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HomeMy WebLinkAboutARC-1011-2018 (ARCH-1016-2017 -- 1575 Monterey Street)RESOLUTION NO. ARC- 1011-18 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: 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. 5. As conditioned, no public purpose is served by strict compliance with the City's fence height standards because the proposed wall is located at the rear of the site and will be designed consistent with the Community Design Guidelines to include colors and materials of the same quality as proposed project. Resolution No. 11- 1-18 1575 Monterey Street, ARCH -1016-2017 Page 2 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, 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. Resolution No. ARC -1011-18 1575 Monterey Street, ARCH -1016-2017 Page 3 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. 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. Resolution No. ARC -1011-18 1575 Monterey Street, ARCH -1016-2017 Page 4 13. Plans submitted for a building permit shall include a CMU wall along the south property line in place of the proposed wood fence. The CMU wall shall be plastered and painted on both sides to match the stucco finish and color of the proposed project. The height of the wall shall be 6-8 feet from the lowest adjacent grade as deemed appropriate by the Community Development Director. 14. Color P-2 (a green color) shown on the color board shall be a brown color that matches the color used in the ARC plan elevations and renderings. 15. Windows in the project shall be casement sash windows or single or double hung style windows. Public Works 16. 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. 17. 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 18. The building plan submittal shall show and label all existing and proposed public or private easements for reference. 19. 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. 20. 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. 21. 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. 22. 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. Resolution No. ARC -1011-18 1575 Monterey Street, ARCH -1016-2017 Page 5 23. 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. 24. 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. 25. 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 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. 26. 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. 27. 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. 28. 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. 29. 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 Resolution No. ARC -1011-18 1575 Monterey Street, ARCH -1016-2017 Page 6 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. 30. 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 31. 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 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. 32. 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. 33. 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. 34. 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. 35. 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. Resolution No. ARC -1011-18 1575 Monterey Street, ARCH -1016-2017 Page 7 36. 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. 37. 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. 38. 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. On motion by Commissioner Rolph, seconded by Commissioner Smith, and on the following roll call vote: AYES: Commissioners Rolph, Smith, Beller, Vice -Chair Nemcik, and Chair Root NOES: Commissioner Soll REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 4" day of June 2018. DouO_C7� Lio�t� g David n, Secretary Architectural Review Commission