HomeMy WebLinkAboutPC-1015-20 (ARCH-0796-2019 -- 1035 Madonna Rd.)
RESOLUTION NO. PC-1015-20
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 meeting
was conducted via teleconference 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 meeting was
conducted via teleconference 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.
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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.
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 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.
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
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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.
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
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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-
sheetson 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 ground
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. A landscaped berm
shall be provided at Froom Ranch Way and Dalidio to soften views of the parking lot from
the street, and to minimize hotel lights from shining into the building. 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
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Development Directors.
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. 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.
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
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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 General
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 State 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
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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
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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.
Fire Department
45. Provide both public and on-site fire hydrants to provide a Needed Fire Flow of at
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least 3125 GPM at 20 psi residual. No exterior wall shall be more than 300 feet from a fire
hydrant.
46. All on site curbed area shall be posted “No Parking – Fire Lane”
47. Fire sprinkler Floor control valves shall be co-located in the riser room.
Indemnification
48. 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 Vice-Chair Jorgensen, seconded by Commissioner Wulkan and on the
following roll call vote:
AYES: Commissioners Shoresman, Wulkan, Vice-Chair Jorgensen, and Chair
Dandekar
NOES: None
REFRAIN: Commissioners Kahn and Hopkins
ABSENT: Commissioner Quincey
The foregoing resolution was passed and adopted this 22nd day of July, 2020.
Tyler Corey, Secretary
Planning Commission