Loading...
HomeMy WebLinkAbout1 Attachment 17 ARC Staff Report (09-15-14)Meeting Date: Sept. 15, 2014 Item Number: 2 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of a new 102-unit multi-story hotel building with adoption of a Mitigated Negative Declaration of Environmental Impact PROJECT ADDRESS: 1845/1865 Monterey Street BY: Marcus Carloni, Associate Planner Phone Number: 781-7176 e-mail: mcarloni@slocity.org FILE NUMBER: ARC 143-13 FROM: Pam Ricci, Senior Planner RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA Applicant West Coast Asset Management Representative George Garcia, Garcia Architecture + Design Zoning C-T-S & C/OS-5 (Tourist Commercial Special Considerations & Conservation/Open Space) General Plan Tourist Site Area 1.93 Acres Environmental Status Mitigated Negative Declaration ER 143-13 recommended for adoption SUMMARY The proposed project is a redevelopment of the subject location with a multi-story 102-unit hotel above subterranean and at-grade parking. The project meets all property development standards of the Zoning Regulations as well as the setback/height requirements of Ordinance No. 1130 [see sections 2.3 and 3.1 below]. Additionally, staff finds the scale, massing, articulation, color/materials, and contemporary design of the proposed hotel to be compatible with the project site and the Monterey Street (Tourist- Commercial corridor) neighborhood as well as adjacent residences to the east, consistent with the Community Design Guidelines and Ordinance No. 1130 [see section 3.0 below] An initial study has been prepared by staff in accordance with the California Environmental Quality Act (Attachment 10, Mitigated Negative Declaration ER 143-13) and a Mitigated Negative Declaration (MND) is recommended for adoption [see section 4.0 below]. ARC 143-13 (1845/1865 Monterey Street) Page 2 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines and applicable City standards. The ARC is also tasked with the review and adoption of the project’s environmental document, in this case a Mitigated Negative Declaration, since the Commission will be taking final action on the project. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting The project site (two abutting parcels) consists of approximately 2 acres of under-developed land in the Tourist Commercial – Special Considerations (C-T-S) zone with Conservation/Open Space zoning at the rear of the property along the creek corridor. The project site is currently developed with Pappy McGregor’s Restaurant (1865 Monterey Street) and a single story Tudor Revival style structure (1845 Monterey Street) which has been used as a residence and for commercial uses over time (this structure is proposed to be demolished). Behind the two structures is a large paved parking area which slopes downward to San Luis Obispo Creek at the rear of the property. The creek is bordered by extensive riparian vegetation. (See Attachment 3, Project Plans, Sheet SV1.0 for an existing site plan) The project site is surrounded by Tourist Commercial zoned land (north, west, south) with a Low- Density Residential neighborhood (San Luis Drive) located east of the project site across the creek. 2.2 Project Description A summary of significant project features includes the following (Attachment 3, Project Plans): 1. Redevelopment of the subject location with a 102-room hotel including parking, guest lounge, meeting space, fitness center, and managers unit. a. 4-story building encompassing 60,368 square feet in gross building area and 55,529 square feet in gross parking area. b. Main entrance, hotel lobby, and outdoor terraces fronting Monterey Street (Attachment 3, Project Plans, Sheet A8.0). c. Demolition of existing Tudor Revival style building (1845 Monterey Street) and retention of Pappy McGregor’s restaurant (1865 Monterey Street). Site Size 1.93 Acres (62,353 sq. ft. C-T-S) & (21,920 sq. ft. C/OS-5) Present Use & Development One SFR to be removed and one commercial building and associated parking to remain Land Use Designation Tourist Commercial (C-T) with Special Considerations and Conservation Open Space (C/OS-5) Access Monterey Street Surrounding Use/Zoning North: Hotels (C-T-S zoning) South: Hotels (C-T-S zoning) East: San Luis Creek and Single-family residences (R-1) West: Hotels (C-T zoning) ARC 143-13 (1845/1865 Monterey Street) Page 3 d. Tree removals. No removal of heritage trees. Removal of small native/non- native trees (largest native is a 10-inch Coast Live Oak along the southern property line). Both the City Arborist and Natural Resources Manager have reviewed the removals and concurred that the proposed landscape plan, including both landscape trees and trees within the creek restoration area, provide adequate mitigation. 2. Total of 141 at grade and subterranean parking spaces (Attachment 3, Project Plans, Sheets AS1.0 and AS1.1). a. Shared-use parking reduction (approved by Use Permit). Parking shared between the Pappy McGregor’s Restaurant and the proposed hotel (a 12 space reduction). b. Retention of 10 existing paved parking spaces located in the C/OS-5 zoned portion of the site (Attachment 3, Project Plans, Sheet AS1.0 callout 30). 3. Contemporary design incorporating cement plaster and composite wood siding with alternating wood detailing on the entrance façade (Attachment 3, Project Plans, Sheet A8.1 view 07). Table 2.2: Project Statistics Item Proposed 1 Ordinance Standard 2 Street Yard setback 10 feet 10 feet Side Yard Setbacks East (C-T) West (C-T) South (C/OS-5) 0 feet 0 feet 20 feet 0 feet 0 feet 20 feet Max. Height of Structure(s) 44.5 feet + 9 feet for Arch Projections 45 feet + 10 feet for Arch Projections Coverage (buildings & paving) 54% 75% Floor Area Ratio (FAR) 1.85 2.5 Parking Spaces Vehicle Motorcycle Bicycle 141 7 7 153 (138 w/ shared-use parking reduction)3 7 7 Notes: 1. Applicant’s project plans 2. City Zoning Regulations 3. 12 space shared-use parking reduction approved through the Use Permit process 2.3 Background The project site is located within a Special Considerations overlay zone which is governed by Ordinance No. 1130 (1989 Series). The Special Considerations overlay was established at this location to address land use compatibility between commercial uses and residential uses adjacent to San Luis Creek. The Ordinance includes, but is not limited to, requirements related to lowered height and additional setback from the creek and Conservation/Open Space boundary and a structure’s relationship to the creek (e.g. lighting, glazing/openings/balconies, vegetation screening, and grading/drainage). See Attachment 4, Ordinance No. 1130 (1989 Series) Projects with a Special Considerations overlay require approval of an Administrative Use Permit before a use may be established (Zoning Regulations Section 17.56.010.A). The Administrative ARC 143-13 (1845/1865 Monterey Street) Page 4 Hearing Officer approved the Use Permit on August 18, 2014 finding the project to be consistent with the requirements of Ordinance No. 1130. 2.3.1 Use Permit Appeal On August 28th an appeal of the Administrative Hearing Officer’s approval of the Use Permit was received and the project is now in the process of being scheduled for review by the appellant body. The appeal is related to “openings facing the creek” and the “size and mass” of the proposed structure (Attachment 6, Use Permit Appeal). The project is moving forward with design review by the ARC while the appeal of the Use Permit is pending review by the appellant body. This staff report (section 3.0 below) will discuss the appeal items and requirements in Ordinance No. 1130 that are related to design. 3.0 PROJECT ANALYSIS 3.1 Site Plan: The building envelope is established by the Zoning Regulations’ property development standards relative to height, setbacks, coverage and floor area ratio (see Table 2.2 above) as well as the setback and height requirements outlined in Ordinance No. 1130 which are more restrictive than the requirements of the Zoning Regulations: Ordinance No. 1130 Condition #1: “All new structures approved after adoption of this ordinance shall be set back a minimum of 20 feet from the relocated C/OS-5 boundary. The setback area may be occupied by landscaping, fencing, and pedestrian walkways and like features as determined by the Planning Commission. No new facilities for parking, active recreation or noise generating equipment may occupy the creek setback area.” Ordinance No. 1130 Condition #9: “Building height shall be restricted as follows: Within 50 feet of the revised C/OS-5 boundary, maximum height shall be 25 feet. Beyond 50 feet from the revised C/OS-5 boundary, maximum height shall be 45 feet.” The project complies with the property development standards of the Zoning Regulations and, despite Ordinance No. 1130’s allowance for possible relief from the setback/height standards1, the project more than complies with the setback/height requirements of Ordinance No. 1130; no exceptions are requested (see Attachment 3, Project Plans, Sheet A6.0). The property continues to take access from the two existing driveways off of Monterey Street (one is a shared driveway with the Pappy McGregor’s restaurant, and the other accesses the main porte- cochere entrance to the proposed hotel). Consistent with the Community Design Guidelines and Ordinance No. 1130, parking is shared between on-site uses2 and is located interior to the site with the majority of the parking spaces enclosed by structure (i.e. subterranean parking garage or at 1 Ordinance No. 1130 Condition #12: In special circumstances and by making findings for a variance, the Planning Commission may vary the height and setback standards established by this ordinance. 2 Community Design Guidelines Chapter 3.1.C.2c: The City strongly encourages shared parking arrangements… ARC 143-13 (1845/1865 Monterey Street) Page 5 grade beneath the hotel structure)3 & 4. Parking is proposed to be set back 20feet from the C/OS boundary, which is approximately 90 feet from the top of creek bank or 145 feet from the easterly property line. A combination of walls, fencing, and vegetation have been provided or required (Mitigation Measure AES 1, Attachment 1 Section 2), which will buffer both light and noise from the creek and residences to the west (across the creek). 3.2 Design: Neighborhood Compatibility. The proposed hotel will be located in the upper Monterey Street tourist-commercial corridor. The area is typified by hotels and motels ranging from one to three stories in height. Existing structures in the area, similar to the height of the proposed hotel, include the Holiday Inn Express (1800 Monterey Street), San Luis Creek Lodge (1941 Monterey Street), Quality Suites Central Coast (1631 Monterey Street), and the Lamplighter Inn and Suites (1604 Monterey Street). The structures directly adjacent to the project site (north and south) are two stories in height with the three-story Holiday Inn Express directly across Monterey Street (west). The applicant has provided visual simulations which illustrate the proposed hotel’s compatibility within the existing context (Attachment 7, Visual Simulations). The four-story height and façade articulation of the proposed hotel fits appropriately within the scale and design of existing hotels in this Tourist-Commercial corridor. Material, Articulation, Massing. The contemporary design incorporates cement plaster, composite wood siding, and alternating wood detailing. Consistent with the Community Design Guidelines, the building incorporates significant articulation5 and material change throughout all elevations6. Material and color changes take place at locations of wall plane change and the earthy grey/brown and white color palette is compatible with the project site and the existing colors found in the surrounding area7 (Note: the black color is much lighter than appears in the color renderings, a color board will be provided at the ARC hearing). The use of deep roof overhangs add to the buildings articulated façade while also serving to cap the vertical height of walls and incorporate a varied roof line appearance, providing interest and shadow lines. Consistent with Ordinance No. 1130, the proposed hotel’s outdoor spaces are focused toward Monterey Street, away from adjacent residential uses along San Luis Drive8. These stepped outdoor spaces provide a tiered roofline which steps down the massing of the structure as it approaches Monterey Street, similar to many of the adjacent hotels. Consistent with 3 Community Design Guidelines Chapter 3.1.C.2b: Buildings in parts of the City that are more suburban and auto-oriented in character should not face large parking lots located between the building and the street, but should instead face major on-site open space and streetscape elements provided for pedestrian use. 4 Ordinance No. 1130 Condition #7: “Noise generating uses such as parking and active outdoor recreation uses should be located on the interior of the site, using buildings to buffer.” 5 Community Design Guidelines Chapter 3.1.B4: Form and mass . Horizontal and vertical wall articulation should be expressed through the use of wall offsets, recessed windows and entries, awnings, full roofs with overhangs, second floor setbacks, or covered arcades. 6 Community Design Guidelines Chapter 3.1.B3: Design consistency. Designs should demonstrate a consistent use of colors, materials, and detailing throughout all elevations of the building. Elevations which do not directly face a street should not be ignored or receive only minimal architectural treatment. Each building should look like the same building from all sides. 7 Community Design Guidelines Chapter 3.1.B12: Colors. …Colors should be compatible with the existing colors of the surrounding area but need not duplicate existing colors. 8 Ordinance No. 1130 Condition #7: Noise generating uses such as parking and active outdoor recreation uses should be located on the interior of the site, using buildings to buffer. ARC 143-13 (1845/1865 Monterey Street) Page 6 the Community Design Guidelines, the design incorporates a weather protected main entrance (porte-cochere) to the building that is designed as an important and obvious architectural focal point9 with an alternating wood element designed to mimic the natural form of a tree. Balconies. The design also incorporates the use of balconies throughout all elevations. In particular, balconies used at the rear elevation (Attachment 3, Project Plans, Sheet A8.1 view 04 “view from east”) were cited as a concern in the appeal of the Administrative Hearing Officer’s Use Permit approval (Attachment 6, Use Permit Appeal). This concern is based on Ordinance No. 1130 Condition #2 which reads “building openings (doors, windows, balconies, etc.) facing the creek shall be minimized”. As stated in the Use Permit analysis (Attachment 5, Use Permit Staff Report), the project has been designed with only 26% of all hotel rooms facing the creek, and only 29% of all exterior door & window glazing along the creek facade. Guest room balconies along this façade are approximately five feet deep; a minimal area adequate for getting some fresh air, but not large enough to entice gathering. Also, as indicated in “material, articulation, massing” above, all common hotel guest areas, including lobby, lounge, and outdoor spaces are oriented toward Monterey Street and away from San Luis Obispo Creek, consistent with Ordinance No. 1130 Condition #7. Furthermore, the proposed east facing balconies are approximately 234 feet from the nearest residence (Attachment 8, Distance Study) and are separated by significant vegetation, including evergreen trees. The applicant has provided photographs taken from a flying drone (looking toward San Luis Drive) set to the height of various levels of the proposed balconies. The photographs illustrate significant vegetation blocking overlook views toward San Luis Drive residences (Attachment 9, Drone Photographs). 4.0 ENVIRONMENTAL REVIEW An initial study has been prepared by staff in accordance with the California Environmental Quality Act (Attachment 10, Mitigated Negative Declaration ER 143-13) and a Mitigated Negative Declaration (MND) is recommended for adoption. The MND finds that with incorporation of mitigation measures, potential impacts to aesthetics, air quality, biological resources, cultural resources and geology/soils will be less than significant. A summary of the potential impacts and recommended mitigation measures is provided below: Aesthetics: Potential glare from vehicles utilizing the existing lower surface parking lot Mitigation: Vegetation and fencing to screen vehicle head lights that may be facing eastward. Air Quality: Temporary impacts from construction of the project Mitigation: Project routed to APCD and their recommendations are incorporated as mitigations. 9 Community Design Guidelines Chapter 3.1.B8: Entries. Building entries should be important and obvious elements in the design of a façade. 3.1.B8a: Each entry should be protected from the elements and should create an architectural focal point for the building. ARC 143-13 (1845/1865 Monterey Street) Page 7 Biological Resources: Project adjacent to San Luis Obispo Creek - potential construction related effects Mitigation: Stormwater Pollution Prevention Plan required, creek restoration and enhancement plan required, and dedication of the conservation/open space portion of the site as perpetual biological open space Cultural Resources: Not a culturally sensitive site but due to the proximity to the creek and the demolition of a structure from the 1920's historic material may be uncovered during grading. Mitigation: Archaeologist present during demolition and ground disturbing. Report any findings to the City. Geology/Soils: Preliminary Geotechnical Feasibility Study/Structural Feasibility Analysis concludes that the project is structurally feasible and the site is well-suited for the project but a final report is needed. Mitigation: provide final geotechnical engineering investigation and comprehensive design level report based on final design of the project. 5.0 OTHER DEPARTMENT COMMENTS Comments from the other departments have been incorporated into the recommended resolution as conditions of approval and/or code requirements. 6.0 ALTERNATIVES 6.1. Deny the project based on findings of inconsistency with the Community Design Guidelines and/or Ordinance 1130. 6.2. Continue the project with direction to the applicant and staff on pertinent issues. 7.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity map (Attached to 2-17-15 City Council Report) 3. Project Plans 4. Ordinance No. 1130 (1989 series) (Attached to 2-17-15 City Council Report) 5. Use Permit Staff Report (A 143-13) August 18, 2014 (Attached to 2-17-15 City Council Report) 6. Use Permit Appeal (A 143-13) (Attached to 2-17-15 City Council Report) 7. Visual Simulations 8. Distance Study (Attached to 2-17-15 City Council Report) 9. Drone Photographs (Attached to 2-17-15 City Council Report) 10. Mitigated Negative Declaration (ER 143-13) (Attached to 2-17-15 City Council Report) Included in Committee member portfolio: Project Plans Available at ARC Hearing: Colors and Materials Board RESOLUTION NO. ####-14 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING A NEW 102-UNIT HOTEL WITH ASSOCIATED SITE IMPROVEMENTS AND ADOPTION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT (ER 143-13), AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED SEPTEMBER 15, 2014 1845/1865 MONTEREY STREET (C-T-S AND C/OS-5 ZONES; ARC 143-13) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on September 15, 2014, pursuant to a proceeding instituted under ARC 143-13, West Coast Asset Management, applicant; and WHEREAS, the Architectural Review 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 the staff at said hearings. WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the Architectural Review Commission reviewed and considered the Mitigated Negative Declaration of environmental impact for the project as prepared by staff; NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARC 143-13), based on the following findings: 1. The project will not be detrimental to the health, safety, or welfare of those working or residing in the vicinity since the proposed project is consistent with the site’s zoning designation, requirements of Ordinance No. 1130 (1989 Series), and will be subject to conformance with all applicable building, fire, and safety codes. 2. Consistent with the City’s Community Design Guidelines, the project is compatible in scale, siting, detailing, and overall character with buildings in the Monterey Street neighborhood. 3. Consistent with the City’s Community Design Guidelines, the project incorporates articulation, massing, and a mix of color/finish materials that are compatible with the neighborhood. 4. As conditioned, the project is consistent with the height/setback and design requirements of Ordinance No. 1130 (1989 Series). SECTION 2. Environmental Review. The Architectural Review Commission hereby adopts the proposed Mitigated Negative Declaration (ER 143-13) of Environmental Impact finding that it adequately identifies the project's potentially significant impacts with incorporation of the following mitigation measures and monitoring programs: Resolution No. ARC-####-14 Page 2 1845/1865 Monterey Street, ARC 143-13 Aesthetics Mitigation Measure AES 1: A combination of vegetation and fencing shall be utilized as required to effectively screen headlights facing eastward towards San Luis Creek from the uncovered parking area that will be retained and improved.  Monitoring Plan, AES 1: The Architectural Review Commission shall review the preliminary planting and fencing plan and provide direction to the applicant. Final plans shall be reviewed Community Development Planning staff and the City’s Natural Resources Manager as part of the Building Permit application package, who shall require modifications as necessary for consistency with City standards prior to department sign off and issuance of permits. Air Quality Mitigation Measure AQ 1: Prior to any construction activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if the area disturbed is exempt from the Asbestos ATCM regulation. An exemption request must be filed with the APCD. If the site is not exempt from the requirements of the regulation, the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and Asbestos Health and Safety Program for approval by the APCD.  Monitoring Plan, AQ 1: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. Mitigation Measure AQ 2: Any scheduled disturbance, removal, or relocation of utility pipelines shall be coordinated with the APCD Enforcement Division at (805) 781-5912 to ensure compliance with NESHAP, which include, but are not limited to: 1) written notification, within at least 10 business days of activities commencing, to the APCD, 2) asbestos survey conducted by a Certified Asbestos Consultant, and, 3) applicable removal and disposal requirements of identified ACM.  Monitoring Plan, AQ 2: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. Mitigation Measure AQ 3: During construction/ground disturbing activities, the applicant shall implement the following particulate (dust) control measures. These measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor the dust control program and modify practices, as necessary, to prevent transport of dust off site. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the Community Development and Public Works Departments prior to commencement of construction. Resolution No. ARC-####-14 Page 3 1845/1865 Monterey Street, ARC 143-13 a. Reduce the amount of disturbed area where possible. b. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site, and from exceeding the APCD’s limit of 20% opacity for no greater than 3 minutes in any 60 minute period. Increased watering frequency will be required whenever wind speeds exceed 15 m.p.h. and cessation of grading activities during periods of winds over 25 m.p.h. Reclaimed (non-potable) water is to be used in all construction and dust- control work. c. All dirt stock pile areas (if any) shall be sprayed daily and covered with tarps or other dust barriers as needed. d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible, following completion of any soil disturbing activities. e. Exposed grounds that are planned to be reworked at dates greater than one month after initial grading shall be sown with a fast germinating, non-invasive, grass seed and watered until vegetation is established. f. All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD. g. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. h. Vehicle speed for all construction vehicles shall not exceed 15 m.p.h. on any unpaved surface at the construction site. i. All trucks hauling dirt, sand, soil, or other loose materials, are to be covered or shall maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with California Vehicle Code Section 23114. j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water should be used where feasible. Roads shall be pre-wetted prior to sweeping when feasible. l. All PM10 mitigation measures required shall be shown on grading and building plans. m. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below the APCD’s limit of 20% opacity for no greater than 3 minutes in any 60 minute period. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition.  Monitoring Plan, AQ 3: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. Mitigation Measure AQ 4: Prior to any construction activities at the site, the project proponent shall ensure that all equipment and operations are compliant with California Air Resource Board and Resolution No. ARC-####-14 Page 4 1845/1865 Monterey Street, ARC 143-13 APCD permitting requirements, by contacting the APCD Engineering Division at (805) 781-5912 for specific information regarding permitting requirements.  Monitoring Plan, AQ 4: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. Mitigation Measure AQ 5: To reduce sensitive receptor emissions impact of diesel vehicles and equipment used to construct the project and export soil from the site, the applicant shall implement the following idling control techniques: 1. California Diesel Idling Regulations a. On-road diesel vehicles shall comply with Section 2485 of Title 13 of the California Code of regulations. This regulation limits idling from diesel-fueled commercial motor vehicles with gross vehicular weight ratings of more than 10,000 pounds and licensed for operation on highways. It applies to California and non-California based vehicles. In general, the regulation specifies that drivers of said vehicles: 1. Shall not idle the vehicle’s primary diesel engine for greater than 5 minutes at any location, except as noted in Subsection )d) of the regulation; and, 2. Shall not operate a diesel-fueled auxiliary power system (APS) to power a heater, air conditioner, or any ancillary equipment on that vehicle during sleeping or resting in a sleeper berth for greater than 5.0 minutes at any location when within 1,000 feet of restricted area, except as noted in Subsection (d) of the regulation. b. Off-road diesel equipment shall comply with the 5 minute idling restriction identified in Section 2449(d)(2) of the California Air Resources Board’s In-Use off-Road Diesel regulation. c. Signs must be posted in the designated queuing areas and job sites to remind drivers and operators of the state’s 5 minute idling limit. 2. Diesel Idling restrictions Near Sensitive Receptors (residential homes). In addition to the State required diesel idling requirements, the project applicant shall comply with these more restrictive requirements to minimize impacts to nearby sensitive receptors: a. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors. b. Diesel idling within 1,000 feet of sensitive receptors shall not be permitted. c. Use of alternative fueled equipment is recommended. d. Signs that specify the no idling areas must be posed and enforces at the site. 3. Soil Transport. The final volume of soil that will be hauled off-site, together with the fleet mix, hauling route, and number of trips per day will need to be identified for the APCD. Specific standards and conditions will apply.  Monitoring Plan, AQ 5: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. Resolution No. ARC-####-14 Page 5 1845/1865 Monterey Street, ARC 143-13 Biological Resources Mitigation Measure BIO 1: The project shall incorporate the following erosion control measures for work in and around the riparian corridor: a. No heavy equipment shall enter flowing water. b.Equipment will be fuelled and maintained in an appropriate staging area removed from the riparian corridor. c. Restrict all heavy construction equipment to the project area or established staging areas. d.All project related spills of hazardous materials within or adjacent to the project area shall be cleaned up immediately. Spill prevention and clean up materials should be onsite at all times during construction. e. All spoils shall be relocated to an upland location outside the creek channel area to prevent seepage of sediment in to the drainage/creek system.  Monitoring Plan, BIO 1: All mitigation measures shall be shown on grading and building plans and be clearly visible to contractors and City inspectors. Erosion control measures shall be reviewed by the City’s Community Development and Public Works Departments, and the City’s Natural Resources Manager. City staff will periodically inspect the site for continued compliance with the above mitigation measures. Mitigation Measure BIO 2: Plans submitted for Building Permit Application shall include a creek restoration and enhancement plan identifying the removal of non-native vegetation within the creek bank and replacement with appropriate native trees, shrubs and groundcovers.  Monitoring Plan, BIO 2: Final plans shall be reviewed by the City’s Natural Resources Manager as part of the Building Permit application package, who shall require modifications to the creek restoration and enhancement plan as necessary to ensure that an appropriate mix of plantings, in type, size and quantity is proposed, and that best practices are utilized while working within the creek corridor. Mitigation Measure BIO 3: That portion of the site which lies within the C/OS-5 zone shall be dedicated as a perpetual open space easement.  Monitoring Plan, BIO 3: Prior to the issuance of Building Permits an open space easement, written to the satisfaction of the City’s Natural Resources Manager, shall be recorded on title. Cultural Resources Mitigation Measure CULT 1: A qualified archaeologist shall be present during any demolition or ground disturbing activities in the project area.  Monitoring Plan, CULT 1: All mitigation measures shall be shown on grading and building plans and be clearly visible to contractors and City inspectors. City staff will periodically inspect the site for continued compliance with the above mitigation measure. Mitigation Measure CULT 2: In the event that prehistoric or historic archaeological resources are encountered during excavation (including but not limited to bedrock mortars, historical trash Resolution No. ARC-####-14 Page 6 1845/1865 Monterey Street, ARC 143-13 deposits, historic features, and human burials), work shall cease until a qualified archaeologist makes determinations on possible significance, recommends appropriate measures to minimize impacts, and provides information on how to proceed in light of the discoveries. All specialist recommendations shall be communicated to the City of San Luis Obispo Community Development Department prior to resuming work to ensure the project continues within procedural parameters accepted by the City of San Luis Obispo and the State of California.  Monitoring Plan, CULT 2: All mitigation measures shall be shown on grading and building plans and be clearly visible to contractors and City inspectors. City staff will periodically inspect the site for continued compliance with the above mitigation measure. Geology & Soils Mitigation Measure GEO 1: A geotechnical engineering investigation shall be undertaken and a comprehensive design-level report prepared based on the final approved design of the project. Additional borings will be required to address specific areas of the site once building layout and structural foundation loads are determined, or can be reasonably estimated. The report shall address site preparation and grading, total and differential settlement under the structure loads, retaining wall design parameters, slabs-on-grade, expansive soils, site-specific seismicity (including seismic loads on retaining walls), and any other items deemed relevant to the geotechnical engineer.  Monitoring Plan, GEO 1: All mitigation measures shall be shown on grading and building plans. Community Development Planning and Public Works staff shall review the geotechnical analysis as part of the Building Permit application package prior to issuance of grading or construction permits. SECTION 3. Action. The Architectural Review Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Department 1. Final project design and construction drawings shall be in substantial compliance with the project plans approved by the ARC. A separate full-size sheet shall be included in working drawings submitted for a building permit that list all conditions, and code requirements of project approval as Sheet No. 2. Reference should 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. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements on elevation drawings. Plans shall clearly note that all stucco surfaces are not a sprayed-on product and have a smooth hand-troweled or sand finish appearance to the satisfaction of the Community Development Director. 3. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Resolution No. ARC-####-14 Page 7 1845/1865 Monterey Street, ARC 143-13 4. 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 on the submitted building plans. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. a. A photometric plan shall be provided per Zoning Regulations Section 17.23.030.3 5. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them. A line-of-sight diagram shall be included to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 6. 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. The plan shall include landscaping along the north and west sides of the trash enclosure. Landscaping in this area shall have a minimum height of three feet to effectively screen the trash enclosure. a. Any proposed landscape lighting shall be shown on plans submitted for a building permit and plans shall clearly indicate lighting to utilize a narrow cone of light (no brighter than approximately 15 watts) for the purpose of confining the light to the object of interest. 7. 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. 8. The proposed rooftop signage (Sheet A7.1 view 02) shall be removed. 9. The proposed green-screen living wall shall comply with the requirements of Zoning Regulations Section 17.16.050 (Fences, Walls and Hedges). Engineering Division 10. The underlying property line(s) shall be merged or adjusted prior to building permit issuance. Resolution No. ARC-####-14 Page 8 1845/1865 Monterey Street, ARC 143-13 11. Any proposed or required easements shall be recorded prior to permit issuance. Any required common driveway or shared parking agreements shall be approved and recorded prior to building permit issuance. 12. Work or construction staging within the public right-of-way requires an encroachment permit from the Public Works Department. All work within the public right-of-way shall be subject to the City Engineering Standards in effect at the time of permit issuance. Any curb, gutter, and sidewalk work shall comply with the standards for the Mission Style district as extended to upper Monterey Street. 13. The existing, proposed, and/or altered driveway approaches shall be shown to comply with current ADA and City Engineering Standards. Any sections of damaged or displaced curb, gutter, and sidewalk shall be repaired or replaced to the satisfaction of the City Engineer prior to final inspection approvals. 14. This property and project is located within a mapped Special Flood Hazard Area (SFHA) as shown on the most current Flood Insurance Rate Map (FIRM). The project shall comply with the Floodplain Management Regulations. The final plans and drainage report shall show and reference the mapped Floodzone. The project shall comply with the mapped zone unless a Letter of Map Revision (LOMR) is processed through FEMA. If proposed, a Conditional Letter of Map Revision (CLOMR) or LOMR (Determination Document) shall be approved prior to building permit issuance. 15. Work within the channel or riparian areas shall be approved by the City of San Luis Obispo and other pertinent regulatory agencies prior to demolition, grading, or construction permit issuance. The new pipe outlet to San Luis Creek shall be approved by all agencies having jurisdiction prior to building permit issuance. 16. The final plans and drainage report shall show and note compliance with the Floodplain Management Regulations, Waterway Management Plan Drainage Design Manual, and Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board per their Resolution R3-2013-0032. 17. The building plan submittal shall include a preliminary Operations and Maintenance manual for all proposed BMP’s. A final or updated manual shall be provided to the city prior to final inspection approvals. A private stormwater conveyance agreement shall be recorded in a format provided by the city prior to final inspection approvals. 18. Wiring to the new building shall be underground. Undergrounding of wiring shall be completed without a net increase of utility poles within the public right-of-way. If PGE, ATT, and Charter plans are not available at the time of plan review and permit issuance, they shall be listed on the cover sheet of the plans as a deferred submittal item. Deferred submittal items shall be reviewed by the architect of record or engineer of record for compliance with the respective site designs and shall be forwarded to the city for review and approval. 19. The building plan submittal and/or demolition plans shall include a detailed tree inventory and summary of trees to remain and trees to be removed. The plans shall include a report from a Resolution No. ARC-####-14 Page 9 1845/1865 Monterey Street, ARC 143-13 certified arborist with recommendations for tree preservation measures for all on-site and any off-site trees needing specific protections during construction. 20. The existing 24” Norfolk Island Pine located on the 1865 Monterey property shall be retained unless otherwise approved for removal by the City Arborist and Community Development Director. A tree removal proposal will require a report from a certified arborist with a summary of why the tree can’t be saved. 21. The two existing Deodara Cedar trees located in the front yard setback shall be retained and incorporated into the final site plan unless otherwise approved for removal by the City Arborist and Community Development Director. A tree removal proposal will require a report from a certified arborist with a summary of why one or both of the tree(s) can’t be saved. If approved for removal, compensatory evergreen tree(s) shall be incorporated into the front yard setback area. 22. Two 15-gallon Zone 1 street trees shall be planted in the public sidewalk area along the project frontage. Street tree species and plantings shall be installed per City Engineering Standards and approved by the City Arborist. Trees shall be planted in a tree well with grates and guards. An alternate tree species (Gold Medallion), as planted in this block of Monterey, could be supported. Transportation 23. Due to its close proximity to the main project driveway, the project’s southerly driveway shall either be eliminated or redesigned as an “entrance only” one way driveway. 24. To further ensure pedestrian safety, the northerly project driveway exit shall provide a minimum of ten feet clear visibility to the back of sidewalk on both sides of the exit. The distance shall be measured from 8 feet behind the stop bar and two feet to the right of the centerline where a driver would be located in a stopped vehicle and shown on building plans. 25. Long and short-term bicycle parking for the existing restaurant use and the proposed hotel use shall be provided in accordance with Table 6.5 of the Zoning Regulations. Bicycle parking shall be installed at highly visible locations that are as close to the main entrance of the destination as possible and located at least as conveniently as the most convenient automobile parking space. Dimensioned locations and details of the short and long-term bicycle parking shall be provided on the project’s construction plans including rack design, location, clearances and circulation needs for users in compliance with manufacturers’ standards. Each parking space shall include a 2x6 ft. footprint unless noted otherwise by the manufacturer. a. Approved short-term bicycle rack designs include the inverted “U” or “Peak Racks”. “Ribbon” type racks are not approved for use in the City. b. Long-term bicycle parking may consist of lockers installed either within or outside the building. As an alternative, a lockable room within the building that is labeled and reserved for bicycle storage may substitute for bicycle lockers. Provide details and specifications for bicycle lockers/rooms to the satisfaction of the Planning Division. Resolution No. ARC-####-14 Page 10 1845/1865 Monterey Street, ARC 143-13 Fire Department 26. Building construction type will require Type II-B with one-hour fire rated separation between dwelling units. Project will require an NFPA 13 fire sprinkler system. These requirements are a trade-off for lack of Fire Department ladder truck access to the new building. 27. Fire sprinkler system OS&Y/backflow device shall be located within 40 feet of existing hydrant. 28. OS&Y/backflow device can be located vertically inside the building, facing the street, if it is in a two-hour fire rated room/closet with exterior door access. Backflow device shall be within 20 feet of the property line at the street. Utilities Department 29. Since the project at 1845 Monterey is proposing to share trash and recycling facilities with the adjoining property at 1865 Monterey, an easement/agreement shall be recorded prior to Building Permit issuance. 30. If the existing sewer lateral at 1845 Monterey is proposed to be reused, submittal of a video inspection will be required for review and approval of the Utilities Department during the Building Permit Review process. If a new lateral is proposed, the existing lateral must be abandoned per City standards. 31. According to Sheet L1.0, the proposed project at 1845 Monterey has 3,448 square feet of landscaping. New non-residential development with a landscape area of 1,000 square feet or greater must install an irrigation meter and pay the associated impact fee (Green Building Code 5.304.2). Note: Code requirements provided to applicant separately. 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 15th day of September, 2014. _____________________________ Pam Ricci, Secretary Architectural Review Commission Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Attachment 3 Visual Simulations For The Monterey Hotel 1845 Monterey Street San Luis Obispo, CA 93401 Prepared For: Jess Parker 1865 Monterey Street Investors, LP 1205 Coast Village Road Montecito, CA 93108 At The Request Of: Community Development Department City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 CDD Application #143-13 Prepared By: garcia architecture + design 1308 Monterey Street, Suite 230 San Luis Obispo, CA 93401 Date: 24 April 2014 Attachment 7 Executive Summary The following visual simulations are for a proposed hotel project to be located at 1845/1865 Monterey Street, in the City of San Luis Obispo, California. Prepared at the request of the City’s Community Development Department, these photo-simulations are intended to provide a graphic depiction of the proposed finish hotel facility as seen within the existing context of the proposed site location, as viewed from various vantage points surrounding the existing project site. This document contains a reference vicinity map, which indicates the point-of-reference view- points (VP) for the background photographs taken for this analysis, followed by "before and after" visual simulations of the proposed project. Finally, the appendix contains a methodology summary, which describes the techniques and methods used to generate the visual simulations contained herein. Attachment 7 Reference Vicinity Map Attachment 7 VP #1: Visual simulation of proposed project from Monterey Street looking southeast Attachment 7 VP #2: Visual simulation of proposed project from Monterey Street looking northeast Attachment 7 VP #3: Visual simulation of proposed project from San Luis Drive looking northwest Attachment 7 VP #4: Visual simulation of proposed project from San Luis Drive looking northwest Attachment 7 VP #5: Visual simulation of proposed project from San Luis Drive looking northwest Attachment 7 Appendix A: Methodology Introduction The following is a summary of techniques, means, and methods utilized to create the visual photo simulations contained herein this visual analysis: Basis For each View Point (VP) simulation, a digital photo or series of photos (panoramics) were taken of the subject property, shot from a known and pre-determined location in the field, as denoted in the reference vicinity map contained herein. For this study, a Nikon digital 35mm SLR camera was utilized to capture the raw site images, with the camera stop set at a constant F=35 for consistency across the simulations. These digital photographs not only store the visual data but also the image metadata, including date/time of image capture, shutter speed and focal length. This data is later “mapped” to the digital building modeling software in order to recreate actual field conditions in the virtual modeling environment. Modeling Digital or “virtual” modeling begins by creating a three-dimensional terrain model of the subject property. Utilizing an AutoCAD-based digital topography provided by Wallace Group, a 3-D terrain model was generated, incorporating the ACAD files’ X,Y,Z coordinates as well as field monuments verified and/or set via GPS technology. Concurrently, the 2-D digital architectural and engineering project CAD plans were imported into “Google Sketchup” 3-D modeling software in order to “construct” a scaled 3-D digital model of the entire project. The resultant product yielded a comprehensive scaled 3-D virtual model of the entire proposed project, including all known and proposed ground improvements within the project boundary, as well as adjacent 3-D objects surrounding the subject property. The composite model was then translated and adjusted to achieve its’ actual State Plane Coordinates location in order to ensure proper sun angle relative to its GPS location. Layout + Alignment Once the virtual project is fully modeled, translated and rotated into proper real-world coordinates, the digital photo or panoramic is imported into the modeling software. The photo’s predetermined VP is then re-established within the digital modeling environment, recreated via the digital image’s metadata information. Using known existing scale elements such utility poles, trees, signs and/or field-set graduated story poles, the model is then digitally aligned with the existing photograph or panoramic image. These known objects or land features, which are coincidental to both the digital model and photograph, are used to accurately align the model, both vertically and horizontally, with the digital photo, creating a raw photo-simulation of the digital model with its’ known background environment. Attachment 7 Rendering / Materialization Once the model and photo alignment has been verified, and the VP information has been stored into the digital environment, the project model is then exported for final rendering and surfacing of all exterior materials. The rendering process takes into account the time of day as well as actual month/day of year in order to properly cast identical shadows to those in the digital photograph. Final Compositions / Simulations Upon completion of the final renderings process, the fully rendered image is merged with the original high-resolution digital photo to create a composite visual simulation (VS). Final digital editing is employed to remove and/or mask any objects in the foreground and/or background that would not be seen after project completion, as well as include any new site features, such as proposed landscaping, walls, walkways, etc, in order to accurately portray the finished project from the desired viewpoint. Attachment 7