HomeMy WebLinkAboutItem #2 - ARCH-1016-2017 (1575 Monterey)ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Continued architectural review of a new, four-story, 34-guest room hotel to replace an
existing 15-guest room exterior style motel, with a categorical exemption from environmental review.
PROJECT ADDRESS: 1575 Monterey Street BY: Rachel Cohen, Associate Planner
Phone Number: (805) 781-7574
e-mail: rcohen@slocity.org
FILE NUMBER: ARCH-1016-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) based on findings, and subject
to conditions.
SITE DATA
Applicant Harry Patel, Owner
Representative Thom Jess, Architect
Submittal Date 9/7/2017
Complete Date 11/22/2017
Zoning C-T (Tourist Commercial)
General Plan Tourist Commercial
Site Area 18,990 square feet (0.44 acres)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill
Development Projects) of the
CEQA Guidelines.
SUMMARY
The applicant has submitted a revised plan based on the ARC direction provided on February 12,
2018. The revised project proposes to construct a 34-guest room hotel to replace an existing 15-guest
room exterior style motel, within the Tourist Commercial Zone. The original design included 36 guest
rooms and an 8% parking reduction.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of the direction provided to the applicant and the
projects overall consistency with the City’s General Plan, Community Design Guidelines and other
applicable City policies and standards.
Meeting Date: June 4, 2018
Item Number: 2
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2.0 PROJECT INFORMATION
2.1 Site and Project Information
Table 1: Site Information and Setting
Site Size 18,990 square feet (0.44 acres)
Present Use & Development 15-guest room motel
Land Use Designation Tourist Commercial (C-T)
Topography Sloped
Current Access From Monterey Street
Surrounding Use/Zoning North: C-T (Tourist Commercial – Commercial, Offices and Residential uses)
East: C-T & O (Tourist Commercial & Office – Commercial and Residential
uses)
West: C-T (Tourist Commercial – Commercial and Residential uses)
South: O (Office – Office and Residential uses)
Table 2: Project Statistics
Item Original Design
(36 guest rooms)
Revised Design
(34 guest rooms) Standard
Setback
Front Yard 10 feet 10 feet 10 feet
Other Yard 5-10 feet 6-18 feet Varies from 5-10 feet
depending on height
Max. Height of Structure(s) 45 feet 45 feet 45 feet
Max. Building Coverage (footprint) 45% 45% 75%
Parking Spaces
Vehicle 34 34 34
Motorcycle 2 7 2
Bicycle (long-term) 14 2 1
Bicycle (short-term) 3 3 1
2.2 Project Description
The revised project proposes a four-story hotel project that includes 34 guest rooms, lobby and
back of house area. The architectural style conveys Spanish or mission features and elements with
tile roofing, arched entrances and windows, smooth cement plaster stucco, wrought iron railing
and wood window sills (see Attachment 3, Project Plans)
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3.0 PROJECT ANALYSIS
On February 12, 2018 the ARC reviewed a 36-guest room hotel with a request for an 8% parking
reduction. The ARC seven directional items for the applicant to consider as a part of the revision to
their project. Listed below are ARC’s directions and a description of how the applicant responded
with the revised project.
3.1 Step back the structure away from the south property line. Consider using more of the lot
for the structure with the tallest portions of the structure closer to Monterey Street
Figure 1: Rendering of the proposed project as viewed from Monterey Street looking east
Figure 2: Original Design - west elevation view of the original design setback from the south property line.
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In response to the ARC’s direction, the applicant has redesigned the fourth floor of the project to be
setback 18 feet from the property line (see Figure 3). Overall the project has an increasing setback
of 6-foot, 10-foot and 18-foot that correlates with the height of the structure.
3.2 Provide more details of the parking garage including screening measures along the south
property line and sections.
The revised plans show that the garage completely enclosed as shown in Figure 5 below. The original
design included open cutouts along the west property line (Figure 4).
Figure 3: Revised Design - west elevation view of the revised design with an increased setback from the property
line (setback highlighted by the red oval).
Figure 4: Original Design - south elevation showing the parking garage cutouts.
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3.3 Consider including a motorcycle parking reduction instead of a bicycle parking
reduction.
The project no longer requires a parking reduction. The applicant has added an additional 5
motorcycle parking spaces above the required 2 spaces for the project.
3.4 Provide more articulation/windows along the south elevation.
The applicant has modified the south elevation to include additional setbacks, a shed roof and
windows to provide more articulation and four-sided architecture to the structure (see Figures 4 and
5 above).
3.5 Provide an enhanced landscape plan with additional trees along the south property line.
The revised landscape plans include two additional trees between the proposed structure and the
property line. The landscape plan on Sheet L-1 (Attachment 2) and the elevations (Figures 4 and 5)
shows vines to be planted against the wall along with several evergreen trees and shrubs.
3.6 Provide additional renderings of the project as viewed from key areas such as from
California/Monterey, California/Higuera and Grove/Higuera.
Sheet A6.1 of the project plans (Attachment 2) shows views towards the project from Monterey
Street and California Boulevard, Higuera and Grove Streets, Monterey and Grove Streets and
Higuera Street and California Boulevard.
3.7 Provide a shade study as a part of the re-submittal.
Project plans, Sheet A6.2 (Attachment 2), provides a shade study that includes the proposed project
and the adjacent structures for December, June and March. The shade studies show the variation that
occurs throughout the year. For example, in June, the sun rises and sets further along the horizon than
winter, but the sun is higher, and shading is typically less of a concern. Winter typically has the most
extreme shading because the sun is lower and cast longer shadows than the rest of the year. The shade
studies show that the project mainly casts shade onto Monterey Street and onto part of the adjacent
property located towards the east on Monterey Street.
Figure 5: Revised Design - south elevation with enclosed parking garage.
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4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In -Fill Development Projects; Section 15332 of
the CEQA Guidelines, because the project is consistent with General Plan policie s for the land use
designation and is consistent with the applicable zoning designation and regulations. The project site
occurs on a property of no more than five acres substantially surrounded by urban uses that has no
value as habitat for endangered, rare or threatened species as the site is located on an existing
developed property.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution as conditions
of approval, where appropriate.
6.0 ALTERNATIVES & RECOMMENDATION
7.1. Continue the project with direction to the applicant and staff on pertinent issues.
7.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, or Community Design Guidelines.
7.0 ATTACHMENTS
1. Draft Resolution
2. Reduced Project Plans
3. ARC Staff Report February 12, 2018
4. Previous Project Plans
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
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RESOLUTION NO. ARC- -18
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING A NEW, FOUR-STORY, 34-GUEST ROOM HOTEL
WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS
DATED JUNE 4, 2018, 1575 MONTEREY STREET (ARCH-1016-2017)
WHEREAS, 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, on June 4, 2018, pursuant to a proceeding instituted under ARCH-1016-2017,
City of San Luis Obispo, 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 staff, presented at said hearing.
WHEREAS, notices of said public hearing 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-1016-2017), based on the following findings:
1. That the project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project complies with the development
standards for the Tourist Commercial (C-T) zone.
2. The project design maintains consistency with the City's Community Design Guidelines by
providing architectural design that has an appropriate design theme, colors and materials and
setbacks and scale with the lower scale structures of the surrounding neighborhood.
3. The project design maintains consistency with the City's Community Design Guidelines
because it provides a sense of human scale with the inclusion of balconies along Monterey
Street, storefront windows, awnings, roof overhangs, and upper story setbacks.
4. Consistent with Community Design Guidelines the proposed four-story project has a Spanish
or Mission architectural style that is unique and not based on a franchise design.
SECTION 2. Environmental Review. The project is categorically exempt under Class 32,
In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is
consistent with General Plan policies for the land use designation and is consistent with the
applicable zoning designation and regulations. The project site occurs on a property of no more
than five acres substantially surrounded by urban uses that has no value as habitat for endangered,
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rare or threatened species as the site is located on an existing developed property.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning
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 submitted for a building permit 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 lists all
conditions and code requirements of project approvals listed as sheet number 2.
3. 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.
4. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with
the color and material board submitted with Architectural Review application.
5. The locations of all lighting, including bollard style landscaping or path/parking 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, subject to the
approval of the Community Development Director. 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 ensure 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. Final plans shall clearly depict the location and dimensions of all short and long-term
bicycle parking. Sufficient detail shall be provided about the placement and design of bike
racks and lockers to demonstrate compliance with relevant Engineering Standards and
Community Design Guidelines, to the satisfaction of the Public Works and Community
Development Directors.
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7. 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. Plans shall demonstrate the use of high quality materials for the
windows that reflect the architectural style of the project and are compatible with the
neighborhood character, to the approval of the Community Development Director.
8. Mechanical and electrical equipment shall be located internally. 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 may be required to confirm that proposed screening will be adequate.
This condition applies to initial construction and later improvements.
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. 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.
11. Plans submitted for building permit shall verify that the entry feature/wall is outside of the
line-of sight triangle to the satisfaction of the Community Development Director.
12. The entry feature/wall shall be shown on the building plan submittal and shall be consistent
with dimensions and design in the project plans. The building plans shall include additional
details such as colors, materials and lighting.
Public Works
13. 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.
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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 building plan submittal shall show and label all existing and proposed public or private
easements for reference.
16. The project is located in the Mission Style Sidewalk District of downtown. The building
plan submittal shall show the entire Monterey Street frontage to be upgraded in accordance
with the Mission Sidewalk District of Downtown per the City’s engineering standards.
17. The building plan submittal shall show all required parking lot improvements, dimensions,
space dimensions, maneuverability, materials, space and aisle slopes, drainage, pavement
marking, signage, and striping in accordance with the Parking and Driveway Standards and
disabled access requirements of the CBC.
18. 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. All
wire services to the new structure shall be underground. All work in the public right-of-
way shall be shown or noted.
19. The building plan submittal shall show the existing storm drain alignment from the
neighboring property at 1568 Higuera to Monterey Street. The plan shall label the material,
size, and depth/cover of the private storm drain. The building plan submittal shall show the
building foundation in relation to the existing storm drain. The structural engineer and
soils engineer shall review and approve the foundation plans for potential impacts to the
storm drain. As an option, the storm drain could be relocated.
20. A condition report and/or inspection of the existing private storm drain system shall be
completed prior to commencing with demolitions or construction and at the completion of
construction. The proposed report/inspection program shall be presented to the City for
review and approval prior to authorization and acceptance of said work. The storm drain
system shall be repaired and/or replaced to the satisfaction of the City Engineer if damaged
or displaced during construction.
21. 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. Drainage from the trash enclosure shall comply with
the City Engineering Standard 1010.B regarding water quality treatment prior to discharge
to the storm drain system or gutter.
22. The building plan submittal shall include a complete grading and drainage plan for this
project. The plan shall show the existing and proposed contours and/or spot elevations to
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clearly depict the proposed grading and drainage. Show and label the neighboring high
point elevation or grade break at the yard areas and drainage arrows to show historic
drainage and any run-on. Show all existing and proposed drainage courses, pipes and
structures; indicate the size, type and material.
23. The plan shall consider historic offsite drainage tributary to this property from the
neighboring properties at 1061 Grove, 1568 Higuera, and 1550 Higuera that shall be
accepted and conveyed along with the improved on-site drainage. This development may
alter 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.
24. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as endorsed by the Regional Water Quality Control Board for redeveloped
sites. Include a complete Post Construction Stormwater Control Plan Template as available
on the City’s Website.
25. 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.
26. The building plan submittal shall include a complete tree protection plan and certified
arborist report for the existing Ficus street tree to remain unless otherwise waived by the
City Arborist. The City Arborist shall review and approve the proposed tree protection
measures prior to commencing with any demolition, grading, or construction. 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 clearly shown or noted on the building plans.
27. The building plan submittal shall show street trees in tree wells with grates, frames, and
guards in accordance with city engineering standards, unless an alternate tree well, grate,
and frame is approved by the City Engineer. Street trees are required at a rate of one 15-
gallon street tree for each 35 linear feet of frontage. Tree species and planting requirements
shall be per City Engineering Standards.
Utilities
28. The property’s existing sewer lateral to the point of connection at the City main must pass
a pipeline video inspection (visual inspection of the interior of the pipeline), including
repair or replacement, as part of the project. The pipeline video inspection shall be
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submitted during the Building Permit Review Process for review and approval by the
Utilities Department prior to issuance of a Building Permit. Additional information is
provided below related to this requirement:
• The pipeline video inspection shall be submitted on USB drive and shall be in color.
• The inspection shall be of adequate resolution to display pipe.
• Material submitted shall include the project address and a scaled plan of the
building and the lateral location to the connection at the City sewer main.
• The inspection shall include tracking of the pipeline length (in feet) from the start
of the inspection to the connection at the City sewer main.
• It is optional to provide audio on the report to explain the location, date of
inspection, and pipeline condition observations.
29. The proposed utility infrastructure shall comply with the latest engineering design
standards effective at the time the building permit is obtained, and shall have reasonable
alignments needed for maintenance of public infrastructure.
30. Revisions to the existing sewer and water infrastructure, that may result from the proposed
project, shall be completed to the satisfaction of the Utilities Director to minimize impacts
to operations and maintenance of the services.
31. Any private sewer services that cross one 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.
32. 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.
33. Public sewer and water pipe infrastructure shall not be extended into private access roads,
but public water meters can be installed for each parcel in a location having a dedicated
access easement that is recorded to the satisfaction of the Utilities Director.
34. Recycled water, or another non-potable water source, shall be used for construction water
(dust control, soil compaction, etc.). An annual Construction Water Permit is available
from the City's Utilities Department.
35. Final grades and alignments of all public and/or private water, and sewer shall be approved
to the satisfaction of the Utilities Department. The final location, configuration, and sizing
of on-site service laterals and meters shall be approved by the Utilities Director in
conjunction with the review of the building plans, fire sprinkler plans, and/or public
improvement plans.
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On motion by_______________, seconded by _______________, and on the following roll
call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 4th day of June 2018.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
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ATTACHMENT 2Packet Page 31
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ATTACHMENT 2Packet Page 36
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Architectural review of a new, four-story, 36-guest room hotel with manager’s quarters
and a request for a parking reduction with additional bicycle parking to replace an existing 15 -guest
room exterior style motel, with a categorical exemption from environmental review.
PROJECT ADDRESS: 1575 Monterey Street BY: Rachel Cohen, Associate Planner
Phone Number: (805) 781-7574
e-mail: rcohen@slocity.org
FILE NUM BER: ARCH-1016-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION : Adopt the Draft Resolution (Attachment 1) based on findings, and subject
to conditions.
SITE DATA
Applicant Harry Patel, Owner
Representative Thom Jess, Architect
Submittal Date 9/7/2017
Complete Date 11/22/2017
Zoning C-T (Tourist Commercial)
General Plan Tourist Commercial
Site Area 18,990 square feet (0.44 acres)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill
Development Projects) of the
CEQA Guidelines.
SUMMARY
The applicant is proposing to construct a new, 36-guest room hotel with manager’s quarters to replace
an existing 15-guest room exterior style motel, within the Tourist Commercial Zone. The applicant is
also requesting 8% vehicle parking reduction and providing an additional 15 bicycle parking spaces .
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the City’s General Plan,
Community Design Guidelines and other applicable City policies and standards.
Meeting Date: February 12, 2018
Item Number: 2
ATTACHMENT 3
Packet Page 49
2.0 PROJECT INFORMATION
2.1 Site Information
Table 1: Site Information and Setting
Site Size 18,990 square feet (0.44 acres)
Present Use & Development 15-guest room motel
Land Use Designation Tourist Commercial (C-T)
Topography Sloped
Current Access From Monterey Str eet
Surrounding Use/Zoning North: C-T (Tourist Commercial – Commercial, Offices and
Residential uses)
East: C-T & O (Tourist Commercial & Office – Commercial and
Residential uses )
West : C-T (Tourist Commercial – Commercial and Residential
uses )
South: O (Office – Office and Residential uses )
Table 2: Project Statistics
Item Proposed 1 Standard 2
Setback
Front Yard 10 feet 10 feet
Other Yard 5-10 feet Varies from 5 -10 feet
depending on height
Max. Height of Structure(s) 45 feet 45 feet
Max. Building Coverage (footprint) 45% 75%
Parking Spaces
Vehicle 34 37
Bicycle (long-term) 14 1
Bicycle (short -term) 3 1
Notes:
1. Applicant’s project plans
2. Zoning Regulations
2.2 Project Description
The project proposes to construct a new, four-story hotel project that includes 36 guest rooms and
a manager’s quarters. The architectural style conveys Spanish or mission features and elements
with tile roofing, arched entrances and windows, smooth cement plaster stucco, wrought iron
railing and wood window sills (see Attachment 3, Project Plans)
ATTACHMENT 3
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3.0 PROJECT ANALYSIS
Project plans were reviewed in terms of their consistency with the City’s General Plan, Zoning
Regulations and the Community Design Guidelines (CDG) for commercial projects (Chapter 3).
3.1 Architecture, Form & Mass : The CDG discuss that no architectural style or theme is
required in the City, however compatibility of a project should be a priority, as well as scale and
ambiance.1 The proposed four-story project has a Spanish or Mission architectural style that is
unique and not based on a franchise design. The project integrates balconies along Monterey
Street, storefront windows, awnings, roof overhangs, and upper story setbacks to provide a sense
of human scale and proportion.2
3.2 Neighborhood Compatibility: The CDG state that design factors that contribute to
neighborhood compatibility include:
a. Appropriate design theme;
b. Proportional building scale/size;
c. Appropriate building setbacks and massing; and
d. Appropriate colors, textures, and building materials.3
The adjacent neighborhood surrounding the project site contains a variety of one - and two-story
structures, as well as a nearby three-story structure (Quality Suites). The project complies with
the setbacks and height allowed within the zone as outlined in Table 2 above. The south elevation
provides an approximately 6 -foot setback up to top of the second floor (~23 feet in height ) and
then the structure steps back another 4 feet and has a 10 -foot setback at the 3rd and 4th floors from
1 Community Design Guidelines Chapter 3, Section 3.1 B.1: Architectural Style
2 Community Design Guidelines Chapter 3, Section 3.1 B.4: Form and Mass
3 Community Design Guidelines Chapter 3, Section 3.1 B.2: Neighborhood Compatibility
Figure 1 : Rendering of the proposed project as viewed from Monterey Street looking east
ATTACHMENT 3
Packet Page 51
the property line. Because of the adjacency of the project to residential structures to the south of
the site, the applicant modified the original design (see Figure 2) and removed a deck and
eliminated the windows (see Figure 3) to reduce any overlook on the adjacent properties.
ARC Discussion Item: With the removal of the windows and deck, the south elevation has less
articulation and the ARC should discuss whether additional elements should be incorporated into
the design to provide more four-sided architecture.
The overall neighborhood has an eclectic architectural style and the project proposes a Spanish or
Mission style architecture that does not detract from the various styles that exist in the area. The
proposed colors and materials are compatible with other adjacent stucco structures and are applied
Figure 2 : Original south elevation with a deck and windows
Figure 3 : Modified design that eliminates the deck and windows on the south elevation
ATTACHMENT 3
Packet Page 52
to all sides of the building and emphasize the architectural style of the project.4
3.4 Landscaping: Landscaping is
provided along the perimeter of the
site and within the parking area to
soften the structure’s appearance,
screen parking and the trash
enclosure.5 In addition, the project
includes landscaping on the common
deck on the second floor that faces
Monterey Street. All the exis ting
street trees along the frontage of the
site will be preserved in place.
3.5 Parking: The project requires 37
vehicle parking spaces for the 36 -
guest rooms and the manager’s unit.
The project includes 34 spaces and is
requesting an 8% parking reduction with the inclusion of an additional 15 bicycle parking spaces.
Zoning Regulations Section 17.16.060 G.2 states “Projects which provide more bicycle and/or
motorcycle spaces than required may reduce the required car spaces at the rate of one car space
for each five bicycle spaces, up to a 10% reduction, subject to the approval of t he Community
Development Director.” 14 of the 15 bicycle parking spaces are provided in an enclosed room
near the lobby on the first floor (Attachment 3, Sheet A3.0). The other space is included within
the short-term bicycle parking spaces.
ARC Discussio n Item: The ARC should discuss whether the proposed parking reduction request
is supportable for the project.
3.6 Entry Feature with a Sign: The applicant
is proposing a 5.5-foot tall entry feature that is
approximately 62 square feet in size and
includes an area for signage (see Figure 5).
The sign area makes up 17.5 square feet of the
feature, which is less than the 200 square feet
of signage allowed for the site. The entry
feature is designed to be consistent with the
architecture, colors and materials of the new
hotel and uses metal lettering, cement stucco
plaster and a light fixture that matches the
lighting of the project.
4 Community Design Guidelines Chapter 3, Section 3.1 B.3 - Design consistency. Designs should demonstrate a
consistent use of colors, materials, and detailing throughout all elevations of the building. Elevations which do not dir ectly
face a street should not be ignored or receive only minimal architectural treatment. Each building should look like the
same building from all sides.
5 Community Design Guidelines Chapter 3, Section 3.1 C.3a – Landscaping: Landscaping should be used to help
define outdoor spaces, soften a structure’s appearance, and to screen parking, loading, storage, and equipment areas.
Figure 4: Proposed landscape plan
Figure 5: Proposed entry feature and sign located to
the west of the entrance to the site.
ATTACHMENT 3
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ARC Discussion Item: The ARC should discuss if the entry feature is compatible and appropriate
for the site.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of
the CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. The project site
occurs on a property of no more than five acres substantially surrounded by urb an uses that has no
value as habitat for endangered, rare or threatened species as the site is located on an existing
developed property.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution as conditions
of approval, where appropriate.
6.0 ALTERNATIVES & RECOMMENDATION
7.1. Continue the project with direction to the applicant and staff on pertinent issues.
7.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, or Community Design Guidelines.
7.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Reduced Project Plans
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
ATTACHMENT 3
Packet Page 54
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