HomeMy WebLinkAboutARC-1002-16 (ARCH-2363-2015 -- 2223 Monterey Street)RESOLUTION NO. ARC -1002-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE DESIGN OF A 55 -ROOM
MOTEL/HOTEL AND 23 SPACE RV/AIRSTREAM PARK WITH
ASSOCIATED PARKING AND SITE IMPROVEMENTS LOCATED ON
THE MASTER LIST HISTORIC MOTEL INN PROPERTY, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS
DATED MARCH 21, 2016 (2223 MONTEREY STREET — ARCH -2363-
2015)
WHEREAS, on October 19, 2015, the Architectural Review Commission of the City of
San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990
Palm Street, San Luis Obispo, California, for the purpose of conceptual architectural review of
the subject project (ARCH -2363-2015); Motel Inn L.P. applicant; and
WHEREAS, on January 25, 2016, the Cultural Heritage Committee of the City of San
Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm
Street, San Luis Obispo, California, for the purpose of historic preservation review of the subject
project and recommended approval to the Architectural Review Commission; Motel Inn L.P.
applicant; and
WHEREAS, on March 21, 2016, the Architectural Review Commission of the City of
San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990
Palm Street, San Luis Obispo, California, for the purpose of design review of the subject
application; Motel Inn L.P. applicant; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Architectural Review Commission has duly considered all evidence,
including the testimony of the applicant, interested parties, and - the evaluation and
recommendations by staff, presented at said hearing.
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
design approval to the project (ARCH -2363-2015), based on the following findings:
1. That, 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.
2. That, 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.
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3. That, consistent with the City's Community Design Guidelines, the project incorporates
sufficient articulation/wall plane movement throughout all elevations that avoids the
appearance of "boxy" structures.
4. That the project is consistent with the height/setback and design requirements of Ordinance
No. 1130 (1989 Series).
That, consistent with the Historic Preservation Guidelines and as recommended by the
Cultural Heritage Committee (Resolution No. 1000-16), the proposed new structures are
compatible and complimentary to the size/scale, massing, and architectural features of the
Master List Historic Motel Inn and project site.
SECTION 2. Environmental Review. The Architectural Review Commission finds that
the Initial Study of Environmental Impact and resultant Mitigated Negative Declaration properly
characterizes the project's potentially significant impacts, and that the incorporated mitigation
measures appropriately ensure that potentially significant impacts are mitigated to a less than
significant level. Final review and decision on the MND will be performed by the Planning
Commission.
SECTION 3. Action. The Architectural Review Commission hereby grants final
approval to the project with incorporation of the following note to the Planning Commission and
conditions of approval:
Note to Planning Commission
The Planning Commission should review the consistency of the upper floor balconies facing
the creek (Suites 41/42 on Plan Sheet A1.2) with Ordinance No. 1130 criterion #3.
Conditions
Planning Division - Community Development Department
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 shall be made in the margin of listed items as to
where in plans requirements are addressed. Any change to approved design, colors, materials,
landscaping or other conditions of approval must be approved by the Director or
Architectural Review Commission, as deemed appropriate.
2. 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 provide final design details for the trash
enclosure(s). Final designs shall be consistent with the overall theme of the project and shall
incorporate screening plantings, to the satisfaction of the Community Development Director.
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4. Plans submitted for a building permit shall clearly demonstrate compliance with height
requirements of the Zoning Regulations (Section 17.16.040). The height of the proposed bell
tower/spire shall be adjusted for compliance.
5. 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.
6. 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 wall sconce lighting (facing the creek) should be designed so that the light
can be switched on and off to avoid constant illumination of the exterior lights.
c. Subject to the final approval of the Community Development Director, the
RV/Airstream area shall include bollard style lighting along the creek (rather than
pole mounted lighting).
7. 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.
8. 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.
b. Subject to the final approval of the Community Development Director, additional
landscape plantings shall be provided and maintained along the Highway 101
frontage for additional screening of the parking and RV/Airstream area. Caltrans
approval may be required dependent on location of landscape plantings relative to
property lines.
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9. 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.
10. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers,
and employees from any claim, action, or proceeding against the City and/or its agents,
officers, or employees to attack, set aside, void, or annul the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
("Indemnified Claims"). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim, and City shall fully cooperate in the
defense against an Indemnified Claim.
Engineering Division — Public Works/Community Development Department
Condition(s)
11. Traffic impact fees shall be paid for this development prior to building permit issuance.
12. All underlying lots shall be merged or lot lines shall otherwise be adjusted prior to building
permit issuance if required by the Building Division and/or Planning Division. Contact the
Planning Division to initiate the Lot Merger, Lot Line Adjustment, or subdivision process.
13. The building plan submittal shall show compliance with State HCD requirements for all
proposed RV and Airstream spaces.
14. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard. MC
12.16.050
15. The required off-site public improvements from the traffic study shall be completed with a
separate public improvement plan submittal processed through the Public Works Department
and Cal Trans. Improvements located within the public right-of-way will require a separate
encroachment permit and associated inspection fees. A separate improvement plan review
base fee payable to the Public Works Department shall be required for the Public Works
Department review of the improvements associated with the building plan submittal. Said
review fee shall be in accordance with the improvement plan review fee resolution in effect
at the time of the building permit application submittal.
16. The miscellaneous public improvement plan submittal shall show modifications to the
driveway approach in accordance with the traffic study and the revised geometry of the 101
off ramp. All driveway work shall be in accordance with city engineering standards and shall
be approved to the satisfaction of the Public Works Department.
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17. A separate encroachment permit and/or plan approvals may be required from Cal Trans for
any work or construction staging within or affecting the Cal Trans right-of-way.
18. The building plan submittal shall correctly reflect the right-of-way width, location of
frontage improvements, front property line location, and all easements. All existing frontage
improvements including street trees shall be shown for reference.
19. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving
materials are recommended for water quantity and/or quality control purposes and in the area
of existing or proposed trees and where the driveway or parking area may occur within the
dripline of any tree. Alternate paving material shall be approved to the satisfaction of the
Planning Division.
20. All parking spaces shall be able to be entered in one movement. All spaces, drive aisles, etc.
shall be designed so that all vehicles can exit to the adjoining street in a forward motion in
not more than two maneuvers. For purposes of maneuverability, all required and proposed
covered and uncovered spaces shall be assumed to be occupied by a standard size vehicle.
21. The building plan submittal shall show all required short-term and long-term bicycle parking
per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013
Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific
conditions to the satisfaction of the Community Development Department. Include details
and detail references on the plans for the proposed bicycle parking facilities and/or racks.
The building plans shall provide a detailed site plan of any racks. Show all dimensions and
clearances to obstructions per city standard. The project summary shall include the required
and proposed bicycle parking accordingly.
a. Short-term bicycle racks of the inverted "U" design or "Peak Racks" shall be
installed in close proximity to, and visible from the main entry into the building.
Dimension the minimum clearances between racks shall be per city
standards/adopted guidelines.
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(s)
labeled and reserved for bicycle storage may substitute for bicycle lockers.
Provide details and specs for bicycle lockers to the satisfaction of the Planning
Division.
22. Provisions for trash, recycle, and green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Company. The
respective refuse storage area and on-site conveyance shall consider convenience, aesthetics,
safety, and functionality. Ownership boundaries and/or easements shall be considered in the
final design. Any common storage areas shall be maintained by the Property Owner's
Association or other property maintenance agreement accordingly.
23. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades.
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Services to the new structures shall be underground. Undergrounding to the new structures
and facilities shall be completed without a net increase of utility poles within the public right-
of-way unless specifically approved by the City of San Luis Obispo. All work in the public
right-of-way shall be shown or noted.
24. This property is located within a designated flood zone as shown on the Flood Insurance Rate
Map (FIRM) for the City of San Luis Obispo. As such, any new or substantially remodeled
structures shall comply with all Federal Emergency Management Agency (FEMA)
requirements and the city's Floodplain Management Regulations per Municipal Code
Chapter 17.84.
25. This property is located in an AE flood zone. Any structure located within the flood zone
must be constructed to an elevation that is at least one foot above the Base Flood Elevation
(BFE). Additional freeboard to 2' above the BFE may result in additional savings on flood
insurance and is strongly encouraged.
26. The developer shall process a Letter of Map Change (LOMC) to show that the new structures
and building/site service equipment are located outside the Special Flood Hazard Area. The
LOMC shall be processed and finalized prior to building permit issuance. If the structures
will be removed based on fill, then a Conditional Letter of Map Revision (CLOMR) shall be
processed prior to building/grading permit issuance with a LOMR to be processed within 6
months of the completion of grading and prior to final inspection approvals/occupancy.
27. The building plan submittal shall include a complete grading, drainage and topo plan. The
grading and drainage plan shall show existing structures and grades located within 15' of the
property lines in accordance with the grading ordinance. The plan shall consider historic
offsite drainage tributary to this property that may need to be conveyed along with the
improved on-site drainage. This development will alter and/or increase the storm water
runoff from this site. The improved or altered drainage shall be directed to the street and not
across adjoining property lines unless the drainage is conveyed within recorded easements or
existing waterways.
28. The building plan submittal shall include complete topographic information along the creek
bank. Any proposed creek bank stabilization measures shall be to the satisfaction of the
Natural Resources Manager. The building plan submittal shall include the review and
recommendations from a soils engineer/engineering geologist on the stability of the existing
creek banks and any recommendations regarding building setbacks, site grading and drainage
recommendations, etc.
29. This development shall comply with the Waterway Management Plan, Volume III, Drainage
Design Manual. The building plan submittal shall include a complete hydrologic and
hydraulic analysis report to show compliance with the Waterway Management Plan and the
Post Construction Stormwater Requirements. The analysis shall be expanded or amended as
necessary to include any proposal for fill within the special flood hazard area.
30. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as regulated by the Regional Water Quality Control Board for redeveloped
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sites. Include a complete Post Construction Stormwater Control Plan Template as available
on the City's Website.
31. An operations and maintenance manual will be required for the post construction stormwater
improvements. The manual shall be provided at the time of building permit application and
shall be accepted by the City prior to building permit issuance. A private stormwater
conveyance agreement will be required and shall be recorded prior to final inspection
approvals.
32. EPA Requirement: General Construction Activity Storm Water Permits are required for all
storm water discharges associated with a construction activity where clearing, grading or
excavations result in land disturbance of one or more acres. Storm water discharges of less
than one acre, but which is part of a larger common plan of development or sale, also
requires a permit. Permits are required until the construction is complete. To be covered by
a General Construction Activity Permit, the owner(s) of land where construction activity
occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to
the State Regional Water Quality Control Board. An application is required to the State
Board under their recently adopted Stormwater Multi -Application, Reporting, and Tracking
System (SMARTS).
33. The building plan submittal shall include a copy of the Storm Water Pollution Prevention
Plan (SWPPP) for reference. Incorporate any erosion control measures into the building
plans as required by the Board, identified in the SWPPP, and in accordance with Section 10
of the city's Waterways Management Plan. The building plan submittal shall include
reference to the WDID number on the grading and erosion control plans for reference.
34. Work adjacent to or within a channel or creek may require the approvals of California
Department of Fish and Wildlife (CDFW), The Army Corp of Engineer's, and/or the
Regional Water Quality Control Board. A copy of any required permits or a written permit
waiver or exemption for the same shall be provided to the City prior to demolition, grading,
and/or building permit issuance if applicable.
35. Erosion control measures are required in accordance with the grading ordinance and
Waterway Management Plan Drainage Design Manual. Provide an erosion control plan
and/or erosion control notes on the plans to the satisfaction of the Building Official and
Public Works Director. Erosion control measures shall be implemented and maintained
during all construction and ground disturbing activities. Add notes to the grading plan as
necessary. A detailed erosion control plan is required in accordance with Waterway
Management Plan Section 3.7 and Section 10.0.
36. A soils report will be required for development of all new structures, site improvements,
retaining walls, new parking lot areas, and for public improvements. The soils report shall be
included with the building permit submittal package and with the submittal of public
improvement plans if applicable.
37. The building plan submittal shall include a complete landscape plan including the planting
along the Highway 101 corridor adjacent to the site to accommodate screening of trees and
shrubs.
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38. The building plan submittal shall show all existing and proposed trees. The plan shall show
the trees to be removed, transplanted, and/or saved. A tree protection plan and/or strategy
shall be provided for all trees to be retained or transplanted to the satisfaction of the City
Arborist prior to demolition, grading, and/or building permit issuance.
39. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. A separate report from a
Certified Arborist may be required at the discretion of the City Arborist. The City Arborist
shall approve any safety pruning, the cutting of substantial roots, or grading within the
dripline of trees. A city -approved arborist shall complete safety pruning. Any required tree
protection measures shall be shown or noted on the building plans. Contact the City Arborist
at 781-7023 to review and to establish any required preservation measures to be included
with the building permit submittal.
40. A tree protection/transplanting surety shall be provided as part of the tree protection
plan/strategy. The surety shall be provided prior to building permit issuance and shall remain
on file with a sunset date as established by the project arborist to the satisfaction of the City
Arborist.
Building Division — Community Development Department
Code Requirement(s)
41. Verify plans provide a "Code Analysis" to show compliance with CBC requirements
Chapters 5, 6, 7, & 10.
Utilities Department
Condition(s)
42. Any private water or sewer services that cross one proposed parcel for the benefit of another
shall provide evidence that a private utility easement appropriate for those facilities has been
recorded prior to final Building Permit.
43. If commercial uses in the project include food preparation, provisions for grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided
with the design. These types of facilities shall also provide an area inside to wash floor mats,
equipment, and trash cans. The wash area shall be drained to the sanitary sewer.
44. The project's Utility Plan shall clearly show the extent of the City's existing sewer easement
through the property. Private storm drainage structures and trees will not be permitted in the
City's easement.
45. The Utility Plan shall clearly show landscape water meters for each parcel. One landscape meter
may be used for all three parcels if the parcels are under the same ownership and a Lot -Tie
Agreement is provided.
Code Requirement(s)
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46. The project's estimated total water use (ETWU) shall not exceed 50 percent of maximum
applied water allowance (MAWA) which is required during the declared drought emergency.
47. Potable city water shall not be used for major construction activities, such as grading and
dust control, as required under Prohibited Water Uses; Chapter 17.07.070.0 of the City's
Municipal Code. Recycled water is available through the City's Construction Water Permit
program. Information on the program is available at:
http://www.slocity.org/home/showdocument?id=5909
Fire Department
Condition(s)
48. Access and water supply shall comply with the Fire Code as required by the California Health
& Safety Code for Recreational Vehicle/Special Occupancy Parks. Access road shall be at least
20 feet in width with no parking. Fire hydrants, on minimum 6" mains, shall be spaced so as
not to exceed 150 feet from any RV space. Show location of all on-site fire hydrants. Show
minimum 6 inch under ound fire line or lines to feed all buildings and hydrants. Show how
underaround fire line will serve all building that are within the scope of this project .
49. All permanent buildings in this project shall have fire sprinklers designed and install to NFPA
13 standards, fire sprinkler risers shall be in a sprinkler riser room with exterior door access.
Show locations of all riser rooms. Show location of backflow device and Fire Department
Connection.
50. All buildings shall be constructed to CBC Chapter 7A standards for exposure to wildfire, with
the exception of glazing. Add note to plans submitted for a building peranit.
51. Clarify that the fire sprinkler system backflow device and Fire Department Connection will be a
maximum of 20 feet from the public water main tie-in.
52. Add note: The proposed fire apparatus access turnaround hammerhead will be achieved using
the "acceptable alternative to hammerhead" in the 2013 California Fire Code Appendix D page
544.
Natural Resources Division
Condition(s)
53. The riparian open space area shall be encumbered by a permanent open space easement, per
Ordinance 1130, to the satisfaction of the Natural Resources Manager and City's Attorney's
Office.
On motion by Commissioner Andreen, seconded by Commissioner Soll, and on the following
roll call vote:
AYES: Commissioners Andreen, Nemcik, Root, Soll and Vice -Chair Ehdaie
NOES: None.
REFRAIN: None.
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ABSENT: None.
The foregoing resolution was passed and adopted this 21St day of March, 2016.
Doug Davidsan, Secretary
Architectural Review Commission