HomeMy WebLinkAbout05/16/1989, 6 - REVIEW OF ARCHITECTURAL REVIEW COMMISSION ACTION APPROVING CHANGES TO THE LANDSCAPE PLAN FOR A 50-U ppIIII MEETING DATE-
il ll city of San Luis OBISPO 5-16-89
11110 ,111, COUNCIL AGENDA REPORT° ITEM NUMBER
FROM: Michael Multari, Community Development Director; PREPARED BYi. Greg Smith
SUBJECT Review of Architectural Rev
icw Commission action approving changes to the
landscape plan for a 50-unit motel under construction between Monterey
Street and San Luis Creek, north of Andrews Street.
RECOMMENDATION
Concur with the action of the ARC to approve the revised plans.
BACKGROUND
Discussion
The council required revisions to the landscape plan for this project at their April 4
meeting, acting on an appeal filed by neighbors of the project. The revisions were
approved by the ARC on May I, and are being submitted to the council for concurrence, as
directed by the council in Resolution 6600 (attached).
At the recent ARC hearing, neighbors indicated that the revised landscape plan
satisfactorily addressed their concerns.
Significant Impact
A negative declaration was approved for the original project, and the proposed
modifications are categorically exempt from environmental review requirements. No
significant fiscal or other impacts are anticipated.
Consequences p_f_ Not Taking the Recommended Action
If the council concurs, landscaping will be installed in accord with the revised plan
approved by the ARC. If the council requires further revisions, the landscape plan will
have to be modified in accordance with council direction, and completion of the motel may
be delayed.
Data Summary
Address: 1951 Monterey Street
Applicant: Rajni Desai
Representative: Same
Zoning: C-T
General Plan: Tourist-commercial
Environmental Status: Mitigated negative declaration approved by Director.
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ANI11GW COUNCIL AGENDA REPORT
Page 2
Site Descrintion
The site is a tapering lot of 37,145 square feet area located on the southerly side of
Monterey Street. Another motel, Peach Tree Inn, is on the north of the site. A
single-family residence is located on the south side of the site; Monterey Street and the
Sands Motel are west of the site and San Luis Creek borders the site on the east. The
site slopes from its highest point nearest Monterey Street downwards to San Luis Creek at
the rear of the site at a rate of about 10%. Significant vegetation on the site includes
numerous palm, eucalyptus, olive, pepper, and other miscellaneous trees.
EVALUATION
The revised plans have been prepared by Oasis Associates and represent a complete
reworking of plant materials. In addition, some significant revisions to the site plan
are reflected:
1. The rear stairway has been relocated from behind the main building to a position
along the south side.
2. A narrow planting area has been provided along the southeasterly corner of the
parking area.
3. The retaining wall along the southerly property line, west of the pool, has been
relocated to provide additional room for the trees proposed along that side of
the parking lot.
A letter from the landscape architect which summarizes the response to each point in the
council resolution is attached.
In general, staff and the ARC believe the plan's concept is appropriate and that the
materials selected will be effective in meeting screening and other requirements. The
commission directed the applicant to use a "natural' wood finish and material on exterior
sides of the perimeter fencing; suggested that the plans more clearly explain the
treatment of the creek area at the rear of the site for the council hearing; and
suggested approaching the owner of the adjoining property to the south concerning the
possibility of installing off-site landscaping to help break up views of that side of the
building.
Staff would note that the stairway relocation and new landscape planter areas have
resulted in the elimination of one parking space. In order to compensate for the lost
space, Zoning Regulations allow installation of five bicycle and/or motorcycle spaces;
this detail can be approved by the Community Development Director. Other options include
use of off-site parking, obtaining approval of a variance, or eliminating one guest room.
I
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acy of san lus oBispo
COUNCIL AGENDA REPORT
Page 3
PREVIOUS REVIEW
Public testimony received at the most recent ARC meeting was limited to discussion of
fairly minor details, and neighbors indicated support for the plans as revised. Draft
minutes will be forwarded if they arc available before the council meeting.
ALTERNATIVES
The council may approve, deny or continue the revised plans. Continuance or denial will
likely delay completion of the motel project.
RECOMMENDATION
Adopt attached resolution concurring with the Architectural Review Commission's action to
approve the revised plans.
Draft Resolution
Attachments: Vicinity Map
Resolution 6600
Draft ARC Minutes of 2/27/89
Draft ARC Minutes of 5/1/89 (forthcoming)
gts5:ar86102d
I
RESOLUTION NO. (1989 SERIES)
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING PROPOSED AMENDMENT TO LANDSCAPE PLANS FOR
1951 MONTEREY STREET (ARC 86-102)
WHEREAS, on May 1, 1989, the Architectural Review Commission approved various
amendments to plans for landscaping a building site at 1951 Monterey Street, said plans
having been approved previously by the ARC pursuant to application ARC 86-102 and a
subsequent appeal; and
WHEREAS, on May 16, 1989, the City Council conducted a duly noticed public hearing to
consider the testimony of the appellant and other interested parties.
NOW, THEREFORE, the council of the City of San Luis Obispo concurs with the action of
the Architectural Review Commission to approve the plans as revised pursuant to Council
Resolution 6600; based upon a finding that plans approved by the commission will provide
for appropriate screening of the proposed project.
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing document was passed and adopted this _ day of ,
1989.
Mayor
F,•
ATTEST:
City Clerk
i
Resolution No. (1989 Series)
Page 2
APPROVED:
City A ministrative Officer
City Attor64
Community Development Director
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RESOLUTION NO. 66000989 SERIES)
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO UPHOLDING AN APPEAL OF THE ARCHITECTURAL REVIEW
COMMISSION'S ACTION TO APPROVE PROPOSED AMENDMENT TO
LANDSCAPE PLANS FOR 1951 MONTEREY STREET (ARC 86-102)
WHEREAS, on February 27, 1989, the Architectural Review Commission approved various
amendments to plans for landscaping a building site at 1951 Monterey Street, said plans
having been approved previously by the ARC pursuant to application ARC 86-102, and
WHEREAS, on March 6, 1989, the appellant appealed the Architectural Review
commission's action to the City Council; and
WHEREAS, on April 4, 1989, the City Council conducted a duly noticed public hearing
to consider the testimony of the appellant and other interested parties.
NOW, THEREFORE, the council of the City of San Luis Obispo finds that the revised
plans do not provide an adequate landscaped buffer between the proposed project and
adjoining residential uses and upholds the appeal, and-requires the applicant to make the
following modifications to the landscape plan, to the approval of the Architectural
Review Commission and this Council•
1. Provide appropriate automatic irrigation for the area below the new
retaining wall, including irrigation for the existing olive tree.
2. Provide tall, fast-growing native shrubs such as Myrica californica (Pacific
Wax Myrtle) in front of the wall.
3. Provide several redwood trees in 30' box sizes or greater immediately along
the rear building face. Provide additional fifteen gallon trees at the toe
of the slope behind the building.
4. Provide compensatory planting for Eucalyptus trees which were removed along
the northerly property line.
5. Prbvide a landscape performance bond for a minimum period of two years after
landscape installation.
6. Provide an irrigation plan for the site.
7. Provide an elevation drawing of the front of the building showing the
relationship of proposed landscaping (at maturity) to the structure.
8. Submit revised landscape and irrigation plans of the site drawn at a scale
of I"=10' or larger. 1
Resolution No. 6600 (1989 Series)
Page 2
On motion of Councilman Settle seconded by Vice-Mayor Pinard and on
the following roll call vote:
AYES: Councilman Settle, Vice-Mayor Pinard, Councilmember Rappa, Reiss and
Mayor Dunin
NOES: None
ABSENT: None
the foregoing document was passed and adopted this 4th day of April 1989.
or
ATTEST:
Deputy City Clerk Becki Austin
APPROVED:
City A ministrative Officer
V
City Attorneff
Community Development Director
DRAFT ARC MINUTES
February 27, 1989
1. ARC 86-102 & SA-3986: 1951 Monterey Street; new 50-unit mote; C-T and C/OS-5 zones;
landscape review and request to allow a monument sign for Super 8 Motel.
Greg Smith, Associate Planner, presented the staff report recommending approval of the
landscape plan revision if the commission is satisfied with the level of detail provided,
with direction regarding the number and size of trees.
Rajni Desai, applicant, responded to the staff report and showed a video of the project
site. He felt that 24-inch box trees could be used if directed by the commission. He
noted that 9-watt fluorescent lighting with globes were proposed for outside lighting.
Bonnie Garritano, San Luis Drive neighbor. was concerned with the 24-inch box trees and
with lights shining on residential properties. She also questioned the fence height.
Alice Werbel, San Luis Drive neighbor, felt that a 5-foot fence was inadequate at the
southerly property line. She felt views were affected by the entire length of the
building.
Commr. Bradford felt that box trees were needed and that the applicant may be able to -
work out neighbor screening concerns with the adjacent property owner. She wanted a high
fence used and suggested the applicant work out light details with staff.
Commr. Morris noted problems with reviewing the entire plan. He felt the existing
sycamore trees were dormant now but would screen the property when leafed out. He
thought smaller trees than 24-inches would be better because the roots would be more in
proportion to the tree. He felt neighbor views would be screened by the proposed fence.
Commr. Starr concurred with Commr. Morris. He suggested using down lights.
Commr. McClave questioned the use of 15-gallon trees vs. box trees. He liked the larger
tree but would defer to Commr. Morris's opinion on size.
Commr. Gates suggested screening the pool from the neighbors.
Commr. Cooper felt a 6-foot fence was needed at the southerly property line and suggested .
the applicant consult with Mr. Alberti regarding the trees on his property.
Commr. Morris moved to approve the landscaping plan subject to the addition of a 5-foot
high fence at the southerly property line, tree planting at the rear of the building in
accordance with specifications discussed at the previous meeting, vines on the fence, and
non-glare lighting.
Commr. Starr seconded the motion.
AYES: Morris, Starr, Bradford, Gates, McClave, Cooper
NOES: None
ABSENT: ]ones
The motion passes.
The commission then reviewed the sign request.
Rajni Desai, applicant, responded to.the staff report and requested approval. He noted
that the minimum sign available was 24 square feet.
Commr. McClave felt brick was out-of-context and suggested the sign base be of wood
siding. He felt colors were not a problem and could support a 24 square foot size.
Commr. Gates supported the request but wanted to see the base details.
Commr. Bradford felt the sign did not harmonize with the building and wanted the base
modified.
Commr. Morris thought the colors may be acceptable but the base and sign should related
better to the building.
Commr. Starr wanted to see wood siding used on the base.
Commr. Cooper agreed the base should have wood siding.
Commr. Starr moved to approve the monument sign consisting of 24 square feet in area and
8 feet in height with modifications to the base to match the building.
Commr. Morris seconded the motion.
AYES: Staff, Morris, Bradford, Gates, McClave, Cooper
NOES: None
ABSENT: Jones
The motion passes.
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