NC
(Neighborhood Commercial) zone of the SLRSP.
The ground floor of the hotel will consist of a lobby, dining area, living room area, fitness room,
guestrooms, laundry, and hotel service area. The project is designed to comply with the California
Green Building Code and will incorporate several measures consistent with that code, including
low flow plumbing fixtures, LED light fixtures, ample insulation, energy efficient windows and
doors, provision for future solar panels and drought tolerant landscaping.
1.0 PROJECT STATISTICS
Table 1 summarizes the key proposed project components, and their consistency with various City
regulations and requirements:
Table 1. Proposed Project Features and Consistency with Requirements
Site Details Proposed Requirement
Land Use Designation NC NC regulations apply from SLRSP
Hotel Rooms 200 Up to 200 (SLRSP Table 2-1)
Setbacks Street Fronts: 10-18 feet;
Adjacent to agriculture: 7 feet
(see Sheet A2.1 of Attachment 2)
Street Front: 5-foot minimum;
Side – Interior Lot: no minimum
Street side corner lot: no minimum
Parking: 15-foot minimum (with landscaped
setback adjacent to public street)
Rear – 10-foot minimum
(per SLRSP Table 3-7)
Building Height 50’
(see Sheets A5.0 through A5.2)
20’ minimum; 50’ maximum
(Per SLRSP Table 3-7)
Lot Coverage 23.5% 80% maximum (per SLRSP Table 3-7)
Monument Sign
Max Height
Max Area
Wall Sign
1
6 feet
17.2 SF
5 Surface Signs
1 per street frontage
6 feet
24 SF
3; additional 2 allowed per porte-cochere
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Table 1. Proposed Project Features and Consistency with Requirements
Site Details Proposed Requirement
Max Height
Max Area
Pylon/Pole Sign
Max Height
Max Area
2-foot letters; 3’4” with two rows
50 SF each
none
-
-
(see Sheets A7.1 and A7.2 of
Attachment 2)
3’ (not specific to lettering)
50 SF
1
16 feet
72 SF
(per SLRSP Table 3-11)
Public Art Not provided Public art only required for commercial
portion of SLRSP; project subject to
Municipal Code 17.70.140
Parking
Automobile
spaces
Electric Vehicle
Bicycle Parking
Motorcycle
Parking
Clean Air Vehicles
198 (6 ADA)
2 charge stations (+10 future)
30 (20 short-term; 10 long-term)
10
16
(see Sheet A1.1 of Attachment 2)
200 (1 per guest room); 6 ADA
10 (future)
20
10
16
(per SLR SP Table 3-7 and Municipal Code
17.72.030 and 17.72.040)
1 parking space may be eliminated by
providing 5 additional bike spaces
Environmental
Status
Project is consistent with the certified Final EIR for San Luis Ranch Specific Plan and
exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA
Guidelines Section 15332 (In-Fill Development Projects). The project is also exempt
pursuant to Section 15182(b) as a project in a commercially-zoned area with a Floor
Area Ratio (FAR) of at least 0.75 (project FAR is 0.89), is consistent with a Specific Plan
and accompanying certified Final EIR, and is in a “transit priority area” pursuant to
PRC Section 21099(a)(7) (i.e., within 0.5 miles of a planned major transit stop).
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2.0 PLANNING COMMISSION’S PURVIEW
The Planning Commission’s role is to review for consistency with the General Plan1, San Luis
Ranch Specific Plan (SLRSP)2, Zoning Regulations3, Community Design Guidelines (CDG)4, and
applicable City development standards. Planning Commission (PC) review is required for projects
which include more than 10 residential units, or more than 10,000 square feet of non-commercial
space.
3.0 PREVIOUS REVIEW
The Architectural Review Commission (ARC) reviewed the proposed project design (ARCH-
0796-2019) on May 18 and July 6, 2020 for consistency with the SLRSP Design Guidelines and
Community Design Guidelines (CDG). After the applicant team made changes to their plan in
response to the ARC’s directional items of May 18, the ARC determined that the project was
consistent with applicable design guidelines (Attachment 3, ARC Staff Report and Meeting
Minutes). The ARC’s directional items and applicant responses are included in Section 4.4 of this
Agenda Report.
4.0 PROJECT ANALYSIS
1 General Plan: Land Use Element Chapter 3 (Commercial and Industrial Development), Chapter 8 (Special Focus
Areas) and Chapter 9 (Sustainability)
2 SLRSP: Chapters 3 (Neighborhood Form), 5 (Sustainability), and 7 (Infrastructure and Financing)
3 Zoning Regulations Article 3 (Regulations and Standards Applicable to All Zones) and Article 8 (Housing-Related
Regulations)
4 CDG: Chapter 2 (General Design Principals), Chapter 3 (Commercial and Industrial Project Design), and
Chapter 6 (Site Planning and Other Design Details
Figure 1: Rendering of view from the north toward the Hotel entry.
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The proposed project must conform to the standards and limitations of General Plan, SLRSP, and
any applicable aspects of the Zoning Regulations, and Engineering Standards that are not
otherwise addressed in the SLRSP which apply to the overall development plan approval. Staff
has evaluated the project and identified discussion items for the Planning Commission to consider,
including direction provided by the ARC related to design guidelines.
4.1 Consistency with the General Plan
The project area is within the San Luis Ranch Special Focus area as identified in Section 8.1.4 of
the Land Use Element (LUE). Section 8.1.4 of the LUE identifies a general framework guiding
development in that area, including issues related to circulation, site design, view protection,
agricultural protection, and public safety. Specifically, it anticipates that the area could support a
hotel with up to 200 rooms, consistent with the proposed project.
The LUE required that a specific plan be prepared for the entire 132-acre San Luis Ranch area. A
specific plan is a tool for the systematic implementation of a general plan. The San Luis Ranch
Specific Plan (SLRSP) was adopted in 2017. Because the Specific Plan is inherently consistent
with the General Plan, the project’s consistency with the Specific Plan is the focus of this policy
analysis. This discussion is in included in Section 3.2 of this Agenda Report.
4.2 Consistency with the San Luis Ranch Specific Plan
Upon its adoption in 2017, the SLRSP became
the primary guiding land use regulatory
document for the area it encompassed. Figure 2
shows the land use map for the SLRSP, and the
proposed project area is within the NC land use
designation shown on that map.
A specific plan is a tool for the systematic
implementation of a general plan. It effectively
establishes a link between implementing policies
of the general plan and the individual
development proposals in a defined area. In the
case of the SLRSP, it addresses the broad range
of planning issues and policies typically covered
in the City’s General Plan or zoning ordinance,
from land use, circulation, site planning
standards, design guidelines, landscape design
requirements, project phasing, and infrastructure
requirements. In some cases, it establishes
standards that go beyond those included in the General Plan, or that are tailored to the needs of the
project site. For that reason, the project will be evaluated against the requirements of the SLRSP
to determine consistency with City planning policies.
Table 2 summarizes key relevant policies from the SLRSP, and City staff’s analysis of the project’s
consistency with those policies. In certain instances, the SLRSP defers to the City’s zoning
Figure 2: San Luis Ranch Specific Plan
Land Use Map, showing the Project Site
Project
Site
*
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requirements, and where this is the case, it is noted in the analysis. As noted above, the ARC has
reviewed the project and recommended the Planning Commission find the project consistent with
Community Design and Specific Plan Guidelines. The applicant’s analysis of the project’s design
consistency is found on Sheets A1.2 and A1.3 of the project plans.
Table 2. Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
Section 2.5.3 of the SLRSP calls for a 200-
room hotel and conference center to
contribute to local tourism and complement
other facilities adjacent to San Luis Ranch.
The project is consistent with that intent. It is
proposed within the Neighborhood Commercial
(NC) zone in the SLRSP, in a location identified
in the land use plan included in that document.
Yes
Figure 2.22- Illustrative Plan for Hotel and
Conference Area
The proposed project is visually consistent with
the intent of that illustration, which depicts a
well-landscaped 4-story building in a Modern
Agrarian architectural style.
Yes
2.6.5 Indoor Noise. Indoor space for the
following uses must provide a maximum
noise exposure not exceeding 45 decibels
(dB) Community Noise Equivalent Level, and
a 60 dB maximum for aircraft single events:
dwellings; offices and incidental meeting
rooms; public reception areas; worker break
rooms…
Required subject to Mitigation Measure N-5(a),
which requires a variety of design measures to
reduce interior noise related to walls, doors and
windows.
Yes
2.6.8 Non-Reflective Building Materials.
Building materials shall not produce glare
that conflicts with the operation of the
airport
Project includes non-reflecting building
materials; project also reviewed by Airport Land
Use Commission (ALUC) and found consistent
with ALUP requirements.
Yes
Section 3. Unnamed figure on page 3-4 of
SLRSP shows pedestrian connection to
adjacent proposed ag center and other
commercial areas
The project includes a pedestrian connection to
the ag center with enhanced pavement and
entry sign, reviewed and recommended by ARC.
Sidewalks along Froom Ranch Way and Prado
provide connections to other proposed
commercial areas.
Yes
Table 3-7. NC Development Standards. In
summary, these include:
Lot Coverage – 80% maximum
Building Height – 20’ min; 50’ max
Setbacks – 5’ front; 10’ rear; 15’ from parking
Automobile Parking – 1 space per room
Bicycle Parking – per municipal code
Landscaping – 20% minimum
Project conforms to these standards. See Table
2 (Project Statistics) for details. For certain
issues, such as parking and the provision of
public art, the SLRSP defers to zoning
requirements within the Municipal Code.
Please refer to Table 2 for a summary of these
issues.
Yes
3.7.2 Commercial, Office and Hotel Design
Guidelines. These address site planning and
design, building form, building elements,
lighting, signs, building materials, exterior
colors, utilitarian aspects of buildings, parking
The ARC reviewed the project in detail for a
variety of design-related issues in making a
recommendation to the Planning Commission,
and the requirements of this section were at
the core of their review. Ultimately, the ARC
Yes
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Table 2. Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
lot design and screening,
landscape/hardscape, screens/walls/fences,
and noise.
found the project consistent with these, based
on the applicant’s responses to directional
items described in Section 3.5 of this report.
3.9.1 Plant Palette. Table 3-12 includes an
approved plant palette for development in
the SLRSP.
Project is consistent in intent with the SLSRP
plant palette, which focuses on native and
drought-tolerant landscaping.
Yes
5.2.2 Affordable Housing. City Commercial
Requirements. The commercial uses
provided within the Specific Plan Area will be
required to provide an additional 34 units of
affordable housing, which will either be
provided on-site or through the payment of
in lieu fees based on 5% of the building
valuation. The commercial inclusionary
calculations for the San Luis Ranch Specific
Plan are as follows:
Table 5-3. Commercial Affordable Housing
Calculation
•Hotel – 3.5 acres; x2 = 7.0 required
inclusionary housing units
(This is a subset of the 34 units
required overall for all commercial
development in the SLRSP.)
The project as proposed does not directly
address this requirement but is subject to the
Development Agreement (DA) for the San Luis
Ranch Specific Plan. No housing is proposed
within the project. The DA calls for in-lieu fees
to be paid based on the provisions of Exhibit F
(Affordable and Workforce Housing Plan) of
that document. The in-lieu fee will be based on
the project’s requirement to provide the
equivalent of 7 units of affordable housing. This
aspect of the DA is consistent with Zoning
Regulations Section 17.138.040, which relates
to inclusionary housing requirements for both
residential and commercial projects.
Yes
Table 7-9. San Luis Ranch Performance
Triggers. The SLRSP describes certain
infrastructure that must be in place prior
various aspects of development becoming
operational. In the case of the hotel, the
following are required:
•Circulation. Internal only
•Water. 12-inch Connection to
Froom Ranch Way
•Wastewater. 8-inch connection in
Froom Ranch Way
•Drainage. Underground detention
and bioswales as needed
•Recycled Water. 6-inch connection
in Froom Ranch Way
Project conforms with these requirements,
subject to coordination with City Public Works
and Utilities staff.
Yes
4.3 Consistency with the Zoning Regulations
The SLRSP includes standards and requirements that in many cases supersede those in the Zoning
Regulations. These include items such as allowed land uses, setbacks, building heights,
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landscaping, and signage, among others. In other cases, the SLRSP defers to the zoning
regulations, notably for items such as lighting, parking (in some cases), walls/fences. Table 1
summarizes the project’s characteristics, providing context within the framework of both the
SLRSP and application zoning regulations. The project is consistent with applicable Zoning
Regulations.
4.4 Architectural Review Commission Directional Items
In its meeting of May 18, 2020, the ARC recommended several directional items to be reviewed
and evaluated prior to taking final action on the project design. The applicant made changes in
response to the directional items, and on July 6, 2020, the ARC recommended unanimous approval
to the Planning Commission, with the following condition:
•Consider using a commercial-grade lap siding product to ensure durability
The following summarizes the ARC’s original direction to the applicant team, and the applicant’s
response to that direction that formed the basis of ARC’s ultimate recommendation:
ARC Directional Item #1: Simplify the presentation of materials and colors; reduce “clutter” per
Section 2.2.B of the Community Design Guidelines.
Response: The applicant simplified materials and colors, focusing more on the contrasting light
and gray colors, now 4 colors instead of 7. These are shown on Sheets A8.0-A8.2.
ARC Directional Item #2: Enhance Agrarian architectural element, and less of the Modern
element.
Response: The design now has a greater emphasis on the Agrarian element, shown in colors,
materials and design elements such as awnings (see sheets A5.0-A5.2)
ARC Directional Item #3: Emphasize the ground floor level; increase horizontal articulation and
decrease vertical articulation; provide more landscaping across the front entrance driveway, such
as layered planting to soften the visual appearance.
Response: The applicant’s redesigned project includes a clear horizontal break and articulation
above ground floor; in addition, there is more landscaping along building frontages, including
larger trees and more shrubs (see sheets A2.1, A3.0, and A5.0-A5.2).
ARC Directional Item #4: Show more detail in the pedestrian connection to the future Agricultural
Heritage Center.
Response: The applicant added entry signage leading to the Ag Heritage Center and widened
enhanced paved crossing from 5 to 10 feet (see sheets A2.1 and L2.0).
In addition, the ARC included the following recommendation, which was not addressed by the
applicant:
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ARC Directional Item #5: Identify the required Electric Vehicle (EV) parking, and where the
future EV spaces would be.
Response: The applicant did not modify the original plan to respond to this recommendation, as
staff determined this is a Municipal Code requirement, with which the project is required to comply
through the building permit process. Section 17.72.040 of the Municipal Code requires 10% EV
ready spaces, plus 25% EV capable for non-residential projects. Staff has added a condition of
approval on this requirement to the draft resolution.
4.5 Airport Land Use Commission Review
On April 19, 2017, the San Luis Obispo County Airport Land Use Commission (ALUC)
previously reviewed the San Luis Ranch Specific Plan, and determined that it was consistent with
the County’s Airport Land Use Plan (ALUP), with conditions related to relocating 27 dwelling
units that would have otherwise been in a more restrictive airport safety zone, and by requiring a
portion of the designated commercial area be restricted from having developed structures.
The ALUC will have this project as a discussion item on July 15, 2020, to discuss if the overall
proposal can be consistent with the intent of Condition 9 (below) with minor deviations from the
lighting and landscaping height requirement in portions of the parking area called out in Condition
9.The applicant is proposing that some landscaping and lighting elements be allowed up to 15 feet
in height primarily for safety and aesthetic purposes, including provision of parking lot shading.
“Condition 9. The Updated Amendments and Conditions of Approval shall provide for a
200-foot by 1,200-foot “no build” zone within the S-1b Safety Area that shall remain free
of structures except for infrastructure associated with any planned highway interchange
with Highway 101. The “no build” zone may be used for parking areas with no lighting
or landscaping that exceeds 8 feet in height. All drive aisles within the “no build zone”
will be parallel with the centerline of the airport runway.”
This Agenda Report was prepared prior to the ALUC’s July 15 meeting. Staff will provide an
update on the outcome of the ALUC discussion on this via agenda correspondence and/or during
the presentation to the Planning Commission on July 22.
5.0 CONSISTENCY WITH COVID-19 ORDERS AND CURRENT FISCAL
CONTINGENCY PLAN
This activity is presently allowed under the State and Local emergency orders associated with
COVID-19. This Project and associated staff work will be reimbursed by the developer directly or
indirectly through fees and therefore consistent with the guidance of the City’s Fiscal Health
Contingency Plan.
6.0 ENVIRONMENTAL REVIEW
On July 18, 2017, the City Council certified the Final Environmental Impact Report (FEIR) for
the SLRSP and approved the SLRSP through Council Resolution 10822 (2017 Series). A Final
Supplemental EIR to address modifications to the phasing plan within the SLRSP was certified by
the City Council on July 17, 2018, through Council Resolution 10927 (2018 Series). All
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mitigation measures adopted as part of the SLRSP FEIR and FSEIR that are applicable to the
proposed project are carried forward and applied to the proposed project to effectively mitigate the
impacts that were previously identified.
The project is consistent with the certified FEIR for SLRSP and exempt from further review under
the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15332
(In-Fill Development Projects). The project is also exempt pursuant to Section 15182(b) as a
project that meets the following criteria: 1) is in a commercially-zoned area with a Floor Area
Ratio (FAR) of at least 0.75 (project FAR is 0.89); 2) is consistent with a Specific Plan and
accompanying certified Final EIR; and 3) is in a “transit priority area” pursuant to PRC Section
21099(a)(7) (i.e., within 0.5 miles of a planned major transit stop). Such a transit stop is planned
within the SLRSP is close proximity to the project along Froom Ranch Way, but outside the project
area.
No Supplemental Environmental Impact Report is required pursuant to Public Resources Code
§21166 and State CEQA Guidelines Section 15162 because: 1) the project does not include or
require any revisions to the certified SLRSP FEIR or FSEIR; 2) no substantial changes would
occur with respect to the circumstances under which the project is being undertaken, and no
revisions to the SLRSP FEIR or FSEIR are required; and 3) no new information of substantial
importance is available that was not already known at the time the SLRSP FEIR and FSEIR were
certified.
7.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including; Planning,
Engineering, Transportation, Natural Resources, Building, Utilities, and Fire. Comments have
been incorporated into the draft resolution as conditions of approval.
8.0 ALTERNATIVES
1.Continue project. An action to continue the item should include a detailed list of additional
information or analysis required to make a decision on the project.
2.Deny the project. An action denying the application should include findings that cite the
basis for denial and should reference inconsistency with the General Plan, Community
Design Guidelines, SLRSP, Zoning Regulations or other policy documents. Should the PC
want to pursue this alternative, staff recommends that the specific findings under
Government Code § 65915(d)(1)(B) and (d)(3) are adequately addressed.
9.0 ATTACHMENTS
1.Draft Resolution – Development Plan Approval
2.Project Plans
3.ARC Staff Reports and Meeting Minutes 5-18-20 and 7-6-20 (Draft)
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RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING THE DEVELOPMENT OF A 4-STORY, 200-ROOM DUAL
BRAND HOTEL WITHIN THE NC ZONED PORTION OF THE SAN LUIS
RANCH SPECIFIC PLAN AREA, AND A DETERMINATION THAT THE
PROJECT IS CONSISTENT WITH THE CERTIFIED FINAL EIR FOR
SAN LUIS RANCH SPECIFIC PLAN AND EXEMPT FROM FURTHER
ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA); AS REPRESENTED IN THE
STAFF REPORT AND ATTACHMENTS DATED JULY 22, 2020 (1035
MADONNA ROAD, ARCH-0796-2019)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted public hearings on May 18, 2020, and July 6, 2020, and recommended the Planning
Commission find the project consistent with the Community Design Guidelines and San Luis
Ranch Specific Plan (SLRSP), pursuant to a proceeding instituted under ARCH-0796-2019, SLO
HHG SCM Hotel Development, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing on July 22, 2020, pursuant to a proceeding instituted under ARCH-0459-2019, SLO HHG
SCM Hotel Development, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final development plan
approval to the project (ARCH-0796-2019), based on the following findings:
1.As conditioned, the project will not be detrimental to the health, safety, and welfare of persons
living or working at the site or in the vicinity because the project respects site constraints and
will be compatible with the scale and character of the neighborhood.
2.The project is consistent with the General Plan because it promotes policies related to tourist
commercial uses (LUE 3.6), and hotel development within the San Luis Ranch Special Focus
Area (LUE 8.1.4).
3.The project is consistent with the Conservation and Open Space Element Policy 5.5.7 because
the project promotes energy efficiency in new development.
Attachment 1Item 2
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Resolution No. PC-XXXX-20
1035 Madonna Road, ARCH-0796-2019
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4. The project is consistent with the goals and policies of the SLRSP, especially as they relate
to allowed land uses within the Neighborhood Commercial (NC) zone, the density of
development within that area, design considerations and urban form, parking requirements,
and public safety.
5. As conditioned, the project design is consistent with the San Luis Ranch Design Guidelines
within the SLRSP, and consistent with the Community Design Guidelines for commercial
and hotel development because the architectural styles are complementary to the surrounding
neighborhood including site design, roofing style, siding materials, finish, landscaping, and
scale. The project design incorporates articulation, massing, and a mix of color/finish
materials that are compatible with existing and planned development within the immediate
vicinity.
6. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the street’s appearance because the development is designed
in a manner that does not deprive reasonable solar access to adjacent properties, and that
incorporates vertical and horizontal wall plan offsets providing a high-quality and
aesthetically pleasing architectural design.
7. The proposed height, mass and scale of the project is necessary to provide the 200 hotel rooms
and other related amenities that are included in the project, and anticipated by the San Luis
Ranch Specific Plan.
SECTION 2. Environmental Review. The project is consistent with the certified Final
Environmental Impact Report (FEIR) for SLRSP and exempt from further review under the
California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15332 (In -
Fill Development Projects). The project is also exempt pursuant to Section 15182(b) as a project
that meets the following criteria: 1) is in a commercially-zoned area with a Floor Area Ratio (FAR)
of at least 0.75 (project FAR is 0.89); 2) is consistent with a Specific Plan and accompanying
certified Final EIR; and 3) is in a “transit priority area” pursuant to PRC Section 21099(a)(7) (i.e.,
within 0.5 miles of a planned major transit stop). Such a transit stop is planned within the SLRSP
is close proximity to the project along Froom Ranch Way, but outside the project area. On July
18, 2017, the City Council certified the FEIR for the SLRSP and approved the SLRSP through
Council Resolution 10822 (2017 Series). A Final Supplemental EIR to address modifications to
the phasing plan within the SLRSP was certified by the City Council on July 17, 2018, through
Council Resolution 10927 (2018 Series). All mitigation measures adopted as part of the SLRSP
FEIR and FSEIR that are applicable to the proposed project are carried forward and applied to the
proposed project to effectively mitigate the impacts that were previously identified. No
Supplemental Environmental Impact Report is required pursuant to Public Resources Code §21166
and State CEQA Guidelines Section 15162 because: 1) the project does not include or require any
revisions to the certified SLRSP FEIR or FSEIR; 2) no substantial changes would occur with
respect to the circumstances under which the project is being undertaken, and no revisions to the
SLRSP FEIR or FSEIR are required; and 3) no new information of sub stantial importance is
available that was not already known at the time the SLRSP FEIR and FSEIR were certified.
Attachment 1Item 2
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Resolution No. PC-XXXX-20
1035 Madonna Road, ARCH-0796-2019
Page 3
SECTION 3. Action. The project conditions of approval do not include all mandatory
code requirements. Code compliance will be verified during the plan check process, which may
include additional requirements applicable to the project. The Planning Commission hereby grants
final approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission (ARCH-
0796-2018). A separate, full-size sheet shall be included in working drawings submitted for a
building permit that lists all conditions and code requirements of project approval listed as
sheet number 2. Reference shall be made in the margin of listed items as to where in plans
requirements are addressed. Any change to approved design, colors, materials, landscaping,
or other conditions of approval must be approved by the Director or Architectural Review
Commission, as deemed appropriate.
2. The project shall comply with all mitigation measures and conditions applicable to the project
site, as established under City Council Resolutions No. 10822 (2017 Series) and No. 10927
(2018 Series).
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with the Architectural Review application, and approved
by the ARC. As recommended by the ARC, the project shall use a commercial-grade lap
siding product to ensure durability.
4. Plans submitted for a building permit shall clearly depict the location of all required short and
long-term bicycle parking on the site. Sufficient detail shall be provided about the placement
and design of bike racks and lockers to demonstrate compliance with relevant Engineering
Standards and Community Design Guidelines, to the satisfaction of the Public Works and
Community Development Directors.
5. Plans submitted for a building permit shall clearly depict the location of all required Electric
Vehicle (EV) parking spaces, as well as those that are EV-ready, and could be converted into
EV spaces in the future, pursuant to the requirements of Municipal Code Section 17.72.040
(10% EV ready spaces, plus 25% EV capable).
6. Plans submitted for building permit shall include a photometric plan, demonstrating
compliance with maximum light intensity standards not to exceed a maintained value of 10
foot-candles. The locations of all lighting, including bollard style landscaping or path lighting,
shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures
shall be clearly called out on building elevations included as part of working drawings. All
wall-mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-sheets
Attachment 1Item 2
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Resolution No. PC-XXXX-20
1035 Madonna Road, ARCH-0796-2019
Page 4
on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light
is directed downward consistent with the requirements of the City’s Night Sky Preservation
standards contained in Chapter §17.70.100 of the Zoning Regulations.
7. Mechanical and electrical equipment should be located internally to the buildings. With
submittal of working drawings, the applicant shall include sectional views of the buildings,
which clearly show the sizes of any proposed condensers and other mechanical equipment. If
any condensers, transformers, or other mechanical equipment are to be gr ound mounted or
placed on the roof, plans submitted for a building permit shall confirm that these features will
be adequately screened. A line-of-sight diagram may be required to confirm that proposed
screening will be adequate. This condition applies to initial construction and later
improvements.
8. The storage area for trash and recycling cans shall be screened from the public right -of-way
consistent with §17.70.200 of the Zoning Regulations. The subject property shall be
maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and
other landscape material. The applicant shall be responsible for the clean-up of any landscape
material in the public right-of-way.
9. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with
corresponding symbols for each plant material showing their specific locations on plans.
Landscaping plans shall include the following information, at a minimum:
a. The species, diameter at breast height, location, and condition of all existing trees;
b. Identification of trees that will be retained, removed, or relocated;
c. Location and size of plant and tree species proposed to be planted;
d. The location of proposed utilities, driveways, street tree locations, and the size and
species of proposed street trees; and
e. A reclaimed water irrigation plan.
10. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges).
11. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back-flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
Attachment 1Item 2
Packet Page 18
Resolution No. PC-XXXX-20
1035 Madonna Road, ARCH-0796-2019
Page 5
12. The design of proposed structures will incorporate noise attenuating construction techniques
that reduces noise exposure to acceptable levels. Exposure in outdoor activity areas must not
exceed 60 dB and indoor exposure must not exceed 45 dB consistent with the City’s Noise
Ordinance. Plans submitted for construction permits must clearly indicate and describe noise
attenuation measures, techniques, and materials, and demonstrates their compliance with
noise levels limits.
13. Prior to occupancy, an overflight notification shall be recorded and appear with the property
deed. The applicant shall also record a covenant with the City to ensure that disclosure is
provided to all buyers and lessees at the subject property. Notice form and content shall be to
the satisfaction of the Community Development Director and include the following language:
NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of
an airport, within what is known as the airport influence area. For that reason, the property
may be subject to some of the annoyances or inconveniences associated with proximity to
airport operations (for example: noise, vibration, or odors). Individual sensitivities to those
annoyances can vary from person to person. You may wish to consider what airport
annoyances, if any, are associated with the property before you complete your purchase and
determine whether they are acceptable to you.
14. The project will comply with any direction provided by the Airport Land Use Commission
(ALUC) in its meeting of July 15, 2020, with regard to possible onsite landscaping height
restrictions.
Engineering Division – Public Works/Community Development
15. The building plan submittal shall show and note compliance with the project master drainage
report, City Drainage Design Manual, Floodplain Management Regulations, and Post
Construction Stormwater Regulations.
16. The building plan submittal shall include the latest information regarding the floodplain as
adjusted through the phased Letter of Map Revisions (LOMR) or as defined by the
Conditional Letter of Map Revision (CLOMR) and any accepted depths of flooding from the
respective reports for both the Cerro San Luis Channel and Prefumo Creek. If any structure
is located within an existing mapped zone, the structure(s) shall be shown to comply with the
Floodplain Management Regulations or the final LOMR shall be completed show that the
buildings have been removed prior to building permit issuance. The plans and reports shall
show that the new building pads are at least one foot above the Base Flood Elevation for any
areas of known flooding that are outside the FEMA studied Special Flood Hazard Area
(SFHA) or X shaded (XB) floodzones.
17. The building plan submittal shall include a complete grading, drainage and erosion control
plan. The grading plan shall show existing structures and grades located within 15’ of the
property lines and/or building pad in accordance with the grading ordinance. The plan shall
Attachment 1Item 2
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Resolution No. PC-XXXX-20
1035 Madonna Road, ARCH-0796-2019
Page 6
include all existing and proposed grades, finish floor elevations, and spot elevations to depict
the site drainage. The plan shall include all existing and proposed drainage devices and
systems. The plan shall consider historic offsite drainage tributary to this property that may
need to be conveyed along with the improved on-site drainage.
18. General Construction Activity Storm Water Permits are required for all storm water
discharges associated with a construction activity where clearing, grading or excavations
result in land disturbance of one or more acres. Storm water discharges of less than one acre,
but which is part of a larger common plan of development or sale, also requires a permit.
Permits are required until the construction is complete. To be covered by a Genera l
Construction Activity Permit, the owner(s) of land where construction activity occurs must
submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State
Regional Water Quality Control Board. An application is required to the S tate Board under
their Stormwater Multi-Application, Reporting, and Tracking System (SMARTS). Waste
Discharge Identification Number (WDID) shall be include on the building plan submittal.
The project may be developed under the master application and WDID number or could stand
alone.
19. Provide a Private Stormwater Conveyance System Management and Maintenance Agreement
(Operations and Maintenance Agreement) on a form provided by the city. The agreement
shall be recorded and shall reference any separate maintenance program documents and the
approved building plans.
20. The building permit plan submittal shall include all required parking lot improvements,
dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage,
pavement marking, signage, and striping in accordance with the Parking and Driveway
Standards and disabled access requirements of the CBC.
21. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving
materials are recommended for water quantity and/or quality control purposes and in the area
of existing or proposed trees and where the driveway or parking area may occur within the
dripline of any tree. Alternate paving material shall be approved to the satisfaction of the
Planning Division.
22. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades.
23. The building plan submittal shall show the location of the fire service lateral, double-check
assembly, and fire department connection (FDC) on the site utility plan. Show the location
of the fire riser room and interior fire riser in accordance with the ARC approvals and/or the
Planning Divisions architectural guidelines. Provide access to the fire riser and appurtenances
in accordance with the UFC and as approved by the Fire Marshal. Clarify to the satisfaction
Attachment 1Item 2
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Resolution No. PC-XXXX-20
1035 Madonna Road, ARCH-0796-2019
Page 7
of the Fire Marshal whether an FDC should be provided at the double-check assembly,
remoted FDC, or on each respective building.
24. The building plan submittal shall show and label all proposed street trees per City Engineering
Standards, subject to the satisfaction of the City Arborist and Public Works Director,
consistent with the San Luis Ranch Specific Plan.
Building Division – Community Development
25. Construction plans submitted for Building permits shall be designed in accordance with the
applicable codes in effect at time of submittal. Review of the general information provided
for entitlement is cursory and does not guarantee code compliance for a future construction
submittal.
26. When providing Electric Vehicle charging stations include Accessible stations in accordance
with California Building Code 11B-208.
Utilities Department
27. The proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time the building permit is obtained and shall have reasonable alignments
needed for maintenance of public infrastructure along public roads.
28. The proposed project is within an area subject to shallow groundwater, therefore heat -fused
HDPE pipe shall be used for the proposed private and public sewer collection system to
prevent groundwater infiltration.
29. The proposed pool shall drain to the sanitary sewer. Drains located on the pool deck shall
drain to the storm drain system.
30. If commercial uses in the project include food preparation, provisions for grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with
the design. These types of facilities shall also provide an area inside to wash floor mats,
equipment, and trash cans. The wash area shall be drained to the sanitary sewer.
31. The proposed private fire protection system shall be separate from the private domestic water
distribution system. The fire service shall connect to the water main within the public right of
way, and shall install a RPDA backflow preventor system. If private hydrants are proposed,
the RPDA shall be equipped with a detector assembly to track water used by the hydrants.
32. The domestic water service shall have a separate water system with a master meter that
includes a RP-backflow preventor per Engineering Standards for sites utilizing recycled
water.
33. The site is within the City’s Water Reuse Master Plan area and landscape irrigation for the
Attachment 1Item 2
Packet Page 21
Resolution No. PC-XXXX-20
1035 Madonna Road, ARCH-0796-2019
Page 8
project shall utilize recycled water.
34. Irrigation systems using recycled water shall be designed and operated as described consistent
with the City’s Procedures for Recycled Water Use, including the requirement that sites
utilizing recycled water require backflow protection on all potable service connections.
35. The project’s Landscape Plan shall provide total estimated total water use (ETWU), and
maximum applied water allowance (MAWA).
36. Recycled water, San Luis Ranch onsite wells, or another non-potable water source, shall be
used for construction water (dust control, soil compaction, etc.). An annual Construction
Water Permit is available from the City’s Utilities Department.
37. The final location, configuration, and sizing of on-site service laterals and meters shall be
approved by the Utilities Director in conjunction with the review of the building plans, fire
sprinkler plans, and/or public improvement plans.
38. Management of refuse generations for waste, recyclables, and organics shall comply with
state law per AB 1826 and the local waste management ordinance to reduce greenhouse gas
emissions.
39. Driveways and access routes to all refuse receptacles shall be designed to accommodate the
size and weight of the garbage trucks; a written confirmation from the San Luis Garbage
Company shall be included in the building permit plans for the proposed project.
40. Trash enclosure(s) shall conform the access requirements by the San Luis Garbage Company
and refuse bins shall be sized to provide a reasonable level of service.
41. Trash enclosures shall be sized appropriately such that bins within the enclosure shall not be
stacked in front of other bins. The building permit submittal shall submit trash enclosure
details that are consistent with the City’s Development Standards for Solid Waste.
42. Per the General Requirements of the City’s Development Standards for Solid Waste, bin
enclosure walls shall be at least 6’ or the height of the bin enclosure door, whichever is greater.
Transportation Division – Public Works
43. All required Transportation Impact Fees shall be paid prior to issuance of building permits.
44. Developer shall provide submittal of bicycle racks, to conform to City Standard Plan 7930.
45. Fire Department
46. Provide both public and on-site fire hydrants to provide a Needed Fire Flow of at least 3125
GPM at 20 psi residual. No exterior wall shall be more than 300 feet from a fire hydrant.
Attachment 1Item 2
Packet Page 22
Resolution No. PC-XXXX-20
1035 Madonna Road, ARCH-0796-2019
Page 9
47. All on site curbed area shall be posted “No Parking – Fire Lane”
48. Fire sprinkler Floor control valves shall be co-located in the riser room.
Indemnification
49. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents, officers
or employees to attack, set aside, void or annul, the approval by the City of this project, and
all actions relating thereto, including but not limited to environmental review (“Indemnified
Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being
presented with the Indemnified Claim and the City shall fully cooperate in the defense against
an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 22nd day of July, 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
Attachment 1Item 2
Packet Page 23
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FLOOR AREA RATIO (F.A.R.):$//2:(' 0$;,080352326(' 6)6) LOT COVERAGE:$//2:(' 0$;,080352326(' 6)6) LANDSCAPE AREA:5(48,5(' 0,1,080352326(' 6)6) TYPE OF CONSTRUCTION:7<3(9$SPRINKLERS:<(6 1)3$ OCCUPANCIES:$% 5BUILDING HEIGHT ALLOWED:)((7BUILDING HEIGHT PROPOSED:)((7NUMBER OF STORIES ALLOWED:6725,(6NUMBER OF STORIES PROPOSED:6725,(6PROJECT APPLICANT6/2++*6&0+27(/'(9(/230(17/3'(&.(5&285768,7(,59,1*7;$771 (':$5'<83+21( (0$,/ (':$5'<#++*'$//$6&20ARCHITECT$55,6678',2$5&+,7(&76$5&+(5675((768,7(6$1/8,62%,632&$ $771 7+20-(663+21( (0$,/ 7-(66#$55,6678',2&20CIVIL ENGINEER5,&.(1*,1((5,1*&203$1<0$56+675((768,7($771 .(//<'586(3+21( (0$,/ .'586(#5,&.(1*,1((5,1*&20LANDSCAPE ARCHITECT-,0%8552:6/$1'6&$3($5&+,7(&785($771 -,0%8552:63+21( (0$,/ -,0#-%/$6/2&20SURVEYOR&$1121&2536287+:22''5,9(6$1/8,62%,632&$ 3+21( 7+,6352-(&7&216,6762)$1(:6725<'8$/%5$1'+27(/$63$572)7+(6$1/8,65$1&+'(9(/230(1721(6,'(2)7+(+27(/:,//%(%5$1'('635,1*+,//68,7(6$1'7+(27+(5+$/):,//%(%5$1'('5(6,'(1&(,117+(*5281')/2252)7+(+27(/:,//&216,672)$/2%%<',1,1*/,9,1*5220$5($),71(66*8(6752206/$81'5<$1'+27(/%$&.2)+286(7+(352-(&7,6'(6,*1('72&203/<:,7+7+(&$/,)251,$*5((1%8,/',1*&2'($1':,//,1&25325$7(6(9(5$/*5((1%8,/',1*0($685(67+(6(0($685(6,1&/8'(/2:)/2:3/80%,1*),;785(6/('/,*+7),;785(6$03/(,168/$7,21(1(5*<()),&,(17:,1'2:6$1''22563529,6,21)25)8785(62/$53$1(/6$1''528*+772/(5$17/$1'6&$3,1*7+(+27(/,65(48(67,1*$9$5,$1&(727+(0$;,0806,*1$*(+(,*+76,*1$*(,6%(,1*352326('$%29(7+()7 $%29($'-$&(17*5$'( +(,*+7/,0,77+,6352-(&7:,//3529,'($1,1/,(8)(()2581,762),1&/86,21$5<+286,1*3(57+('(9(/230(17$*5((0(17RESIDENCE INN & SPRINGHILL SUITES6$1/8,62%,632&$/,)251,$PARKING SPACES REQUIRED:63$&(6 63$&(3(55220
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ACCESSIBLE PARKING REQUIRED:63$&(6 9$1 67$1'$5'$&&(66,%/( ACCESSIBLE PARKING PROVIDED:63$&(6 9$1 67$1'$5'$&&(66,%/( ACCESSIBLE EV CHARGING STATIONS:63$&(6 9$1 67$1'$5'$&&(66,%/( CLEAN AIR VEHICLES REQUIRED:63$&(6 &$ CLEAN AIR VEHICLES PROVIDED:63$&(6 &$ FUTURE EV CHARGING STATIONS:63$&(6 (9& FUTURE EV CHARGING STATIONS:63$&(6 (9& MOTORCYCLE PARKING REQUIRED: 63$&(6 3(53$5.,1*63$&(6 MOTORCYCLE PARKING PROPOSED: 63$&(6BICYCLE PARKING REQUIRED:63$&(6 3(5*8(6752206 BICYCLE PARKING PROPOSED:63$&(6 6+2577(50/21*7(50
*PER SPECIFIC PLAN TABLE 3-6 HOTEL IS AN ALLOWED BY RIGHT USE**PER SPECIFIC PLAN TABLE 2-1 HOTEL ALLOWS A 200 ROOM HOTEL***PER SPECIFIC PLAN TABLE 3-7 PARKING IS REQUIRED AT 1 SPACE/GUESTROOM PLUS 1 SPACE PER MANAGER'S QUARTERS (NO MANAGER'S QUARTERS PROVIDED)****PER 2019 ZONING REGULATIONS 17.72.050.C.3.b PARKING REDUCTIONS -ONE PARKING SPACE REDUCED FOR EACH FIVE BICYCLE SPACES PROVIDED IN EXCESS OF REQUIRED PARKING.Attachment 2Item 2Packet Page 25
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
6$5&+,7(&785$/&+$5$&7(5$ 7+(&2857<$5'3529,'(6$9$5,(7<2)6($7,1*237,216%,.(5$&.6),5(3,76$1''(&25$7,9(+$5'6&$3($1'/$1'6&$3()259,68$/,17(5(677+(),71(66&(17(5)$&(67+(322/$5($:,7+/$5*(6725()5217:,1'2:6)259,6,%,/,7<$1'72$&7,9$7(7+(&2857<$5'21%27+(1'6&3('(675,$1/,1.66+28/'%(3529,'('%(7:((1%8,/',1*6217+(6$0(6,7($1'&216,67(17:,7+7,7/($1'$&&(66,%,/,7<5(48,5(0(176$ 7+(5(,6$67521*&211(&7,21%(7:((17+(+27(//2%%<&20021$5($$1'7+(&2857<$5'7+(5($5(&/($53('(675,$13$7+:$<6:,7+'(&25$7,9(3$9,1*$1'/$1'6&$3,1*:+,&+/($'3$677+(322/$5($$1'727+(),71(66&(17(57+(&2857<$5',6$&&(66,%/($1''(6,*1('72%(:(///,7)253('(675,$1$&&(666,'(:$/.&$)(61$ 7+(5($5(126,'(:$/.&$)(6352326(''DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTA1.2MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL6$1/8,62%,632&$DESIGN CONSISTENCYMATRIXDESIGN CONSISTENCY MATRIX -1Attachment 2Item 2Packet Page 26
3.7.2. COMMERCIAL, OFFICE, HOTEL DESIGN GUIDELINESSAN LUIS RANCH SPECIFIC PLAN DESIGN STANDARDSDESCRIPTION REFERENCE SHEET / DESCRIPTION OF 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'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTA1.4MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL6$1/8,62%,632&$GARBAGE COMPANYLETTERAttachment 2Item 2Packet Page 28
'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTA2.0MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL126&$/(6$1/8,62%,632&$EXISTING SITE PLANGENERAL NOTESEXISTING & DEMOLITION PLANFIRE SAFETY DURING CONSTRUCTION AND DEMOLITION SHALL BE IN ACCORDANCE WITH 2016 CALIFORNIA FIRE CODE, 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.-SEE SURVEY FOR MORE INFORMATION$&78$/1257+352-(&71257+Attachment 2Item 2Packet Page 29
PARKING 63$&(6POOL / LANDSCAPED COURTYARDTRASHFROOM RANCH WAYDALIDIO DRIVE12%8,/'($6(0(17
:,'(SPRINGHILL SUITESRESIDENCE INN3662571712523222125HOTEL DROP OFF/ PICK UPPROPERTY LINE15' PUBLIC UTILITY EASEMENTMONUMENTENTRY SIGNPEDESTRIAN PATHPEDESTRIAN CONNECTION/ENHANCED PAVINGSEE L2.0 FOR PERSPECTIVE AT PED CROSSING4M6M(10) LONG TERM BICYCLE LOCKERSSMOKING AREA
7<3
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10' STREET TREE EASEMENT
S29°08'14"W315.52'S48°31'05"E308.18'S43°28'47"W9.25'S88°28'47"W14.14'S43°28'47"W20.11'S55°08'09"W34.54'N16°44'15"W20.62'N56°54'33"E22.84'N35°20'07"E431.69'Δ=20.19L=95.50'R=271.00'Δ=21.99L=28.70'R=74.79'Δ =5 1 .7 8L=3 0 .7 3 'R =3 4 .0 0 'Δ=10.42L=122.35'R=672.58'Δ=6.06L=68.86'R=650.50'Δ=5.87L=78.83'R=770.00'LOADING
ENHANCED PAVINGNO PARKING -FIRE LANENO PARKING -FIRE LANENO PARKING -FIRE LANEFIRE SPRINKLER FLOOR CONTROL VALVES SHALL BE CO-LOCATED IN THE RISER ROOM.$($($.$($.$(4) SHORT TERM BICYCLE PARKINGCABANASGENERATOR
OUTDOOR FITNESS(4) SHORT TERM BICYCLE PARKING
(12) SHORT TERM BICYCLE PARKING(9&$3$%/((9&$3$%/(
TRANSFORMER'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTA2.1MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL
6$1/8,62%,632&$CONCEPTUAL SITE PLANPROPOSED ARCHITECTURAL SITE PLAN$&78$/1257+352-(&71257+-FOR REFERENCE ONLY. SEE CIVIL FOR MORE INFORMATIONAttachment 2Item 2Packet Page 30
'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTA3.0MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL6$1/8,62%,632&$PERSPECTIVESVIEW FROM NORTH (HOTEL ENTRY)Attachment 2Item 2Packet Page 31
'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTA3.1MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL6$1/8,62%,632&$PERSPECTIVESVIEW FROM WEST (SPRINGHILL SUITES)Attachment 2Item 2Packet Page 32
'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTA3.2MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL6$1/8,62%,632&$PERSPECTIVESVIEW FROM EAST (RESIDENCE INN)Attachment 2Item 2Packet Page 33
'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTA3.3MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL6$1/8,62%,632&$PERSPECTIVESVIEW FROM SOUTH (RESIDENCE INN)Attachment 2Item 2Packet Page 34
'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTA3.4MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL6$1/8,62%,632&$PERSPECTIVESVIEW OF AMENITY COURTYARD AND POOLAttachment 2Item 2Packet Page 35
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ttachment 2Item 2Packet Page 51
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Attachment 2Item 2Packet Page 53
Attachment 2Item 2Packet Page 54
Attachment 2Item 2Packet Page 55
Attachment 2Item 2Packet Page 56
LOT 8Attachment 2Item 2Packet Page 57
666(&6(&66666666666(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&66666$$6(6(6(6(6(6(6(6(6(6(6(6(6(6(6(6(6(6(6(6(6(6(6(6(6(6666669$$96(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&6(&666666666666666666666666666666666666$666666$666666666666666666666666(&6666666666666666666666666666'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTRESIDENCE INN & SPRINGHILL SUITES6$1/8,62%,632&$SL-0Electrical Site PlanAttachment 2Item 2Packet Page 58
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'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTRESIDENCE INN & SPRINGHILL SUITES6$1/8,62%,632&$SL-2Data Sheets( ? ':*6? ? 6/GZJ 30':*7R3')SFAttachment 2Item 2Packet Page 60
Attachment 2Item 2Packet Page 61
Attachment 2Item 2Packet Page 62
Meeting Date: May 18, 2020
Item Number: 2
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project is a four-story hotel within the approved San Luis Ranch Specific Plan (SLRSP).
One side of the hotel will be branded Springhill Suites and the other half will be branded Residence
Inn. Up to 200 guest rooms are proposed. The project site would occur on a 3.41 -acre parcel, which
corresponds to Lot 8 of an approved tentative map (VTTM 3096) that covers the entire San Luis Ranch
Specific Plan area. The project site is within the NC (Neighborhood Commercial) zone of the SLRSP.
The ground floor of the hotel will consist of a lobby, dining area, living room area, fitness room,
guestrooms, laundry and hotel back of house. The project is designed to comply with the California
Green Building Code and will incorporate several measures consistent with that code, including low
flow plumbing fixtures, LED light fixtures, ample insulation, energy efficient windows and doors,
provision for future solar panels and drought tolerant landscaping.
The following are the key proposed project components:
•200 hotel rooms
•132,940 square feet (SF) of building area in four stories (0.89 FAR, when up to 2.0 FAR is
allowed)
•Lot coverage of 23.5% (up to 80% is allowed)
•Landscaped area of 35,308 SF, or 24% of the site (at least 20% is required)
•Maximum Building Height of 50 feet (up to 50 feet is allowed)
•198 automobile parking spaces (inclusive of 6 accessible; 2 EV stations; 16 Clean Air Vehicle
spaces)
•10 motorcycle parking spaces
•30 bicycle parking spaces (20 short-term, 10 long-term)
FROM: Brian Leveille, Senior Planner BY: John Rickenbach, Contract Planner
PROJECT ADDRESS: 1035 Madonna Road FILE NUMBER: ARCH-0796-2019
APPLICANT: SLO HHG SCM Hotel Development REPRESENTATIVE: Heather Wiebe
____________________________________________________________________________________________________
For more information contact: John Rickenbach at 805-610-1109 or jfrickenbach@aol.com
Attachment 3Item 2
Packet Page 63
General Location: The 3.4-acre project site is located on a vacant parcel along the south side of
Madonna Road, midway between Oceanaire Drive and Dalidio Drive. Access will be via the future
extension of Froom Ranch Way.
Present Use: Vacant Land
Zoning: Neighborhood Commercial (NC)
General Plan: Neighborhood Commercial (San Luis Ranch Specific Plan)
Surrounding Uses:
East: Commercial Retail
West: Agriculture; planned residential
North: Planned Commercial Retail
South: Agriculture
PROPOSED DESIGN
Architecture: Draws from Modern Agrarian elements, with design as described in Section 3.7.2 of the
Specific Plan (Commercial, Office, and Hotel Design Guidelines).
Design details: As described in Section 3.7.2 of the Specific Plan. Details include articulation on all
sides, outdoor seating areas, outdoor pool, BBQ pit, fitness center, landscaped courtyard, pedestrian
pathways with decorative paving and landscaping , screened trash enclosures, decorative lighting and
signage. Design is intended to preserve views of the Irish Hills from neighboring development. Lighting
features are intended to avoid spillover and are downward oriented to preserve the night sky and
minimize potential impacts related to aircraft operations.
Materials: Smooth stucco, board & batten siding, lap siding, and tile.
Colors: Earth tones consistent with Modern Agrarian architecture.
Figure 1: Subject Property and Surrounding Area Figure 2: Location in the Context of
approved Specific Plan land uses
Attachment 3Item 2
Packet Page 64
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the San Luis Ranch
Specific Plan (SLRSP), Community Design Guidelines (CDG), Sign Regulations and applicable City
Standards; and 2) provide comments and recommendations to the Planning Commission.
San Luis Ranch Specific Plan: https://www.slocity.org/home/showdocument?id=24679
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Sign Regulations: https://www.slocity.org/home/showdocument?id=2116
4.0 DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, SLRSP, and CDG. Notably, upon its adoption the SLRSP was found to be consistent with
the General Plan (see Appendix A of the SLRSP for an analysis), and the guidelines contained in the
SLRSP were found to be consistent with the CDG. Therefore, consistency with the SLRSP is the key
consideration for ARC with respect to this project. In certain instances, the SLRSP defers to other
existing City regulations, and these are noted below.
Staff has identified the discussion items below related to consistency with relevant provisions of the
SLRSP (Chapter 3—Neighborhood Form: Section 3.6, Sign and Monument Development Standards;
Table 3-7, [Neighborhood Commercial Development Standards]; Section 3.7.2 [Commercial, Office,
and Hotel Design Guidelines]; Section 3.8, Architectural Style Reference Guide; and Section 3.9, Plant
Palette. For reference, this staff report includes a discussion of the applicability of portions of the CDG
(Section 3.1, Commercial Project Design Guidelines; Chapter 6, Site Planning & Other Details), and Sign
Regulations Article 4 (Sign Standards).
Figure 3: View from the north toward the Hotel entry
Attachment 3Item 2
Packet Page 65
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project is a four-story hotel within the approved San Luis Ranch Specific Plan (SLRSP).
One side of the hotel will be branded Springhill Suites and the other half will be branded Residence
Inn. Up to 200 guest rooms are proposed. The project site would occur on a 3.41 -acre parcel, which
corresponds to Lot 8 of an approved tentative map (VTTM 3096) that covers the entire San Luis Ranch
Specific Plan area. The project site is within the NC (Neighborhood Commercial) zone of the SLRSP.
The ground floor of the hotel will consist of a lobby, dining area, living room area, fitness room,
guestrooms, laundry and hotel back of house. The project is designed to comply with the California
Green Building Code and will incorporate several measures consistent with that code, including low
flow plumbing fixtures, LED light fixtures, ample insulation, energy efficient windows and doors,
provision for future solar panels and drought tolerant landscaping.
The following are the key proposed project components:
•200 hotel rooms
•132,940 square feet (SF) of building area in four stories (0.89 FAR, when up to 2.0 FAR is
allowed)
•Lot coverage of 23.5% (up to 80% is allowed)
•Landscaped area of 35,308 SF, or 24% of the site (at least 20% is required)
•Maximum Building Height of 50 feet (up to 50 feet is allowed)
•198 automobile parking spaces (inclusive of 6 accessible; 2 EV stations; 16 Clean Air Vehicle
spaces)
•10 motorcycle parking spaces
•30 bicycle parking spaces (20 short-term, 10 long-term)
FROM: Brian Leveille, Senior Planner BY: John Rickenbach, Contract Planner
PROJECT ADDRESS: 1035 Madonna Road FILE NUMBER: ARCH-0796-2019
APPLICANT: SLO HHG SCM Hotel Development REPRESENTATIVE: Heather Wiebe
____________________________________________________________________________________________________
For more information contact: John Rickenbach at 805-610-1109 or jfrickenbach@aol.com
Attachment 3Item 2
Packet Page 66
General Location: The 3.4-acre project site is located on a vacant parcel along the south side of
Madonna Road, midway between Oceanaire Drive and Dalidio Drive. Access will be via the future
extension of Froom Ranch Way.
Present Use: Vacant Land
Zoning: Neighborhood Commercial (NC)
General Plan: Neighborhood Commercial (San Luis Ranch Specific Plan)
Surrounding Uses:
East: Commercial Retail
West: Agriculture; planned residential
North: Planned Commercial Retail
South: Agriculture
PROPOSED DESIGN
Architecture: Draws from Modern Agrarian elements, with design as described in Section 3.7.2 of the
Specific Plan (Commercial, Office, and Hotel Design Guidelines).
Design details: As described in Section 3.7.2 of the Specific Plan. Details include articulation on all
sides, outdoor seating areas, outdoor pool, BBQ pit, fitness center, landscaped courtyard, pedestrian
pathways with decorative paving and landscaping , screened trash enclosures, decorative lighting and
signage. Design is intended to preserve views of the Irish Hills from neighboring development. Lighting
features are intended to avoid spillover and are downward oriented to preserve the night sky and
minimize potential impacts related to aircraft operations.
Materials: Smooth stucco, board & batten siding, lap siding, and tile.
Colors: Earth tones consistent with Modern Agrarian architecture.
Figure 1: Subject Property and Surrounding Area Figure 2: Location in the Context of
approved Specific Plan land uses
Attachment 3Item 2
Packet Page 67
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the San Luis Ranch
Specific Plan (SLRSP), Community Design Guidelines (CDG), Sign Regulations and applicable City
Standards; and 2) provide comments and recommendations to the Planning Commission.
San Luis Ranch Specific Plan: https://www.slocity.org/home/showdocument?id=24679
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Sign Regulations: https://www.slocity.org/home/showdocument?id=2116
4.0 DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, SLRSP, and CDG. Notably, upon its adoption the SLRSP was found to be consistent with
the General Plan (see Appendix A of the SLRSP for an analysis), and the guidelines contained in the
SLRSP were found to be consistent with the CDG. Therefore, consistency with the SLRSP is the key
consideration for ARC with respect to this project. In certain instances, the SLRSP defers to other
existing City regulations, and these are noted below.
Staff has identified the discussion items below related to consistency with relevant provisions of the
SLRSP (Chapter 3—Neighborhood Form: Section 3.6, Sign and Monument Development Standards;
Table 3-7, [Neighborhood Commercial Development Standards]; Section 3.7.2 [Commercial, Office,
and Hotel Design Guidelines]; Section 3.8, Architectural Style Reference Guide; and Section 3.9, Plant
Palette. For reference, this staff report includes a discussion of the applicability of portions of the CDG
(Section 3.1, Commercial Project Design Guidelines; Chapter 6, Site Planning & Other Details), and Sign
Regulations Article 4 (Sign Standards).
Figure 3: View from the north toward the Hotel entry
Attachment 3Item 2
Packet Page 68
Highlighted Sections Discussion Items
SLRSP Chapter 3 – Neighborhood Form
§Table 3-7: Neighborhood
Commercial Development
Standards
The ARC should focus on compliance with lot coverage, building height,
setback, landscaping, lighting, and building facade requirements for the
NC zone; other architectural and design standards are referred to
elsewhere in the SLRSP or other city regulations. Sheets A1.2 and A1.3
of the applicant’s submittal provides a summary of design-related
information in the context of various City regulations. Key issues for
ARC consideration may include building architecture, lighting,
landscaping, and visual presentation from neighboring streets.
§Section 3.6: Sign and
Monument Development
Standards
Table 3-11 describes standards for monument, pole and pylon signs,
wall signs and directional signage. Each sign type has a maximum
allowed area and height, with pylon signs being the most prominent (up
to 16 feet in height and 72 SF in area). As noted in Section 3.6, the
standards in the SLRSP are to be used in conjunction with those in the
City’s Sign Regulations. When the two standards conflict, the standards
in the SLRSP prevail. Where the SLRSP is silent, the City’s Sign
Regulations apply. Proposed signage is included on Sheet A7.1 and A7.2.
As proposed, the project’s sign program appears to be consistent with
applicable sign regulations.
§Section 3.7.2: Commercial,
Office and Hotel Design
Guidelines
This section provides general guidance for site planning and design,
building form, building elements and articulation, lighting, signs,
building materials, exterior colors, utilitarian features, parking lot
design/screening, bicycle/pedestrian circulation, landscape/hardscape,
screen walls and fences, and noise. Proposed design information
related to these issues may be found on Sheets A1.2, A1.3, A2.1, A5.0,
A5.1, A5.2, A6.0, A6.1, A6.2, A7.0, A7.1, A7.2, A8.0, A8.1, A8.2, SL0, SL1,
SL2, L1.0 and L2.0. As proposed, the project appears to be consistent
with the intent of the Design Guidelines in the Specific Plan.
§Section 3.8: Architectural Style
Reference Guide
This project is designed with a Modern Agrarian architectural theme,
which is described in Section 3.8.4. This section provides guidance on
massing, building form and composition, materials, colors, and various
architectural features. The ARC should focus on consistency with these
guidelines. Proposed building elevation and architectural inspiration
are shown on Sheets A3.0 through A3.4, and A5.0 through A5.2.
§Section 3.9: Plant Palette
Section 3.9 discusses the appropriate plant palette to be used in project
landscaping, with a focus on native and drought-tolerant plants. Table
3-12 provides a plant list, which ARC can refer to in order to determine
consistency. The project’s proposed plant palette information may be
found on Sheets L1.0 and L2.0. In most respects, the proposed plant
palette is consistent with that included in the Specific Plan. However,
there may be concerns within the ALUC “No Build” zone, where tree
heights need to be limited. It appears the applicant’s intent with
parking lot trees in the ALUC “No Build” zone is for tree species that
would not exceed 15 feet in height. Two species are included.
However, note that the Bronze Loquat (one of the two tree species)
could reach 30 feet, based on information included on Sheet L2.0. In
addition, Cercis occidentialis (western redbud) is not on your list of
Attachment 3Item 2
Packet Page 69
ARCH-0796-2019 (1035 Madonna Road – Residence Inn and Springhill Suites)
Page 5
proposed species shown on Sheet L2.0. Please clarify how you intend
to keep trees to less than 15 feet in height in the ALUC “No Build” zone,
and provide information about Cercis occidentialis. Note also that in
addition to Cercis, Magnolia grandiflora, Quercus palustris and Ulmus
parvifolia are not on the plant palette included on Table 3-12 of the
Specific Plan. Applicant should justify why these species are included in
lieu of other suitable species on the list.
CDG Chapter 3 – Commercial and Industrial Project Design
§Section 3.1: Commercial
Project Design Guidelines
The SLRSP was previously found to be consistent with the City’s
Community Design Guidelines. However, the CDG provides a
framework upon which the SLRSP builds, and provides additional
direction with respect to basic design issues. The applicant has
provided an analysis of how the proposed design meets the intent of
the CDG (Sheets A1.2 and A1.3 of Attachment 1). Thus, ARC does not
need to determine the project’s consistency with the CDG. However,
these are identified for reference, in the event ARC needs further
clarification when evaluating the project’s consistency with the SLRSP.
Sign Regulations Article IV. Sign Standards
§ 15.40.430. Illumination
For wall signs, directory or informational signs, the SLRSP refers to
Section 15.40.430 of the Municipal Code in order to determine
consistency with respect to illumination.
§ 15.40.470.A Wall Signs; and F.
Monument Signs
These sections of the Sign Regulations provides additional detail
regarding sign design that expand on those included in the SLRSP. The
ARC should use this section to evaluate the design of proposed signage.
5.0 PROJECT STATISTICS
Site Details Proposed Requirement
Land Use Designation NC NC regulations apply from SLRSP
Hotel Rooms 200 Up to 200 (SLRSP Table 2-1)
Setbacks Street Fronts: 10-18 feet;
Adjacent to agriculture: 7 feet
(see Sheet A2.1 of Attachment 1)
Street Front: 5-foot minimum;
Side – Interior Lot: no minimum
Street side corner lot: no minimum
Parking: 15-foot minimum (with
landscaped setback adjacent to
public street)
Rear – 10-foot minimum
(per SLRSP Table 3-7)
Building Height 50’
(see Sheets A5.0 through A5.2)
20’ minimum; 50’ maximum
(Per SLRSP Table 3-7)
Attachment 3Item 2
Packet Page 70
ARCH-0796-2019 (1035 Madonna Road – Residence Inn and Springhill Suites)
Page 6
Lot Coverage 23.5% 80% maximum (per SLRSP Table 3-7)
Monument Sign
Max Height
Max Area
Wall Sign
Max Height
Max Area
Pylon/Pole Sign
Max Height
Max Area
1
6 feet
17.2 SF
5 Surface Signs
2-foot letters; 3’4” with two rows
50 SF each
none
-
-
(see Sheets A7.1 and A7.2 of
Attachment 1)
1 per street frontage
6 feet
24 SF
3; additional 2 allowed per porte-
cochere
2 feet (lettering); 3’4” for all wording
50 SF each
1
16 feet
72 SF
(per SLRSP Table 3-11)
Public Art Not provided Public art only required for
commercial portion of SLRSP; project
subject to Municipal Code 17.70.140
Parking
Automobile spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
Clean Air Vehicles
198 (6 ADA)
2 charge stations (+10 future)
30 (20 short-term; 10 long-term)
10
16
(see Sheet A1.1 of Attachment 1)
200 (1 per guest room); 6 ADA
10 (future)
20
10
16
(per SLR SP Table 3-7 and Municipal
Code 17.72.030 and 17.72.040)
1 parking space may be eliminated by
providing 5 additional bike spaces
Environmental Status
Project is consistent with the certified Final EIR for San Luis Ranch Specific
Plan and exempt from the California Environmental Quality Act (CEQA),
pursuant to CEQA Guidelines Section 15332 (In-Fill Development Projects).
The project is also exempt pursuant to Section 15182(b) as a project in a
commercially-zoned area with a Floor Area Ratio (FAR) of at least 0.75
(project FAR is 0.89), is consistent with a Specific Plan and accompanying
certified Final EIR, and is in a “transit priority area” pursuant to PRC Section
21099(a)(7) (i.e., within 0.5 miles of a planned major transit stop).
6.0 ACTION ALTERNATIVES
6.1 Recommend the Planning Commission find the project consistent with the San Luis Ranch
Specific Plan Design Guidelines, Community Design Guidelines, and City Sign Regulations.
The Architectural Review Commission’s recommendation will be forwarded to the Planning
Commission for final action. This action may include recommendations for conditions to
address consistency with the SLRSP Design Guidelines and Community Design Guidelines.
Attachment 3Item 2
Packet Page 71
ARCH-0796-2019 (1035 Madonna Road – Residence Inn and Springhill Suites)
Page 7
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues.
6.3 Recommend denial the project. An action recommending denial of the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, SLRSP, CDG, Zoning Regulations or other policy documents.
7.0 ATTACHMENTS
1.Project Plans
Attachment 3Item 2
Packet Page 72
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, May 18, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday, May
18, 2020 at 5 :00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith,
Vice Chair Christie Withers and Chair Allen Root
Absent: None
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
--End of Public Comment--
APPROVAL OF MINUTES
1.Consideration of Minutes of the Regular Architectural Review Commission Meeting of
May 4, 2020.
ACTION: MOTION BY COMMISSIONER PICKENS, SECOND BY COMMISSIONER
SMITH, CARRIED 6-0-0 to approve the minutes of the Regular Architectural Review
Commission meeting of May 4, 2020.
Attachment 3Item 2
Packet Page 73
Minutes – Architectural Review Commission Meeting of May 18, 2020 Page 2
PUBLIC HEARINGS
2.Project Address: 1035 Madonna Road; Case #: ARCH-0796-2019; Zone: Neighborhood-
Commercial Zone (N-C) San Luis Ranch Specific Plan; Arris Studio, Thom Jess,
applicant. Review of a four-story, 200 room dual brand hotel in the San Luis Ranch Specific
Plan area; The project is consistent with the previously certified FEIR and SEIR for the San
Luis Ranch Specific Plan and no additional environmental review is required per CEQA
Contract Planner John Rickenbach presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Thom Jess with Arris Studio, provided a PowerPoint presentation
and responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER WITHERS, FAILED FOR LACK OF A
SECOND.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
PICKENS, CARRIED 6-0-0 to continue the item to a date uncertain with the following
recommendations to the applicant:
Simplify the presentation of materials and colors; reduce “clutter” per Section 2.2.b of the
Community Design Guidelines
Enhance Agrarian architectural element, and less of the Modern element
Emphasize the ground floor level
Increase horizontal articulation and decrease vertical articulation
Show more detail in the pedestrian connections
Identify the required Electric Vehicle parking, and where the future EV spaces would be
Provide more landscaping across the front entrance driveway, such as layered planting to
soften the elevation
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:47 p.m. The next Regular meeting of the Architectural
Review Commission is scheduled for Monday, June 1, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 06/01/2020
Attachment 3Item 2
Packet Page 74
Meeting Date: July 6, 2020
Item Number: 2
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project is a four‐story hotel within the approved San Luis Ranch Specific Plan (SLRSP).
One side of the hotel will be branded Springhill Suites and the other half will be branded Residence
Inn. Up to 200 guest rooms are proposed. The project would occur on a 3.41‐acre parcel, which
corresponds to Lot 8 of an approved tentative map (VTTM 3096) that covers the entire San Luis Ranch
Specific Plan area. The project site is within the NC (Neighborhood Commercial) zone of the SLRSP.
The ground floor of the hotel will consist of a lobby, dining area, living room area, fitness room,
guestrooms, laundry, and hotel back of house. The project is designed to comply with the California
Green Building Code and will incorporate several measures consistent with that code, including low
flow plumbing fixtures, LED light fixtures, ample insulation, energy efficient windows and doors,
provision for future solar panels and drought tolerant landscaping.
The following are the key proposed project components:
200 hotel rooms
132,940 square feet (SF) of building area in four stories (0.89 FAR, when up to 2.0 FAR is
allowed)
Lot coverage of 23.5% (up to 80% is allowed)
Landscaped area of 35,308 SF, or 24% of the site (at least 20% is required)
Maximum Building Height of 50 feet (up to 50 feet is allowed)
198 automobile parking spaces (inclusive of 6 accessible; 2 EV stations; 16 Clean Air Vehicle
spaces)
10 motorcycle parking spaces
30 bicycle parking spaces (20 short‐term, 10 long‐term)
General Location: The 3.4‐acre project site is located on a vacant parcel along the south side of
Madonna Road, midway between Oceanaire Drive and Dalidio Drive. Access will be via the future
extension of Froom Ranch Way.
Present Use: Vacant Land
Zoning: Neighborhood Commercial (NC)
General Plan: Neighborhood Commercial (San Luis Ranch Specific Plan)
FROM: Brian Leveille, Senior Planner BY: John Rickenbach, Contract Planner
PROJECT ADDRESS: 1035 Madonna Road FILE NUMBER: ARCH‐0796‐2019
APPLICANT: SLO HHG SCM Hotel Development REPRESENTATIVE: Heather Wiebe
____________________________________________________________________________________________________
For more information contact: John Rickenbach at 805‐610‐1109 or jfrickenbach@aol.com
Attachment 3Item 2
Packet Page 75
ARCH‐0796‐2019 (1035 Madonna Road – Residence Inn and Springhill Suites)
Page 2
Surrounding Uses:
East: Commercial Retail
West: Agriculture; planned residential
North: Planned Commercial Retail
South: Agriculture
PROPOSED DESIGN
Architecture: Draws from Modern Agrarian elements, with design as described in Section 3.7.2 of the
Specific Plan (Commercial, Office, and Hotel Design Guidelines).
Design details: Details include articulation on all sides, outdoor seating areas, outdoor pool, BBQ pit,
fitness center, landscaped courtyard, pedestrian pathways with decorative paving and landscaping,
screened trash enclosures, decorative lighting, and signage. Design is intended to preserve views of
the Irish Hills from neighboring development. Lighting features are intended to avoid spillover and are
downward oriented to preserve the night sky and minimize potential impacts related to aircraft
operations.
Materials: Smooth stucco, board & batten siding, lap siding, and tile.
Colors: Earth tones consistent with Modern Agrarian architecture.
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the San Luis Ranch
Specific Plan (SLRSP), Community Design Guidelines (CDG), Sign Regulations and applicable City
Standards (see links below); and 2) provide comments and recommendations to the Planning
Commission. For this review, the ARC is focused on considering changes to the project based on ARC’s
recommendation of May 18, 2020.
San Luis Ranch Specific Plan: https://www.slocity.org/home/showdocument?id=15833
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Sign Regulations: https://www.slocity.org/home/showdocument?id=2116
Figure 1: Subject Property and Surrounding Area Figure 2: Location in the Context of
approved Specific Plan land uses
Packet Page 7
Attachment 3Item 2
Packet Page 76
ARCH‐0796‐2019 (1035 Madonna Road – Residence Inn and Springhill Suites)
Page 3
4.0 DISCUSSION ITEMS
The previous staff report for the ARC meeting of May 18, 2020, included a detailed discussion of the
project’s relationship to the requirements of the General Plan, Zoning Regulations, SLRSP, and
Community Design Guidelines (CDG). That analysis is not repeated here, but is available online at:
https://opengov.slocity.org/WebLink/DocView.aspx?id=116644&dbid=0&repo=CityClerk
In their discussion at that meeting, the ARC did not identify any potential project inconsistencies with
existing relevant regulations related to their purview, with the exception of Section 2.2.B. of the CDG,
which calls for building design that “strives for interest, not clutter.” Their unanimous direction and
recommendation was in part based on that provision of the CDG. The ARC’s recommendation included
the following:
Simplify the presentation of materials and colors; reduce “clutter” per Section 2.2.B of the
Community Design Guidelines;
Enhance Agrarian architectural element, and less of the Modern element;
Emphasize the ground floor level;
Increase horizontal articulation and decrease vertical articulation;
Show more detail in the pedestrian connections;
Identify the required Electric Vehicle parking, and where the future EV spaces would be; and
Provide more landscaping across the front entrance driveway, such as layered planting to
soften the elevation
The following summarizes the key changes the applicant made in response to ARC direction, which are
reflected in the ARC’s packet as referenced below:
Exterior Finishes:
See sheet A5.0‐A5.2 for enhanced Agrarian Elements on the elevations through the choice of
materials, colors, and the addition of awnings;
Materials and colors are simplified on the elevations; and
Revised the elevations to look more horizontal than vertical with the use of material
continuity on the first floor and color variations.
Pedestrian Connection:
See sheet A2.1 for enhanced pedestrian connection from the pool courtyard at the hotel to
the adjacent Ag Center site through a direct gate from the pool area to the pedestrian
connection;
On sheet L2.0, entry signage to the Ag Heritage Center was added; and
On sheet L2.0, enhanced paving was expanded from 5 ft to 10 ft wide to create a stronger
sense of place and visual connection to the neighboring site.
Landscape Buffer:
See sheet A2.1 and L1.0 for added landscape along the building which faces Froom Ranch
Way as well as landscape areas along the entry elevations of the building facing the parking
lot. This is also shown on building elevations and renderings.
Packet Page 8
Attachment 3Item 2
Packet Page 77
ARCH‐0796‐2019 (1035 Madonna Road – Residence Inn and Springhill Suites)
Page 4
The following illustrations compare the revised design (Figure 3) with what was originally presented
to ARC on May 22 (Figure 4):
Figure 3: Revised Design. View from the north toward the Hotel entry.
Note the changes in colors and materials, addition of awnings, and color
change to emphasize horizontal aspect.
Figure 4: Original Design. View from the north toward the Hotel entry.
Packet Page 9
Attachment 3Item 2
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ARCH‐0796‐2019 (1035 Madonna Road – Residence Inn and Springhill Suites)
Page 5
The following illustrations compare two of the elevations of the revised design (Figure 5) and the
original (Figure 6), with the updated design intended to show a greater emphasis on Agrarian (as
opposed to Modern) architectural elements:
Figure 5: Revised Design. West and North Elevations.
Figure 6: Original Design. North and West Elevations.
Packet Page 10
Attachment 3Item 2
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ARCH‐0796‐2019 (1035 Madonna Road – Residence Inn and Springhill Suites)
Page 6
Figure 7, below, illustrates modifications to the pedestrian connection between the hotel and the
adjacent Agricultural Heritage Center. In the revised design, the walkway is expanded from 5 to 10
feet, and an arched entryway sign is added.
With regard to the ARC’s May 22 direction to add more landscaping elements to the front of the hotel
in order to soften visual presentation, sheet L1.0 indicates additional shrubbery along the entire
building perimeter, as well as in in the central courtyard near the pool. This is also shown on the
building renderings and elevations—see Figures 3 and 5 for examples of this.
The applicant’s revised design does not address the ARC’s recommendation related to EV parking. This
aspect of the project would be more appropriately addressed by the Planning Commission, as a review
item within their purview.
5.0 PROJECT STATISTICS
Site Details Proposed Requirement
Land Use Designation NC NC regulations apply from SLRSP
Hotel Rooms 200 Up to 200 (SLRSP Table 2‐1)
Setbacks Street Fronts: 10‐18 feet
Adjacent to agriculture: 7 feet
(see Sheet A2.1 of Attachment 1)
Street Front: 5‐foot minimum
Side – Interior Lot: no minimum
Street side corner lot: no minimum
Parking: 15‐foot minimum (with
landscaped setback adjacent to public
street)
Rear – 10‐foot minimum
Figure 7: Design Comparison of Pedestrian Connection to Ag Center. Revised design
is at left, incorporating prominent entryway and wider decorative paving.
REVISED DESIGN ORIGINAL DESIGN
Packet Page 11
Attachment 3Item 2
Packet Page 80
ARCH‐0796‐2019 (1035 Madonna Road – Residence Inn and Springhill Suites)
Page 7
(per SLRSP Table 3‐7)
Building Height 50’
(see Sheets A5.0 through A5.2)
20’ minimum; 50’ maximum
(Per SLRSP Table 3‐7)
Lot Coverage 23.5% 80% maximum (per SLRSP Table 3‐7)
Monument Sign
Max Height
Max Area
Wall Sign
Max Height
Max Area
Pylon/Pole Sign
Max Height
Max Area
1
6 feet
17.2 SF
5 Surface Signs
2‐foot letters; 3’4” with two rows
50 SF each
none
‐
‐
(see Sheets A7.1 and A7.2 of
Attachment 1)
1 per street frontage
6 feet
24 SF
3; additional 2 allowed per porte‐cochere
3’ (not specific to lettering)
50 SF
1
16 feet
72 SF
(per SLRSP Table 3‐11)
Public Art Not provided Public art only required for commercial
portion of SLRSP; project subject to
Municipal Code 17.70.140
Parking
Automobile spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
Clean Air Vehicles
198 (6 ADA)
2 charge stations (+10 future)
30 (20 short‐term; 10 long‐term)
10
16
(see Sheet A1.1 of Attachment 1)
200 (1 per guest room); 6 ADA
10 (future)
20
10
16
(per SLR SP Table 3‐7 and Municipal Code
17.72.030 and 17.72.040)
1 parking space may be eliminated by
providing 5 additional bike spaces
Environmental Status
Project is consistent with the certified Final EIR for San Luis Ranch Specific Plan and
exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA
Guidelines Section 15332 (In‐Fill Development Projects). The project is also exempt
pursuant to Section 15182(b) as a project in a commercially‐zoned area with a Floor
Area Ratio (FAR) of at least 0.75 (project FAR is 0.89), is consistent with a Specific
Plan and accompanying certified Final EIR, and is in a “transit priority area” pursuant
to PRC Section 21099(a)(7) (i.e., within 0.5 miles of a planned major transit stop).
Packet Page 12
Attachment 3Item 2
Packet Page 81
ARCH‐0796‐2019 (1035 Madonna Road – Residence Inn and Springhill Suites)
Page 8
6.0 ACTION ALTERNATIVES
6.1 Recommend the Planning Commission approve the project based on consistency with the
San Luis Ranch Specific Plan Design Guidelines, Community Design Guidelines, and City Sign
Regulations. The Architectural Review Commission’s recommendation will be forwarded to
the Planning Commission for final action. This action may include recommendations for
conditions to address consistency with the SLRSP Design Guidelines and Community Design
Guidelines.
6.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues, and reference specific Design Guidelines or Sign
Regulations.
6.3 Recommend denial the project. An action recommending denial of the application should
include recommended findings that cite the basis for denial and should reference
inconsistency with the General Plan, SLRSP, CDG, Zoning Regulations or other policy
documents.
7.0 ATTACHMENTS
1. Project Plans
Packet Page 13
Attachment 3Item 2
Packet Page 82
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, July 6, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday, July
6, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini (5:08 p.m.), Mandi Pickens, Vice
Chair Christie Withers and Chair Allen Root
Absent: Commissioner Micah Smith
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
--End of Public Comment--
CONSIDERATION OF MINUTES
1.Minutes of the Architectural Review Commission meeting of June 1, 2020 and June 15,
2020.
ACTION: MOTION BY VICE CHAIR WITHERS SECOND BY COMMISSIONER
PICKENS, CARRIED 5-0-1 (Commissioner Smith absent), to approve the minutes of the
Architecture Review Commission meetings of June 1, 2020 and June 15, 2020.
PUBLIC HEARING
2.Project Address: 1035 Madonna Road; Case #: ARCH-0796-2019; Zone: Neighborhood-
Commercial Zone (N-C) San Luis Ranch Specific Plan; Arris Studio, Thom Jess,
applicant. Review of a four-story, 200 room dual brand hotel in the San Luis Ranch Specific
Plan area; The project is consistent with the previously certified FEIR and SEIR for the San
Luis Ranch Specific Plan and no additional environmental review is required per CEQA.
Contract Planner John Rickenbach presented the staff report and responded to Commissioner
inquiries.
Attachment 3Item 2
Packet Page 83
Minutes – Architectural Review Commission Meeting of July 6, 2020 Page 2
Applicant representative, Heather Wiebe, responded to Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER PICKENS SECOND BY VICE CHAIR
WITHERS CARRIED 5-0-1 (Commissioner Smith absent), to recommend that the Planning
Commission approve the project with the following recommendations:
• Consider using a commercial-grade lap siding product to ensure durability
3. Project Address: 830 Orcutt Road; Case #: ARCH-0764-2019, AFFH-0210-2020, USE-
0209-2020; Zone: Commercial Services (C-S) zone; 830 Orcutt, LLC, owner/applicant.
Review of a mixed-use project consisting of 15 residential units and 1,714 square feet of
commercial space within the Commercial Services (C-S) zone. The project includes a density
bonus of 5% including a request for an alternative incentive to relax development standards
for the creek setback requirement and a request to allow residential uses on the ground floor
within the first 50 feet of the structure along the street frontage, the project also includes a
request for a 10 percent parking reduction. Project is categorically exempt from environmental
review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Bryan Ridley, responded to Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER SECOND BY COMMISSIONER
DEMARTINI, CARRIED 5-0-1 (Commissioner Smith absent), to recommend that the project
be continued to a date uncertain with the following recommendations to the applicant and staff:
• Provide additional information regarding the applicability of the Housing Accountability
Act in relation to the project’s requested exceptions.
• Consider providing a residential gate along the pedestrian entrance to the residential units
along the east property line, for the safety of the residents.
• The project should address consistency with Community Design Guideline 2.1.C, where
site activities are logically located so that the project will operate efficiently and effectively
for the needs of all uses, specifically the relationship to open space and the adjacent creek.
Consider providing community space oriented toward the creek.
• The project should be revised to provide further articulation of each building’s mass along
the drive aisle.
Attachment 3Item 2
Packet Page 84
Minutes – Architectural Review Commission Meeting of July 6, 2020 Page 3
• Additional landscaping should be provided to soften and create a counterpoint to the
architectural design, landscaping should include organic elements.
• The project should be redesigned to provide private or common open spaces for residents,
consideration should be provided for common open space between the commercial and
residential units, and along the creek, balconies should also be added to the residential
units.
• Consider adding alternative pavers along the drive aisle and parking areas that coordinates
with landscaping and open areas.
4. Project address: 1137 Peach Street; Case #: ARCH-0568-2019, SBDV-0571-2019, EID-
0800-2019; Zone: R-2-H; Levi Seligman, owner/applicant. Review of five new two-
bedroom, two-story single-family residences, each with an attached two-car garage. The
project site is within the Mill Street Historic District and includes the retention of five, two-
bedroom, single-story residences, which are on the Contributing List of Historic Properties.
The project also includes a common-interest subdivision to create ten lots, each will contain
one of the ten residences. The applicant has requested exceptions from development standards
to allow interior side setbacks to be reduced and to allow required parking to be provided in
tandem. A Mitigated Negative Declaration of environmental review (CEQA) is proposed.
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to
Commissioner inquiries.
Applicant representative, Will Ruoff, responded to Commissioner inquiries.
Public Comments:
Levi Seligman
Jeremy Weintraub
Timothy & Sharon Watson
Josh Frantz
--End of Public Comment--
ACTION: MOTION BY VICE CHAIR WITHERS SECOND BY COMMISSIONER
PICKENS, CARRIED 3-2-1 (Commissioners Beller and DeMartini dissenting, Commissioner
Smith absent), to recommend that the Planning Commission approve the project with the
following recommendation:
• Consider adding trees from the approved “street tree” list along the fence of the shared
driveway with similar spacing as required for street trees, adding shade to the driveway
and a more organic separation between the existing properties.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
Attachment 3Item 2
Packet Page 85
Minutes – Architectural Review Commission Meeting of July 6, 2020 Page 4
The meeting was adjourned at 8:02 p.m. The next Regular Meeting of the Architectural Review
Commission is scheduled for Monday, July 20, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2020
Attachment 3Item 2
Packet Page 86
San Luis Ranch Specific Plan
1035 Madonna Road
ARCH-0796-2019
Public Hearing for a Dual Brand Hotel Project –
Springhill Suites and Residence Inn
July 22, 2020
Applicant: SLO HHG SCM Hotel Development
Representative: Heather Wiebe
Recommendation
2
◼Adopt the Draft Resolution (Attachment 1) approving
the development plan based on findings and subject to
conditions of approval.
Project Location
3
Project Description
◼3.4-acre site; part of approved SLRSP
◼Designated and zoned NC (Neighborhood
Commercial) under SLRSP
◼Currently vacant land
◼Surrounding Uses
◼East: Commercial Retail
◼West: Agriculture; planned Residential
◼North: Planned Commercial Retail
◼South: Agriculture
4
Project Description Details
◼200 Hotel Rooms
◼132,940 SF of floor area, in four stories (0.89 FAR)
◼Building Height up to 50 feet
◼35,308 SF of landscaping (24% of the site)
◼Parking
◼198 automobile spaces
◼10 motorcycle spaces
◼30 bicycle spaces
5
Consistency with City Regulations
◼Consistent with GP, which defers to SLRSP
◼Consistent with SLRSP
◼200-room hotel
◼Architectural style (Modern Agrarian)
◼Site Design Standards (lot coverage, building
height, landscaping, parking)
◼Infrastructure requirements
◼Consistent with Zoning (lighting, walls, fences)
6
Consistency with City Regulations
◼Parking
◼200 spaces required; applicant provides 198
◼Requests 2 fewer parking spaces in exchange for
10 additional bicycle parking spaces
◼Architectural style (Modern Agrarian)
◼Site Design Standards (lot coverage, building
height, landscaping, parking)
◼Infrastructure requirements
◼Consistent with Zoning (lighting, walls, fences)
7
ARC Input and Direction
◼Reviewed project on May 18 and July 6, 2020
◼Found project consistent with the San Luis Ranch
Specific Plan Design Guidelines, Community Design
Guidelines, and other City standards
◼Recommended commercial grade lap siding product
for durability, included as a project condition
8
Key Issues Addressed at ARC
◼Simplified the presentation of materials and colors; reduce
“clutter” per Section 2.2.B of the Community Design Guidelines;
◼Enhanced Agrarian architectural element, and less of the
Modern element;
◼Emphasized the ground floor level;
◼Increased horizontal articulation and decrease vertical
articulation;
◼Showed more detail in the pedestrian connections;
◼Provided more landscaping across the front entrance driveway,
such as layered planting to soften the elevation
9
Project Rendering
10
CEQA Compliance
◼Final EIR for SLRSP certified in July 2017
◼Project is anticipated in, and consistent with, the Final EIR
◼Project is exempt from further CEQA review in two ways:
◼As an Infill Project (CEQA Guidelines Section 15332)
◼As a commercial project with an FAR of at least 0.75,
consistent with a specific plan EIR, and near a
planned transit stop (CEQA Guidelines Section
15182(b))
11
Airport Land Use Commission Review
◼ALUC found the SLRSP consistent with the ALUP in 2017
◼On 7-15-20, ALUC informally reviewed whether some
landscaping and lighting elements of the project are
consistent with ALUC Condition 9 (which allows maximum
height of 8 feet in ”no build zone”); formal review required
◼Project will be required to comply with ALUC
determination, per revised Condition 14
12
Corrections to Project Conditions
◼14. The project will comply with any direction
provided by the Airport Land Use Commission
(ALUC) in its meeting of July 15, 2020, with regard to
possible onsite landscaping restrictions. Final
lighting and landscaping height within the “no build”
zone of the parking lot area shall comply with the
final referral determination of the ALUC.
◼45. Fire Department. (“Fire Department” is a
header; remaining conditions renumbered
accordingly.)
13
Additional Project Finding
8. The parking setback from Froom Ranch Way complies with the
intent of the Specific Plan’s 15-foot requirement, in that there would
be a minimum 15-foot landscaped and bermed separation from the
parking to the street itself. It is necessary to include part of this
setback in the public right-of-way in order to allow for sufficient
parking and landscaping onsite in the context of building
restrictions associated with the “no build” zone associated with the
Airport Land Use Plan.
14
Recommendation
15
◼Adopt the Draft Resolution (Attachment 1) approving
the development plan based on findings and subject to
conditions of approval.
Next Steps
Comments and Questions
16
Backup Slides
17
Project Rendering
18
Building Elevations
19
Building Elevations
20
Signage
21
Design Details
◼Modern Agrarian theme; consistent with SLRSP
◼Four-sided articulation
◼Outdoor seating areas and pool
◼BBQ pit
◼Fitness center
◼Landscaped courtyard
◼Pedestrian pathways
◼Decorative paving and landscaping
◼Screened trash enclosures
◼Decorative lighting and signs
22
Materials and Colors
◼Smooth stucco
◼Board & Batten siding
◼Lap siding
◼Tile
◼Earth tone colors consistent with Modern Agrarian
23
PROJECT SITE
ROOM COUNT: 200 KEYS
PARKING: 198 SPACES
(17.72.050.C.3.b
PARKING REDUCTION)
GREEN BUILDING
MEASURES:
-LOW FLOW FIXTURE
-LED LIGHTING
-AMPLE INSULATION
-ENERGY EFFICIENT
WINDOWS
-PROVISION FOR
FUTURE SOLAR
PANELS
-DROUGHT TOLERANT
LANDSCAPING
200 NO-BUILD EASEMENT
-ALUC CONDITION #9
-8 FT HEIGHT LIMIT
FOR LANDSCAPE &
LIGHTING
-PROPOSAL TO RAISE
HEIGHT LIMIT TO 15
FT
WAS WELL RECEIVED
BY ALUC
20 EV
READY
SPACES
50 EV
CAPABLE
SPACES
16 CLEAN
AIR VEHICLE
PARKING
PEDESTRIAN CONNECTION
TO THE ADJACENT
AG CENTER SITE
HOTEL FEATURES:
-LOBBY
-DINING AREA
-LIVING ROOM AREA
-FITNESS ROOM
-HOUSE LAUNDRY
-GUEST LAUNDRY
HOTEL OUTDOOR
AMENITIES:
-OUTDOOR POOL
-VARIETY OF SEATING
-FIRE PITS
-CABANAS
-BBQ AREA
-CONNECTION TO
ADJACENT AG CENTER
SITE
MODERN AGRARIAN
ELEMENTS:
-SMOOTH STUCCO
-BOARD & BATTEN SIDING
-LAP SIDING
SITE LIGHTING:
-DARK SKY FRIENDLY
-COMPARABLE FIXTURE
DESIGN TO MATCH
ADJACENT SITE LIGHTING