HomeMy WebLinkAbout10-19-2015 ARC Item 1 - ARCH-1992-2015 (2223 Monterey Street)
ARCHITECTURAL REVIEW COMMISSION (ARC)
SUBJECT: Conceptual Review of a proposal to redevelop the Motel Inn property with new
motel units, a restaurant and 25 recreational vehicle (RV) parking spaces.
PROJECT ADDRESS: 2223 and 2229 Monterey Street BY:Steve Matarazzo, Senior Planner
FILE NUMBER: ARCH-1992-2015 FROM: Tyler Corey, Interim Deputy
Director
Phone Number: 781-7169
E-mail: tcorey@slocity.org
RECOMMENDATION: Continue the project to a date uncertain with specific direction to staff
and the applicant regarding the project’s consistency with the Community Design Guidelines and
other direction that may be a part of the conceptual review hearing.
SITE DATA
Applicant Motel Inn, L.P.
Representative Studio Design Group Architects
Zoning C-T-S (Tourist-Commercial with
Special Considerations “S”
overlay)
General Plan
Tourist Commercial
Site Area Approximately 4 acres
Environmental
Status
Subject to preparation of an
Initial Study due to creek
adjacency, historic property
status and highway 101 location.
SUMMARY
The applicant has submitted plans (Attachment 2, reduced scale plans) for the review of a project
that will redevelop the historic Motel Inn property with 52 motel guest rooms in various
buildings and parking for up to 25 RVs at the rear of the site adjacent to Highway 101 and the
creek. Ordinance 1130 requires that expansion of existing uses and new uses be reviewed by the
Planning Commission to ensure compliance with specific design criteria.
The Planning Commission reviewed the project conceptually on August 26, 2015 and found the
project to be consistent with land use and zoning designations of property; and, consistent with
the “S”, special considerations, overlay zone (Ordinance 1130). The applicant is now requesting
a conceptual architectural review of the preliminary site and architectural plans prior to
proceeding with final review of more complete plans to the Cultural Heritage Committee,
Planning Commission and Architectural Review Commission.
Meeting Date: October 19, 2015
Item Number: 1
TAC
SM
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The developer is also working with the City and Caltrans to determine the extent of roadway
improvements/restrictions that may be needed to reduce the speed of vehicles accelerating onto
the Highway 101 north-bound on-ramp, immediately adjacent to the site. Other conflicting
traffic movements at the on-ramp/off-ramp locations will also be evaluated with final
recommendations going to the Planning Commission for review and approval.
1.0 COMMISSION’S PURVIEW
The project proposes an expansion of a former, existing motel (the historic Motel Inn) and would
include a new RV parking use. Both land uses are subject to Architectural Review Commission
site and architectural plan approval and Planning Commission use permit approval. This
conceptual architectural and site plan review process is intended to receive feedback and early
direction regarding the consistency of the project with Ordinance 1130 and the community
design guidelines prior to completing the environmental document and proceeding with more
detailed design plans.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
Site Size Approximately 4.19 acres
Present Use & Development Parking lot , accessory structures, and remnants of the Historic
Motel Inn
Topography Generally level
Access North end of Monterey Street
Surrounding Use/Zoning North: Highway 101
East: San Luis Creek
West: C-T-S, Apple Farm Inn
South: R-1-S San Luis Drive residential neighborhood
The project site is approximately four acres, on the very northeast end of Monterey Street,
adjacent to Highway 101 on its north side. San Luis creek borders the south side of the property.
On the south side of the creek, there are several single family residential properties that are
across the creek and otherwise adjacent to the motel portion of the property.
The former Motel Inn was the first known motel in the country. Originally known as the
Milestone Motel Inn, the site was originally developed circa 1925 when Monterey Street was the
highway. This was the last stop for travelers passing north and south over the grade. Many of the
motel units and accessory buildings were demolished due to extensive deterioration; however the
original Motel lobby remains along with a portion of the wall of the original restaurant. The site
is also included in the City’s Master List of Historic Resources.
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2.2 Project Description
The project proposes to resurrect a motel in the theme of the original Motel Inn (Mission revival
architectural style), along with a restaurant, pool and garden areas with detached buildings in a
courtyard setting. The remaining portions of the original structures would be retained and
integrated into the project. The developer has agreed to design the new structures attached to the
historic building remnants so that there is sufficient differentiation between the old and new.
Fifty-two (52) hotel rooms would be arranged in small one and two story detached buildings
with some of the rooms attached to the main lobby building. The restaurant would be in a
separate building at the front of the site and would integrate the original remaining portions of
the Motel Inn.
The easterly half of the site, sandwiched between the creek and Highway 101 is proposed to
accommodate RV spaces in the form of a short-term rental park. A total of 25 RV spaces are
proposed, 10 of which are proposed to be Airstream trailers that would remain on site (with
permanent utility hookups) available for overnight guests.
The applicants are requesting a 10% shared parking reduction which would reduce the parking
requirement of 130 spaces down to 117 spaces; 119 spaces are proposed on the site plan. The
restaurant and motel would share the parking areas. Action on the parking reduction would
occur with final review of the use permit.
2.3 Project Statistics
Statistics
Item Proposed 1 Ordinance Standard2
Street Yard 75 feet 10 feet
Max. Height of Structure(s) 30 feet 45 feet1
Building Coverage (footprint) 13% 75%
Parking Spaces 119 1302
Bicycle Parking 29 16
Figure 1: Rendering of the proposed Motel Inn restaurant and lobby area adjacent to
HWY 101
1 Ordinance 1130 restricts building height to 25 feet within 50 feet of the C/OS-5 boundary. The C/OS 5 boundary is
contiguous with the southerly property line adjacent to the creek. Several of the proposed new motel units are within
the 50 setback area and are therefore restricted to a 25 foot maximum height limit.
2 The applicants are requesting a 10% shared parking reduction to reduce parking requirement by 13 spaces. The
restaurant and hotel use may be considered shared parking as they are different and complementing uses.
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3.0 PROJECT ANALYSIS
3.1 Design
Conceptually, the project satisfies the Community Design Guidelines regarding commercial
project design outside of the downtown area. Section 3.1 of the commercial project guidelines
addresses the following design objectives:
1. Consider the city’s small town scale and demonstrate sensitivity to the surrounding area;
2. Avoid boxy structures with large flat wall planes;
3. Preserve the design integrity of historically significant structures;
4. Provide landscaping to help screen parking and storage areas;
5. Provide safe access to the site and design parking to avoid awkward turning movements;
6. Consider the need for signs and their appropriate scale early in the design process;
7. Locate outdoor equipment and trash enclosures in the least conspicuous parts of the site;
8. Neighborhood compatibility design objectives include having an appropriate design theme,
having buildings of proportional scale and size, having appropriate building setbacks and
massing and using appropriate colors, textures and building materials;
9. Architectural design should involve a consistent use of colors, materials and detailing
throughout all elevations of the buildings.
The proposed project is consistent with the above guidelines by keeping the scale of
development relatively low profile, and it is well buffered from the adjoining neighborhood by
creek vegetation and setback. The Mission Revival style reflects the historic parts of the former
motel and avoids boxy building shapes, providing consistent design, materials and detailing (e.g.,
tiled gabled roofs, trellis and porch elements, cap pieces, recessed windows, small paned
windows, wood framing above windows, and decorative exterior stairways).
As there are no permanent buildings proposed on the other half of the property, primarily site
plan considerations are directed toward the recreational vehicle park. The site plan is well-
designed for its purpose easily accommodating the proposed 25 RVs. The 10 proposed Airstream
vehicles will be of a more stationary nature, but still moveable. Therefore, what appears to be a
“tandem parking” situation adjacent to the short-term RV parking, will not present a problem.
Further, some of these mobile vehicles are shown to be located within an existing water
easement (along the northerly property line) and an access easement (along the easterly property
line). The developer will need to contact the water department to coordinate activities in the
water line easement area. The 50 foot access easement is currently being researched by staff.
However, this easement area should not present a problem for the site plan as the Airstreams are
moveable, if and when required. (The applicant believes this is some kind of trail easement
which would eventually go under the freeway to connect with a future trail system.) The
Commission should also consider any screening issues of the RV park within its site plan
orientation. Existing vegetation within the Caltrans right-of-way on one side, and the riparian
corridor of San Luis Creek on the other appear to provide excellent visual screening from the
traveling public on Highway 101 and across the creek to the adjacent neighborhood.
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3.2 General Plan Policy
The General Plan encourages visitor- serving uses and notes that such uses are especially
appropriate where such uses are already concentrated. The upper Monterey Street region is
concentrated with visitor-serving uses such as hotels and restaurants.
Land Use Element policy 3.6.2 is specific to the location of Tourist Commercial uses:
“The City shall encourage integration of visitor-serving uses with other types of uses,
including overnight accommodations Downtown, near the airport, and near the train
station; small-scale facilities (such as hostels or bed-and-breakfast places) may be
located in Medium-High Density Residential and High-Density Residential Districts,
where compatible. Visitor-serving uses are especially appropriate where such uses
have already concentrated: along upper Monterey Street; at the Madonna Road area;
at certain freeway interchanges; and in the Downtown.”
Other important policies of the General Plan emphasize the protection of residential
neighborhoods as the first priority.
Land Use Element Policy 2.3.3:
“In designing development at the boundary between residential and non-residential
uses, the City shall make protection of a residential atmosphere the first priority.”
The other factor on this development site is the location of San Luis Creek, which follows the
project boundary and separates the project area from the R-1 zone on San Luis Drive. There are
multiple policies in the Conservation/Open Space Element that speak to the interface between
the natural environment and development. Ordinance 1130 was designed to implement these
policies and serves to enhance the relationship between the creek and the visitor-serving uses.
3.3 Ordinance 1130 (Special Considerations Overlay)
In 1989 the properties on the southeast side of Monterey Street adjacent to San Luis Creek were
rezoned with an “S overlay” (Special Considerations) zone to address land use compatibility
concerns applicable to the surrounding area and particularly between commercial and residential
land uses adjacent to San Luis Creek. The Ordinance includes design criteria designed to protect
the creek habitat and nearby residential uses (Attachment 3).
Many of the components of the Motel Inn project respect the criteria within Ordinance 1130
since the project complies with creek setbacks, proposes low-scale development (units are
detached and less than 25 feet in height), and makes use of common access and driveways. The
The following analysis evaluates the project in comparison with the key design criteria of
Ordinance 1130. The design criteria have been abbreviated for clarity.
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1. Creek setbacks
Project complies with creek setbacks and illustrates that all new structures and parking
areas are at least 20 feet from C/OS 5 boundary line (Attachment 2, site plan).
2. Building openings
Openings facing the creek are minimized as the project is designed with a courtyard
setting surrounding pools and garden areas. The bungalow hotel units adjacent to the
creek are detached two-story buildings that do not exceed 25 feet in height. Each of the
buildings contains four hotel units, two upstairs and two downstairs. At least three of the
buildings appear to have units with patios that face the creek. However, the majority of
the patios and decks face inward towards the center of the site.
3. Screening between buildings and creek
This portion of San Luis Creek is heavily vegetated with trees and shrubs. Unlike other
sites along Monterey Street, this site is not sloped and is at a similar grade to San Luis
Drive. The natural vegetation serves to adequately screen the proposed development from
the creek and the San Luis Drive neighborhood.
4. Lighting between buildings and creek
At this time, detailed plans have not been submitted with sufficient clarity to identify
lighting adjacent to the creek. Other than the RV parking area, the project is designed
with pedestrian paths and low scale development adjacent to the creek. Project conditions
can be designed to restrict lighting to appropriate levels adjacent to the creek.
5. Common driveways
The project shares one driveway access from Monterey Street. Parking is designed to be
perpendicular to the creek and is not directly aligned with the rear of the site but is
instead alongside the proposed development.
6. Land Use compatibility
The low scale motel use is consistent with the zoning, will not adversely affect the creek
and will be well buffered from the San Luis Drive neighborhood. Also, in its conceptual
review, the Planning Commission did not see a problem with the complementary use of a
small RV parking area within the motel site.
7. Site drainage
Ordinance 1130 provides for specific criteria to protect the creek from erosive site runoff
or site contaminants. Since the ordinance adoption in 1989, far more restrictive criteria
have been adopted by the Regional Water Quality Control Board and the City which will
guide the project design.
8. Building height restricted to 25 feet within 50 feet of C/OS-5 boundary.
The project complies with specific height criteria by proposing low scale, bungalow court
development for the hotel portion of the project within the 50-foot buffer zone.
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3.4 Other Site Improvements not specifically addressed by Ordinance 1130:
a. Landscaping: A landscaping plan providing for parking lot shade trees, common
area landscape and landscape at the street yard will be required prior to final review
by the ARC. At this time, only conceptual plans have been supplied. If the applicants
receive direction to move forward, additional details regarding site landscaping and
lighting will be required. Highway vegetation within the Caltrans right-of-way
appears adequate to screen the property, and in particular the RV parking area.
b. Trash and Storage Areas: Preliminary plans show a trash/recycling enclosure in the
western edge of the site at the parking area, which would be shielded from views on
Monterey Street while allowing easy access. Details of enclosures will need to be
included with the final project design.
c. Parking: The parking plan provides for 119 vehicle parking spaces. Bicycle and
motorcycle spaces have not been identified at this time and will be required upon a
more detailed project review. The project would normally require 130 vehicle parking
spaces; however, the applicant is requesting shared parking reduction of 10%. The
parking reduction would reduce the requirement to 117 spaces, however 119 spaces
are proposed at this time. The restaurant and hotel use would qualify as a shared use
for the parking reduction since the hotel guests would likely use the restaurant as
guests of the hotel.
d. Signs: The project will retain the historic free-standing motel sign. Other signage
will be subject to future ARC review and approval.
4.0 ENVIRONMENTAL REVIEW
As proposed, the project is not exempt from CEQA due to the location of the creek, HWY 101,
and for the evaluation of modifications to a significant historic resource. Staff will complete the
initial study for the Planning Commission’s review at a future hearing.
5.0 RECOMMENDATION
Continue the project to a date uncertain with specific direction to staff and the applicant on the
project’s consistency with the Community Design Guidelines. The design of the motel project
appears consistent with the C-T zone and with the spirit of Ordinance 1130. The following items
have been identified to formulate discussion:
1. RV Park creek buffering. The City’s Natural Resources Manager is recommending a
wooden rail fence with appropriate signing to address potential trespass into the riparian
area. This type of pedestrian restriction would still allow the visual enjoyment of the
resource.
2. Motel bungalow units. Decks or patios facing the creek area should be screened with
walls or removed from the proposed building design.
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Conditions from Utilities, Transportation, Engineering, Building, and Fire will be provided in
the future architectural review and Planning Commission report. These comments will include
public improvement requirements, utility connections, and other site features.
6.0 ATTACHMENTS
1. Vicinity (Land Use) map
2. Reduced-scale project plans
3. Ordinance 1130
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VICINITY MAP File No. 1035-20152223 Monterey ¯
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