HomeMy WebLinkAboutARC-1012-16 (ARCH-1098-2015 -- 1301 Calle Joaquin)RESOLUTION NO. ARC -1012-16
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION APPROVING A NEW 114 -
UNIT HOTEL INCLUDING ADOPTION OF AN INITIAL
STUDY/MITIGATED NEGATIVE DELCARATION, AS PRESENTED IN
THE STAFF REPORT AND ATTACHMENTS DATED JUNE 20, 2016
1301 CALLE JOAQUIN (C -T ZONE; ARCH -1098-2015)
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 July 7, 2014, pursuant to a proceeding instituted under ARC -C 184-13,
Intermountain Management, LLC, 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 5, 2015, pursuant to a proceeding instituted under ARC -C 184-
13, Intermountain Management, LLC, 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 May 2, 2016, pursuant to a proceeding instituted under ARC -C 184-13,
Intermountain Management, LLC, 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 June 20, 2016, pursuant to a proceeding instituted under ARCH -1098-
2015 in consideration of the response to ARC directional items, Intermountain Management,
LLC and Myhre Group Architects, 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; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
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 (ARCH -1098-2015), based on the following findings:
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1. That 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 and will be subject to conformance with all applicable building, fire, and safety
codes.
2. That the plan modifications made by the applicant, and subject to conditions of approval,
comply with ARC direction provided on October 5, 2015 and May 2, 2016.
3. That the project, subject to conditions of approval, is consistent with the Community Design
Guidelines Section 3.1 Part B, because it is compatible in scale, siting, detailing, and overall
character with buildings in the neighborhood, which include five existing hotel
developments, car dealerships, and an America's Tire store.
4. That consistent with the Community Design Guidelines, the conditioned project incorporates
articulation, massing, and a mix of color/finish materials that are compatible with the
neighborhood which includes a number of existing hotel structures, commercial
development, and agricultural operations (Section 3.1 Part B).
5. That the project, as conditioned, is consistent with the General Plan, Conservation and Open
Space Policy 9.2.1 ("Views to and from public places, including scenic roadways") because
it is not located within a specific "cone of view" and views of prominent hillsides will be
preserved and not walled off from scenic highways for a majority of the viewing duration
along Highway 101.
6. That the project, as conditioned, is consistent with General Plan Land Use Element Policy
8.11 because it preserves the viewshed and transition to the agricultural parcels to the north
with setbacks, variations in vertical and horizontal elevations, use of muted and earth tone
exterior colors, and landscaping.
SECTION 2. Environmental Review. The Architectural Review Commission hereby
adopts the proposed Mitigated Negative Declaration 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: Prior to issuance of construction permits, final project design shall
require architectural review to assure that impacts to scenic resources are addressed in
accordance with City policy. The Architectural Review Commission shall review site design,
building architecture, colors, grading, lighting, landscaping, and signage for consistency with
General Plan polices for viewshed protection and the City's Community Design Guidelines, and
all recommendations shall be incorporated into the proposed project. In addition, the following
standards shall supplement City policy, and shall apply to the project site:
a. All free-standing exterior light fixtures shall have a maximum height of twenty feet as
measured from the fixture to finished grade. All lighting shall incorporate fully
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shielded light sources, with illumination levels at or below 10 -foot candles when
measured below the light source at finished grade. Light levels at and beyond the
property lines shall not exceed 1 foot-candle. The City shall review a complete
lighting plan and photometrics plan as part of the construction plans to ensure
compliance.
b. The final site plan shall incorporate landscaping and site improvements in order to
create a "soft edge" along all lot boundaries, including drought -tolerant native trees
and shrubs. The landscaping plan shall include drought -tolerant, native tree plantings
and irrigation within the Calle Joaquin right-of-way; trees shall be spaced to preserve
primary views through the project site.
c. All mechanical equipment (including backflow plumbing devices and water meters),
whether on the ground or installed elsewhere, shall be painted a flat green color and
screened from public view with appropriate landscape material, earthen berms, or
landscaped walls.
d. The final elevations shall identify exterior colors and materials that include natural,
muted colors (i.e., muted browns, greens, and tans) consistent with the natural
backdrop.
Monitoring Program AES -1: These measures shall be incorporated into project grading and
building plans for review and approval by the City Community Development Department.
Compliance shall be verified by the City during building inspections.
Mitigation Measure AES -2: Prior to issuance of construction permits, the applicant shall
submit a final landscape plan with road improvement plans for review and approval by the
Community Development Department, Utilities Department, and Public Works Department. The
landscape plan shall identify the size, quantity, and variety of all landscape plants and trees.
Appropriate groundcover mulch and erosion control methods shall be indicated on the plan. The
landscape plan shall include an irrigation plan (drip irrigation) and if feasible, connection to the
City's recycled water "purple pipe" system, for all proposed landscape areas. The landscape plan
shall comply with the following standards, unless otherwise superseded by the Architectural
Review Commission:
a. Small trees that are no taller than 15-20 feet, numbers of which are calculated based
on a spacing of 50 feet, shall be clustered and interspersed with other plant materials
including low to medium -height shrubs and groundcovers (native and native -
appearing choices) to create a variety of textures and canopies within the 12 -foot
wide planting strip between the eastern edge of the Calle Joaquin and U.S. Highway
101 right-of-ways.
b. Larger trees with an open character, numbers of which are calculated based on a
spacing of 50 feet, shall be clustered along the western edge of the Calle Joaquin
right-of-way to maximize views through the southwestern and northeastern lot
boundaries. Other smaller trees that are not taller than 40 feet, numbers of which are
calculated based on a spacing of 50 feet, shall be interspersed with the larger trees
along the frontage of the lot. Trees shall also be planted to complement the hotel
building by choosing species that will ultimately meet the roofline of the building at
maturity and be planted in locations close to the building.
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c. Size and quantity of all plants shall be clearly identified on the final landscape plan.
Street trees shall be a minimum size of 24 -inch box specimens.
d. Use of recycled water is regulated by the State Water Board and CDPH. The City
delivers recycled water under its Master Reclamation Permit from the State Water
Board. The irrigation plans shall be prepared in compliance with the City's
Procedures for Recycled Water Use.
f. On-site landscaping, and landscaping located within the parkway, between Calle
Joaquin and U.S. Highway 101, shall be maintained by the developer/landowner. A
landscape maintenance agreement shall be recorded prior to issuance of construction
permits. The agreement shall run with the land and the responsibility for on-going
maintenance shall be transferred to future property owners, as applicable.
Maintenance shall be overseen by the Community Development Director in
consultation with the Natural Resources Manager.
e. Use of recycled water is regulated by the State Water Board and CDPH. The City
delivers recycled water under its Master Reclamation Permit from the State Water
Board. The irrigation plans shall be prepared in compliance with the City's
Procedures for Recycled Water Use.
f. On-site landscaping, and landscaping located within the parkway, between Calle
Joaquin and U.S. Highway 101, shall be maintained by the developer/landowner. A
landscape maintenance agreement shall be recorded prior to issuance of construction
permits. The agreement shall run with the land and the responsibility for on-going
maintenance shall be transferred to future property owners, as applicable.
Maintenance shall be overseen by the Community Development Director in
consultation with the Natural Resources Manager.
Monitoring Program AES -2: These measures shall be incorporated into project landscape plans
for review and approval by the City Community Development Department. Compliance shall be
verified by the City during building inspections.
Mitigation Measure AES -3: Prior to issuance of construction permits, the applicant shall
submit construction plans showing the use of measures to reduce glare on windows facing U.S.
Highway 101, which may include but not be limited to recessed windows or coatings.
Monitoring Program AES -2: These measures shall be incorporated into project building plans
for review and approval by the City Community Development Department. Compliance shall be
verified by the City during building inspections.
Air Quality
Mitigation Measure AQ -1: Fugitive Dust Control Measures. The proposed project shall
implement the following dust control measures so as to reduce PM 10 emissions in accordance
with SLOAPCD requirements.
a. Reduce the amount of the disturbed area where possible;
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b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust
from leaving the site. Increased watering frequency would be required whenever wind
speeds exceed 15 mph. Reclaimed (nonpotable) water should be used whenever possible;
c. All dirt stock pile areas should be sprayed daily 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 ground areas that are planned to be reworked at dates greater than one month
after initial grading should 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 should 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 should be completed as soon as
possible after grading unless seeding or soil binders are used;
h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved
surface at the construction site;
i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should
maintain at least two feet of freeboard (minimum vertical distance between top of load
and top of trailer) in accordance with CVC 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 with reclaimed water should be used where feasible;
1. All of these fugitive dust mitigation measures shall be shown on grading and building
plans; and
in. 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 20 percent opacity, and to prevent transport
of dust offsite. 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 Program AQ -1: These conditions shall be noted on all project grading and building
plans. The applicant shall present evidence of a plan for complying with these requirements prior
to issuance of a grading or building permit from the City. The applicant shall provide the City
with the name and telephone number of the person responsible for ensuring compliance with
these requirements. The Building Inspector and Public Works Inspectors shall conduct field
monitoring.
Mitigation Measure AO -2: Construction Equipment. The proposed project shall implement the
following Standard Control Measures for construction equipment as to reduce air emissions in
accordance with SLOAPCD requirements.
a. Maintain all construction equipment in proper tune according to manufacturer's
specifications;
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b. Fuel all off-road and portable diesel powered equipment with ARB certified motor
vehicle diesel fuel (non -taxed version suitable for sue off-road);
c. Use diesel construction equipment meeting ARB's Tier 2 certified engines or cleaner off-
road heavy-duty diesel engines, and comply with the State Off -Road Regulation;
d. Use on -road heavy-duty trucks that meet the ARB's 2007 or cleaner certification standard
for on -road heavy-duty diesel engines, and comply with the State On -Road Regulation;
e. Construction or trucking companies with fleets that do not have engines in their fleet that
meet the engine standards identified in the above two measures (e.g. captive or NOx
exempt area fleets) may be eligible by proving alternative compliance;
f. All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall
be posted in the designated queuing areas and or job sites to remind drivers and operators
of the 5 minute idling limit;
g. Diesel idling within 1,000 feet of sensitive receptors is not permitted;
h. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors;
i. Electrify equipment when feasible;
j. Substitute gasoline -powered in place of diesel -powered equipment, where feasible; and
k. Use alternatively fueled construction equipment on-site where feasible, such as
compressed natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel.
Monitoring Program AO -2: These conditions shall be noted on all project grading and building
plans. The applicant shall present evidence of a plan for complying with these requirements prior
to issuance of a grading or building permit from the City. The applicant shall provide the City
with the name and telephone number of the person responsible for ensuring compliance with
these requirements. The Building Inspector and Public Works Inspectors shall conduct field
monitoring.
M_itiLation Measure AO -3: Construction. In the event the estimated construction phase ozone
precursor emissions from the actual fleet for a given phase (site preparation, grading,
construction, architectural coatings) exceed the APCD's threshold of significance after Standard
Mitigation Measures are factored into the estimation, the following Best Available Control
Technologies (BACT) shall be implemented, including, but not limited to the following.
a. Further reducing emissions by expanding use of Tier 3 and Tier 4 off-road and 2010 on -
road compliant engines;
b. Repowering equipment with the cleanest engines available;
c. Installing California Verified Diesel Emission Control Strategies (refer to
www.arb.ca.gov/dieseII'vet-dev/vt/cvt.htm; and
d. Use of low VOC architectural coatings (71 grams/liter or less).
Monitoring Program AQ -3 These conditions shall be noted on all project grading and building
plans. The applicant shall present evidence of a plan for complying with these requirements prior
to issuance of a grading or building permit from the City. The applicant shall provide the City
with the name and telephone number of the person responsible for ensuring compliance with
these requirements. The Building Inspector and Public Works Inspectors shall conduct field
monitoring.
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Mitigation Measure AO -4: Developmental Burning. APCD regulations prohibit developmental
burning of vegetative material within San Luis Obispo County; therefore, burning of vegetative
material shall not occur.
Monitoring Program AQ -4; These conditions shall be noted on all project grading and building
plans. The applicant shall provide the City with the name and telephone number of the person
responsible for ensuring compliance with these requirements. The Building Inspector and Public
Works Inspectors shall conduct field monitoring.
Mitigation Measure AO -5: Permits. Prior to construction, the applicant shall obtain all
required permits from SLOAPCD. Portable equipment and engines 50 horsepower (hp) or
greater, used during construction activities will require California statewide portable equipment
registration (issued by the ARB) or an Air District permit. The following list is provided as a
guide to equipment and operations that may have permitting requirements, but should not be
viewed as exclusive:
a. Power screens, conveyors, diesel engines, and/or crushers;
b. Portable generators and equipment with engines that are 50 hp or greater;
c. Internal combustion engines;
d. Unconfined abrasive blasting operations;
e. Concrete batch plants;
f. Rock and pavement crushing;
g. Tub grinders; and,
h. Trommel screens.
Monitoring_Pro_gram AQ -5: These conditions shall be noted on all project grading and building
plans. The applicant shall provide the City any required permits or exemptions issued by APCD.
Mitigation Measure AO -6: Naturally Occurring Asbestos. Naturally Occurring Asbestos
(NOA) has been identified as a toxic air contaminant by the California Air Resources Board
(ARB). Under the ARB Air Toxics Control Measure (ATOM) for Construction, Grading,
Quarrying, and Surface Mining Operations, prior to any grading activities a geologic evaluation
shall be conducted to determine if NOA is present within the area that will be disturbed. If NOA
is not present, an exemption request must be filed with the District. If NOA is found at the site,
the applicant must comply with all requirements outlined in the Asbestos ATCM. This may
include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety
Program for approval by the APCD. More information on NOA can be found at
http://www.slocleanair.org/business/asbestos.asp.
Monitoring Pro wram AQ -6: These conditions shall be noted on all project grading and building
plans. The applicant shall provide the City any required permits or exemptions issued by APCD.
Biological Resources
Mitigation Measure BR -1: Upon application for construction permits, the following measures
shall be included on applicable plans:
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a. If feasible, construction should be limited to the typical dry season (April 15 to
October 15) in order to avoid impacts (e.g., erosion and sedimentation, pollutant
discharge) to Prefumo Creek and water quality. If work must occur during the rainy
season, the applicant shall install adequate erosion and sedimentation controls to
prevent any sediment -laden run-off from entering Prefumo Creek.
b. Upon completion of construction, disturbed areas will be stabilized or vegetated.
c. The lot boundaries shall be marked with temporary construction fencing and flagging
to prevent inadvertent disturbances. Soil stockpiling, construction equipment access,
and staging areas shall not occur within Lot 5.
d. Appropriate permanent hydrocarbon filtering and sedimentation and erosion control
measure shall be included in the parking lot design in order to minimize long-term
impacts associated with vehicular traffic. No parking lot or roadway drainage shall be
directly routed to the Prefumo Creek corridor or City stormdrain system within
adequate filtration methods such as an oil/water separator or bioswale planted with
grasses and groundcover species designed for such use. A bioswale within a
designated landscape area is the preferred method of water filtration.
e. Light levels within 35 feet of Prefumo Creek shall be less than 0.5 foot candle and
native landscape screening shall be planted between the proposed development and
the Lot 5 property boundary to reduce potential light intrusion into the riparian area.
Monitoring Program BR -1: These conditions and measures shall be noted on all grading and
construction plans. The City Community Development Department shall verify compliance
during building inspections.
Cultural Resources
Mltliatlon Measure CR -l: Prior to issuance of grading and construction permits, the following
shall be included on all grading and construction plan sets: If excavations encounter significant
paleontological resources, archaeological resources, or cultural materials, then construction
activities that may affect them shall cease until the extent of the resource is determined and the
Community Development Director approves appropriate protective measures. The Community
Development Director shall be notified of the extent and location of discovered materials so that
a qualified archaeologist may record them. If pre -historic Native American artifacts are
encountered, a Native American monitor should be called into work with the archaeologist to
document and remove the items. Disposition of artifacts shall comply with state and federal laws.
Monitoring Program CR -1: These conditions shall be noted on all grading and construction
plans.
Geolopy_and Soils
Mitigation Measure GEO-1: Prior to issuance of grading and construction permits, the
applicant shall submit grading and construction plans demonstrating compliance with the
Geotechnical Engineering Report (Buena Geotechnical Services, Inc., December 2004) and/or
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subsequent geotechnical and soils engineering reports prepared and stamped by a certified
engineer.
Monitoring Program GEO-1: The City Community Development Department and Building
Inspector shall verify compliance.
Hazards and Hazardous Materials
Mitip-ation Measure HAZ-1: Non-residential density for Lot 3 is limited to 384.75 persons.
Monitoring Program HAZ-1: These conditions shall be noted on, and incorporated into,
construction plans. The City Community Development Department and Building Inspector shall
verify compliance.
Mitigation Measure HAZ-2: All tall structures shall be reviewed by the Air Traffic Division of
the FAA regional office having jurisdiction over San Luis Obispo County to determine
compliance with the provisions of FAR Part 77. In addition, applicable construction activities
must be reported via FAA Form 7460-1 at least 30 days before proposed construction or
application for building permit.
Monitoring Profrarn HAZ-1: These conditions shall be noted on, and incorporated into,
construction plans. The City Community Development Department and Building Inspector shall
verify compliance.
Mitigation Measure HAZ-3: No structure, landscaping, apparatus, or other feature, whether
temporary or permanent in nature shall constitute an obstruction to air navigation or a hazard to
air navigation, as defined by the ALUP.
Monitoring _Prog[am HAZ-3: These conditions shall be noted on, and incorporated into,
construction plans. The City Community Development Department and Building Inspector shall
verify compliance.
Mitigation Measure HAZ-4: Any use is prohibited that may entail characteristics which would
potentially interfere with the takeoff, landing, or maneuvering of aircraft at the Airport,
including:
a. creation of electrical interference with navigation signals or radio communication
between the aircraft and airport;
b. lighting which is difficult to distinguish from airport lighting;
c. glare in the eyes of pilots using the airport;
d. uses which attract birds and create bird strike hazards;
e. uses which produce visually significant quantities of smoke; and
f. uses which entail a risk of physical injury to operators or passengers of aircraft (e.g.,
exterior laser light demonstrations or shows).
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Monitoring Program HAZ-4: These conditions shall be noted on, and incorporated into,
construction plans. The City Community Development Department and Building Inspector shall
verify compliance.
Mitigation Measure HAZ-S: Avigation easements will be recorded for each property
developed within the area included in the proposed local action prior to the issuance of any
building permit or conditional use permit.
Monitoring Program HAZ-5: These conditions shall be noted on, and incorporated into,
construction plans. The City Community Development Department and Building Inspector shall
verify compliance.
Mitieation Measure HAZ-6: All owners, potential purchasers, occupants (whether as owners
or renters), and potential occupants (whether as owners or renters) will receive full and accurate
disclosure concerning the noise, safety, or overflight impacts associated with airport operations
prior to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any
property or properties within the airport area.
Monitoring Program HAZ-6: These conditions shall be noted on, and incorporated into,
construction plans. The City Community Development Department and Building Inspector shall
verify compliance.
Hydrologv and Water Quality
Mitigation Measure HYD -1: Prior to issuance of grading and construction permits, the
applicant shall submit construction plans to the Community Development Department and Public
Works Department for review and approval. Plans shall incorporate the following measures:
a. All site drainage shall be directed towards the public right-of-way unless other
provisions are approved by the City.
b. Oil and sand separators or other filtering media shall be installed at each drain inlet
intercepting runoff as a means of filtering toxic substances from run off before it is
discharged off-site and enters the storm water system. The separator shall be regularly
maintained to ensure efficient pollutant removal.
c. The project shall, where feasible, incorporate porous paving, landscaping, or other
design element to reduce surface water runoff in driveways, parking areas, and
outdoor use areas consistent with Land Use Element Policy 6.5.7 (or as amended).
d. The project shall comply with the City's Waterway Management Plan and any
additional recommendations prescribed in the Hydrologic and Hydraulic Report (KC
Design Group, May 18, 2005).
Monitoring; Prg.gram HYD -1: These conditions shall be noted on, and incorporated into, grading
and construction plans. The City Community Development Department and Building Inspector
shall verify compliance.
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Mitization Measure HYD -2: Prior to issuance of grading and construction permits, the
applicant shall submit a detailed final hydraulic analysis to the Director of Public Works for
review and approval. The analysis shall demonstrate how the project will comply with the
requirement to have a design capacity for a 100 -year storm. The analysis shall include any
needed drainage channel erosion control protection to the satisfaction of the Director of Public
Works and Natural Resources Manager.
Monitoring Program HYD -2: The City Public Works Department shall verify receipt and
approval of required final analysis.
Noise
Mitigation Measure N-1: Prior to issuance of construction permits, the applicant shall submit
plans including the following:
a. Screened noise barriers shall be installed along the northern and eastern boundaries of
proposed outdoor use areas, including the pool and barbeque patio. The barriers shall
be constructed to attenuate noise by a minimum of 7 decibels for the pool area, and 5
decibels for the barbeque patio.
b. The design of the hotel shall incorporate the following standards, consistent with the
Uniform Building Code, to attenuate transportation -related noise by 30 dB:
1. Provide air conditioning or a mechanical ventilation system, so windows and
doors may remain closed.
2. Mount windows and sliding glass doors in low air infiltration rate frames (0.5 cfin
or less, per ANSI specifications).
3. Provide solid -core exterior doors with perimeter weather stripping and threshold
seals.
4. Cover exterior walls with stucco or brick veneer.
5. Keep glass area in windows and doors below 20% of the floor area in a room.
6. Baffle roof or attic vents facing the noise source.
7. At exterior walls, attach interior sheetrock to studs by resilient channels, or use
staggered studs or double walls.
8. Provide windows with a laboratory -tested STC rating of 30 or more.
Monitoring Program N-1: These conditions shall be noted on, and incorporated into,
construction plans. The City Community Development Department and Building Inspector shall
verify compliance.
Transportation and Traffic
Mitiiation Measure TC -1: Prior to issuance of grading and construction permits, the applicant
shall contribute its fair share of Los Osos Valley Road interchange sub -area fees and Traffic
Impact Fees as determined by the Deputy Director of Public Works. The applicant shall
contribute fair share fees, or shall comply with a cost recovery agreement, for the potential future
implementation of Los Osos Valley Road/Calle Joaquin intersection improvements, as
determined and conditioned by the Deputy Director of Public Works.
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Monitoring Program TC -1: The City Public Works Department shall verify receipt of fair share
fees and cost sharing agreement, as applicable.
TC -2 Prior to issuance of grading and construction permits, the applicant shall submit final
road improvement plans demonstrating adequate stopping sight distance studies to the
City Public Works Department for review and approval. Issuance of an Encroachment
Permit shall be required prior to grading and construction of road improvements.
Monitoring Program TC -1: The City Public Works Department shall verify issuance of an
Encroachment Permit and receipt of road improvement plans.
Utilities and Service Systems
Mitigation Measure USS -1: The City's hydraulic model identifies capacity constraints at the
existing sewer crossing of US 101 to just upstream of the Laguna Lift Station. The existing
sewer crossing is over capacity during current peak wet weather flows and the pipes surcharge.
Replacement of the sewer main, including upsizing to accommodate the project, is planned under
the City's 2015 Infrastructure Renewal Strategy. The project will be responsible for contributing
its fair share to these off-site improvements to the City's wastewater collection system.
Monitoring Program USS -1: In conjunction with Community Development, the City Utilities
Department shall verify payment of appropriate impact fees prior to issuance of the construction
permit.
SECTION 2. Action. The Architectural Review Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division — Community Development Department
Conditions
1. 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 the City shall fully cooperate in the defense against an Indemnified Claim.
2. 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.
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3. 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 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.
4. Plans submitted for a building permit shall include window details indicating the type
of materials for the window frames and balconies, their dimensions, and colors. Plans
shall include the materials and dimensions of all lintels, sills, surrounds recesses and
other related window features.
5. 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.
6. Parking lot poles and fixtures shown on building permit plans shall not exceed 20 feet
in height measured from the parking lot surface to the top of the fixture. 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. All lighting shall incorporate fully shielded light sources,
with illumination levels at or below 50 -foot candles when measured below the light
source at finished grade. Light levels at and beyond the property lines shall not exceed
1 foot-candle. The City shall review a complete lighting plan and photometrics plan as
part of the construction plans to ensure compliance
7. Specific information on how roof drainage will be handled shall be submitted with
working drawings. Gutters and downspouts should be an integral part of building
detailing and complement the architectural style.
8. 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.
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9. 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. 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.
10. 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.
11. Signs for the subject project shall be reviewed by the ARC at a future date and include
the following information:
a. Provide an exhibit showing the monument sign, complete with stone base, and
showing dimensions, colors (day and night), materials, and method of
illumination and treatment. Consider providing push through or some varied
dimension to the lettering.
b. Clearly identify dimensions of all signage lettering including height and depth.
C. Avoid use of white lighted lettering during night-time hours.
12. The building plan submittal shall show all upgrades or alterations to the vegetation and
landscaping located within the parkway between Calle Joaquin and Highway 101 for
the portion located in front of the property as required by the conditions of approval of
ARC 9-06. This area shall be properly landscaped and maintained with this
development to the satisfaction of the Community Development Department. If a
deferral is approved by the Planning Division, a separate covenant agreement to install
in the future along with an acceptable surety may be required.
13. Prior to issuance of construction permits, the applicant shall show the placement of
straw bales and/or temporary wind barrier fencing along the northern -facing property
boundaries. The straw bales and wind barrier fencing shall be maintained in functional
condition for the duration of grading and ground disturbing activities, and shall be
removed following completion of grading and ground disturbing activities and
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stabilization of loose soil by proposed paving and vegetation. Soil stockpiles shall be
covered when not in use.
Building Division — Community Development Department
Code Requirements
14. Verify plans provide a complete "Code Analysis" showing allowable areas and any
area and or story increases per Chapter 5 CBC.
15. Verify plans submitted clearly show and identify the applicable codes for this project,
current adopted codes are the 2013 CA Building Codes and San Luis Obispo Municipal
Code.
16. Provide as part of the plans an "Exit Plan" that shows all the required and provided
exits as well as travel distances as required by Chapter 10 CBC.
17. Plans show a proposed "Meeting Rm/Multipurpose" and it appears that this room will
need two means of egress, clearly note on plans the occupancy and occupant load for
this room. Chapter 3 and 10 CBC.
Engineering Division — Public Works/Community Development Department
Conditions
18. 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
19. The building plan submittal shall show any section of damaged or displaced curb,
gutter, sidewalk, or driveway approach to be repaired or replaced to the satisfaction of
the Public Works Director. The building plan submittal shall show and label on the
plans that the street improvements shall include pave -out of the street or repair along
the property frontage to correct the existing separation between the asphalt and
adjoining gutter line.
20. The City does not support the construction of a new dedicated driveway adjacent to any
existing common driveway to remain or immediately adjacent dedicated driveway to be
constructed or re -constructed. The final design shall clarify how a common single
approach will be maintained in a new location or how the total number of approaches
along this frontage will remain the same or will be reduced.
21. Any changes proposed to the reciprocal access easements must be resolved prior to
building permit issuance to the satisfaction of the Public Works and Community
Development Departments. The expansion of the access easement(s) may be required
depending upon the final design to the approval of the City and easement beneficiaries.
The landscape and site development plans shall honor the existing access easements
unless otherwise approved for abandonment and quit -claim by the grantee. A separate
covenant agreement and plan to complete the landscaping in the easement may be
Resolution No. ARC -1012-16
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required if development on the neighboring parcels abandons the access easement in
the future. If temporary landscaping is proposed and supported, a separate agreement
to remove the landscaping and irrigation may be required. Any driveway approaches
approved for abandonment shall be abandoned per City Standards. Any required quit-
claim deeds and other easement agreements, etc. shall be recorded prior to building
permit issuance.
22. Any new or replaced driveway approaches shall comply with ADA and city standards.
The current city and ADA standard requires a 4' accessible sidewalk extension behind
the ramp.
23. The building plan submittal shall show and label 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.
24. 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.
25. 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.
26. 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.
27. 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. Services to the new structures shall be underground. All work in the
public right-of-way shall be shown or noted.
28. 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 accepted
and conveyed along with the improved on-site drainage. This development may alter
Resolution No. ARC -1012-16
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and/or increase the storm water runoff from this site or adjoining sites. 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.
29. 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. This development shall comply with
the Waterway Management Plan. The building plan submittal shall include a complete
hydrologic and hydraulic analysis report in compliance with the Waterway
Management Plan Volume III Drainage Design Manual, Floodplain Management
Regulations, and Post Construction Stormwater Requirements.
30. The building plan submittal shall show compliance with the Post Construction
Stormwater Requirements as promulgated by the Regional Water Quality Control
Board for developed sites. Provide a 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.
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34. The building plan submittal shall show all required street trees. One 15 gallon street
tree is required for each 35 linear feet of frontage. The City Arborist shall approve the
tree species and planting requirements.
35. The building plan submittal shall show all upgrades or alterations to the vegetation and
landscaping located within the parkway between Calle Joaquin and Highway 101 for
the portion located in front of the property as required by the conditions of approval of
ARC 9-06. This area shall be properly landscaped and maintained with this
development to the satisfaction of the Community Development Department. If a
deferral is approved by the Planning Division, a separate covenant agreement to install
in the future along with an acceptable surety may be required. Open space buffer
landscaping will require vegetation and maintenance as well.
Transportation Division — Public Works Department
Conditions
36. The final landscaping plan provided as part of the building plan submittal shall be
modified to provide for minimum sight distance requirements to the satisfaction of the
Public Works Department.
37. Environmental review of rezoning the parcels along Calle Joaquin identified a
transportation impact at the intersection of Calle Joaquin and LOVR. The applicant
shall complete the design and engineers estimate for the associated mitigation mesure
and enter into a covenant agreement for their fair share participation prior to issuance of
building permits.
38. The developer shall also pay their Citywide Transportation Impact & LOVR Sub Area
Fees prior to issuance of building permit.
Utilities Department
Conditions
39. The City's hydraulic model identifies capacity constraints at the existing sewer crossing
of US 101 to just upstream of the Laguna Lift Station. The existing sewer crossing is
over capacity during current peak wet weather flows and the pipes surcharge.
Replacement of the sewer main, including upsizing to accommodate the project, is
planned under the City's 2015 Infrastructure Renewal Strategy. The Applicant shall
contribute its fair share to these off-site improvements to the City's wastewater
collection system prior to issuance of the project's Building Permit. In the event the
City's Sewer Development Impact Fee is updated to include the necessary
improvement before the issuance of the project's Building Permit, then those fees shall
apply.
40. FOG storage within the proposed trash enclosure must be covered. The proposed hose
bib shall be connected to the project's potable water service.
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41. Landscape irrigation for the project shall utilize recycled water with a separate metered
water service to the existing recycled water line located in Calle Joaquin. The irrigation
system shall be designed and operated as described consistent with recycled water
standards in the City's Procedures for Recycled Water Use, including the requirement
that sites utilizing recycled water require backflow protection on all potable service
connections. Three sets of irrigation plans shall be submitted to the Building
Department for review during the City's building permit review process. The applicant
may contact the City's Utilities Project Manager at 781-7239 for more information.
42. Construction water is available on Calle Joaquin from the City's recycled water
distribution system. Information on the City's construction water permit program is
available at the following link: http://www.slocity.org/government/department-
directory/utilities-department/documents-and-files
43. If the project includes a commercial kitchen a grease interceptor as well as an area
inside to wash floor mats, equipment, and trash cans shall be provided with the design.
The wash area shall be drained to the sanitary sewer.
Code Requirement(s)
44. 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
45. The project's Landscape Plan shall be consistent with provisions of the City's declared
drought emergency estimated total water use (ETWU) cannot exceed 50 percent of
maximum applied water allowance (or MAWA) (Resolution 10628 (2015)).
Upon motion by Chair Wynn, seconded by Commissioner Root, and on the following roll
call vote:
AYES: Commissioners Nemcik, Root, Vice -Chair Ehdaie, and Chair Wynn
NOES: Commissioners Curtis and Soll
ABSTAIN: None
ABSENT: Commissioner Andreen
The foregoing resolution was adopted this 20th day of June, 2016.
Doug David on, Secretary
Architectural Review Commission