HomeMy WebLinkAbout05-13-2020 PC Agenda PacketCity of San Luis Obispo, Agenda, Planning Co mmission
Agenda
PLANNING COMMISSION
Wednesday, May 13, 2020
6:00 p.m. REGULAR MEETING TELECONFERENCE
Broadcasted via Webinar
Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both the
Governor of the State of California, the San Luis Obispo County Emergency Services Director and the City
Council of the City of San Luis Obispo as well as the Governor’s Executive Order N-29-20 issued on March
17, 2020, relating to the convening of public meetings in response to the COVID-19 pandemic, the City of
San Luis Obispo will be holding all public meetings via teleconference. There will be no physical
location for the Public to view the meeting. Below are instructions on how to view the meeting remotely
and how to leave public comment.
Additionally, members of the Planning Commission (PC) are allowed to attend the meeting via
teleconference and participate in the meeting to the same extent as if they were present.
Using the most rapid means of communication available at this time, members of the public are
encouraged to participate in PC meetings in the following ways:
1. Remote Viewing - Members of the public who wish to watch the meeting can view:
• Televised live on Charter Cable Channel 20
• View a livestream of the meeting online at: https://www.slocity.org/channel20
• View the Webinar (recommended for the best viewing quality):
➢ Registration URL: https://attendee.gotowebinar.com/register/6352446428239188238
➢ Webinar ID: 801-644-667
➢ Telephone Attendee: (213) 929-4232; Audio Access Code: 687-975-082
2. Public Comment - The PC will still be accepting public comment for items within their purview.
Public comment can be submitted in the following ways:
• Mail or Email Public Comment
➢ Received by 3:00 PM on the day of meeting - Can be submitted via email to
advisorybodies@slocity.org or U.S. Mail to City Clerk at: 990 Palm St. San Luis Obispo, CA
93401
➢ Emails sent after 3:00 PM and up until public comment is opened on the item – Limited
to one page emailed to cityclerk@slocity.org and will be read aloud during the public
comment period on the item specified.
• Verbal Public Comment
➢ Received by 3:00 PM on the day of the meeting - Call (805) 781-7164; state and spell your
name, the agenda item number you are calling about and leave your comment. The verbal
comments must be limited to 3 minutes. All voicemails will be forwarded to PC Members and
saved as Agenda Correspondence.
➢ During the meeting – Comments can be submitted up until the Public Comment period is
opened for the item when joining via the webinar (instructions above). Please contact the City
Clerk’s office at cityclerk@slocity.org to more information.
Planning Commission Agenda for May 13, 2020 Page 2
CALL TO ORDER
ROLL CALL : Commissioners Michael Hopkins, Robert Jorgensen, Steve Kahn, Nicholas
Quincey, Michelle Shoresman, Vice-Chair Hemalata Dandekar, and Chair
Mike Wulkan.
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
ELECTION OF CHAIR AND VICE CHAIR
1. Elect the Chair and Vice Chair to serve a one-year term.
CONSIDERATION OF MINUTES
2. Minutes of the Planning Commission meetings of February 26, 2020 and March 11, 2020.
PUBLIC COMMENT: At this time, people may address the Commission about items not on
the agenda. Comments are limited to three minutes per person. Items raised at this time are
generally referred to staff and, if action by the Commission is necessary, may be scheduled for a
future meeting.
PUBLIC HEARINGS
Note: Any court challenge to the action taken on public hearing items on this agenda may be
limited to considering only those issues raised at the public hearing or in written correspondence
delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak,
please give your name and address for the record. Please limit your comments to three minutes;
consultant and project presentations limited to six minutes.
3. Review of a three-story mixed-use project within the Commercial Services zone, consisting of
16 residential units on a site with an existing 1,587-square foot laundromat. The project
includes the following requests: street yard setback reduction for 10 feet where 15 feet is
normally required, ground floor residences within the first 50 feet of floor area adjacent to the
street, tandem parking, and a 5% shared parking reduction to reduce the required parking by
one space. The project is categorically exempt from environmental review (CEQA); Project
Address: 1030 Orcutt; Case #: ARCH-0556-2019 and USE-0822-2019; Zone: C-S; Jules
Rogoff, Laundry Express, owner/applicant. (Kyle Bell – 20 minutes)
Recommendation: Review project for consistency with the General Plan, Zoning Regulations,
and applicable City development standards and guidelines. Planning Commission review is
required for projects which include more than 10 residential units (ARCH-0556-2019) as well
as the associated Minor Use Permit (USE -0822-2019) requesting a mixed-use project within
the C-S zone.
Planning Commission Agenda for May 13, 2020 Page 3
4. Review of proposed amendments to Land Use Element, Policy 1.13.2 and Water and
Wastewater Management Element, Program A 7.3.4, which would broaden the existing policy
and program language to include both non-potable and recycled water supplies. An Addendum
to the 2018 Negative Declaration of Environmental Impact for the Water and Wastewater
Management Element and Addendum to the 2014 Environmental Impact Report for the Land
Use and Circulation Element are proposed, in accordance with the California Environ mental
Quality Act (CEQA). Citywide; Case #: GENP-0188-2020; City of San Luis Obispo
Utilities Department, applicant. (Aaron Floyd / Jennifer Metz – 20 minutes)
Recommendation: Adopt a resolution recommending the City Council amend the City’s Land
Use Element and Water and Wastewater Management Element of the General Plan and accept
the proposed addendum to the Land Use and Circulation Element (LUCE) Update EIR and
Water and Wastewater Management Element Negative Declaration (See Attachment 1: Draft
Resolution, Attachment 2: Addendum to LUCE Update EIR (SCH# 2013121019) and Water
and Wastewater Management Element Negative Declaration (EID 1455-2018).
COMMENT AND DISCUSSION
5. Staff Updates & Agenda Forecast
ADJOURNMENT
The next Regular Planning Commission meeting is scheduled for Wednesday, May 27, 2020,
at 6:00 p.m., via teleconference.
APPEALS
Any decision of the Planning Commission is final unless appealed to City Council within 10 days of
the action (Recommendations to City Council cannot be appealed since they are not a final action). Any
person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms
are available at the Community Development Department office, City Clerk’s office, or on the City’s
website (www.slocity.org). The appropriate appeal fee must accompany the appeal documentation.
LISTENING ASSISTIVE DEVICES are available for the hearing impaired--please see Recording
Secretary.
The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon
request, this agenda will be made available in appropriate alternative formats to persons with disabilities.
Any person with a disability who requires a modification or accommodation in order to participate in a
meeting should direct such request to the City Clerk’s Office at (805) 781-7100 at least 48 hours before the
meeting, if possible. Telecommunications Device for the Deaf (805) 781-7410.
Planning Commission regular meetings are televised live on Charter Channel 20. Agenda related writings
or documents provided to the Planning Commission are available for public inspection on the City’s
website: http://www.slocity.org/government/advisory-bodies. Meeting video recordings can be found on
the City’s website: http://www.slocity.org/government/department-directory/city-clerk/on-demand-
meeting-videos
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City of San Luis Obispo, Council Agenda, City Hall, 99 0 Palm Street, San Luis Obispo
Minutes - Draft
Planning Commission
Minutes
Planning Commission
Regular Meeting
Wednesday, February 26, 2020
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order
on Wednesday, February 26, 2020 at 6:00 p.m. in the Council Chamber, located at 990 Palm
Street, San Luis Obispo, California, by Chair Mike Wulkan.
ROLL CALL
Present: Commissioners Robert Jorgensen, John McKenzie, Nicholas Quincey, Charles
Stevenson, Vice-Chair Hemalata Dandekar, and Chair Mike Wulkan
Absent: Commissioner Steve Kahn
Staff: Community Development Director Michael Codron, Principal Planner Tyler Corey,
Assistant City Attorney Charles Bell, and Deputy City Clerk Kevin Christian
Pledge of Allegiance
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
CONSENT AGENDA
1. Minutes of the Planning Commission meeting of January 8, 2020.
CARRIED 6-0-1 with modifications
Minutes of the Planning Commission meeting of January 22, 2020.
CARRIED 6-0-1
Item 2
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Planning Commission Meeting Minutes
February 26, 2020
Page 2 of 5
PUBLIC HEARINGS
This item was heard following Item 4.
2.Project Address: 545 Higuera and 486 Marsh; Case #: ARCH-0017-2019; Zone: C-D;
Marsh Higuera Mixed Use, LLC, owner/applicant. Continued review of a proposed four-
story, 50-foot tall, mixed-use project consisting of 5,241 square feet of commercial use on the
ground floor, eight hotel suites, and 39 residential units. Project includes: a request for a
mechanical parking lift; parking, landscaping, and site improvements; and a categorical
exemption from environmental review (CEQA).
Senior Planner Shawna Scott presented the staff report and responded to Commission inquiries.
Applicant Representative Joel Snyder, Ten Over Studio, provided an overview of
modifications made to the project as a result of previous input from the Planning Commission.
Chair Wulkan opened the public hearing.
Public Comments
Lori Manfredi
Allan Cooper
Babak Naficy
James Papp
David Brodie
Chair Wulkan closed the public hearing.
ACTION: MOTION BY COMMISSIONER QUINCEY, SECOND BY VICE CHAIR
DANDEKAR, FAILED 3-3-1 (Commissioners Jorgensen, McKenzie, and Stevenson opposed,
Commissioner Kahn absent) to adopt a resolution.
ACTION: MOTION BY COMMISSIONER QUINCEY, SECOND BY VICE CHAIR
DANDEKAR, FAILED 1-5-1 (Commissioners Jorgensen, Quincey, Stevenson, Vice Chair
Dandekar, and Chair Wulkan opposed, Commissioner Kahn absent) to adopt a resolution with
an additional step back of five feet at the 3rd floor.
ACTION: MOTION BY COMMISSIONER QUINCEY, SECOND BY VICE CHAIR
DANDEKAR, CARRIED 4-2-1 (Commissioners Jorgensen and McKenzie opposed,
Commissioner Kahn absent) to adopt a resolution entitled:
“A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A 50-FOOT TALL MIXED-USE PROJECT CONSISTING OF 5,241
SQUARE FEET OF GROUND-FLOOR RETAIL, EIGHT HOTEL SUITES, AND 39
RESIDENTIAL UNITS, INCLUDING MECHANICAL PARKING LIFTS, AND A
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
FEBRUARY 26, 2020 (545 HIGUERA STREET, 486 MARSH STREET, ARCH-0017-
2019).”
Item 2
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Planning Commission Meeting Minutes
February 26, 2020
Page 3 of 5
3. Project Address: 564 Higuera; Case #: ARCH-0150-2019; Zone: CR; Damien Mavis,
Creekside Lofts LLP, owner and applicant. Review of a four-story mixed-use project
consisting of 36 residential dwellings and 68 square feet of commercial space, including
requests for a 22 percent density bonus (as a standard incentive) and a reduction in required
parking, by a total of four parking spaces (as an additional incentive), in exchange for providing
affordable units within the project (categorically exempt from environmental review).
Senior Planner Brian Leveille presented the staff report and responded to Commission
inquiries.
Applicant Representative, Scott Martin RRM Design Group, and project applicant Damien
Mavis, provided an overview of the project and responded to Commission questions.
Chair Wulkan opened the public hearing.
Public Comments
Donna Duerk
James Papp
Chair Wulkan closed the public hearing
ACTION: MOTION BY COMMISSIONER QUINCEY, SECOND BY COMMISSIONER
STEVENSON, CARRIED 6-0-1 (Commissioner Kahn absent) to adopt a resolution entitled:
“A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING THE DEVELOPMENT OF A MIXED-USE
PROJECT INCLUDING 36 RESIDENTIAL UNITS AND A COMMERCIAL SPACE
WITHIN THE DOWNTOWN COMMERCIAL ZONE, WITH A CATEGORICAL
EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE
PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS DATED
FEBRUARY 26, 2020 (564 HIGUERA STREET, ARCH-0150-2019),” with a modification
to condition 5, adding the following language: Roof mounted equipment shall be measured for
noise and potential exceedance of noise limits for nearby residential units, and if exceeded,
appropriately attenuated.
Item 2
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Planning Commission Meeting Minutes
February 26, 2020
Page 4 of 5
This item was heard first, following Public Comment on items not on the agenda.
4. Project Address: 1035 Madonna; Case #: ARCH-0459-2019 & SBDV-0747-2019; Zone:
C/OS-SP, C-R-PD, C-N-SP, R-2-SP, R-4-SP, R-1-SP; MI San Luis Ranch, LLC, owner
and Coastal Community Builders, applicant. Development review of a 296-unit multi-
family residential project within the NG-30 zoned portion of the San Luis Ranch Specific Plan
area, and a Vesting Tentative Tract Map (Tract 3150) subdividing a portion of Tract 3096 from
two existing lots into twelve to provide for 296 airspace condominiums with minor exceptions
to the open space requirements for common interest subdivisions. Includes a determination
that the project is consistent with the certified Final EIR for San Luis Ranch Specific Plan and
therefore exempt from further environmental review under the California Environmental
Quality Act (CEQA).
ACTION: MOTION BY COMMISSIONER JORGENSEN, SECOND BY
COMMISSIONER McKENZIE, CARRIED 6-0-1 (Commissioner Kahn absent) to continue
this item to March 11, 2020 to allow the applicant team additional time to address requirements
related to the project’s Affordable Housing obligation.
RECESS
The Board recessed from 8:20 to 8:25. The meeting reconvened with Commissioners Jorgensen,
McKenzie, Quincey, Vice-Chair Dandekar, and Chair Wulkan present (Kahn and Stevenson absent).
5. Case # CODE-0062-2020. Review of amendments to Title 17 (Zoning Regulations) of the
Municipal Code associated with temporary incentives regarding site development standards
with the provision of all-electric buildings with a sunset date of December 31, 2022 in support
of the Clean Energy Choice Program with an Exemption from Environmental Review.
Special Projects Manager Teresa McClish presented the staff report and responded to
Commission inquiries.
Chair Wulkan opened the public hearing.
Public Comments
None
Chair Wulkan closed the public hearing
ACTION: MOTION BY COMMISSIONER MCKENZIE, SECOND BY COMMISSIONER
JORGENSEN, CARRIED 5-0-2 (Commissioners Kahn and Stevenson absent) to adopt a
resolution entitled:
“A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS
OBISPO RECOMMENDING THE CITY COUNCIL INTRODUCE AND ADOPT AN
ORDINANCE AMENDING TITLE 17 (ZONING REGULATIONS) OF THE
MUNICIPAL CODE SUPPORTING THE CLEAN ENERGY CHOICE PROGRAM
(PL-CODE-0062-2020)” with modifications proposed in staff’s presentation and the
Item 2
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Planning Commission Meeting Minutes
February 26, 2020
Page 5 of 5
following modification to 17.70.095 C – (final sentence)
“…; Mixed Use Development and Setbacks, may be exceeded to the minimum extent deemed
necessary to allow for equipment installations or similar improvements to accommodateion of
all-electric buildings.”
COMMENT AND DISCUSSION
6. Agenda Forecast – Principal Planner Tyler Corey provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 8:58 p.m. The next Regular Planning Commission meeting is
scheduled for Wednesday, March 11, 2020, at 6:00 p.m., in the Council Chamber, 990 Palm Street,
San Luis Obispo, California.
APPROVED BY THE PLANNING COMMISSION: XX/XX/2020
Item 2
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Item 2
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City of San Luis Obispo, Council Agenda, City Hall, 99 0 Palm Street, San Luis Obispo
Minutes - Draft
Planning Commission
Minutes - Draft
Planning Commission
Regular Meeting
Wednesday, March 11, 2020
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, March 11, 2020 at 6:00 p.m. in the Council Chamber, located at 990 Palm Street, San
Luis Obispo, California, by Chair Wulkan.
ROLL CALL
Present: Commissioners Robert Jorgensen, Steve Kahn, John McKenzie, Nicholas Quincey,
Charles Stevenson, Vice-Chair Hemalata Dandekar and Chair Mike Wulkan
Absent: None
Staff: Community Development Director Michael Codron, Principal Planner Tyler Corey,
Assistant City Attorney Charles Bell, and Deputy City Clerk Kevin Christian
Pledge of Allegiance
1.PRESENTATION
City Manager Derek Johnson provided a presentation on “SLO Forward.”
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
John Fowler
PUBLIC HEARINGS
Prior to introduction of the item, Commissioner Kahn recused himself and left the Chamber.
2.Project Address: 1035 Madonna; Case #: ARCH-0459-2019 & SBDV-0747-2019; Zone:
C/OS-SP, R-4-SP; MI San Luis Ranch, LLC, owner and Coastal Community Builders,
applicant. Development review of a 296-unit multi-family residential project within the NG-
30 zoned portion of the San Luis Ranch Specific Plan area, and a Vesting Tentative Tract Map
(Tract 3150) subdividing a portion of Tract 3096 from two existing lots into twelve to provide
for 296 airspace condominiums with minor exceptions to the open space requirements f or
common interest subdivisions. Includes a determination that the project is consistent with the
certified Final EIR (Environmental Impact Report) for San Luis Ranch Specific Plan and
therefore exempt from further environmental review under the California Environmental
Quality Act (CEQA).
Item 2
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Planning Commission Meeting Minutes
March 11, 2020
Page 2 of 4
Contract Planner John Rickenbach summarized the staff report, reviewed direction given by
the Architectural Review Commission, and responded to Commission inquiries.
Applicant representative Scott Martin, Principal Architect RRM Design Group, summarized
the project focus area goals, provided a review of all components of the project, and responded
to Commission inquiries.
Chair Wulkan opened the public hearing.
Public Comments
Brett Cross
Chair Wulkan closed the public hearing.
Community Development Director Michael Codron, project developer Walter Heiberg,
applicant representative Scott Martin, and San Luis Ranch Biologist LynneDee Althouse
responded to further Commission questions, specifically addressing Lot 10.
ACTION: MOTION BY VICE CHAIR DANDEKAR, SECOND BY COMMISSIONER
JORGENSEN, CARRIED 6-0-1-0 (Commission Kahn recused) to adopt a Resolution entitled:
“A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING THE DEVELOPMENT OF A 296-UNIT MULTI-FAMILY
RESIDENTIAL PROJECT WITHIN THE NG-30 ZONED PORTION OF THE SAN
LUIS RANCH SPECIFIC PLAN AREA, AND A DETERMINATION THAT THE
PROJECT IS CONSISTENT WITH THE CERTIFIED FINAL EIR FOR SAN LUIS
RANCH SPECIFIC PLAN AND EXEMPT FROM FURTHER ENVIRONMENTAL
REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA);
AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
MARCH 11, 2020 (1035 MADONNA ROAD, ARCH-0459-2019);” with conditions and
findings revised as presented by staff and modification of Condition # 15 A to clarify that
affordable housing may be clustered into one or more buildings, removing the language
“shall”, and Condition #15 B to add “in addition to the 34 very-low income affordable housing
units already required on the NC site through previous project entitlements” at the end of the
condition
Item 2
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Planning Commission Meeting Minutes
March 11, 2020
Page 3 of 4
ACTION: MOTION BY COMMISSIONER McKENZIE, SECOND BY VICE CHAIR
DANDEKAR, CARRIED 6-0-1-0 (Commission Kahn recused) to adopt a Resolution entitled:
“A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING APPROVAL OF A VESTING TENTATIVE TRACT MAP
WITHIN PREVIOUSLY APPROVED VESTING TENTATIVE TRACT MAP 3096 TO
CREATE CONDOMINIUM OWNERSHIP SPACE WITHIN THE 296 UNITS
APPROVED BY DEVELOPMENT PLAN APPROVAL ARCH-0459-2019 WITHIN
THE NG-30 ZONE OF THE SAN LUIS RANCH SPECIFIC PLAN, WITH
REQUESTED EXCEPTIONS TO THE MINIMUM DIMENSIONS OF PRIVATE
OPEN SPACE, AND THE TOTAL COMBINED PRIVATE AND COMMON OPEN
SPACE REQUIREMENT FOR EACH UNIT, AND A DETERMINATION THAT THE
PROJECT IS CONSISTENT WITH THE CERTIFIED FINAL EIR FOR SAN LUIS
RANCH SPECIFIC PLAN AND EXEMPT FROM FURTHER ENVIRONMENTAL
REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA);
AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
MARCH 11, 2020 (1035 MADONNA ROAD, SBDV-0747-2019);” with conditions and
findings revised as presented by staff and adding a condition that Lot 10 be considered for a
possible passive pocket park.
RECESS
The Commission recessed from 8:34 to 8:42. The meeting reconvened with all members present.
3. General Plan Annual Report
Housing Intern Graham Bultema presented the staff report and responded to Commission
inquiries. The Commission provided general input for clarification and clerical revisions to the
report.
Chair Wulkan opened the public hearing.
Public Comments
None
Chair Wulkan closed the public hearing
ACTION: MOTION BY COMMISSIONER KAHN, SECOND BY COMMISSIONER
QUINCEY, CARRIED 7-0-0 to receive and file the General Plan Annual Report.
Item 2
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Planning Commission Meeting Minutes
March 11, 2020
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COMMENT AND DISCUSSION
4. Agenda Forecast – Principal Planner Tyler Corey provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 9:12 p.m. The next Regular Planning Commission meeting is
scheduled for Wednesday, March 25, 2020, at 6:00 p.m., in the Council Chamber, 990 Palm Street,
San Luis Obispo, California.
APPROVED BY THE PLANNING COMMISSION: XX/XX/2020
Item 2
Packet Page 10
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Development review of a three-story mixed-use project within the Commercial Services
zone, consisting of 16 residential units on a site with an existing 1,587-square foot laundromat. The
project includes the following requests: street yard setback reduction for 10 feet where 15 feet is
normally required, ground floor residences within the first 50 feet of floor area adjacent to the street,
tandem parking, and a 5% shared parking reduction to reduce the required parking by one space.
PROJECT ADDRESS: 1030 Orcutt Road BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-0556-2019 & FROM: Tyler Corey, Principal Planner
USE-0822-2019
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) that approves the project subject to findings and
conditions of approval.
SITE DATA
SUMMARY
The applicant is requesting to construct a new three-story mixed-use development consisting of 15
residential units (320 to 640 square feet each) and repurposing of an existing storage building to
provide an additional studio apartment, resulting in a total of 16 residential units in addition to the
existing laundromat (1,587 sq. ft.) that is planned to remain. The project will include demolishing the
existing carwash service bays to provide room for the new residential structure (Attachment 2, Project
Plans). The project includes exceptions to the street yard setback to allow a 10-foot setback for a
portion of the new structure, where a 15-foot setback is normally required for structures greater than
20-feet in height, and an exception to allow ground floor residences within the first 50 feet of floor
area adjacent to the street. The project also includes a shared parking reduction of five percent, to
reduce the required parking by one space. A Minor Use Permit is also required for a mixed-use project
within the C-S-zone subject to specific findings as detailed in this report.
Applicant Jules Rogoff
Representative Randy Dettmer
Zoning C-S (Commercial Services)
General Plan Services and Manufacturing
Site Area ~24,551 square feet.
Environmental
Status
Categorically exempt from
environmental review under CEQA
Guidelines § 15332 (In-Fill
Development Projects)
Meeting Date: May 13, 2020
Item Number: 3
Item 3
Packet Page 11
ARCH-0556-2019 & USE-0822-2019
1030 Orcutt Road
Page 2
1.0 COMMISSION’S PURVIEW
Review project for consistency with the General Plan, Zoning Regulations, and applicable City
development standards and guidelines. Planning Commission (PC) review is required for projects
which include more than 10 residential units (ARCH-0556-2019) as well as the associated Minor Use
Permit (USE-0822-2019) requesting a mixed-use project within the C-S zone.
2.0 PREVIOUS REVIEW
The Architectural Review Commission (ARC) reviewed the proposed project on April 6, 2020 for
consistency with the Community Design Guidelines (CDG). During their review the ARC provided
eight directional items to the applicant to address specific concerns related to building and site design,
and recommended that the Planning Commission approve the project (4-2-0) (Attachment 3, ARC
Staff Report and Meeting Minutes).
3.0 PROJECT ANALYSIS
The proposed improvements must conform to the standards and limitations of the Zoning Regulations
and Engineering Standards and be consistent with the applicable CDG. Staff has evaluated the project
and identified discussion items for the PC to consider in order to ensure the project adequately
responds to ARC direction and is in substantial compliance with the applicable standards, as discussed
in this analysis.
3.1 Consistency with the General Plan
The Housing and Land Use Elements encourage mixed-use projects where they can be found to be
compatible with existing and potential future development. The Land Use Element (LUE) encourages
compatible mixed uses in commercial districts (LUE Policy 3.8.5) and specifically discusses
residential and commercial mixed use (LUE Policy 2.3.6)1.
3.2 Consistency with the Zoning Regulations
In accordance with Table 2-1 of the Zoning Regulations, mixed-use projects require a Minor Use
1 LUE Policy 2.3.6. The City shall encourage mixed use projects, where appropriate and compatible with existing and
planned development on the site and with adjacent and nearby properties. The City shall support the location of
mixed use projects and community and neighborhood commercial centers near major activity nodes and
transportation corridors / transit opportunities where appropriate.
Figure 1: Rending of the project as seen from Orcutt Road.
Item 3
Packet Page 12
ARCH-0556-2019 & USE-0822-2019
1030 Orcutt Road
Page 3
Permit to be constructed within the C-S zone. Minor Use Permits require specific findings regarding
General Plan consistency, neighborhood compatibility, findings for health, safety and welfare, and
findings for site suitability regarding design, traffic generation, and public services. The project
design complies with lot coverage, floor area ratios, and building height requirements for the C-S
zone (see Section 4.0 Project Statistics).
Mixed-Use Development: Zoning Regulations Section 17.70.130 (Mixed Use Projects) provides
standards for mixed-use projects, which state that the design shall consider potential impacts on
adjacent properties and be compatible with the adjacent and surrounding residential neighborhoods.
Mixed-use projects must be designed to achieve specific objectives including design criteria, site
layout, pedestrian access and performance standards. The project has been designed to provide a
physical separation between the residential and nonresidential uses and associated activity areas by
placing residential uses behind commercial uses, ensuring that the residential units are of a residential
character and provide privacy between the uses, while maintaining internal compatibility between the
different uses by integrating pedestrian connectivity with the commercial areas. The project design
incorporates specific design features to minimize potential impacts to and from adjacent properties.
The vicinity is developed with medium to high density residential uses and is conducive to a mixed-
use project at this location.
Ground Floor Residential Units: The project meets site layout standards for mixed-use projects by
orienting the building toward the public street that is consistent with the neighborhood pattern,
however, the applicant is requesting relaxation to the limitation of residential units on the ground
floor within 50 feet of the building frontage facing Orcutt Road2. The proposed residential setback
reduction on the ground floor is appropriate for this site and location because primary commercial
activities in the neighborhood are oriented toward Laurel Lane rather than this portion of Orcutt Road,
with the exception of the existing public laundromat that is complementary to the surrounding
residential activities. The proposed residential uses on the ground floor are consistent and compatible
with the existing neighborhood pattern.
Front Yard Setback: The Zoning Regulations require a greater street yard setback for structures that
are greater than 20 feet in height in the C-S zone (§ 17.36.020). The proposed project is requested a
10-foot setback for the 34-foot tall structure, where 15 feet would normally be required. Zoning
Regulations § 17.70.170 stipulate that the front and street side setbacks may be reduced to 10 feet for
structures, subject to the findings under a Director’s Action Permit3. The required findings have been
2 Zoning Regulations § 17.70.130.D Mixed-Use Development. Ground Floor Limitations: …In all other zones,
residential units shall not occupy ground floor space within the first 50 feet of floor area measured from each building
face adjacent to a street toward the rear of the building unless the review authority finds that the project enhances
the pedestrian environment in the surrounding area or will perform a function or provide a service that is essential
or beneficial to the community or City.
3 Zoning Regulations § 17.108.040.A Required Findings: The Director may approve a Director’s Action application
only after first making all of the following findings. The proposed interpretation, determination, or modification to
standards: (1) Is consistent with the intent of these Zoning Regulations and applicable General Plan policies; (2) Is
consistent with or an improvement to the character of the neighborhood or zone; (3) Provides adequate consideration
of and measures to address any potential adverse effects on surrounding properties such as, but not limited to, traffic,
vehicular and pedestrian safety, noise, visual and scale, and lighting. - With regard to cases of granting exceptions
to the strict application of development standards, the following additional finding shall be made: (4) While site
Item 3
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incorporated into the draft resolution (Attachment 1).
Parking: The project requires 22 vehicle parking spaces. The applicant is requesting a 5% parking
reduction, resulting in the provision of 21 vehicle parking spaces onsite. The project qualifies for a
shared parking reduction of up to 10% because the project includes two or more land uses that share
common parking areas4, and parking is adequate for the proposed project and all uses on-site5.
Condition No. 18 includes a requirement that the property owner must submit a running total of the
site’s parking requirements with the submittal of any building permit for tenant improvements, and/or
each business license.
3.4 Architectural Review Commission Directional Items
The ARC recommended eight directional items to be reviewed and evaluated prior to the Planning
Commission taking final action on the project. The applicant has made the following changes in
response to the directional items (Attachment 4, Applicant’s Response Letter):
ARC Directional Item #1: Consider additional glazing and horizontal siding to provide greater
articulation and interest along the street facade (south elevation) and the north elevation.
Response: The applicant provided additional full height windows along the street façade and south
elevation of the structure; however, horizontal siding was not provided. The applicant has expressed
that the addition of horizontal siding would conflict with the architectural style and materials of the
building, and the vertical siding material was retained to complement the standing seam metal roofing.
In order to adequately respond to the ARC’s direction Condition No. 11 has been modified to require
more substantial landscaping along the street frontage to complement the building and provide greater
articulation and variety along the public right-of-way.
ARC Directional Item #2: Consider accent colors on doors, window frames, and other elements to
provide greater contrast/interest.
Response: The applicant has responded to the ARC’s direction by revising the project renderings to
highlight the red window trim that matches the storefront of the existing laundromat building. Entry
doors have also been revised to provide greater contrast/interest to the building elements.
ARC Directional Item #3: Consider eliminating the proposed roof system to provide for a solar panel
array, roof system may be replaced by cornice or another detailed element.
Response: The applicant has revised the roof system to provide a greater area for solar panels,
however, the standing seam metal roof has been retained. While the applicant has responded to the
characteristics or existing improvements make strict adherence to the Zoning Regulations impractical or infeasible,
the project nonetheless conforms with the intent of these Regulations.
4 Zoning Regulations Sections 17.16.060.B. Where two or more uses share common parking areas, the total number of
parking spaces required may be reduced by up to 10% with approval of an administrative use permit…
5 Zoning Regulations Sections 17.16.060K.3. Where there has been a reduction in required parking, all resulting spaces
must be available for common use and not exclusively assigned to any individual use. In mixed use projects, required
residential parking may be reserved, but commercial parking must be made available for guests or overflow from
residences.
Item 3
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ARC’s direction the Community Design Guidelines (CDG) state that when flat roofs are used, there
should be a continuous screening parapet topped with coping, or a cornice. Mansard roofs should be
used only to the extent that they maintain the same roof pitch as surrounding structures and are both
high and deep enough to create the illusion of being a true roof. In order to comply with the CDG and
the intent of the ARC’s direction, the project design should be revised to either eliminate the
remaining standing seam roofing and provide a detailed cornice at the top of the parapet or revert
back to the original design. Condition No. 3 has been provided to require the roof design to revert
back to the original roof design which would still provide for solar panels.
PC Discussion Item 1: The PC should provide direction to the applicant and staff regarding the
preferred approach to adequately address the intent of the ARC direction in consideration of the
architectural style of the structure as well as compatibility with adjacent structures.
ARC Directional Item #4: Improve access to bicycle parking by re-aligning with the garage door of
the workshop space.
Response: The applicant has modified the project to provide direct access to bicycle storage structure
to satisfy the ARC’s direction.
ARC Directional Item #5: Provide clarification on the uses within the workshop area to ensure
compatibility with noise limitations in proximity to residential uses.
Response: The applicant has provided clarification that the ‘workshop’ area is entirely reserved for
the storage of vehicles for an existing tenant, the space is not used for any commercial activities. The
applicant has assured that the tenant does not use the space for any body work or other noise
generating activities beyond standard cleaning of the vehicle collection. Furthermore, the use of the
storage building is limited to storage and has not been approved for any commercial activities, any
future use of this structure for commercial activity would require reconfiguration of required parking
and full compliance with the City’s Noise Ordinance and mixed-use development standards that
addresses commercial activity in proximity to residential structures.
ARC Directional Item #6: Provide more clarification of the colors and materials consistent with the
colors and materials board.
Figure 2: Original project (left). Revised project (right)
Item 3
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Response: The colors and materials board was not available during the virtual ARC hearing, and the
project renderings that were provided did not include the color of the proposed structure, which
resulted in some misinterpretations of the proposed colors at the virtual hearing. The applicant has
updated the project renderings to include the color of the structure which is intended to match the
existing structures on site. Call outs on the project elevations have been updated to provide greater
clarity between colors and materials. A video of the colors and materials board will be available for
Commissioner’s and public review prior to the public hearing.
ARC Directional Item #7: Provide clarification to ensure parking spaces are reserved for required
parking and not the private use of the workshop area.
Response: The applicant has provided clarification that the tenant of the storage area understands that
they will be limited to only one of the required parking spaces. The tenant will also be the resident of
the studio unit that is to be retrofitted within the existing storage building. Condition No. 5 and 6 have
been incorporated into the resolution, which are standard conditions for projects that request shared
parking reductions to ensure parking is available for common use and the continued maintenance of
the parking calculation for the property to ensure that the site does not become under-parked.
ARC Directional Item #8: Consider widening the vertical siding element along the proposed stair
tower to improve proportionality of the feature.
Response: The applicant has updated the project plans to widen the vertical siding element for the
stair tower to improve proportionality and scale.
4.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Orcutt Road
East Setback
North Setback
West Setback
10 feet
42 feet
21 feet
7 feet
15 feet
5 feet
10 feet
5 feet
Ground Floor Residential Uses 7 feet 50 feet
Parking Setback 9 feet (Orcutt Road) 5 feet
Creek Setback 6 feet (existing structure**) 20 feet
Maximum Height of Structures 34 feet 35 feet
Density 8.82 13.44
Affordable Housing 1 Unit (Moderate or Low) 1 Unit or In-lieu Fee
Building Coverage 32% 75%
Floor Area Ratio (FAR) 0.55 1.5
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
21 (5% reduction)
3 EV Ready; 50% EV Capable
38
1
22
3 EV Ready; 50% EV Capable
38
1
Environmental Status Categorically exempt from environmental review under CEQA
Guidelines Section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations
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** The existing structure is a legal non-conforming structure and would remain in place and be limited to interior
improvements to accommodate a residential unit and garage/workshop, no additional square-footage is
proposed.
5.0 CONSISTENCY COVID-19 ORDERS AND CURRENT FISCAL CONTINGENCY PLAN
This activity, planning for housing production, is presently allowed under the State and Local
emergency orders associated with COVID-19. This Project and associated staff work will be
reimbursed by the Developer directly or indirectly through fees and therefore consistent with the
guidance of the City’s Fiscal Health Contingency Plan.
6.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental Quality Act
(CEQA) because it consists of the redevelopment of the project site consistent with policies and
standards applicable to development within the Services and Manufacturing area, on a site less than
five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in
State CEQA Guidelines Section 15332 (Infill Development). The site is within City limits and is
served by City utilities and public services. Based on the location, size, and area and quantity of
commercial and residential components of the development, approval of the project will not result in
any significant effects related to traffic, noise, air quality, or water quality.
7.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including: Planning,
Engineering, Transportation, Building, Utilities, and Fire. Staff has not identified any unusual site
conditions or circumstances that would require special conditions. Other comments have been
incorporated into the draft resolutions as conditions of approval.
8.0 ALTERNATIVES
8.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
8.2 Deny the project. Deny the project based on findings of inconsistency with the General Plan,
Zoning Regulations or other pertinent City policies or standards. Commission to provide
specific findings for denial.
9.0 ATTACHMENTS
1.Draft Resolution
2.Project Plans
3.Previous ARC Report and Draft Minutes 4.6.20
4.Applicant’s Response Letter to ARC Directional Items
Item 3
Packet Page 17
RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING THE DEVELOPMENT OF A THREE-
STORY MIXED-USE PROJECT WITHIN THE COMMERCIAL
SERVICES ZONE, CONSISTING OF 16 RESIDENTIAL UNITS ON A SITE
WITH AN EXISTING 1,587-SQUARE FOOT LAUNDROMAT. THE
PROJECT INCLUDES THE FOLLOWING EXCEPTIONS: STREET
YARD SETBACK REDUCTION FOR 10 FEET WHERE 15 FEET IS
NORMALLY REQUIRED, GROUND FLOOR RESIDENCES WITHIN
THE FIRST 50 FEET OF FLOOR AREA ADJACENT TO THE STREET,
TANDEM PARKING, AND A 5% SHARED PARKING REDUCTION TO
REDUCE THE REQUIRED PARKING BY ONE SPACE. PROJECT IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
MAY 13, 2020 (1030 ORCUTT ROAD, ARCH-0556-2019 & USE-0822-2019)
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 April 6, 2020, recommending approval of the project to the Planning
Commission based on consistency with the Community Design Guidelines, pursuant to a
proceeding instituted under ARCH-0556-2019, Jules Rogoff, applicant; and
WHEREAS, the Planning 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 13, 2020, pursuant to a proceeding instituted under ARCH-0424-2019 & USE-0822-2019,
Jules Rogoff, applicant; and
WHEREAS, the Planning 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; 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 Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to the
project (ARCH-0556-2019 & USE-0822-2019), based on the following findings:
1. The project is consistent with Land Use Element Policy 2.3.6 “Housing and Businesses”
and 3.8.5 (Mixed Uses) because the project provides residential dwellings within a
commercial district near neighborhood commercial centers, major activity nodes and
transit opportunities. Housing at this location is and can be compatible with the proposed
and existing commercial uses on-site and on adjacent properties.
ATTACHMENT 1 Item 3
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Resolution No. PC-XXXX-20
1030 Orcutt Road, ARCH-0556-2019 & USE-0822-2019
Page 2
2. The project is consistent with the Housing Element because the project provides a variety
of residential types, sizes, and style of dwellings (HE Goal 5), and encourages the
development of housing close to activity centers to utilize land efficiently (HE 5.3).
3. The project is consistent with Conservation and Open Space Element Policy 4.4.3 because
the project promotes higher-density, compact housing to achieve more efficient use of
public facilities and services and to improve the jobs/housing balance.
4. As conditioned, the project is consistent with the Zoning Regulations for Mixed-Use
Projects (Section 17.70.130), since the proposed building design complies with objective
design criteria and performance standards for mixed-use development.
Minor Use Permit Findings
5. As conditioned, the establishment, maintenance, or operation of the proposed project will
not, in the circumstances of the particular case, be detrimental to the health, safety, or
general welfare of persons residing or working in the vicinity of the proposed use, or
detrimental or injurious to property and improvements in the neighborhood or to the
general welfare of the City.
6. As conditioned, the proposed project is consistent with the General Plan Land Use Element
for this location since the project proposes to construct a mixed-use building that includes
commercial service uses and residential uses that are consistent with activities envisioned
by the Services and Manufacturing District.
7. As conditioned, the project complies with all applicable provisions of the Zoning
Regulations as described within the property development standards for the C-S zone and
mixed-use development. The proposed uses are compatible with the project site and with
existing and potential uses in the vicinity which include commercial services and
residences.
8. The project is consistent with the General Plan and is compatible with their surroundings,
with neighboring uses, and with each other since the project has appropriate setbacks from
the roadway and incorporates design features that protect the privacy and quality of the
residential units.
9. The site is physically suitable in terms of public utilities, traffic generation, and public
emergency vehicle access, because the proposed project is within an existing developed
neighborhood that provides adequate utilities, vehicle parking, and site circulation. The site
is adequate for the project in terms of size, configuration, topography, and other applicable
features, and has appropriate access to public streets with adequate capacity to
accommodate the quantity and type of traffic expected to be generated by the use.
Development Review Findings
ATTACHMENT 1 Item 3
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Resolution No. PC-XXXX-20
1030 Orcutt Road, ARCH-0556-2019 & USE-0822-2019
Page 3
10. As conditioned, the project is consistent with the Community Design Guidelines for multi-
family housing design and infill development because the architectural style is
complementary to the surrounding neighborhood and is designed consistent with the
prevailing setback pattern of the neighborhood.
11. As conditioned, the project design is consistent with the Community Design Guidelines by
providing a variety of architectural treatments that add visual interest and articulation to
the building design that are compatible with the design and scale of the existing structures
in the surrounding neighborhood (CDG, Chapter 5.3).
12. As conditioned, the project respects the privacy of adjacent residences through appropriate
building orientation and windows that minimize overlook and do not impair the privacy of
the indoor or outdoor living space of neighboring structures.
13. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the street’s appearance because the development is
designed in a manner that does not deprive reasonable solar access to adjacent properties
by positioning the majority of the building mass along the street frontage and toward
commercial properties. The project incorporates vertical and horizontal wall plan offsets,
which provide a high-quality and aesthetically pleasing architectural design.
Placement of Residential Units along Street Frontage
14. The allowance of ground-floor residential units within the first 50-feet of floor area
adjacent to the street will not negatively alter the overall character of the neighborhood or
the streets appearance because primary commercial activities in the neighborhood are
oriented toward Laurel Lane rather than this portion of Orcutt Road, with the exception of
the existing public laundromat that is complementary to the surrounding residential
activities. Residential uses on the ground floor along the street frontage are consistent and
compatible with the existing neighborhood pattern.
Street Setback Exception Findings
15. Granting of the street setback reduction of 10 feet, where 15 feet is normally required will
not alter the overall character of the neighborhood or the street’s appearance because the
requested exceptions are minor and will not deprive any adjacent properties from
reasonable solar access, because the areas that include exceptions do not contribute to the
overall height of the structure that would increase shading on any adjacent property. The
exception is consistent with the intent of the Zoning Regulations and the General Plan for
development within the C-S zone.
16. No useful purpose would be realized by requiring the full street setback because no
significant fire protection, emergency access, privacy or security impacts would occur, and
the exception is consistent with the character of the neighborhood where the average
setback is less than 10 feet in the immediate vicinity and adjacent zoning has a minimum
setback of 10 feet in the R-4 zone.
ATTACHMENT 1 Item 3
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Resolution No. PC-XXXX-20
1030 Orcutt Road, ARCH-0556-2019 & USE-0822-2019
Page 4
17. The proposed setback does not create or contribute to any adverse effects on surrounding
properties because the project is consistent with the neighborhood prevailing setback
pattern that will have no greater effect on traffic, vehicular or pedestrian safety, noise,
aesthetic, or lighting that would be inconsistent with development opportunity of
neighboring properties.
18. Site characteristics and existing improvements make strict adherence to the Zoning
Regulations impractical due to the required maneuverability of a fire service vehicles to
access the area behind the proposed structure, the project nonetheless conforms with the
intent of the Zoning Regulations because: Zoning Regulations Section 17.70.170.D.2.a
(Setbacks, Exceptions to Setback Requirements, Discretionary Exceptions, Reduced Front
and Street Side Setbacks) which allows for the Director’s discretion to reduce the street
side setbacks to 10 feet for structures; the request for the 10-foot setback is consistent with
the neighborhood because several adjacent structures were developed with approved with
street setbacks of less than 10 feet.
Parking Reduction Findings
19. The project qualifies for a 5 percent shared parking reduction in accordance with Zoning
Regulations Section 17.72.050.B and the Institute of Transportation Engineers Parking
Demand study, where the peak hours of use will not overlap or coincide to the degree that
peak demand for parking spaces from all uses or projects will be greater than the total
supply of spaces.
20. As conditioned, the proposed shared parking provided will be adequate to serve each use
within the project site.
21. The parking reduction is appropriate for the project site because a parking demand study
has been conducted by the City’s Transportation Division and prepared under procedures
set forth by the Community Development Director which supports the proposed reduction.
22. As conditioned, in the case of a shared parking facility that serves more than one property,
a parking agreement shall be prepared and recorded with the Office of the County
Recorder, requiring the parking to be operated on a nonexclusive basis, to be open and
available to the public for shared use, short-term parking during normal business hours.
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) because it consists of the
redevelopment of the project site consistent with policies and standards applicable to development
within the Services and Manufacturing area, on a site less than five acres in size, with no value as
habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section
15332 (Infill Development). The site is within City limits and is served by City utilities and public
services. Based on the location, size, and area and quantity of commercial and residential
components of the development, approval of the project will not result in any significant effects
related to traffic, noise, air quality, or water quality.
ATTACHMENT 1 Item 3
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Resolution No. PC-XXXX-20
1030 Orcutt Road, ARCH-0556-2019 & USE-0822-2019
Page 5
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission (ARCH-
0556-2019 & USE-0822-2019). 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 approval listed as sheet number 2. Reference shall be made in the margin of listed
items as to where in plans requirements are addressed. Any change to approved design, colors,
materials, landscaping, or other conditions of approval must be approved by the Director or
Architectural Review Commission, as deemed appropriate.
2. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with the Development Review application.
3. Plans submitted for a building permit shall include a roof system consistent with the design
presented to the Architectural Review Commission on April 6, 2020.
4. Plans submitted for a building permit shall include recessed window details or equivalent
shadow variation, and all other details including but not limited to awnings, and railings. Plans
shall indicate 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 all design features that reflect the architectural style of the project and are compatible with
the neighborhood character, to the approval of the Community Development Director.
5. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning and
Building permits for tenant changes or improvements, and/or each business license, to ensure
the site does not become under-parked.
6. All surface parking spaces must be available for common use and not exclusively assigned to
any individual use, required residential parking may be reserved, but commercial parking
must be made available for guests or overflow from residences.
7. Plans submitted for a building permit shall clearly depict the location of all required short and
long-term bicycle parking for all intended uses, plans submitted for construction permits shall
include bicycle lockers or interior space within each residential unit or other area for the
storage of at least two bicycle per residential unit. Sufficient detail shall be provided about
ATTACHMENT 1 Item 3
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Resolution No. PC-XXXX-20
1030 Orcutt Road, ARCH-0556-2019 & USE-0822-2019
Page 6
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.
8. 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 ensure that light
is directed downward consistent with the requirements of the City’s Night Sky Preservation
standards contained in Chapter §17.70.100 of the Zoning Regulations.
9. 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 may be required to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements
10. The storage area for trash and recycling cans shall be screened from the public right-of-way
consistent with §17.70.200 of the Zoning Regulations. The subject property shall be
maintained in a clean and orderly manner at all times, free of excessive leaves, branches, and
other landscape material. The applicant shall be responsible for the clean-up of any landscape
material in the public right-of-way.
11. The applicant shall submit a landscaping plan containing an irrigation system plan with
submittal of working drawings for a building permit. 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. The surfaces and
finishes of hardscapes shall be included on the landscaping plan. The landscape plans shall
provide mature landscaping along the street frontage of the new structure that is of an
evergreen species and a minimum size of 5 gallons, that complements the buildings
architecture, subject to the satisfaction of the Community Development Director
12. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges).
13. 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
ATTACHMENT 1 Item 3
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Resolution No. PC-XXXX-20
1030 Orcutt Road, ARCH-0556-2019 & USE-0822-2019
Page 7
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.
14. The design of proposed structures shall incorporate noise attenuating construction techniques
that reduces noise exposure to acceptable levels. Exposure in outdoor activity areas must not
exceed 60 dB and indoor exposure must not exceed 45 dB consistent with the City’s Noise
Ordinance. Plans submitted for construction permits must clearly indicate and describe noise
attenuation measures, techniques, and materials, and demonstrates their compliance with
noise levels limits.
15. Prior to building occupancy, the owner of the property shall provide a Residential Noise
Notice in writing for residential occupants stating that the property is located within a
commercial zone in an urban-type environment and that noise levels may be higher than a
strictly residential area.
16. Prior to occupancy, an overflight notification shall be recorded and appear with the property
deed. The applicant shall also record a covenant with the City to ensure that disclosure is
provided to all buyers and lessees at the subject property. Notice form and content shall be to
the satisfaction of the Community Development Director and include the following language:
NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an
airport, within what is known as the airport influence area. For that reason, the property may
be subject to some of the annoyances or inconveniences associated with proximity to airport
operations (for example: noise, vibration, or odors). Individual sensitivities to those
annoyances can vary from person to person. You may wish to consider what airport
annoyances, if any, are associated with the property before you complete your purchase and
determine whether they are acceptable to you.
17. Any new proposed signage shall be reviewed by the Planning Division to ensure
appropriateness for the site and compliance with the Sign Regulations. Signage shall
coordinate with building architecture and the type of land use. The Director may refer signage
to the ARC if it seems excessive or out of character with the project.
Housing Programs – Community Development Department
18. Prior to the issuance of construction permits, the city and the project owners shall enter into
an Affordable Housing Agreement, to be recorded in the office of the county recorder. The
agreement shall specify mechanisms or procedures to assure the continued affordability and
availability of a minimum of 1 dwelling unit to low- or moderate-income households, to the
satisfaction of the Community Development Director. The agreement shall also set forth those
items required by Section 17.140.030(B) or any alternative incentives granted pursuant to
Section 17.140.070. The agreement shall run with the land and shall be binding upon all heirs,
ATTACHMENT 1 Item 3
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Resolution No. PC-XXXX-20
1030 Orcutt Road, ARCH-0556-2019 & USE-0822-2019
Page 8
successors or assigns of the project or property owner, and shall ensure affordability for a
period of not less than fifty-five years, or as otherwise required by state law.
Engineering Division – Public Works/Community Development
19. Projects involving the construction of new structures, the addition of dwelling units, or the
substantial remodel of existing structures requires that complete frontage improvements be
installed or that existing improvements be upgraded per city standard (Municipal Code
Section 12.16.050).
20. Any sections of damaged or displaced curb, gutter, sidewalk, or driveway approach shall be
repaired or upgraded per City Engineering Standards. A header board or low curb shall be
provided along the back of sidewalk and existing planting areas to minimize the migration of
soil and landscaping materials into the public sidewalk area.
21. The building plan submittal shall show and label all properties lines, easements, dedications,
and survey monumentation for reference. The plans shall show and label the Orcutt Road
right-of-way width, dimensions from centerline of roadway to face of curb, face of curb to
property line for reference.
22. The building plan submittal shall include a complete site plan/demolition and utility plan
showing all existing and proposed structures, surface improvements, and utilities. The plan
shall include all existing and proposed street improvements along with City water, sewer, and
storm drain systems, gas, and wire services for reference. The site/utility plan shall show all
existing and proposed utility company meters. The plan shall show all pertinent neighboring
improvements such as retaining walls and fences for reference.
23. The site/electrical plan shall show the existing and proposed overhead and underground wire
utilities for reference. All new electrical and telecom wire utilities shall be provided as
underground services to the new apartment units.
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. All parking spaces shall be able to be entered in one movement. All spaces, drive aisles, etc.
shall be designed so that all vehicles can exit to the adjoining street in a forward motion in
not more than two maneuvers. For purposes of maneuverability, all required and proposed
covered and uncovered spaces shall be assumed to be occupied by a standard size vehicle.
26. The building plan submittal shall show all parking spaces that are adjacent to a post, column,
or wall shall be one additional foot in width per City Engineering Standard 2220.
ATTACHMENT 1 Item 3
Packet Page 25
Resolution No. PC-XXXX-20
1030 Orcutt Road, ARCH-0556-2019 & USE-0822-2019
Page 9
27. The building plan submittal shall include all pertinent parking lot signage and striping to
clarify the one-way sections of the drive aisle. The building plan submittal shall demonstrate
compliance with maneuverability requirements for all parking stalls, specifically access to the
angled parking stalls 8 – 11 may need to be modified from a reversed one-way direction,
parking stalls 12 and 13 shall increase stall width or be re-oriented to improve
maneuverability. The one-way direction, planter widths, and parking stall orientations may
need to be adjusted to accommodate the maneuverability requirements, subject to the
satisfaction of the Public Works Director.
28. A mailbox unit, kiosk, or mail room shall be provided to the satisfaction of the Planning
Division, Public Works Department, and the US Postal Service.
29. The building plan submittal shall show and note compliance with the Post Construction
Stormwater Regulations (PCRs) as promulgated by the Regional Water Quality Control
Board. The building plan submittal shall include a PCR checklist showing compliance as a
redeveloped site.
30. If required, water quality treatment systems, the treatment train, and maintenance BMPs shall
be accompanied by an Operation and Maintenance Manual. A private stormwater
conveyance system (PSCS) agreement shall be recorded in a format provided by the City of
San Luis Obispo prior to building permit issuance.
31. The building plan submittal shall show all existing trees on the property with a trunk diameter
of 3 inches or greater. Offsite trees along the adjoining property lines with canopies and/or
root systems that extend onto the property shall be shown to remain and be protected. The
plan shall note which trees are to remain and which trees are proposed for removal. Include
the diameter and species of all trees. Tree canopies should generally be shown to scale for
reference. The plan shall show all existing and proposed street trees.
32. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall approve
any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A
city-approved arborist shall complete safety pruning. Any required tree protection measures
shall be shown or noted on the demolition and building plans. Contact this office or the City
Arborist at 781-7023 to review and to establish any required preservation measures to be
included with the permit submittal(s).
Transportation Division – Public Works
33. Plans submitted for public improvement shall demonstrate compliance with on-street parking
minimums, and restrict parking within 10 feet from the driveway edge, subject to the
satisfaction of the Public Works Director.
Building Division – Community Development
ATTACHMENT 1 Item 3
Packet Page 26
Resolution No. PC-XXXX-20
1030 Orcutt Road, ARCH-0556-2019 & USE-0822-2019
Page 10
34. Construction plans submitted for building permits shall be designed in accordance with the
applicable codes in effect at time of submittal. Review of the general information provided
for entitlement is cursory and does not guarantee code compliance for a future construction
submittal.
35. Accessible parking shall be in designed accordance with the California Building Code 11B-
502. Access aisles for Accessible parking shall extend the full required length of the parking
space they serve. 11B-502.3.1. Access Aisles shall not overlap the vehicular way. 11B-
502.3.4.
Fire Department
36. The building occupancy of the existing storage structure (addressed as 1010 Orcutt) appears
to be used for parking for the site and not just the private residence. Plans submitted for a
building permit shall provide additional information that demonstrates compliance with
occupancy requirements that reflects the intended use of this structure. Fire sprinklers
conforming to NFPA 13 with a dedicated fire main are required, subject to the satisfaction of
the Fire Marshal.
Utilities Department
37. The project is within the Recycled Water Master Planning area and shall be required to tie
into the recycled water system once water can be delivered to the project site, subject to the
satisfaction of the Utilities Director, and Chief Building Official.
38. Plans submitted for a building permit shall include details of all new or redeveloped trash
enclosures that meet the City’s standards and includes all (3) waste streams, trash, recycling,
and organics.
Indemnification
39. 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.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ATTACHMENT 1 Item 3
Packet Page 27
Resolution No. PC-XXXX-20
1030 Orcutt Road, ARCH-0556-2019 & USE-0822-2019
Page 11
ABSENT:
The foregoing resolution was passed and adopted this 13th day of May, 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
ATTACHMENT 1 Item 3
Packet Page 28
ATTACHMENT 2Item 3Packet Page 29
ATTACHMENT 2Item 3Packet Page 30
ATTACHMENT 2Item 3Packet Page 31
ATTACHMENT 2Item 3Packet Page 32
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Meeting Date: April 6, 2020
Item Number: 1
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project includes the redevelopment of an existing commercial property to include a
three-story residential structure and repurposing of an existing storage building to provide a total of
16 residential units in addition to the existing 1,587 square-foot laundromat to remain. The project
will include demolishing the existing carwash service bays to provide room for the new residential
structure. The project includes exceptions to the street yard setback to allow a 10-foot setback for a
portion of the new structure, where a 15-foot setback is normally required for structures greater than
20-feet in height, and an exception to allow ground floor residences within the first 50 feet of floor
area adjacent to the street. The project also includes a shared parking reduction of five percent, to
reduce the required parking by one space (Attachment 1, Project Plans).
General Location: The 24,551-square foot
project site is located on developed
property along Orcutt Road, with direct
access from Orcutt Road. The site is adjacent
to Alrita-Clara Creek along the west
property line.
Present Use: Laundromat and Carwash
Zoning: Service Commercial (C-S) zone
General Plan: Services & Manufacturing
Surrounding Uses:
East: Multi-Family Housing
West: Auto Repair and Services
North: Multi-Family Housing
South: Multi-Family Housing
PROPOSED DESIGN
Architecture: Industrial architectural design
Design details: Hip-style roof system, upper level balconies, rain screen, and awnings.
Materials: C-train shipping containers, corrugated siding, vertical standing seam metal panels, stucco
and split-face CMU elements, and anodized aluminum storefront.
Colors: All colors are proposed to match the existing buildings on site; primary color beige, secondary
blueish grey.
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 1030 Orcutt FILE NUMBER: ARCH-0556-2019 & USE-0822-2019
APPLICANT: Jules Rogoff REPRESENTATIVE: Randy Dettmer
____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
ATTACHMENT 3 Item 3
Packet Page 43
ARCH-0556-2019 & USE-0822-2019 (1030 Orcutt)
Page 2
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community
Design Guidelines (CDG), and applicable City Standards and 2) provide comments and
recommendations to the Planning Commission.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and CDG. Staff has identified the discussion items below re lated to consistency with CDG
Chapters 2 (General Design Principles), 3.1 (Commercial Project Design), and 6 (Site Planning and Other
Design Details).
Highlighted Sections Discussion Items
Chapter 2 – General Design Principles
§2.1 - Site Design
The project site is located on a parcel zoned C-S, with residential uses
to the north, east and south, and commercial uses to the west. The CDG
state that each project should be designed with careful consideration
of site character and constraints and minimize changes to natural
features. The ARC should discuss how the project fits in with the best
examples of appropriate site design and architecture in the vicinity of
the site. The ARC should discuss whether the project site activities
(residential on the ground level along the street frontage) are logically
oriented so that the project will operate efficiently and effectively for
all users.
§2.1.C – Building Design
The CDG state that the building designs should exhibit proportion,
continuity, harmony, simplicity, rhythm, and balance; present well-
articulated building elevations relieved by shadow or texture interest;
demonstrate attention to detailing and articulation to visually reduce
apparent mass; and employ materials appropriately for durability and
authenticity. The ARC should discuss the proposed building design
Figure 2: Rending of the project as seen from Orcutt Road
ATTACHMENT 3 Item 3
Packet Page 44
ARCH-0556-2019 & USE-0822-2019 (1030 Orcutt)
Page 3
elements as they relate to the existing structures on site and in the
vicinity.
Chapter 3.1 – Commercial Project Design Guidelines
§ 3.1.B.2 Neighborhood
Compatibility
The CDG notes that new development should maintain its own identify
and be complementary to its surroundings. A new building can be
unique and interesting and still show compatibility with the
architectural styles and scale of other buildings in the vicinity. The ARC
should discuss whether the office development provides sufficient
design factors to contribute to neighborhood compatibility; design
theme, building scale/size, setbacks and massing, colors, textures, and
building materials.
§3.1.B.4 Form and Mass
The ARC should discuss whether the project provides a sense of human
scale and proportion, and whether the proposed articulation is
sufficient in relieving the buildings mass and expansive wall planes.
§3.1.B.8 Entries
The ARC should discuss whether the project entries are sufficient for
the commercial district in creating an architectural focal point for the
new building.
PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Orcutt Road
East Setback
North Setback
West Setback
10 feet
42 feet
21 feet
7 feet
15 feet
5 feet
10 feet
5 feet
Parking Setback 9 feet (Orcutt Road) 5 feet
Creek Setback 6 feet (existing structure**) 20 feet
Maximum Height of Structures 34 feet 35 feet
Density 8.82 13.44
Affordable Housing 1 Unit (Moderate or Low) 1 Unit or In-lieu Fee
Building Coverage 32% 75%
Floor Area Ratio (FAR) 0.55 1.5
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
21 (5% reduction)
3 EV Ready; 50% EV Capable
38
1
22
3 EV Ready; 50% EV Capable
38
1
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
Section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations
** The existing structure is a legal non-conforming structure and would remain in place and be limited to
interior improvements to accommodate a residential unit and garage/workshop, no additional square-
footage is proposed.
ATTACHMENT 3 Item 3
Packet Page 45
ARCH-0556-2019 & USE-0822-2019 (1030 Orcutt)
Page 4
ACTION ALTERNATIVES
6.1 Recommend approval of the project. An action recommending approval of the application
will be forwarded to the Planning Commission for final action. This action may include
recommendations for conditions to address consistency with the Community Design
Guidelines.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues, with references to specific Community Design
Guidelines.
6.3 Recommend denial the project. An action recommending denial of the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, CDG, Zoning Regulations or other policy documents.
ATTACHMENTS
1. Project Plans
ATTACHMENT 3 Item 3
Packet Page 46
DRAFT
Minutes - DRAFT
ARCHITECTURAL REVIEW COMMISSION
Monday, April 6, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday, April
6, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith,
Christie Withers and Chair Allen Root
Absent: None
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
--End of Public Comment--
APPROVAL OF MINUTES
1. Consideration of Minutes of the Regular Architectural Review Commission Meeting of
February 10, 2020.
ACTION: MOTION BY COMMISSIONER WITHERS, SECOND BY COMMISSIONER
BELLER, CARRIED 5-0-1 (Commissioner Smith abstaining) to approve the minutes of the
Regular Architectural Review Commission meeting of February 10, 2020.
ATTACHMENT 3 Item 3
Packet Page 47
DRAFTDRAFT Minutes – Architectural Review Commission Meeting of April 6, 2020 Page 2
PUBLIC HEARINGS
2. Project Address: 1030 Orcutt; Case #: ARCH-0556-2019; Zone: C-S; Jules Rogoff,
Laundry Express, owner/applicant. Development review of a three-story mixed-use project
within the Commercial Services zone, consisting of 15 residential units on a site with an
existing 1,587-square foot laundromat. The project includes the following requests: street yard
setback reduction for 10 feet where 15 feet is normally required, ground floor residences within
the first 50 feet of floor area adjacent to the street, tandem parking, and a 5% shared parking
reduction to reduce the required parking by one space. The project is categorically exempt
from environmental review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Randy Dettmer, and Applicant/Owner, Jules Rogoff, responded to
Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
SMITH, CARRIED 4-2-0 (Commissioners DeMartini and Withers dissenting) to recommend
that the Planning Commission approve the project with the following recommendations:
• Consider additional glazing and horizontal siding to provide greater articulation and
interest along the street facade (south elevation) and the north elevation.
• Consider accent colors on doors, window frames, and other elements to provide greater
contrast/interest.
• Consider eliminating the proposed roof system to provide for a solar panel array, roof
system may be replaced by cornice or another detailed element.
• Improve access to bicycle parking by re-aligning with the garage door of the workshop
space.
• Provide clarification on the uses within the workshop area to ensure compatibility with
noise limitations in proximity to residential uses.
• Provide more clarification of the colors and materials consistent with the colors and
materials board.
• Provide clarification to ensure parking spaces are reserved for required parking and not the
private use of the workshop area.
• Consider widening the vertical siding element along the proposed stair tower to improve
proportionality of the feature.
ATTACHMENT 3 Item 3
Packet Page 48
DRAFTDRAFT Minutes – Architectural Review Commission Meeting of April 6, 2020 Page 3
3. Project Address: 3700 Ranch House; Case # ARCH-0825-2019 and SBDV-0826-2019;
Zone: R-3-SP; WC Taylor Ranch, LLC, owner/applicant. Development review of a three-
story condominium project consisting of 40 residential units throughout 14 separate buildings
within Tract 3044 (South Morros), as part of the Orcutt Area Specific Plan. The project
includes exceptions from the following specific development standards: fence height exception
for a portion of a fence and retaining wall within the street yard of 13 feet in height, where
normally limited to 3 feet, an exception to the side yard setback of 16 feet where normally a
23 foot setback is required, as well as minor exceptions to the open space requirements for
common interest subdivisions. The project also includes an affordable housing alternative
incentive request for relief of site development standards to allow a maximum height of 37 fee
for two buildings, where normally limited to 35 feet. The project is in consistent with
previously adopted Mitigated Negative Declaration ER-137-11, City Council Resolution No
10462 (2013 Series)
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Carol Florence and David Kosco, with Oasis Associates, Inc.,
responded to Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
PICKENS, CARRIED 6-0-0 to continue review of the project to a date uncertain, with the
following recommendations to the applicant:
• Redesign the architectural style of the project to incorporate and respect the architectural
styles identified in the Orcutt Area Specific Plan (OASP) in consideration of compatibility
of neighboring projects and the historical context and vision of the OASP.
• The revised architectural style should apply articulation equally to each elevation and
incorporate materials and colors that reflect a more traditional architectural style as
reference in the OASP and as demonstrated in the neighboring approved projects.
• The applicant shall provide additional renderings of the project to provide a better
perspective of the architectural form of the structures in consideration of their context on
the site. Consider additional renderings along the streetscape and as viewed from the
interior of the site.
ATTACHMENT 3 Item 3
Packet Page 49
DRAFTDRAFT Minutes – Architectural Review Commission Meeting of April 6, 2020 Page 4
4. Project Address: 3885 South Higuera; Case #: ARCH-0805-2019; Zone: M-SP; Tank
Farm Center LLC, applicant. Review of a Sign Program for the Public Market at Bonetti
Ranch as required by prior Architectural Review with exceptions to the sign standards relating
to proposed wall, hanging, monument and directory signs.
Assistant Planner Cassidy McSurdy presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Sean Beauchamp, and Owner/Applicant, Taylor Judkins, responded
to Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER DEMARTINI, SECOND BY
COMMISSIONER WITHERS, CARRIED 6-0-0 to approve the project as presented with the
inclusion of the Staff Recommendation:
• Plans submitted for a sign permit shall include colors and materials of all signs for
determination of compatibility with the structure upon which they are placed. In addition,
no sign shall allow for internally lit cabinet or channel lettering as required by previous
Cultural Heritage Committee (CHC) Resolution No. 1008-16.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 8:57 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, April 20, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2020
ATTACHMENT 3 Item 3
Packet Page 50
Architecture
663 Hill St. San Luis Obispo, CA 93405
April 23, 2020
Kyle Bell, Associate Planner
City of San Luis Obispo Planning Department
919 Palm Street
San Luis Obispo, CA 93401
RE: Orcutt Road Mixed Use Development
1030 Orcutt Road
ARCH-0556-2019
Dear Kyle,
Enclosed, please find revised plans and renderings which address various ARC comments provided at
the April 6th hearing
Additional full height windows have been added to the street façade, which match adjacent
windows on the building. We explored various options for horizontal siding and found them not to
be appropriate and attractive, so have retained the vertical siding material matching the standing
seam roofing.
The store front window systems are now shown to be a bright “red”, which matches the red
windows on the existing laundromat building. Entry doors to the apartments are also shown to be
red in color.
The roof system has been modified to include a cement plaster parapet wall, which adds
articulation to the roof design and provides for a larger roof area for proposed solar panels. We
have retained some sloped roofing to relate to the sloped roofing of the existing buildings on the
site.
A door has been added to the building at 1010 Orcutt for improved access to the bicycle parking
in the garage.
The project owner has submitted a description of the uses proposed for the garage & workshop
demonstrating compatibility with the residential apartments. Please see attached statement.
Please refer to the color and materials board for proposed project elements. The renderings
when printed, show the buildings somewhat lighter than the actual colors proposed.
Please see the owner’s description of the parking at the workshop area. The tenant will only use
one parking space in front of the building.
The stair tower has been widened to improve proportionality and scale.
If you have questions, or need additional information, please contact me at your convenience. Thanks
very much.
Sincerely
Randy Dettmer, AIA, NCARB
805 541 4864 / Fax 805 541 4865
rcdettmer@charter.net
ATTACHMENT 4 Item 3
Packet Page 51
1
rcdettmer@charter.net
From:Jules Rogoff <jrinslo@hotmail.com>
Sent:Monday, April 20, 2020 9:02 AM
To:rcdettmer@charter.net; 'Bell, Kyle'
Subject:Re: 1030 Orcutt Rd Mixed Use
To clarify the workshop uses:
My tenant of over six years has a full‐time job at Villa Automotive as an auto body repair man and painter.
He has over the years restored a couple of collectible vehicles one of which Is a 1969 Camaro, a 1948 pick up truck, a
Norton motorcycle and a quarter midget race car.
He leases my garage space mainly for the storage of his vehicles, tools, and other automotive collectibles. He does not
do any body work or painting in the garage. He will on the weekends clean and maintain his collection. He does not work
on anyone else’s vehicles on the property. His on site presents at the shop is probably less than 10 hours a week and has
never created a noise issue.
He has been notified of the potential changes next‐door at 1030 Orcutt Rd. and understands he will have to give up the
space where his boat is and he will only be limited to one parking place in front of the building.
The trailer That is currently in front of the building belongs to me and has been used for parts and tool storage during
the construction of the laundromat. It will be moved once we get a final for 1050 Orcutt Rd.
Get Outlook for iOS
From: rcdettmer@charter.net <rcdettmer@charter.net>
Sent: Monday, April 20, 2020 8:14:57 AM
To: 'Bell, Kyle' <KBell@slocity.org>; 'Jules Rogoff' <jrinslo@hotmail.com>
Subject: RE: 1030 Orcutt Rd Mixed Use
Good morning Kyle,
Hope you are healthy and safe. When can we plan to receive a formal letter from the city regarding the ARC approval
and conditions..? We are making revisions to the design to address the comments below, and will be ready to submit
the revised plans to your department soon. Please contact me at your convenience if you have questions. Thanks very
much..!!
Randy Dettmer, AIA, NCARB
805 541 4864 / F 805 541 4865
rcdettmer@charter.net
From: Bell, Kyle <KBell@slocity.org>
Sent: Tuesday, April 07, 2020 6:57 PM
To: rcdettmer@charter.net; 'Jules Rogoff' <jrinslo@hotmail.com>
Subject: RE: 1030 Orcutt Rd Mixed Use
Good evening,
I will be in the office tomorrow and can take a photo of the colors and materials board. We are not currently
accommodated any in-person deliveries or pick-ups, when you have the revised plans please first email me a
digital version and then mail the additional plans sets to our office hear at 919 Palm Street. We will need 9
additional plan sets for the planning commission and the project file.
ATTACHMENT 4 Item 3
Packet Page 52
Meeting Date: May 13, 2020
Item Number: 4
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Amendment to the General Plan Land Use Element and Water and
Wastewater Management Element (GENP-0188-2020) and Proposed
Addendum to Land Use and Circulation Element Update Environmental
Impact Report (SCH# 2013121019) and Negative Declaration of
Environmental Effect (EID 1455-2018)
PROJECT ADDRESS: Citywide BY: Jennifer Metz, Utilities Project Manager
Phone Number: 805-781-7239
e-mail: jmetz@slocity.org
FROM: Aaron Floyd, Utilities Director
RECOMMENDATION: Adopt a resolution recommending the City Council amend the
City’s Land Use Element and Water and Wastewater Management Element of the General
Plan and accept the proposed addendum to the Land Use and Circulation Element (LUCE)
Update EIR and Water and Wastewater Management Element Negative Declaration (See
Attachment 1: Draft Resolution, Attachment 2: Addendum to LUCE Update EIR (SCH#
2013121019) and Water and Wastewater Management Element Negative Declaration (EID
1455-2018).
DISCUSSION
1.0 COMMISSION'S PURVIEW
The Planning Commission's role is to make recommendations to the City Council on the
proposed amendment and Addendum (Attachment 2) to the LUCE Update EIR (SCH#
2013121019) and Water and Wastewater Management Element Negative Declaration (EID
1455-2018).
2.0 BACKGROUND
In 2014, the City added Policy 1.13.2 to the Land Use Element as part of the update to the
General Plan. The existing policy states:
Provision of recycled water outside of City limits may only be considered in compliance
with Water and Wastewater Element Policy A 7.3.4 and the following findings:
A. Non-potable/recycled water is necessary to support continued
agricultural operations.
B. Provision of non-potable/recycled water will not be used to increase
development potential of property being served.
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C. Non-potable/recycled water will not be further treated to make it
potable.
D. Prior to provision of non-potable/recycled water, the property to be
served will record a conservation, open space, Williamson Act, or other
easement instrument to maintain the area being served in agriculture
and open space while recycled water is being provided.
The findings included in the policy are consistent with Government Code §56000, the
Cortese-Knox-Hertzberg Local Government Reorganization Act1 which exempts the
provision of non-potable water, including recycled water.
Land Use Element Policy 1.13.2 references Water and Wastewater Management Element,
Program A 7.3.4 which states:
Consider the potential to deliver available recycled water supplies to
customers outside the city limits, including analysis of policy issues,
technical concerns, and cost recovery, provided it is found to be consistent
with the General Plan.
In Policy 1.13.2 both non-potable water and recycled water are mentioned, however
Program 7.3.4 references only recycled water.
Non-potable water, also referred to as raw water, is water supplied from one of the City’s
surface water reservoirs (Whale Rock, Salinas, or Nacimiento) or groundwater, that has
not been treated to drinking water standards. Recycled water is highly-treated wastewater
supplied from the City’s Water Resource Recovery Facility delivered through a non-
potable water distribution system for landscape irrigation and other limited use.
At a Study Session on March 5, 2019 (Attachment 3), the City Council supported
broadening the existing language in Policy 1.13.2 in the Land Use Element and Program
A7.3.4 in the Water and Wastewater Management Element to consider delivery of both
non-potable and recycled water supplies outside the City limits through short-term water
supply contracts.
3.0 PROPOSED AMENDMENT
In line with City Council direction from March 5, 2019, staff is proposing amendments to
the Land Use Element and Water and Wastewater Management Element are as follows
(bold and underlined text highlight proposed text):
1 The Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000 is the section of the State
Government Code (Government Code §§ 56000 et seq) that provides LAFCO with its authority, procedures
and functions. It establishes procedures for local government changes of organization, including city
incorporations, annexations to a city or special district, and city and special district consolidations.
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Proposed General Plan, Land Use Element, Policy 1.13.2:
Provision of non-potable or recycled water outside of City limits may only be considered
in compliance with Water and Wastewater Element Policy A 7.3.4 and the following
findings:
A. Non-potable/recycled water is necessary to support continued
agricultural operations.
B. Provision of non-potable/recycled water will not be used to increase
development potential of property being served.
C. Non-potable/recycled water will not be further treated to make it
potable.
D. Prior to provision of non-potable/recycled water, the property to be
served will record a conservation, open space, Williamson Act, or other
easement instrument to maintain the area being served in agriculture
and open space while non-potable/recycled water is being provided.
Proposed General Plan, Water and Wastewater Management Element, Program A 7.3.4:
Consider the potential to deliver available non-potable or recycled water
supplies to customers outside the city limits, including analysis of policy
issues, technical concerns, and cost recovery, provided it is found to be
consistent with the General Plan.
As described in Attachment 3, Cal Poly has expressed interest to the City for a short-term
non-potable water supply contract for use as agriculture irrigation. Cal Poly’s agricultural
lands are located proximate to the City’s Water Treatment Plant where existing pipelines
convey non-potable water from the City’s three surface water reservoirs. Approval of a
short-term non-potable water contract would require City Council approval.
Tribal Consultation
Native American tribal groups that have a cultural and traditional affiliation with the City
have been formally noticed that amendments are proposed to the City’s Land Use Element
and Water and Wastewater Management Element to broaden existing Land Use Element,
Policy 1.13.2 and Water and Wastewater Management Element, Program A 7.3.4 to
include both the City's non-potable water and recycled water supplies.
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4.0 ENVIRONMENTAL REVIEW
In compliance with the California Environmental Quality Act (CEQA), staff prepared an
Addendum to the LUCE Update EIR and 2018 Negative Declaration for the Water and
Wastewater Management Element update (EID 1455-2018) to analyze the potential
environmental impacts of the proposed amendment. That analysis is provided here as
Attachment 2. Staff is recommending that the Planning Commission adopt a resolution
recommending the City Council accept the Addendum (Attachment 1).
5.0 ALTERNATIVES
Do not recommend approval of the General Plan Amendments. The Planning
Commission could elect to not recommend approval of the amendments to the Land Use
Element and Water and Wastewater Management Element to broaden the existing policy
and program language to include non-potable water. Staff does not recommend this
alternative because the proposed amendments provide necessary clarity related to non-
potable water deliveries outside the City limits.
Continue the item. An action to continue the item should include a detailed list of
additional information or analysis required to make a decision.
6.0 ATTACHMENTS
1. Resolution Recommending the City Council Adopt an Amendment to the Land Use
Element and Water and Wastewater Management Element of the General Plan
2. Addendum to the LUCE EIR and WWME Negative Declaration
3. Council Agenda Report, March 5, 2019 Study Session
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ATTACHMENT 1
R ______
RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO RECOMMENDING THE CITY COUNCIL ADOPT
AMENDMENTS TO THE LAND USE ELEMENT AND WATER AND
WASTEWATER MANAGEMENT ELEMENT OF THE GENERAL PLAN
(GENP-0188-2020) AND ACCEPT AN ADDENDUM TO THE LAND USE
AND CIRCULATION ELEMENT (LUCE) UPDATE EIR AND WATER
AND WASTEWATER MANAGEMENT ELEMENT NEGATIVE
DECLARATION (CITYWIDE, GENP-0188-2020)
WHEREAS, State law requires cities and counties to adopt a general plan; and
WHEREAS, the Land Use Element of the San Luis Obispo City General Plan was last
updated in 2014 in compliance with State law; and
WHEREAS, Water and Wastewater Management Element of the San Luis Obispo City
General Plan was last updated in 2018 in compliance with State law; and
WHEREAS, the City of San Luis Obispo has prepared amendments to the General Plan
Land Use Element and Water and Wastewater Management Element to broadening existing policy
and program language to include both non-potable and recycled water supplies, and
WHEREAS, the potential environmental impacts of the amendments to Land Use Element
and Water and Wastewater Management Element have been evaluated in accordance with the
California Environmental Quality Act pursuant to an Addendum to the Land Use and Circulation
Element (LUCE) Update EIR and Water and Wastewater Management Element Negative
Declaration; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing on May 13, 2020, pursuant to a proceeding instituted under GENP-0188-2020, City of San
Luis Obispo, applicant; and
WHEREAS, the Planning 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; 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 Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1.Finding. The Planning Commission hereby recommends approval to the
project (GENP-1088-2020), based on the following finding:
1. The proposed amendments to the Land Use Element and Water and Wastewater
Management Element are consistent with the General Plan.
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Resolution No. PC-XXXX-20 ATTACHMENT 1
Citywide, GENP-0188-2020
Page 2
SECTION 2. Environmental Review. The Planning Commission recommends the City
Council determine that the proposed General Plan Land Use and Water and Wastewater
Management Element amendments will not create a substantial environmental effect as defined by
the California Environmental Quality Act and supports the Addendum to the Land Use and
Circulation Element (LUCE) Update EIR and Water and Wastewater Management Element
Negative Declaration.
SECTION 3. Action. The Planning Commission hereby recommends the City Council
approve the project (GENP-1088-2020).
On motion of by Commissioner _______________________, seconded by Commissioner
_______________________, and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was adopted this 13th day of May, 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
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ATTACHMENT 2
Addendum to the Land Use and Circulation Element Final Environmental
Impact Report (SCH# 2013121019) and to the Water and Wastewater
Management Element Negative Declaration (EID 1455-2018)
City File No: GENP-0188-2020
1. Project Title: Non-Potable Water Deliveries Outside the City
2. Lead Agency Name and Address:
City of San Luis Obispo, Utilities Department
879 Morro Street
San Luis Obispo, CA 93401
3. Contact Person and Phone Number:
Jennifer Metz, Utilities Project Manager, 805-781-7239
4. Project Location: Citywide
5. Project Representative Name and Address:
Jennifer Metz
City of San Luis Obispo, Utilities Department
879 Morro Street
San Luis Obispo, CA 93401
6. General Plan Designation: N/A
7. Zoning: N/A
8. Description of the Project:
The proposed General Plan amendments consists of broadening language of Land Use Element
Policy 1.13.2 and Water and Wastewater Management Element (WWME) Program A 7.3.4. to
include the potential for non-potable water deliveries. Bold and underlined text is used to highlight
proposed language.
Land Use Element Policy 1.13.2:
Provision of non-potable or recycled water outside of City limits may only be considered in
compliance with Water and Wastewater Element Policy A 7.3.4 and the following findings:
A. Non-potable/recycled water is necessary to support continued agricultural
operations.
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ATTACHMENT 2
B. Provision of non-potable/recycled water will not be used to increase
development potential of property being served.
C. Non-potable/recycled water will not be further treated to make it potable.
D. Prior to provision of non-potable/recycled water, the property to be served will
record a conservation, open space, Williamson Act, or other easement
instrument to maintain the area being served in agriculture and open space
while non-potable/recycled water is being provided.
Water and Wastewater Management Element, Program A 7.3.4:
Consider the potential to deliver available non-potable or recycled water supplies
to customers outside the city limits, including analysis of policy issues, technical
concerns, and cost recovery, provided it is found to be consistent with the General
Plan.
9. Project Entitlements Requested: N/A
10. Setting and Surrounding Land Uses: N/A
11. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.): None
12. Previous Environmental Review
On December 9, 2014, the City Council certified the Land Use and Circulation Element (LUCE)
Update EIR. Council Resolution No. 10586 includes the findings and mitigation measures that
apply to the LUCE Update. Land Use Element Policy 1.12.1 regarding the City’s practice of not
providing water service outside of the city, was modified as part of the 2014 LUCE update. The
policy language changed specifies that potable water shall not be provided beyond the city limits,
allowing recycled/non‐potable water to be provided outside the city limits where specific findings
can be made. Land Use Element Policy 1.12.1 states:
1.12.1 Water and Sewer Service. The City shall not provide nor permit delivery
of City potable water or sewer services to the following areas. However, the City
will serve those parties having valid previous connections or contracts with the
City.
A. Outside the City limits;
B. Outside the urban reserve line;
C. Above elevations reliably served by gravity‐flow in the City water system;
D. Below elevations reliably served by gravity‐flow or pumps in the City sewer
system.
Findings and mitigation measures from the LUCE EIR are still in effect and will apply to this
project.
On May 18, 2018, the City Council approved a Negative Declaration (EID 1455-2018) for the
2018 Amendment to General Plan, Chapter 8, Water and Wastewater Management Element
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ATTACHMENT 2
(Council Resolution No. 10893). The proposed modification to Program A 7.3.4. to include the
potential for non-potable water deliveries for agriculture would utilize existing infrastructure and
would not result in any impacts to the environment. As stated in the 2018 Negative Declaration,
the City continues to have an adequate water supply to meet projected water demand of 57,200
residents at 117 gpcd, a 20 percent reliability reserve, and over 1,000 acre feet as a secondary water
supply.
Section 15164 of the State CEQA Guidelines allows a lead agency to prepare an addendum to a
EIR or Negative Declaration when "minor technical changes or additions" have occurred in the
project description since the EIR was certified. In addition, the lead agency is required to explain
its decision not to prepare a subsequent EIR pursuant to State CEQA Guidelines Section 15162,
which requires subsequent EIRs when proposed changes would require major revisions to the
previous EIR "due to the involvement of new significant environmental effects or a substantial
increase in the severity of previously identified significant effects."
No new environmental effects are created by the proposed project and there is no increase in the
severity of previously identified significant effects.
DETERMINATION
In accordance with Section 15164 of the State CEQA Guidelines, the City of San Luis Obispo has
determined that this addendum to the LUCE Update EIR and WWME Negative Declaration is
necessary to document changes or additions that have occurred in the project description since the
EIR was certified in 2014 and the Negative Declaration was approved in 2018. No issue areas are
affected by the proposed project. The preparation of a subsequent EIR is not necessary because:
None of the following circumstances included in Section 15162 of the CEQA Guidelines have
occurred which require a subsequent EIR:
a. The project changes do not result in new or more severe environmental impacts.
b. The circumstances under which the project is undertaken will not require major
changes to the EIR or Negative Declaration.
c. The modified project does not require any substantive changes to previously
approved mitigation measures.
Referenced Documents Available Electronically:
1. Council Resolution No. 10586, 2014 Series, certifying the LUCE Update EIR
https://opengov.slocity.org/WebLink/DocView.aspx?id=26685&dbid=0&repo=CityClerk
2. Land Use and Circulation Element Update Environmental Impact Report (Final Program
EIR, September 2014):
https://www.slocity.org/home/showdocument?id=6719
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ATTACHMENT 2
3. Council Resolution No. 10893, 2018 Series, approving a Negative Declaration for the 2018
Amendments to the Water and Wastewater Management Element:
https://opengov.slocity.org/WebLink/DocView.aspx?id=77736&dbid=0&repo=CityClerk
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•Council Agenda Report
Department Name:
Cost Center:
For Agenda of:
Placement:
Estimated Time:
FROM: Aaron Floyd, Interim Utilities Director
Prepared By: Jennifer Metz, Utilities Projects Manager
Utilities
6001
ATTACHMENT 3
March 5, 2019
Study Session
90 minutes
SUBJECT: CAL POLY REGIONAL WATER SUPPLY ALTERNATIVES AND
SHORT-TERM WATER AGREEMENTS
RECOMMENDATION
1.Receive an update on Cal Poly regional water supply alternatives; and
2.Discuss policy direction on short-term water supply agreements for outside City deliveries
and provide direction on whether existing policy should be broadened to include both
non-potable and recycled water supplies.
REPORT-IN-BRIEF
In this study session, City staff will provide an update on its work with Cal Poly staff to
understand the projected water demand associated with the 2035 Cal Poly Master Plan and
potential regional water supply alternatives potentially available on a temporary basis to meet
demands until such time as long-term supplies can be secured by the University. The City is
uniquely positioned to assist Cal Poly in meeting its Master Plan goals as both a regional water
partner and in support of City goals, particularly as it relates to additional on campus housing.
The purpose of this study session is for the Council to provide policy direction for non-potable
and recycled short-term water supply agreements. This agreement could enable the University to
accelerate the much-needed housing and related infrastructure replacement until such time as
long-term water supplies are secured and the infrastructure to support it is constructed.
DISCUSSION
The City has successfully partnered with State and regional agencies on water supply projects for
many years, such as the construction of Whale Rock Reservoir and the Nacimiento Water
Project.
2035 Cal Poly Master Plan
In October 2018, staff from the City's Community Development and Utilities Departments
began working with Cal Poly staff to identify regional water supply alternatives with the
potential to meet future University water demand and improve water supply resiliency. The City
and Cal Poly entered into a Working Agreement in November (Attachment A) for the purpose of
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identifying mutually beneficial water supply alternatives that would "do no harm" to either
entity. As the Council may recall, when Cal Poly released a Draft EIR for the 2035 Master Plan,
the City provided a substantial list of comments in response. One of the broadest concerns
identified at the time was water supply, both in terms of amount of water and resiliency. Cal Poly
currently only has one source of potable water, which is raw water from Whale Rock Reservoir
that is treated and delivered by the City under contract.
Through the process described in the Working Agreement, City staff gained an understanding of
Cal Poly's current water use and future water demand, discussed a broad range ofregional water
supply alternatives, and identified opportunities to increase the resiliency and redundancy of both
City and Cal Poly water supplies. Thirty alternatives were discussed (Attachment B) as part of
this brainstorming exercise. The prioritization criteria used for this effort included
A vailability/Timeframe, Potential Partners, Energy and Sustainability, Engineering and
Technical Considerations, Construction and Operational Costs, Environmental Impact/Permits,
and an estimate of Water Quantity. Each alternative was also characterized as to whether it
provided resiliency, redundancy, or any potable water offset. Cal Poly identified the following as
its top water supply alternatives:
1.University to construct and operate a water reclamation facility and on-site water storage
to produce a recycled water supply for agriculture and landscape irrigation use.
2.University to obtain water from the City of San Luis Obispo.
3.University to obtain water rights to the Nacimiento Water Project.
4.University to obtain water from the State Water Project.
Cal Poly plans to include further analysis of water supply alternatives in the Draft Environmental
Impact Report for the 2035 Cal Poly Master Plan. At this time, Cal Poly has not requested water
service from the City to support development proposed under the Master Plan.
Water Service from the City
One of the top alternatives identified through this process involves the City supplying water to
Cal Poly. As Cal Poly is located outside of the City's jurisdictional boundaries, City staff met
with the Executive Director from the San Luis Obispo Local Agency Formation Commission
(LAFCO) to discuss the legal framework for providing water service to the University. The
City's existing agreement with Cal Poly for water treatment and distribution services predates
the Cortese-Knox Hertzberg Local Government Reorganization Act of 2000 (California
Government Code §56000 et seq.). The provision of potable water supply resources outside of
the City can be allowed under an Outside User Agreement approved by LAFCO if the agreement
is a step on the path towards annexation, as the City has done with the Fiero Lane area. However,
Cal Poly is not requesting annexation into the City. During this conversation with LAFCO it was
confirmed that contracts for non-potable water are exempt from the Outsi de User Agreement
requirement per Government Code §56133(e). Under this scenario, to comply with the Cortese
Knox Hertzberg Act, the City could only deliver new non-potable water supplies to the
University.
City staff discussed the potential for a non-potable water delivery agreement with Cal Poly to
support ongoing agricultural operations on its land. Water demand for Cal Poly's agricultural
lands is estimated at up to 320 acre-feet annually. Staff would recommend that any water supply
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ATTACHMENT 3Item 4
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agreement be for a "short-term," such as five years or less. The City currently provides
non-potable water to Cal Poly for agricultural use from Cal Poly's Whale Rock water supply, so
no additional infrastructure would be required to increase this service.
The City has a stated policy interest in pursuing a short-term agreement with the University to
provide either non-potable or recycled water that in turn is used to offset potable water demand.
This policy interest is found in the City's General Plan, Land Use Element:
1.12.2. Cal Poly
The City shall encourage Cal Poly not to change its 2001 Master Plan enrollment targets
in a way that would exceed campus and community resources. The City shall encourage
Cal Poly to provide additional on-campus housing, enhanced transit service, and other
measures to minimize impacts of campus commuting and enrollment. Cal Poly should
actively engage the community during updates or amendments to the Campus Master
Plan and fully mitigate impacts to the City, including environmental and quality of life
impacts to nearby neighborhoods.
2.6.1. Cal Poly
The City shall encourage Cal Poly to build housing on campus for all of its students, to
the extent feasible. On-campus housing should be expanded at least as fast as enrollment
increases. Consideration shall be given for housing for faculty and staff as student
enrollment increases.
2. 6.4. Location
The City shall encourage the development of housing likely to attract faculty, staff, and
students to locate close to Cal Poly. The City shall work with Cal Poly to facilitate
faculty and staff owning or renting housing in adjacent neighborhoods.
away from
automobiles and
towards
bike/pedestrian
paths wlll have
major Impacts on
emergency
vehicles and
publlc transit.
The Purple line
represents. the
future quickest
route across
The City is uniquely positioned to assist Cal Poly in meeting its Master Plan goals as both a
regional water partner and in support of City goals, particularly as it relates to additional on
campus housing. Additional on-campus housing is a critical factor to addressing housing issues
and will supply housing that will alleviate both the current and future housing issues. The above
graphic shows that if Cal Poly achieves its goal of increasing the percentage of students living on
campus from 35 percent to 65 percent, with an enrollment of 25,000 students, it would mean
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ATTACHMENT 3
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6,500 fewer students living off campus. To give that some perspective, it is equivalent to
approximately 1,500 to 2,500 units in the City. Staff recommends that should Council be
inclined to support short-term non-potable or recycled water service to Cal Poly while the
University secures a permanent water supply, that it be specifically related to housing
production.
Short-term Water Supply Agreements
The City and other local agencies recognize there is a continued
need for regional water supply solutions. As part of the adoption
of the City's Recycled Water Master Plan in 2017, the City
Council authorized staff to negotiate an agreement for delivery
of recycled water outside the city limits consistent with policies
and findings identified in the General Plan. At that time, the City
was looking at supplying recycled water to the Edna Valley or to
Cal Poly. Supplying recycled water delivery to Cal Poly from
the City's Water Resource Recovery Facility was explored and
was found to be costly due to the pumping and pipeline
infrastructure that would be needed. Supplying additional non
potable water (raw water) through a short-term agreement was
not anticipated at that time. Therefore, staff is seeking direction
on whether to broaden existing General Plan Policy 1.13.2 and
Program A7.3.4 to include both non-potable and recycled water
supplies.
General Plan, Land Use Element, Policy 1.13 .2 states:
Non-potable water, or raw water,
is water supplied from one of the
City's surface water reservoirs
(Whale Rock, Salinas, or
Nacimiento) or groundwater, that
has not been treated to drinking
water standards at the City's Water
Treatment Plant.
Recycled water is highly-treated
wastewater supplied from the
City's Water Resource Recovery
Facility delivered through a purple
pipe system for landscape
irrigation. Any surplus recycled
water is currently discharged to
San Luis Obispo Creek.
Provision of recycled water outside of City limits may only be considered in compliance
with Water and Wastewater Element Policy A 7.3.4 and the followingfindings:
A.Non-potable/recycled water is necessary to support continued agricultural
operations.
B.Provision of non-potable/recycled water will not be used to increase development
potential of property being served.
C.Non-potable/recycled water will not be further treated to make it potable.
D.Prior to provision of non-potable/recycled water, the property to be served will
record a conservation, open space, Williamson Act, or other easement instrument to
maintain the area being served in agriculture and open space while recycled water is
being provided.
General Plan, Water and Wastewater Management Element, Program A 7.3.4 states:
Consider the potential to deliver available recycled water supplies to customers outside
the city limits, including analysis of policy issues, technical concerns, and cost recovery,
provided it is found to be consistent with the General Plan.
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If broadening the existing policy and program supported by the City Council, staff would prepare
a General Plan amendment and the City could provide non-potable or recycled water for
agricultural purposes, consistent with existing findings to Cal Poly or other users, as well.
Staff is also seeking policy direction related to short-term water supply agreements. Staff
recommends that any short-term agreements be crafted to include provisions for service
interruption or reduction, due to operational issues or climatic events, reservoir levels, water
demand forecasting, or water quality. Meaning, during a water shortage emergency, municipal
water deliveries would be prioritized. Per the 2018 Water Resources Status Report, the City's
total water demand for Water Year 2018 was 5,225 acre-feet and annual availability was 10,130
acre-feet. The City's projected "primary" water supply for 2035 is 7,496 acre feet annually with
a future "reliability reserve" of 1,499 acre feet.1
Previous Council or Advisory Body Actions
In 2015, the City Council approved Resolution No. 10676 providing Guiding Principles based on
General Plan Policies to provide recommendations on the Cal Poly Master Plan for their
consideration (Attachment C). These Guiding Principles included coordinating future
development plans with the City's Utilities and Community Development Department.
In January of 2018, the City submitted a comment letter to the CSU Board of Trustees on the Cal
Poly 2035 Master Plan Draft Environmental Impact Report, dated November 2017 (State
Clearinghouse No. 2016101003) related to water supply and other potential impact areas. The
City's comment letter articulated concerns with the water supply analysis including
underestimating potential water needs and improperly relying on development of unknown
future water sources needed for the 2035 Master Plan.
Policy Context
Although the City has an agreement with Cal Poly to provide water treatment and water
distribution services, the City's water policies identified in the General Plan, Water and
Wastewater Management Element (WWME), including utilizing multiple water resources to meet
water supply needs and establishing primary water supply, reliability reserve, and secondary
water supplies, do not apply to Cal Poly because it is located outside of the city limits. Similarly,
the City's Urban Water Management Plan, including the City's Water Shortage Contingency
Plan, does not apply to Cal Poly.
1 "Primary" water supply is the amount of water needed to serve the estimated 2035 population (57,200 persons)
identified in the General Plan, Land Use Element. Primary water supply is calculated using population and 117
gallons per capita per day (gpcd) in the General Plan, Water and Wastewater Management Element (WWME),
Policy A5.2.2. The quantity of water for the "reliability reserve" is defined in WWME Policy A 5.2.3, at 20 percent
of the annual "primary" water supply. The City's "reliability reserve" will increase with population over time to
1,499 acre feet annually with the projected 2035 population of 57 ,200 persons.
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ATTACHMENT 3
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WWME Program A2.3.1 does address the collaborative nature of staffs work with Cal Poly. It
states that the City will "Work cooperatively on regional water issues and water resource
planning (Water Resource Advisory Committee, Whale Rock Commission, Groundwater
Sustainability Commission, etc.). " The City has worked with Cal Poly on the Whale Rock
Commission since the 1950s when Whale Rock Reservoir was constructed. Like the City, Cal
Poly's safe annual yield from Whale Rock Reservoir was reduced based on updated modeling
conducted following the end of the drought in 2017. Cal Poly's safe annual yield from Whale
Rock Reservoir is 959 acre-feet. Whale Rock Reservoir is currently Cal Poly's only potable
water supply source.
Public Outreach
The status of the City's water supplies is highlighted annually in the publication of the Water
Resources Status Report in accordance with the General Plan, Water and Wastewater
Management Element, Policy A5.3.1. The 2018 Report was provided to the City Council at its
January 15, 2019 meeting.
CONCURRENCES
The Community Development Department concurs with the recommendations in this report.
ENVIRONMENTAL REVIEW
No environmental review is required for this Study Session. Cal Poly is the lead agency for its
2035 Master Plan EIR and is conducting further analysis on water supply alternatives described
in this report. The ultimate decision maker for Cal Poly's 2035 Master Plan is the Board of
Trustees of California State University (Board of Trustees). Cal Poly staff anticipates
recirculation of the DEIR and presentation the 2035 Master Plan and DEIR to the Board of
Trustees in the Fall of2019 for their consideration.
Should the City Council provide policy direction on short-term water supply agreements, staff
would return to the City Council as required by the California Environmental Quality Act
(CEQA).
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ATTACHMENT 3
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FISCAL IMPACT
Budgeted: NIA Budget Year: NI A
Funding Identified: NI A
Fiscal Analysis:
Funding Sources Current FY Cost Annualized Total Project Cost On-going Cost
General Fund
State
Federal
Fees
Other: Water Fund NIA NIA NIA
Total NIA NIA NIA
There is no fiscal impact associated with Council receiving an update on Cal Poly regional water
supply alternatives.
The City is committed to good fiscal health and the delivery of quality services to the
community. The City adopted a Fiscal Health Response Plan (FHRP) in 2018, committing to
doing business differently. Consistent with the FHRP and General Plan, Utilities Department has
been exploring opportunities to leverage its water supply resources through short-term water
supply agreements. These agreements could provide revenue to accelerate the City's much
needed infrastructure replacement that would otherwise be funded through water rate increases.
Should the City Council provide policy clarification on short-term water agreements, staff would
return to Council with the fiscal analysis specific to any future agreement.
ALTERNATIVES
1.The Council could elect not to provide policy clarification at this time. Staff does not
recommend this alternative, as the City has opportunities to leverage its water supply
resources through short-term agreements consistent with the FHRP and General Plan.
2.The City Council could request additional information related to short-term water agreements
in order to provide policy clarification and feedback. If the City Council feels significant
additional information is required to proceed, it can direct staff to gather that information and
return at a later date.
Attachments:
a -City Poly Working Agreement signed
b -Cal Poly Water Supply Alternatives
c -Resolution 10676 Providing City input to Cal Poly
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ATTACHMENT 3
Item 4
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WORKING AGREEMENT
BETWEEN
BOARD OF TRUSTEES OF THE CALIFORNIA STATE UNIVERSITY
AND
CITY OF SAN LUIS OBISPO
This WORKING AGREEMENT (AGREEMENT) is hereby made and entered into by and
between the City of San Luis Obispo, hereinafter referred to as CITY, and Board of Trustees of
the California State University on behalf of California Polytechnic State University, San Luis
Obispo, hereinafter referred to as UNIVERSITY.
A.PURPOSE:
The purpose of this AGREEMENT is to develop a clear framework between the CITY and the
UNIVERSITY that will guide the exploration of mutually-beneficial water resiliency and
redundancy alternatives that have potential to meet future UNIVERSITY water demand and
improve the UNIVERSITY's water supply resiliency.
B.UNIVERSITY SHALL:
Work in partnership with the CITY by providing adequate staffing resources, authority, and all
requested data and information in a timely manner to ensure an efficient process and creative
alternatives are explored to satisfy the stated AGREEMENT purpose.
C.CITY SHALL:
Work in partnership with the UNIVERSITY by providing adequate staffing resources, authority,
and all requested data and information in a timely manner to ensure an efficient process and
creative alternatives are explored to satisfy the stated AGREEMENT purpose.
D.IT IS MUTUALLY UNDERSTOOD AND AGREED BY AND BETWEEN THE PARTIES
THAT:
1.MUTUAL BENEFIT. UNIVERSITY and CITY will collaborate to identify water supply
alternatives to improve current conditions, add resilience and redundancy, and be respectful of
needs of both sides.. The process will identify water supply alternatives that benefit at least
one of the participants and cause no harm to either.
2.COMMUNICATION AND COLLABORATION. In the course of this endeavor both the
UNIVERSITY and CITY will share information and engage in dialogue that should remain
with the PRINCIPAL CONTACTS and his/her designees. The City and University shall
comply with all public records act requests and shall notify each party of any requests.
3.PROCESS. The development of mutually-beneficial water supply alternatives will be
completed through the following milestones. A process summary is provided in Exhibit A.
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ATTACHMENT 3
Item 4
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Working Agreement Between California Polytechnic State
University, San Luis Obispo and City of San Luis Obispo
Page2
MILESTONE COMPLETION DATE
1.Execute Working Agreement
2.Agree on Rules of Engagement and Outcomes
3.Review existing City water supplies, policies, and growth projections
4.Review current University water use and customers (ag., enrollment, other)
5.Review proposed University growth and develop demand projections
6.Identify timeline associated with future City and University water demand
7.Identify mutually beneficial water supply alternatives
8.Define water supply alternative evaluation protocol
9.Evaluate policy, technical, and financial considerations for each alternative
10.Prepare alternatives recommendation for University and City consideration
11.Present alternatives recommendation to City Council, if needed
10/15/2018
10/15/2018
10/22/2018
10/22/2018
10/22/2018
10/22/2018
11/02/2018
11/06/2018
11/16/2018
12/21/2018
2/19/2019
This process is not intended to be a negotiation but may provide information for future
negotiations between the CITY and UNIVERSITY.
4.PRINCIPAL CONTACTS. The principal contacts for this AGREEMENT are:
CITY:
Name: Role:
Michael Codron, City Lead
UNIVERSITY:
Name: Role:
Cody VanDorn, University Lead
5.PARTICIPATION IN SIMILAR ACTIVITIES. This AGREEMENT in no way restricts
UNIVERSITY or CITY from participating in similar activities with other public or private
agencies, organizations, and individuals.
6.TERMINATION. Either party, upon thirty (30) days written notice, may terminate the
AGREEMENT, or in part, at any time before the date of expiration.
7.NON-OBLIGATING DOCUMENT. This agreement is neither a fiscal nor a funds obligation
document, or an obligation to provide an additional water supply. Any final option will be
outlined in separate agreements that shall be made in writing by representatives of the parties
and shall be independently authorized by appropriate statutory authority and with applicable
laws and regulations. This agreement does not provide such authority. Each party shall be
fiscally responsible for their own portion work performed under the AGREEMENT.
8.COMMENCEMENT/EXPIRATION DATE. This AGREEMENT is executed as of the date of
last signature and is effective through February 28, 2019 at which time it will expire unless
extended by mutual written consent of both parties.
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ATTACHMENT 3Item 4
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Working Agreement Between California Polytechnic State
University, San Luis Obispo and City of San Luis Obispo
Page3
9.LIABILITIES. It is understood that neither party to this AGREEMENT is the agent of the
other and neither is liable for the wrongful acts or negligence of the othet. Each party shall be
responsible for its negligent acts or omissions and those of its officers, employees, agents,
howsoever caused, to the extent allowed by law.
IN WITNESS WHEREOF, the parties hereto have executed this AGREEMENT as of the last
written date below.
FOR CITY:
FOR TRUSTEES
Date: l//z1 /; BI / �fl k;_
Ntune and Title
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ATTACHMENT 3Item 4
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EXHIBIT A: WATER SUPPLY ALTERNATIVES -TECHNICAL PROCESS SUMMARY
Confirm
B,rainstorm
Analyze
Prioritize
Recommend
/ Decide
Confirm Baseline Conditions, Data Sources &
Projection Assumptions
•How was the baseline condition determined?
•What assumptions are used? Are these assumptions
"strong" or do they have some level of risk or bias?
•How much water is needed and for what uses?
•How is water demand calculated?
•When is additional water needed?
•What could change over time?
•Does the projection method align with best practices?
•How is future climate change addressed? Is an adequate
water supply buffer included?
•Are there knowledge gaps needing to be filled?
•Are the City's and University's projection methods
consistent? Or how do they differ? Is the University's
projection method consistent with other CSU campuses?
Or how do they differ?
•DELIVERABLE: University to summarize "Confirm" stage
in a technical memorandum.
Brainstorm Short-& Long-Term Alternatives
•Identify where additional water supplies might come
from using uncensored and creative thinking or "green
light" thinking
•How could the additional water supply be used?
•When could additional water supplies be available?
•DELIVERABLE: Short-and Long-Term Alternatives matrix.
Analyze Alternatives
•What does the alternative provide (new water
supply/resiliency /redundancy I other)
•What are the risks/benefits?
•What is the cost?
•Is the alternative mutually beneficial?
•What are the political ramifications of the alternative?
•What is the political approval process of the alternative?
•DELIVERABLE: Short and Long-Term Alternatives matrix
with comparative analysis.
Prioritize Alternatives
•Agree upon a methodology for alternative evaluation
(such as triple bottom line)
•Assign weighting factors to agreed-upon variables
•Verify prioritization
•DELIVERABLE: Short and Long-Term Alternatives matrix
with prioritization.
Recommend Alternatives/Decide
•What alternatives does staff recommend to the decision
makers?
•DELIVERABLE: City Council Staff Report, University to
Prepare a Letter Requesting Water Supply and
Identification of Preferred Alternative.
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ATTACHMENT 3
Item 4
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RESOLUTION NO. 10676 (2015 Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, PROVIDING CITY INPUT TO CAL POLY FOR
CONSIDERATION IN THEIR MASTER PLAN UPDATE PROCESS
(GENP-2088-2015)
WHEREAS, the City Council of the City of San Luis Obispo has established Guiding
Principles based on General Plan Policies which the Planning Commission has used as a basis to
provide recommendations on the Cal Poly Master Plan; and,
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public meeting in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, on October 28, 2015, for the purpose of reviewing draft land use concepts under
consideration by Cal Poly for the Campus Master Plan Update and provide recommendations to
the Council based on Guiding Principles supported by General Plan policy; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public
meeting in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
November 17, 2015, for the purpose of considering Planning Commission recommended input
on land use concepts being considered for final inclusion in the Cal Poly Master Plan Update;
and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the public and interested parties, recommendations of the Planning Commission, the
evaluation and recommendations by staff, and refined land use concepts provided by Cal Poly,
and presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Based upon all the evidence, the Council makes the following findings:
1.City comments to Cal Poly are based on City Land Use Element Policy for
Neighborhood Wellness goals to preserve and enhance the quality of life within
each neighborhood (LUE 2.1 Neighborhood Focus, LUE 2.3.11 Residential
Project Objectives) and provide high quality public services ensuring that
demands do not exceed resources (LUE Goal #17).
2.City comments to Cal Poly are consistent with Land Use and Housing Element
policies to facilitate faculty and staff housing in neighborhoods adjacent to Cal
Poly and to locate fraternities and sororities on the Cal Poly campus (LUE 2.6.4 &
HE 8.4 through 8.7).
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ATTACHMENT 3Item 4
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Resolution No. 10676 (2015 Series) Page 2
3.City comments to Cal Poly are consistent with Circulation Element Policy to
coordinate planning of Transportation with other affected agencies such as Cal
Poly and support the development of a circulation system that balances the needs
of all circulation modes (CE 1.6.1).
4.City comments to Cal Poly are consistent with Land Use Element Goals and
Conservation and Open Space Element Policy to preserve protect scenic vistas,
preserve agricultural land, and enhance wildlife habitat on land surrounding the
City. (LUE Goals 4 & 6 and COSE 8.1 ).
5.City comments to Cal Poly consistent with Safety Element policy to ensure
adequate fire services are available concurrent with development (SE 3.0) and
Wastewater Element policy and new development pay its proportionate "fair
share" of expanded collection system capacity and upgrades.
SECTION 2. Euviromnental. City of San Luis Obispo input on land use concepts under
consideration by Cal Poly (agency with jurisdiction) for further development in the Master Plan
update process is not an action which is subject to CEQA.
SECTION 3. Recommendation. The City Council of San Luis Obispo does hereby
approve the following input to Cal Poly for consideration in their Master Plan update process:
1)Explore implementation of programs and incentives for faculty and staff to live
within existing neighborhoods (not on campus) to stabilize neighborhoods close
to campus.
2)Master Plan policies/principles should address neighborhood compatibility in
terms of scale, density, character of development and residential neighborhoods
should be limited and only be designated for staff, faculty and family housing.
Neighborhood Sensitivity zones should also be added to the residential
neighborhood area west of Highway 1 that is adjacent to existing City
neighborhoods.
3)The Master Plan update should include recommendations of the Neighborhood
Wellness/Community Civility Report where applicable.
4)Proposed Residential Neighborhood Development should be sited and developed
in order to avoid or minimize impacts to scenic view sheds and environmental
resource impacts (riparian, creek, agriculture).
5)New development in the Poly Canyon area and on land adjacent to City Open
Space should consider regional trail connections and coordinated with City and
US Forest Service Sta.ff.
R 10676
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ATTACHMENT 3Item 4
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Resolution No. 10676 (2015 Series) Page 3
6)Large events resulting from new facilities and expansion of existing facilities (e.g.
Arena, Agriculture Events Center, Mott Gym, Spanos Stadium, etc.) that have the
potential to affect the City transportation system should include advance
notification and coordination with City staff to minimize impacts; and any
potential cumulative impacts on the City's infrastructure, including but not
limited to the transportation, streets, and bikes systems associated with large
events at those facilities should be fully evaluated and mitigated in the Campus
Master Plan Update EIR.
7)Impacts to City emergency services and Police mutual aid response should be
evaluated and mitigated since the expansion of these facilities have the potential
to result in increased calls for fire, rescue, and medical service during large
events.
8)Further evaluation of the wastewater facility west of California Boulevard should
assess potential impacts on existing uses in the vicinity and consider relocation of
the facility to a location with greater separation from existing residential
neighborhoods and City boundaries.
9)Master Plan and EIR should explore the impact of growth on City services,
including but not limited to recycled water, wastewater, police, fire, and
neighborhood wellness.
10)Coordinate future development plans for review and cooperation in planning with
City Departments (Transportation, Police, Fire, Utilities, Natural Resources,
Planning).
11)Fiscal Impact Analysis. In order to accurately evaluate potential service impacts
the University should prepare a Fiscal Impact Analysis.
12)The final Refined Master Plan Update should consider the City's Guiding
Principles for the Master Plan Update and relevant City General Plan policies
for which they are based.
Upon motion of Council Member Carpenter, seconded by Council Member Christianson,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
Council Members Carpenter, Christianson, and Rivoire, and Mayor Marx
Vice Mayor Ashbaugh
R 10676
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ATTACHMENT 3Item 4
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Resolution No. 10676 (2015 Series)
The foregoing resolution was adopted this 1 ih day of November 2015.
ATTEST:
Page4
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this 1/ day of Ft b.JVhfvJ , :z_c) I kl .
R 10676
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ATTACHMENT 3Item 4
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