HomeMy WebLinkAbout2 Attachment 18 ARC Reprt (10-20-14)Meeting Date: Oct. 20, 2014
Item Number: 2
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Continued 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 ARC reviewed the project on September 15, 2014 and
continued the project providing six direction items [see section 3.0 below].
Staff has reviewed the applicant’s response and finds the revised plans and supporting information to
comply with ARC direction. Staff recommends the ARC adopt the draft resolution (Attachment 1)
giving final approval of the project based on consistency with ARC direction as well as Community
Design Guidelines, Ordinance No. 1130, and applicable City regulations.
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1.0 COMMISSION’S PURVIEW
The ARC continued the project on September 15, 2014 providing six directional items (discussed in
section 3.0 below). The Commission’s role is to review the applicant’s response to ARC direction and
the response’s 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.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
A detailed description of site information and setting can be found in the September 15, 2014 ARC
staff report which is attachment 6 to this report.
2.2 Project Description
A summary of significant project features and project statistics can be found in the September 15,
2014 ARC staff report which is attachment 6 to this report.
2.3 Background
A background discussion including Ordinance No. 1130 and the project’s Use Permit requirement
can be found in the September 15, 2014 ARC staff report which is attachment 6 to this report.
2.3.1 Use Permit Appeal
A discussion of the Use Permit appeal can be found in the September 15, 2014 ARC staff report
which is attachment 6 to this report.
3.0 PROJECT ANALYSIS
The ARC continued the project on September 15, 2014 providing six directional items for revisions to
the project. The below paragraphs highlight the directional items, providing the applicant’s response
and staff’s analysis of said response.
3.1 Commission Direction #1: Provide additional noise analysis and information related to the
parking garage and other hotel noise-generating activities.
The applicant has provided a site specific Acoustic Analysis prepared by David Dubbink
Associates (Attachment 4). The report reviews sound generated from use of the proposed
creek-facing balconies and parking areas as compared to City noise requirements.
Balconies. The report concludes that sound produced from users of the proposed balconies
(loud voices were measured at 50 dB at a 50-foot distance) will dissipate to 39 decibels
(Attachment X, Acoustic Report, Table 4) at the property line between the subject location and
the adjacent R-1 residences, which is below the allowed daytime (50 dB) and nighttime (45dB)
maximums, compliant with City noise requirements. This conclusion from the report, relative
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to noise from the balconies, is illustrated in figures 4 through 6 of Attachment 4, Acoustic
Analysis (the teal color represents the existing ambient noise level ~47 dB).
Parking areas. David Dubbink Associates performed real-world testing to accumulate data
relative to typical uses associated with a parking area; door/trunk slams and horn beeps (see
Attachment 4, Acoustic Analysis, in particular, see Appendix A “Parking Lot Noise” on page
14). The data from the analysis was then applied to the subject location based on the design and
site plan of the proposed hotel. The report concludes that sound produced from use of the ‘level
1’ and ‘lower level parking areas’ will dissipate to 33 and 41 decibels (respectively) at the
property line between the subject location and adjacent R-1 residences, which is below the
allowed daytime (50 dB) and nighttime (45dB) maximums, compliant with City noise
requirements. The conclusion from the report, relative to noise from the parking areas, is
illustrated in figures 7 and 8 of Attachment 4, Acoustic Report.
Conclusion #1: Staff finds the noise analysis and sound associated with the hotel use to
comply with the City’s noise requirements and ARC direction. Furthermore, although the
project complies with City noise requirements, the Acoustic Analysis indicates that additional
steps can be taken to reduce potential noise disturbance. These additional steps are
recommended for adoption as conditions of approval and have been added to the attached
resolution (see conditions 10 - 14 of Attachment 1).
3.2 Commission Direction #2: Provide additional information on lighting, especially on the east
side of the project.
The applicant has provided a site specific photometric analysis (Attachment 5) specific to the
creek facing façade of the proposed hotel. The analysis concludes that lighting levels in the
creek area and at the boundary property line between the subject location and the adjacent R-1
residences will be 0.0 footcandles. All proposed lighting levels shown on the photometric plan
are consistent with the City’s Night Sky Preservation requirements which allow a maximum of
10 footcandles for commercial and residential properties (section 17.23.040 subsections 3 & 4).
Additionally, the requirements (section 17.23.040 subsection 2) state that “no lighting on a
private property shall produce an illumination level greater than two maintained horizontal
footcandles at grade on any property within a residential zoning district except on the site of
the light source”. The lighting levels shown on the photometric plans more than comply with
this standard (although technically not required since the project is not located within a
residential zone).
Conclusion #2: Staff finds the lighting levels at the subject location to comply with the City’s
Night Sky Preservation requirements and ARC direction.
3.3 Commission Direction #3: Look at ways to further minimize impacts to neighbors from the
proposed balconies, including the possibility of reducing the number and/or size of balconies, and
explore balcony screening alternatives such as taller guard railings.
The applicant has modified the design of the creek facing (east) façade to fully remove the
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three balconies nearest the creek and the wrap around portions of the three balconies adjacent
to the skyway (i.e. the bridge connection), see image below. This results in an additional 26%
reduction in the square footage area of balconies facing the creek (previously totaling 2,079 s.f.,
now totaling 1,533 s.f.).
Additionally, the guardrail of each balcony continues downward (past a particular balconies
finished floor) and creates an awning-type enclosure for the balcony below, further screening
the space. See image below (far right callout).
Conclusion #3: As discussed above, sound generated from use of the proposed balconies more
than complies with City noise requirements (section 3.1 above) and light associated with the
proposed balconies also more than complies with the City’s Night Sky Preservation
requirements (section 3.2 above). Staff finds the removed balconies and reduced size balconies
to comply with ARC direction and to be compliant with City noise and lighting requirements.
3.4 Commission Direction #4: Provide a detail of a taller screening wall and associated
landscaping for the uncovered parking area.
The ARC directed the applicant to provide additional detail and a taller screening wall
associated with the existing uncovered parking area. The screening wall was a requirement of
the Mitigated Negative Declaration to screen potential glare from vehicles utilizing the existing
parking area. The applicant has provided a design detail of the proposed screening wall (shown
on Attachment 3, Project Plans, A6.1). The proposed 5-foot wall includes a green screen on the
portion of the wall facing the creek and will be a solid framed wall which will also double as a
sound mitigating device.
Conclusion #4: Staff finds the taller screening wall to sufficiently screen vehicle headlines and
serve to mitigate sounds associated with vehicle use of the lower parking area, consistent with
Red line indicates
balcony finished
floor
False balconies Removed wrap-around
balcony
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the Mitigated Negative Declaration and ARC direction.
3.5 Commission Direction #5: Include information on plantings in the creek setback area to be
removed and any replacement plantings.
The applicant’s Landscape Architect (Firma Consultants Incorporated) has provided a formal
letter in response to ARC direction (Attachment 6, Letter from Firma). The letter discusses the
existing riparian and upland habitat and indicates that the existing Eucalyptus tree and some of
the smaller non-native shrubs and vines should be removed.
Conclusion #5: The Natural Resources Manager has reviewed and concurs with the
conclusions of the letter but feels the large Eucalyptus tree (southeast corner of the site) may
remain in order to provide additional screening benefit, provided, that regular cleanup and
maintenance of leaf litter is performed so as to allow other native vegetation access to
necessary light and space. The City Arborist and Natural Resources Manager will meet with the
applicant’s Landscape Architect and Contractor to ensure finalization of the creek restoration
and enhancement plan as well as final implementation of the plan.
3.6 Commission Direction #6: Provide an update on Public Works Condition #23 related to
driveways off of Monterey Street.
Condition #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.”
Conclusion #5: The Public Works Department has found that the close spacing of full access
driveways creates a “Right-Turn Conflict Overlap” as defined under the Transportation
Research Boards Access Management Manual. Contemporary safety design guidelines dictate a
minimum spacing of full access driveways at 185-feet in a 30 mph zone, the distance between
these driveways is approximately 60-feet. Furthermore, the Public Works department has
included a condition of approval (#28a) allowing the applicant to request that the City analyze
the one-way driveway and the potential impacts of modifying the one-way driveway design
back to a two-way design.
4.0 ENVIRONMENTAL REVIEW
An initial study has been prepared by staff in accordance with the California Environmental Quality
Act (Attachment 8, Mitigated Negative Declaration ER 143-13) and a Mitigated Negative Declaration
(MND) is recommended for adoption.
A summary of the potential impacts and recommended mitigation measures is provided in the
September 15, 2014 ARC staff report which is attachment 7 to this report.
5.0 OTHER DEPARTMENT COMMENTS
Comments from the other departments have been incorporated into the recommended resolution as
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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. Revised Project Plans
4. Acoustic Analysis (Attached to 2-17-15 City Council Report)
5. Photometric Analysis (Attached to 2-17-15 City Council Report)
6. Letter from FIRMA Consultants Incorporated
7. Visual Simulations from September 15, 2014 ARC Staff Report
(Attached to 2-17-15 City Council Report)
8. Mitigated Negative Declaration (ER 143-13) (Attached to 2-17-15 City Council Report)
9. September 15, 2014 ARC meeting minutes (Attached to 2-17-15 City Council Report)
Included in Committee member portfolio: Project Plans
Available at ARC Hearing: Colors and Materials Board
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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 OCTOBER 20, 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 continued the project to a date uncertain and provided
directional items to the applicant and staff; and
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 October 20, 2014, pursuant to a proceeding instituted under ARC 143-13 in
consideration of the response to ARC directional items, 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).
Attachment 1
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5. The project complies with ARC directional items provided at the October 20, 2014 ARC
hearing.
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:
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.
Attachment 1
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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.
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
Attachment 1
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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
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.
Attachment 1
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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.
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
Attachment 1
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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
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.
Attachment 1
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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.
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
b. Exterior balcony wall sconce lighting (facing the creek) shall be designed so that the
light can be switched on and off to avoid constant illumination of the exterior lights.
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.
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.
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1845/1865 Monterey Street, ARC 143-13_continued review
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).
10. The hotel shall maintain a nighttime staff that can quickly respond to guest or to neighbor’s
complaints about excessive noise.
11. The surface of the parking areas shall be finished with a texture that lessens the potential for tire
squeal. Concrete surface treatments that can achieve this include burlap drag texturing. This
shall be shown on plans submitted for a building permit.
12. The echo effects within the parking levels shall be reduced by surfacing portions of the ceiling
with sound absorbing material. A variety of products are available for this purpose including
foam or porous expanded polypropylene panels.
13. The “headlight wall” bordering the parking area shall be constructed of a solid material with no
openings or gaps. The driveway ramp that connects the two parking levels shall be enclosed by
a sound blocking wall that is at least as high as the “headlight wall”. This wall shall be
compatible in design with adjacent screening walls and the final design and placement shall be
to the satisfaction of the Community Development Director.
14. Construction activities shall take place only between the hours of 7 AM to 7 PM.
Engineering Division
15. The underlying property line(s) shall be merged or adjusted prior to building permit issuance.
16. 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.
17. 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.
18. 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.
19. 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
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of Map Revision (CLOMR) or LOMR (Determination Document) shall be approved prior to
building permit issuance.
20. 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.
21. 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.
22. 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.
23. 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.
24. 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
certified arborist with recommendations for tree preservation measures for all on-site and any
off-site trees needing specific protections during construction.
25. 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.
26. 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.
27. 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
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Resolution No. ARC-####-14 Page 10
1845/1865 Monterey Street, ARC 143-13_continued review
28. 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.
a. After one year of operation of the hotel, the applicant may submit a request that the
City analyze the potential impacts of modifying the project‘s one-way driveway to a
two-way driveway. If the analysis supports the conversion of the driveway, the
applicant shall be responsible for all costs associated with its design, permitting and
construction.
29. 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.
30. 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.
Fire Department
31. 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.
32. Fire sprinkler system OS&Y/backflow device shall be located within 40 feet of existing hydrant.
33. 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
34. 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.
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Resolution No. ARC-####-14 Page 11
1845/1865 Monterey Street, ARC 143-13_continued review
35. 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.
36. 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).
Natural Resources
37. Subject to the final approval of the Natural Resources Manager and City Arborist, the existing
eucalyptus tree may be retained with safety pruning and regular cleanup and maintenance of leaf
litter so as to allow other native vegetation access to necessary light and space.
38. The riparian and upland vegetation letter from Firma Consultants Incorporated (dated: October
8, 2014) is supported by the Natural Resources Manager. Newly introduced native species shall
be monitored for a period of approximately three years to ensure successful establishment of the
species.
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 20th day of October, 2014.
_____________________________
Pam Ricci, Secretary
Architectural Review Commission
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Firma Consultants Incorporated
David W. Foote ASLA
187 Tank Farm Road Suite 230
San Luis Obispo, CA 93401
(805 )781-9800 • fax (805)781-9803
October 8, 2014
George Garcia
Garcia Architecture + Design
Sent via email
RE: The Monterey –Project No. ER 143-13
Dear George,
We have reviewed the required mitigation measure related to creek vegetation, visited the
site to review the nature and extent of non-native vegetation in the creek setback as well as
the creek bank.
The applicable mitigation measure reads:
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.
In advance of the final plan to be prepared, and to respond to the ARC information request,
we offer the following:
• The existing creek setback area between the limit of construction and the C/OS-5
line consists of six Pittosporum undulatum, two small Pear trees, Cotoneaster
lacteus, Toyon (Heteromeles arbutifolia), and three small Oaks (Quercus agrifolia).
• The proposed landscape plan retains the existing pepper tree and other
vegetation due to its screening value. Where the basement excavation occurs,
the disturbed area will be re-vegetated with drought tolerant natives.
• The creek bank area subject to MM BIO-2 contains one Eucalyptus tree and a
fairly dense planting of California natives including Monterey Pines (Pinus
radiata), small Oaks (Quercus agrifolia), Toyon (Heteromeles arbutifolia), and
Poison Oak (Toxicodendron diverilobium). It is our opinion that removal of the
introduced trees should be limited to the Eucalyptus tree near top of bank. The
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Monterey pine trees along the creek bank should remain to maintain bank
stability and screening. Understory plants that are non-native include two small
Olive trees (Olea europaea), and four-stressed Pittosporum undulatum. In
addition, thin patches of Vinca major (approximately 250 sf) are located along
the creek bank and 50 sf of English Ivy (Hedera helix) can be found at the top of
the bank. The following native plants that offer habitat and screening would
suitably replace the these non-native plants:
Fremont Cottonwood / Populus fremontii
Toyon / Heteromeles arbutifolia
Snowberry / Symphoricarpos albus laevigatus
California rose / Rosa californica
Coffeberry /
Rhamnus californica
California Bay Laurel / Umbellularia californica
The replacement planting would be mulch and temporary irrigation provided to establish. A
suitable monitoring / establishment period is 3 to 5 years.
Sincerely,
David Foote ASLA
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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
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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.
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Reference Vicinity Map
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VP #1: Visual simulation of proposed project from Monterey Street looking southeast
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VP #2: Visual simulation of proposed project from Monterey Street looking northeast
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VP #3: Visual simulation of proposed project from San Luis Drive looking northwest
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VP #4: Visual simulation of proposed project from San Luis Drive looking northwest
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VP #5: Visual simulation of proposed project from San Luis Drive looking northwest
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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.
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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.
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