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HomeMy WebLinkAboutARC-1003-17 (ARCH-4242-2016 -- 1845, 1865 Monterey Street)RESOLUTION NO. ARC -1003-17 A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE MODIFIED DESIGN OF THE MONTEREY HOTEL PORTE COCHERE (ENTRY FEATURE), AND FINDING THE PROJECT CONSISTENT WITH THE PREVIOUSLY -ADOPTED MITIGATED NEGATIVE DECLARATION (143-13), AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MARCH 6,2017,1845/1865 MONTEREY STREET (C -T -S AND C/OS-5 ZONES) (ARCH -4242-2016) WHEREAS, the applicant, 1865 Monterey Street Investors, L.P., submitted a request for architectural approval of proposed modifications to the Monterey Hotel porte cochere at 1845/1865 Monterey Street; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing to review and discuss plans in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on March 6, 2017, for the purpose of evaluating the modifications to the Monterey Hotel porte cochere for final design review; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law, including City Ordinance 1130 (1989 Series); and WHEREAS, the City Council approved a Mitigated Negative Declaration (MND) of environmental impact on February 17, 2015 for the Monterey Hotel project that adequately evaluated the potential environmental impacts of the project; 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. Based upon all the evidence, the Architectural Review Commission hereby grants final design approval to the project (ARCH -4242-2016) based on the following findings. 1. The project will not be detrimental to the health, safety, or welfare of those working or residing in the vicinity since the proposed project is consistent with the site's zoning designation, requirements of Ordinance No. 1130 (1989 Series), and will be subject to conformance with all applicable building, fire, and safety codes. 2. Consistent with the City's Community Design Guidelines, the project is compatible in scale, siting, detailing, and overall character with buildings in the Monterey Street neighborhood. Resolution No. ARC -1003-17 ARCH -4242-2016 (1845/1865 Monterey Street) Page 2 3. Consistent with the City's Community Design Guidelines, the project incorporates articulation, massing, and a mix of color/finish materials that are compatible with the neighborhood. 4. The project is consistent with the height/setback and design requirements of Ordinance No. 1130 (1989 Series). SECTION 2. Environmental Review. A Mitigated Negative Declaration (MND) prepared by the Community Development Department was adopted by the City Council on February 17, 2015, which describes significant environmental impacts associated with project development. The project is limited to modifications to the architectural design of the porte cochere, and would not result in any new significant impacts or result in greater impacts than what was previously addressed in the adopted Initial Study/Mitigated Negative Declaration, would not require any new mitigation measures, and the findings of the adopted MND remain consistent. Based on the minor changes to the project, and inclusion of the following previously adopted mitigation measures into the recommended conditions of approval, significant environmental effects have been adequately addressed in the previously adopted MND: Aesthetics 1Miti Dation Measure AES 1: A combination of vegetation and fencing shall be utilized as required to effectively screen headlights facing eastward towards San Luis Creek from the uncovered parking area that will be retained and improved. Monitoring Plan, AES l: The Architectural Review Commission shall review the preliminary planting and fencing plan and provide direction to the applicant. Final plans shall be reviewed Community Development Planning staff and the City's Natural Resources Manager as part of the Building Permit application package, who shall require modifications as necessary for consistency with City standards prior to department sign off and issuance of permits. Air Oualit-* Mitigation Measure AO 1: Prior to any construction activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if the area disturbed is exempt from the Asbestos ATCM regulation. An exemption request must be filed with the APCD. If the site is not exempt from the requirements of the regulation, the applicant must comply with all requirements outlined in the Asbestos ATOM. This may include development of an Asbestos Dust Mitigation Plan and Asbestos Health and Safety Program for approval by the APCD. Monitoring Plan, AQ 1: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. Resolution No. ARC -1003-17 ARCH -4242-2016 (1845/1865 Monterey Street) Page 3 Mitigation Measure AO 2: Any scheduled disturbance, removal, or relocation of utility pipelines shall be coordinated with the APCD Enforcement Division at (805) 781-5912 to ensure compliance with NESHAP, which include, but are not limited to: 1) written notification, within at least 10 business days of activities commencing, to the APCD, 2) asbestos survey conducted by a Certified Asbestos Consultant, and, 3) applicable removal and disposal requirements of identified ACM. Monitoring Plan, AQ 2: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. Miti ation Measure AO 3: During construction/ground disturbing activities, the applicant shall implement the following particulate (dust) control measures. These measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor the dust control program and modify practices, as necessary, to prevent transport of dust off site. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the Community Development and Public Works Departments prior to commencement of construction. a. Reduce the amount of disturbed area where possible. b. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site, and from exceeding the APCD's limit of 20% opacity for no greater than 3 minutes in any 60 -minute period. Increased watering frequency will be required whenever wind speeds exceed 15 m.p.h. and cessation of grading activities during periods of winds over 25 m.p.h. Reclaimed (non -potable) water is to be used in all construction and dust -control work. c. All dirt stock pile areas (if any) shall be sprayed daily and covered with tarps or other dust barriers as needed. d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible, following completion of any soil disturbing activities. e. Exposed grounds that are planned to be reworked at dates greater than one month after initial grading shall be sown with a fast germinating, non-invasive, grass seed and watered until vegetation is established. f. All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD. g. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. h. Vehicle speed for all construction vehicles shall not exceed 15 m.p.h. on any unpaved surface at the construction site. i. All trucks hauling dirt, sand, soil, or other loose materials, are to be covered or shall maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with California Vehicle Code Section 23114. Resolution No. ARC -1003-17 ARCH -4242-2016 (1845/1865 Monterey Street) Page 4 j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. k. Sweep streets at the end of each day if visible soil material. is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water should be used where feasible. Roads shall be pre -wetted prior to sweeping when feasible. 1. All PM 10 mitigation measures required shall be shown on grading and building plans. 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 the APCD's limit of 20% opacity for no greater than 3 minutes in any 60 -minute period. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition. Monitorigg Plain, AQ 3: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. Mitigation Measure AO 4: Prior to any construction activities at the site, the project proponent shall ensure that all equipment and operations are compliant with California Air Resource Board and APCD permitting requirements, by contacting the APCD Engineering Division at (805) 781- 5912 for specific information regarding permitting requirements. Monitoring Plan, AQ 4: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor compliance with APCD requirements. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. Mitieation Measure AO 5: To reduce sensitive receptor emissions impact of diesel vehicles and equipment used to construct the project and export soil from the site, the applicant shall implement the following idling control techniques: 1. California Diesel Idling Regulations a. On -road diesel vehicles shall comply with Section 2485 of Title 13 of the California Code of regulations. This regulation limits idling from diesel -fueled commercial motor vehicles with gross vehicular weight ratings of more than 10,000 pounds and licensed for operation on highways. It applies to California and non -California based vehicles. In general, the regulation specifies that drivers of said vehicles: i. Shall not idle the vehicle's primary diesel engine for greater than 5 minutes at any location, except as noted in Subsection (d) of the regulation; and, ii. Shall not operate a diesel -fueled auxiliary power system (APS) to power a heater, air conditioner, or any ancillary equipment on that vehicle during Resolution No. ARC -1003-17 ARCH -4242-2016 (1845/1865 Monterey Street) Page 5 sleeping or resting in a sleeper berth for greater than 5.0 minutes at any location when within 1,000 feet of restricted area, except as noted in Subsection (d) of the regulation. b. Off-road diesel equipment shall comply with the 5 -minute idling restriction identified in Section 2449(d)(2) of the California Air Resources Board's In -Use Off-road Diesel regulation. c. Signs must be posted in the designated queuing areas and job sites to remind drivers and operators of the state's 5 -minute idling limit. 2. Diesel Idling Restrictions Near Sensitive Receptors (residential homes). In addition to the State required diesel idling requirements, the project applicant shall comply with these more restrictive requirements to minimize impacts to nearby sensitive receptors: a. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors. b. Diesel idling within 1,000 feet of sensitive receptors shall not be permitted. c. Use of alternative fueled equipment is recommended. d. Signs that specify the no idling areas must be posed and enforces at the site. 3. Soil Transport. The final volume of soil that will be hauled off-site, together with the fleet mix, hauling route, and number of trips per day will need to be identified for the APCD. Specific standards and conditions will apply. Monitoring Pian, AO 5: All mitigation measures shall be shown on grading and building plans. In addition, the contractor shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD, Community Development and Public Works Departments prior to commencement of construction. The applicant shall provide documentation of compliance with APCD requirements to City staff prior to issuance of any grading or building permits. Biological Resources Mitigation Measure BIO 1: The project shall incorporate the following erosion control measures for work in and around the riparian corridor: a. No heavy equipment shall enter flowing water. b. Equipment will be fueled and maintained in an appropriate staging area removed from the riparian corridor. c. Restrict all heavy construction equipment to the project area or established staging areas. d. All project related spills of hazardous materials within or adjacent to the project area shall be cleaned up immediately. Spill prevention and clean up materials should be onsite at all times during construction. e. All spoils shall be relocated to an upland location outside the creek channel area to prevent seepage of sediment in to the drainage/creek system. Monitoring Plan, B10 1: All mitigation measures shall be shown on grading and building plans and be clearly visible to contractors and City inspectors. Erosion control measures shall be reviewed by the City's Community Development and Public Works Departments, and the City's Resolution No. ARC -1003-17 ARCH -4242-2016 (1845/1865 Monterey Street) Page 6 Natural Resources Manager. City staff will periodically inspect the site for continued compliance with the above mitigation measures. Mitigation Measure BIO 2: Plans submitted for Building Permit Application shall include a creek restoration and enhancement plan identifying the removal of non-native vegetation within the creek bank and replacement with appropriate native trees, shrubs and groundcovers. Monitoring Plan, BIO 2: Final plans shall be reviewed by the City's Natural Resources Manager as part of the Building Permit application package, who shall require modifications to the creek restoration and enhancement plan as necessary to ensure that an appropriate mix of plantings, in type, size and quantity is proposed, and that best practices are utilized while working within the creek corridor. Mitir-ation Measure BIQ 3: That portion of the site which lies within the C/OS-5 zone shall be dedicated as a perpetual open space easement. Monitoring Plan, B 10 3: Prior to the issuance of Building Permits an open space easement, written to the satisfaction of the City's Natural Resources Manager, shall be recorded on title. Cultural Resources Miti ation Measure CULT 1: A qualified archaeologist shall be present during any demolition or ground disturbing activities in the project area. Monitoring Plan, CULT 1: All mitigation measures shall be shown on grading and building plans and be clearly visible to contractors and City inspectors. City staff will periodically inspect the site for continued compliance with the above mitigation measure. Mitigation Measure CULT 2: In the event that prehistoric or historic archaeological resources are encountered during excavation (including but not limited to bedrock mortars, historical trash deposits, historic features, and human burials), work shall cease until a qualified archaeologist makes determinations on possible significance, recommends appropriate measures to minimize impacts, and provides information on how to proceed in light of the discoveries. All specialist recommendations shall be communicated to the City of San Luis Obispo Community Development Department prior to resuming work to ensure the project continues within procedural parameters accepted by the City of San Luis Obispo and the State of California. Monitoring Plan CULT 2: All mitigation measures shall be shown on grading and building plans and be clearly visible to contractors and City inspectors. City staff will periodically inspect the site for continued compliance with the above mitigation measure. Geolorry and Soils Mitigation Measure GEO 1: A geotechnical engineering investigation shall be undertaken and a comprehensive design -level report prepared based on the final approved design of the project. Additional borings will be required to address specific areas of the site once building layout and Resolution No. ARC -1003-17 ARCH -4242-2016 (1845/1865 Monterey Street) Page 7 structural foundation loads are determined, or can be reasonably estimated. The report shall address site preparation and grading, total and differential settlement under the structure loads, retaining wall design parameters, slabs -on -grade, expansive soils, site-specific seismicity (including seismic loads on retaining walls), and any other items deemed relevant to the geotechnical engineer. MottiLoring Plan G ]_�Q 1: All mitigation measures shall be shown on grading and building plans. Community Development Planning and Public Works staff shall review the geotechnical analysis as part of the Building Permit application package prior to issuance of grading or construction permits. SECTION 3. Action. The Architectural Review Commission hereby grants final design approval to the project with incorporation of the following conditions: Planning Division- Community Development Department 1. All applicable conditions of approval and code requirements identified in Resolution No. 10599 (1845/1865 Monterey Street, File No. 143-13) dated February 17, 2015 shall be incorporated herein, by reference, as conditions of approval. If a previous condition is modified with this approval, the latter condition shall supersede the former working of the condition. 2. Final project design and construction drawings shall be in substantial compliance with the project plans approved by the Architectural Review Commission. 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 of Community Development or Architectural Review Commission, as deemed appropriate. 3. Plans submitted for a building permit for the porte cochere shall call out the colors and materials of all proposed structure surfaces and other improvements on elevation drawings. 4. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall -mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. 5. 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. 6. Construction activities shall take place only between the hours of 7 AM to 7 PM. Resolution No. ARC -1003-17 ARCH -4242-2016 (1845/1865 Monterey Street) Page 8 Upon motion by Vice -Chair Ehdaie, seconded by Commissioner Rolph, and on the following roll call vote: AYES: Commissioners Nemcik, Rolph, Root, Soll, Ehdaie, and Wynn NOES: None ABSENT: None The foregoing resolution was adopted this 6ch day of March, 2017. AU'7/�" Doug Dav'dson, Secretary Architectural Review Commission