HomeMy WebLinkAbout06-10-2020 PC Agenda PacketCity of San Luis Obispo, Agenda, Planning Co mmission
Agenda
PLANNING COMMISSION
Wednesday, June 10, 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/7211955559167363598
➢ Webinar ID: 351-084-779
➢ Telephone Attendee: (415) 930-5321; Audio Access Code: 312-053-136
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 Advisory Body
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 June 10, 2020 Page 2
CALL TO ORDER: Chair Hemalata Dandekar
ROLL CALL : Commissioners Michael Hopkins, Steve Kahn, Nicholas Quincey, Michelle
Shoresman, Mike Wulkan, Vice-Chair Robert Jorgensen, and Chair Hemalata
Dandekar.
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
CONSIDERATION OF MINUTES
1. Minutes of the Planning Commission meeting of May 13, 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.
2. Development review of a new, two-story, 13,082-square foot office building as part of an
existing Planned Development (PD 0274). The project includes an amendment to the adopted
Precise Plan approved through Resolution No. 2249 (1971 Series) to address the new office
development as it relates to the Planned Development. The project also includes exceptions for
parking and trash enclosures within the street yard setback (0 feet where a 20-foot setback and
10-foot setback, respectively, are normally required), exceptions to sign regulations, and a 40%
parking reduction and offsite parking. The project is categorically exempt from environmental
review (CEQA); Project Address: 487 Leff Street; Case #: ARCH-0506-2019 & PDEV-
0507-2019; Zone: R-2-PD; Housing Authority of San Luis Obispo (HASLO), applicant.
(Kyle Bell – 20 minutes)
Recommendation: Adopt a draft Resolution that approves the project subject to findings and
conditions of approval.
Planning Commission Agenda for June 10, 2020 Page 3
3. Review of the 6th Cycle Housing Element Update Proposed Policies and Programs. The project
requires an initial study of environmental review per CEQA. No final action is being taken at
this meeting. Project Address: Citywide; Case #: GENP-0217-2020 & EID-0218-2020;
City of San Luis Obispo, applicant. (Rachel Cohen – 20 minutes)
Recommendation: Review the proposed policy and program changes to Chapter 3 of the
Housing Element and provide comments or direction as appropriate.
COMMENT AND DISCUSSION
4. Staff Updates & Agenda Forecast
ADJOURNMENT
The next Regular Planning Commission meeting is scheduled for Wednesday, June 24, 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
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, May 13, 2020
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, May 13, 2020 at 6:08 p.m., via teleconference, by Chair Wulkan.
ROLL CALL
Present: Commissioners Michael Hopkins, Robert Jorgensen, Steve Kahn, Nicholas
Quincey, Michelle Shoresman, Vice-Chair Hemalata Dandekar, and Chair
Mike Wulkan
Absent: None
Staff: Community Development Director Michael Codron, Principal Planner Tyler
Corey, Assistant City Attorney Roy Hanley, Deputy City Clerk Kevin
Christian, and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
1.ELECTION OF CHAIR AND VICE CHAIR
ACTION: MOTION BY CHAIR WULKAN, SECOND BY COMMISSIONER
JORGENSEN, CARRIED 7-0-0 to elect Commissioner Dandekar as Chair.
ACTION: MOTION BY VICE CHAIR DANDEKAR, SECOND BY CHAIR
WULKAN, CARRIED 7-0-0 to elect Commissioner Jorgensen as Vice Chair.
2.CONSENT AGENDA – CONSIDERATION OF MINUTES
ACTION: MOTION BY VICE CHAIR JORGENSEN, SECOND BY
COMMISSIONER KAHN, CARRIED 7-0-0 to approve the Planning Commission Minutes of
February 26, 2020 and of March 11, 2020.
Item 1
Packet Page 1
Planning Commission Meeting Minutes - May 13, 2020 Page 2 of 3
PUBLIC HEARINGS
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.
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant Jules Rogoff and applicant representative Randy Dettmer summarized the project
use and neighborhood compatibility, reviewed modifications recommended by the
Architectural Review Commission, addressed questions raised during the staff presentation,
and responded to further Commissioner inquiries.
Chair Dandekar opened the public hearing.
Public Comments
None
Chair Dandekar closed the public hearing
ACTION: MOTION BY COMMISSIONER QUINCEY, SECOND BY VICE CHAIR
JORGENSEN, CARRIED 7-0-0 to adopt a resolution entitled:
“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);” including the modified roof design as presented and recommended by the
Architectural Review Commission, and eliminating Condition No. 3.
Item 1
Packet Page 2
Planning Commission Meeting Minutes - May 13, 2020 Page 3 of 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.
Utilities Project Manager Jennifer Metz presented the staff report and responded to
Commission inquiries.
Chair Dandekar opened the public hearing.
Public Comments
None
Chair Dandekar closed the public hearing
ACTION: MOTION BY COMMISSIONER KAHN, SECOND BY COMMISSIONER
WULKAN, CARRIED 7-0-0 to adopt a resolution entitled:
“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)”
With the additional finding added that:
Provision of non-potable and recycled water will not impair the City’s ability to maintain an
adequate water supply that meets projected water demand at buildout under the General Plan,
including the required reliability reserve.
COMMENT AND DISCUSSION
5. Agenda Forecast – Principal Planner Tyler Corey provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 7:24 p.m. The next Regular Planning Commission meeting is
scheduled for Wednesday, June 10, 2020, via teleconference.
APPROVED BY THE PLANNING COMMISSION: XX/XX/2020
Item 1
Packet Page 3
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Development review of a new, two-story, 13,082-square foot office building as part of
an existing Planned Development (PD 0274). The project includes an amendment to the adopted
Precise Plan approved through Resolution No. 2249 (1971 Series) to address the new office
development as it relates to the Planned Development. The project also includes exceptions for
parking and trash enclosures within the street yard setback (0 feet where a 20-foot setback and 10-
foot setback, respectively, are normally required), exceptions to sign regulations, and a 32% parking
reduction and offsite parking.
PROJECT ADDRESS: 487 Leff Street BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-0506-2019 & FROM: Tyler Corey, Principal Planner
PDEV-0507-2019
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) that approves the project subject to findings and
conditions of approval.
SITE DATA
SUMMARY
The proposed project consists of a two-story, 13,082-square foot office structure. The project will
include demolishing the existing 5,444-square foot offices, and redevelopment of the site. The subject
property is located in the Medium-Density Residential (R-2-PD) zone with a Planned Development
(PD) Overlay (Attachment 2, Ordinance No. 506 (1970 Series)). The PD-Overlay included a Planned
Development Precise Plan (Development Plan) that was approved by the City Council which included
the 20 residential units and the existing office development (Attachment 3, Council Resolution No.
2249 (1971 Series)).
Applicant Scott Smith, HASLO
Representative Pam Ricci, RRM
Zoning R-2-PD (Medium-Density
Residential, within a Planned
Development Overlay)
General Plan Medium-Density Residential
Site Area ~16,712 square feet
Environmental
Status
Categorically exempt from
environmental review under CEQA
Guidelines § 15332 (In-Fill
Development Projects)
Meeting Date: June 10, 2020
Item Number: 2
Item 2
Packet Page 4
ARCH-0506-2019 & PDEV-0507-2019
487 Leff Street
Page 2
The project proposes an amendment to the Precise Plan (see Section 4.0) to address requests for a 32
percent parking reduction, and reconfiguration of street parking, providing 16 parking spaces on-site
and 7 parking spaces off-site, where 44 parking spaces would normally be required, (Attachment 4,
Project Description). The project includes exceptions to the street yard setback to allow for parking
along Leff Street, where a 20 foot setback is normally required, and an exception to allow a trash
enclosure along Beach Street, where a 10 foot setback is normally required (Attachment 5, Project
Plans). The project also includes exceptions to the sign regulations to allow three signs with a total
area of 77.5 sq. ft., where normally limited to one sign of 20 sq. ft. in a residential zone.
1.0 COMMISSION’S PURVIEW
Review project for consistency with the General Plan, Zoning Regulations, Community Design
Guidelines (CDG) and applicable City development standards and guidelines. Planning Commission
(PC) review is required for projects which include more than 10,000 square feet of nonresidential
space (ARCH-0506-2019), as well as the associated amendment to the Planned Development Precise
Plan (PDEV-0507-2019).
3.0 BACKGROUND
The PD-Overlay and adopted Precise Plan included the construction of 20 affordable residential units
located at 468 Leff Street, and the Housing Authority offices located at 487 Leff Street. The existing
Precise Plan authorized a street setback reduction for the office development from 20 feet to 10 feet
along High Street and a parking reduction of 27 percent (Project Plans Sheet A3, Existing Site Plan).
The PD-Overlay transferred all density from 487 Leff Street to 468 Leff Street and included a Density
Bonus of approximately 29 percent.
Zoning Regulations §17.48.090 (Amendments to Final Development Plans) stipulates that
amendments to final development plans may be approved by the PC when limited to changes in the
size and position of buildings, landscape treatment, or the like. The applicant proposes to amend the
Precise Plan to provide for a larger office development.
2.0 PREVIOUS REVIEWS
On April 10, 2019, the PC provided a conceptual review of the proposed project to offer feedback to
the applicant and staff on the project’s conceptual site layout and building design; and to specifically
discuss concerns and questions related to land use consistency (Attachment 6, PC Report, Meeting
Minutes 4.10.19). The applicant had modified the project plans prior to initial ARC review to reflect
the PC’s comments.
The ARC reviewed the project on March 2, 2020 and continued the project to a date uncertain to
address concerns for consistency with the CDG (Attachment 7, ARC Report and Minutes). During
their review the ARC identified five directional items for the applicant to address with specific
concerns related to building and site design.
On May 4, 2020, the ARC reviewed the revised project design and recommended that the PC approve
the project as presented (6-0-0) (Attachment 8, ARC Staff Report and Meeting Minutes).
Item 2
Packet Page 5
ARCH-0506-2019 & PDEV-0507-2019
487 Leff Street
Page 3
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’s consistency with relevant requirements and has found it to be in substantial compliance, as
discussed in this analysis.
3.1 Consistency with the General Plan
The City’s Housing Element (HE) states that the City in conjunction with the Housing Authority
continue to provide for on-going technical assistance and education to tenants, property owners and
the community at large on the need to preserve at-risk units as well as the available tools to help them
do so (HE Policy 2.13). The project provides for the continued operation of the Housing Authority
within the City to provide services for the affordable housing residents and projects throughout the
community. The project is also consistent with the Land Use Element (LUE) because the project
provides a quasi-public use (non-profit that provides services to residential uses) which is consistent
with uses intended for the Medium Density Residential land use designation (LUE Table 1).
3.2 Consistency with the Zoning Regulations
The PD-Overlay is intended to provide for flexibility in the application of zoning standards and allow
consideration of innovation in site planning and other aspects of project design and more effective
design responses to site features, and land uses on adjoining properties, than the development
standards of the underlying zone would provide. In accordance with Table 2-1 of the Zoning
Regulations, office uses are not allowed within the R-2 zone, however, City Council adopted the PD-
Overlay and associated Precise Plan which provided for the management offices of the Housing
Authority at the subject location. The adopted Precise Plan was specific to the management offices
of the Housing Authority and did not include authorization of any other uses for the site. The project
has been designed to comply with lot coverage, setbacks, floor area ratios, and building height
requirements for development in the R-2 zone (see Section 4.0 Project Statistics).
Front Yard Setback: The Zoning Regulations require a street yard setback of 20 feet within the R-2
zone, and 10-feet for additional street yards on corner lots (§17.18.020). Due to the unique
configuration of the lot the project is surrounded by three street frontages. The adopted Precise Plan
allowed a 10-foot street yard setback along each street frontage while also allowing parking within
the street yard along each street frontage. The project requests to utilize the same exceptions to
provide a 10-foot setback along each street frontage and parking within the street yard along Leff
Street, where 20 feet is normally required for parking spaces that exit directly onto the street right-of-
way. Zoning Regulations §17.70.170 stipulate that the front and street side setbacks may be reduced
to zero for unenclosed parking spaces, subject to the findings under a Director’s Action Permit1. The
1 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
characteristics or existing improvements make strict adherence to the Zoning Regulations impractical or infeasible,
the project nonetheless conforms with the intent of these Regulations.
Item 2
Packet Page 6
ARCH-0506-2019 & PDEV-0507-2019
487 Leff Street
Page 4
required findings have been incorporated into the draft resolution.
Parking: The existing Precise Plan included a 27 percent parking reduction to allow for 40 parking
spaces, where 55 spaces were normally required. In total the project provided 47 parking spaces for
all proposed uses at the time of development (37 spaces at 468 Leff Street and 10 spaces at 487 Leff
Street). Since the project was originally approved, parking requirements have changed for low-
income residential developments, where the current parking requirement would require only 21
spaces for the 20 residential units. See the table below for a breakdown of the parking requirements
from the original approval compared to the parking requirements under the proposed project.
Table 1: Comparative Parking Requirements
Original Parking
Requirement
Parking
Spaces
Proposed Parking
Requirement
Parking
Spaces
Residential (20 units) 55 Residential (20 units) 21
Office (2,000 sq. ft.) 7 Office (13,082 sq. ft.) 44
Parking Reduction (27%) -15 Parking Reduction (32%) -21
Total: 47 Total: 44
The residential property at 468 Leff Street currently provides 28 parking spaces where only 21 are
required, which is 7 spaces more than the current requirements. The applicant would like to provide
the excess spaces on this site for off-site parking2 for the proposed office uses. The proposed office
development provides 16 parking spaces on-site, and inclusive of the 7 off-site parking spaces results
in a total of 23 parking spaces intended for the office uses. The project also includes a bicycle parking
reduction by providing 20 additional bicycle parking spaces3to reduce the number of required parking
spaces by 4 . Both sites provide for a combined total of 44 parking spaces, the applicant is requesting
to increase the original parking reduction of the project by 5 percent, from 27 percent to 32 percent
to accommodate the proposed project. Additionally, the project also increases the available public
street parking surrounding the site. The streets currently provide 28 parking spaces for public use, the
proposed street reconfiguration of Leff Street and the elimination of the existing driveways results in
an increase of public parking by an additional 4 spaces (totaling in 32 parking spaces). In terms of
parking demand from the original approved project where a total of 62 parking spaces was required,
and the current requirement for the proposed project of 65 parking spaces, inclusive of the increase
in street parking by 4 spaces results in a negligible difference in overall parking demand from the
original approvals of the development project.
Trash Enclosure Setback: The proposed trash enclosure area consists of a fenced area intended to
screen the location of the trash bins along Beach Street. Typically, trash enclosures that are
2 Zoning Regulations § 17.72.050.E. The Director may, by approving a Director’s Action, allow some or all of the
required parking to be located on a site different from the use. Such off-site parking shall be within a zone where the
use is allowed or conditionally allowed.... It shall be within 300 hundred feet of the use and shall not be separated
from the use by any feature that would make pedestrian access inconvenient or hazardous. The site on which the
parking is located shall be owned, leased, or otherwise controlled by the party controlling the use.
3 Zoning Regulations §17.72.050.C.3. Reduction Rates. The review authority may consider the following rates for
parking reductions associated with a parking demand study… (b) One car space for each five bicycle spaces provided
in excess of required parking…
Item 2
Packet Page 7
ARCH-0506-2019 & PDEV-0507-2019
487 Leff Street
Page 5
constructed with more permanent facilities are limited to a minimum of a 3-foot setback from the
public right-of-way. The proposed fenced trash bin corral may also be referred to as a fence height
exception where a 6-foot fence is proposed along a portion of the street frontage, where normally
limited to 3-feet in height. The proposed trash corral is located away from the primary building
entrances with the access gate facing away from the street so that it does not interfere with on-site or
off-site circulation areas. Condition No. 12 requires design improvements to the trash corral as viewed
from the public right-of-way by requiring a landscape buffer between the fence and the back of
sidewalk.
3.4 PC Directional Items
The PC recommended six directional items to be reviewed and addressed prior to final action on the
project. The applicant has made the following changes in response to the directional items
(Attachment 4):
PC Directional Item #1: Re-consider the scale and mass of the building by reducing the square-
footage for compatibility with the neighborhood and surrounding residential developments within the
R-2 zone.
Response: The applicant has communicated that the intent of the project is not to expand operation
or staffing, but to better accommodate current business needs for employees and clients by providing
adequate conference room, office spaces, and training rooms. The applicant has emphasized that the
proposed 13,082 square-foot space is the smallest amount of area that is needed to accommodate the
operational needs of the business, and if a reduced building area is required the applicant would prefer
to consider other more affordable locations outside the City limits to better accommodate the needs
of the business. However, the applicant has revised the project design to reduce the plate heights of
the structure, effectively reducing the overall height of the project by two feet. The applicant has also
expressed their intent with compatibility beyond the immediate vicinity to incorporate the character
of High Street between Higuera and Broad Streets. The project site would provide an architectural
connection between the commercial structures throughout High Street, which includes a variety of
uses and architectural styles for existing commercial structures with very similar circumstances.
PC Directional Item #2: Review and address the angled parking as it can be a safety issue for
oncoming traffic in proximity to intersections.
Response: The City’s Transportation Division reviewed and evaluated the layout of the parking
spaces in response to concerns from the PC conceptual hearing and the ARC. Conditions No. 30, 31,
and 32 have been provided to address safety concerns regarding the parking layout and provide traffic
calming measures above and beyond code requirements.
PC Directional Item #3: Staff shall prepare a statement upon resubmittal of the project that addresses
change of uses of proposed building in the future if HASLO moves from property.
Response: As previously stated, office uses are typically prohibited within the R-2 zone, however,
the PD Ordinance allowed for the operation of the management offices of the affordable housing
project. In the event that the Housing Authority is no longer able to operate, the California Housing
and Urban Development Department (HUD) requires that the management operations of the existing
affordable housing project be transferred to a similar business, which would be allowed to operate
Item 2
Packet Page 8
ARCH-0506-2019 & PDEV-0507-2019
487 Leff Street
Page 6
within the proposed project consistent with the PD Ordinance. If the Housing Authority choses to
transfer their operation to another location, and the deed restrictions on the property are lifted by
HUD, the vacant building could be utilized for other uses consistent with the R-2 zoning designation,
which could provide for a Day Care Center, Convenience Store, Religious Assembly Facilities,
Schools (Primary or Secondary), Residential Care Facility, or a combination of these uses. Since the
PD-Overlay transferred all density of the project site to the residential portion of the project at 468
Leff Street, residential uses at this location would require a density bonus in excess of the previous
approvals to provide any additional residential dwelling units. Any new uses at this location would
require re-evaluation of parking requirements to be consistent with the Zoning Regulations and prior
approvals at the time of submittal of any business license or building permit for tenant improvements.
PC Directional Item #4: The requested parking reduction shall be considered in conjunction with a
parking demand study and transportation demand management plan.
Response: The applicant has provided a Transportation Demand Management Plan (TDMP) intended
to reduce vehicular trips and parking demand for the project by incentivizing behavior to increase
transportation system efficiency (Attachment 4). The TDMP recommends participation in the SLO
Regional Rideshare’s Commute Survey and Trip Reduction Plan program, offering a parking cash-
out program where employees that walk, bike, or take transit to work would receive a financial
benefit, an onsite bicycle repair station, secure bicycle parking, and shower facilities for employees.
Condition No. 7 has been provided to require implementation of these recommendations.
PC Directional Item #5: Staff shall prepare a statement upon resubmittal of the project plans that
addresses the diagonal street parking and right turn into Beach Street regarding safety and
maneuverability.
Response: The City’s Transportation Division reviewed and evaluated the layout of the parking
spaces in response to concerns from the PC conceptual hearing and the ARC. Safety concerns related
to maneuverability of the diagonal parking and the right turn into Beach Street have been addressed
and incorporated into the project plans. No additional conditions are proposed beyond the traffic
calming measures and compliance with code requirements for maneuverability as previously
discussed.
PC Directional Item #6: The proposed sidewalk along the private property in the front of the office
development should be accessible by public through an easement.
Response: The applicant has agreed that the proposed sidewalk along Leff Street will be available
and accessible by the public through an easement. Condition No. 21 has been provided to require the
recordation of public access easements prior to building permit issuance.
4.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Leff Street
Beach Street
High Street
28 feet
10 feet
10 feet
20 feet
10 feet
10 feet
Item 2
Packet Page 9
ARCH-0506-2019 & PDEV-0507-2019
487 Leff Street
Page 7
Parking Setback 0 feet (Leff Street) 20 feet
Trash Enclosure Setback 0 feet (Beach Street) 3 feet
Maximum Height of Structures 32 feet 35 feet
Building Coverage 44% 50%
Floor Area Ratio (FAR) 0.78 No Requirement
Signage
Number of Signs
Maximum Area
3
77.5 sq. ft.
1
20 sq. ft.
Public Art Location identified on Sheet A4
(separate application required) Optional/In-Lieu Fee
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
44 (32% reduction)
10% EV Ready; 25% EV Capable
30
2
65
10% EV Ready; 25% EV Capable
9
1
Environmental Status Categorically exempt from environmental review under CEQA
Guidelines Section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations
5.0 CONSISTENCY COVID-19 ORDERS AND CURRENT FISCAL CONTINGENCY PLAN
This activity 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 Medium Density Residential area within the Planned
Development Overlay, 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 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.
Item 2
Packet Page 10
ARCH-0506-2019 & PDEV-0507-2019
487 Leff Street
Page 8
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. Ordinance No. 506 (1970 Series)
3. Council Resolution No. 2249 (1971 Series)
4. Project Description
5. Project Plans
6. Conceptual PC Report, Meeting Minutes April 10, 2019
7. Previous ARC Report and Draft Minutes March 2, 2020
8. Previous ARC Report, Meeting Minutes May 4, 2020
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RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING THE DEVELOPMENT OF A NEW, TWO-
STORY, 13,082-SQUARE FOOT OFFICE BUILDING AS PART OF AN
EXISTING PLANNED DEVELOPMENT (PD 0274). THE PROJECT
INCLUDES AN AMENDMENT TO THE ADOPTED PRECISE PLAN
APPROVED THROUGH RESOLUTION NO. 2249 (1971 SERIES) TO
ADDRESS THE NEW OFFICE DEVELOPMENT AS IT RELATES TO
THE PLANNED DEVELOPMENT. THE PROJECT ALSO INCLUDES
EXCEPTIONS FOR PARKING AND TRASH ENCLOSURES WITHIN
THE STREET YARD SETBACK (0 FEET WHERE A 20-FOOT SETBACK
AND 10-FOOT SETBACK, RESPECTIVELY, ARE NORMALLY
REQUIRED), EXCEPTIONS TO SIGN REGULATIONS, AND A 32%
PARKING REDUCTION AND OFFSITE PARKING. PROJECT IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
JUNE 10, 2020 (487 LEFF STREET, ARCH-0506-2019 & PDEV-0507-2019)
WHEREAS, the Planning 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 10, 2019, providing a conceptual review of the project and provided directional items to
the applicant and staff, pursuant to a proceeding instituted under ARCH-0077-2019, Scott Smith,
applicant; and
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 March 2, 2020, and continued the project to a date uncertain and provided
directional items to the applicant and staff, pursuant to a proceeding instituted under ARCH-0506-
2019, Scott Smith, applicant; and
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 May 4, 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-0506-2019, Scott Smith, 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
June 10, 2020, pursuant to a proceeding instituted under ARCH-0506-2019 & PDEV-0507-2019,
Scott Smith, 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
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Resolution No. PC-XXXX-20
487 Leff Street, ARCH-506-2019 & PDEV-0507-2019
Page 2
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-0506-2019 & PDEV-0507-2019), based on the following findings:
1. The project is consistent with the Land Use Element (LUE) because the project provides a
quasi-public use (non-profit that provides services to residential uses) which is consistent
with uses intended for the Medium Density Residential land use designation (LUE Table
1). The project is also consistent with the Circulation Element (CE) where new
development is required to provide fair share responsibility for improvements to the street,
bike, lanes, sidewalks and incorporates traffic calming measures to accomplish the
objectives of the General Plan.
2. As conditioned, the project is consistent with the Zoning Regulation because the proposed
building design complies with the development standards for the project within the
Medium Density Residential (R-2) zone (Municipal Code Chapter 17.18).
3. The proposed Planned Development Precise Plan amendment is consistent with the
Ordinance No. 506 (1970 Series) and Council Resolution No. 2249 (1971 Series) because
the amendment is limited to changes in the size and position of structures, and does not
include any changes to the overall density or land uses of the project site.
Development Review Findings
4. As conditioned, the project is consistent with the Community Design Guidelines for office
design and infill development because the architectural style is complementary to the
surrounding neighborhood and commercial character of High Street.
5. 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).
6. 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.
7. 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 High Street frontage and is
separated on each side by a public street. The project incorporates vertical and horizontal
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Resolution No. PC-XXXX-20
487 Leff Street, ARCH-506-2019 & PDEV-0507-2019
Page 3
wall plan offsets, which provide a high-quality and aesthetically pleasing architectural
design.
Street Setback Exception Findings
8. As conditioned, granting the street setback reduction of zero feet for unenclosed parking
spaces along Leff Street, where 20 feet is normally required, is consistent with the Zoning
Regulations and the General Plan because the section of Leff Street has been redesigned
into a one way street with the public sidewalk routed through the development project site
where vehicle parking spaces do not interfere with pedestrian circulation, and vehicles may
adequately park without overhanging onto the public right-of-way.
9. The street parking reduction provides for an improvement to vehicle and pedestrian
circulation for the neighborhood because the project incorporates improvements along all
three street frontages that provides additional street parking, improved intersections along
Leff Street and High Street, and Leff Street and Beach Street.
10. The street setback reduction will not have any adverse effects on the surrounding properties
in the vicinity because the project provides improvements to traffic, lighting and vehicle
and pedestrian safety from existing conditions.
11. Site characteristics and required improvements make strict adherence to the Zoning
Regulations impractical due to odd shape of the lot that includes three street frontages, 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 zero feet for unenclosed parking
spaces, that accommodates parking spaces without interfering with pedestrian circulation.
Parking Reduction Findings
12. The project qualifies for the additional 5 percent parking reduction by providing additional
bicycle parking beyond what is required for the development project in accordance with
Zoning Regulations §17.72.050.C.3.b. Parking may be reduced by one vehicle parking
space for each five bicycle spaces provided in excess of requirements and the project
provides 20 bicycle spaces in excess of the requirements resulting in an additional four
vehicle parking space reduction
Off-Site Parking Findings
13. The proposed seven (7) off-site parking spaces is consistent with Zoning Regulations
because the site on which the off-site parking at 468 Leff Street is located within 300 feet
of the project, the off-site location is owned and controlled by the same owner as the
proposed project and is not separated from the use by any feature that would make
pedestrian access inconvenient or hazardous (controlled intersection and crosswalk).
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Resolution No. PC-XXXX-20
487 Leff Street, ARCH-506-2019 & PDEV-0507-2019
Page 4
14. The off-site parking is acceptable at 468 Leff Street to serve 487 Leff Street because
proposed off-site parking is consistent with the existing use of the subject properties that
are part of the same development plan, and the project includes public access
improvements along the street frontage by including updated sidewalk and crosswalk
improvements that benefit the neighborhood.
15. The proposed off-site parking spaces will not have any adverse effects on the surrounding
properties in the vicinity because 468 Leff Street maintains adequate parking for the
existing residential uses and no physical changes to the site or management thereof will
result from this action.
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 Medium Density Residential area within the Planned Development Overlay, 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 components of the development, approval of the project will not result in
any significant effects related to traffic, noise, air quality, or water quality.
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-
0506-2019 & PDEV-0507-2019). 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. The project shall comply with all mitigation measures and conditions, applicable to the
project site, established under City Council Ordinance No. 506 (1970 Series) and Council
Resolution No. 2249 (1971 Series).
3. 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.
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Resolution No. PC-XXXX-20
487 Leff Street, ARCH-506-2019 & PDEV-0507-2019
Page 5
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. 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 other area for the storage of 20 additional bicycle parking spaces
beyond that which is required by code. Sufficient detail shall be provided about the placement
and design of bike racks and lockers to demonstrate compliance with relevant Engineering
Standards and Community Design Guidelines, to the satisfaction of the Public Works and
Community Development Directors.
6. Plans submitted for a building permit shall clearly depict the location of all required electric
vehicle (EV) ready and EV capable parking required for non-residential uses. Sufficient detail
shall be provided about the placement and design of EV equipment and raceway for future
supply, to the satisfaction of the Chief Building Official and the Community Development
Director.
7. Prior to the issuance of a building permit, the applicant shall implement the Transportation
Demand Management Plan identifying the responsibility for monitoring and reporting the
progress of the Trip Reduction Program to the satisfaction of the Community Development
Director and the Transportation Division. The Trip Reduction Plan should be clear on the
performance measures, how they will be monitored/measured, and what actions will be taken
if the number of parking spaces is insufficient upon full occupancy and operation of the
project. The Community Transportation Board will be responsible for coordinating annual
surveys, reporting to the city, and providing current and up to date program information to
residents.
8. Prior to building occupancy, the applicant shall complete an Off-site Parking Agreement
providing for a minimum of seven (7) parking spaces located at 468 Leff Street to be used to
provide the required parking for the Housing Authority at 487 Leff Street.
9. The seven (7) parking spaces located at 468 Leff Street shall be owned, leased or otherwise
controlled by the party controlling the use 487 Leff Street, until required parking for the use
of the building can be provided on-site or the use changes with a lower parking requirement.
This permit shall be valid only for the operation of the proposed use (HASLO) at 487 Leff
Street. Expansion, modification and/or change of the uses, not substantially in conformance
with this permit, shall require City approval.
10. Plans submitted for building permit shall include a photometric plan, demonstrating
compliance with maximum light intensity standards not to exceed a maintained value of 10
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Resolution No. PC-XXXX-20
487 Leff Street, ARCH-506-2019 & PDEV-0507-2019
Page 6
foot-candles. 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.
11. 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.
12. 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. A landscape buffer shall be provided
between the fence screening the storage area and the back of sidewalk. 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.
13. 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.
14. 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), except those
identified for screening of the trash corral as depicted in the project plans submitted with this
application.
15. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back-flow preventer and double-check assembly shall be located in the street
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Resolution No. PC-XXXX-20
487 Leff Street, ARCH-506-2019 & PDEV-0507-2019
Page 7
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.
Engineering Division – Public Works/Community Development
16. A separate miscellaneous public plan submittal and approval will be required in conjunction
with the building permit plan submittal. The improvement plans shall be approved and
incorporated into the building plans for reference prior to building permit issuance. The plans
and format shall be in accordance with City Engineering Standards. A separate improvement
plan review fee and Public Works inspection fees will apply based on the fee resolution in
effect at the time of the submittal.
17. The improvement plan submittal shall include any off-site improvements as conditioned. The
plans shall include the existing pertinent frontage improvements along both sides of High,
Leff, and Beach streets, along with the adjacent High Street intersections at Harris and King
streets. All existing receiving curb ramps shall be shown for reference. The plans shall show
and note the location of the existing streetlights located at the intersections.
18. The improvement plans shall consider all pedestrian street crossings for ramp locations,
orientation, type, and receiving ramp availability per City and ADA standards. Off-site ramp
upgrades may be required.
19. Depending upon the final design, pedestrian and vehicle movements, private lighting
improvements, and existing streetlighting levels, additional streetlighting may be required on
the project side of High Street per City Engineering Standards.
20. The improvement plans shall include all details of the proposed parallel and angled parking
improvements along High, Beach, and Leff streets. The plans shall analyze the number of
altered public spaces and shall include designated accessible space(s) per ADA requirements
for public rights-of-way. Space delineation triggers the ADA requirement. As such, the
applicant may propose to include T’s and L’s for the parallel street parking to better manage
the area surrounding the project. Red curb areas needed for line-of-sight or other purposes
shall be constructed in conjunction with the public improvements. Unless otherwise accepted
for City maintenance, the red curbing shall be maintained by the developer under a “red curb”
permit.
21. The private and public angled parking within Leff Street shall comply with ADA and the City
Engineering Standards (Parking and Driveway Standards). Any public pedestrian easements
required to accommodate the replaced public sidewalk along the angled parking, curb ramps,
landings for ramps, etc. shall be shown on the plans for reference. Easements shall be
prepared by the applicant in a format approved by the City. Unless approved for deferral by
the Public Works Department, the easements shall be recorded prior to permit issuance.
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Resolution No. PC-XXXX-20
487 Leff Street, ARCH-506-2019 & PDEV-0507-2019
Page 8
22. Any sections of damaged or displaced curb, gutter, sidewalk, or ramp shall be repaired or
replaced to the satisfaction of the Public Works Department in conjunction with the
development of the project.
23. The proposed improvements located within the Leff Street right-of-way shall honor the
existing publicly maintained utility improvements to the satisfaction of the Utilities and Public
Works departments. Any modifications required to the existing infrastructure shall be shown
and noted on the plans. Unless otherwise accepted for City maintenance, the Leff Street
improvements including but not limited to the angled parking, street paving, private utilities,
storm drains, landscaping, and the pocket park shall be maintained by the developer/property
owner under an encroachment agreement. Street sweeping shall be provided by the developer.
The agreement shall be in a format approved by the City and shall be recorded prior to permit
issuance.
24. The building and improvement plan submittals shall include a complete utility plan showing
all existing and proposed public and private utilities for reference. Existing utility services
shall be abandoned at the public mains per City Engineering Standards. Utility company
meters shall be shown for reference.
25. The utility plan shall show that all new wire utilities shall be provided as underground
services. Unless specifically approved by the Community Development Director, the
underground wire services shall be achieved without a net increase in the number of utility
poles.
26. The building and improvement plan submittals shall include complete grading and drainage
plans and reports. The plans shall show and note compliance with the Post Construction
Stormwater Regulations (PCR’s). The site/project area shall include all altered and
replacement impervious surfaces within the public right-of-way and within the private parcel
as a common plan of development.
27. The stormwater control plan and submittal shall include a PCR checklist in a format provided
by the City. An Operation and Maintenance Manual will be required prior to permit issuance.
A separate Private Stormwater Conveyance Agreement shall be recorded prior to permit
issuance to clarify the maintenance responsibility of the owner/developer.
28. The building plan submittal shall show and label all existing trees. The plan shall include the
diameter and species for reference. The plan shall clarify what trees will be removed,
relocated, or retained. Existing trees located outside the work zone shall be retained if
determined to be feasible. If retained, a tree preservation plan shall be included with the plan
submittals and shall be approved to the satisfaction of the City Arborist.
29. The architectural site plan, civil plans, and/or landscape plans shall show the existing street
trees, ornamental trees and landscape to remain located to the north of the sidewalk serving
the proposed Leff Street angled parking improvements. Additional compensatory tree
plantings may be required as a condition of the tree removals to the satisfaction of the Planning
Division and City Arborist.
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Resolution No. PC-XXXX-20
487 Leff Street, ARCH-506-2019 & PDEV-0507-2019
Page 9
Transportation Division – Public Works
30. Plans submitted for a building permit shall demonstrate clear sight distance for approaching
vehicles along all street frontages and intersection.
31. Applicant shall incorporate into the improvement plans traffic calming measures such as
colored/textured pavement surface at the entry or along the full of block of Leff, raised
crosswalk/speed table for the pedestrian crossing Leff Street at High Street, or other traffic
calming features, subject to the satisfaction of the Public Works Director.
32. Prior to issuance of occupancy certificates, a speed hump shall be installed along the block of
High Street adjacent to the project, subject to the satisfaction of the Public Works Director.
Fire Department
33. A minimum fire flow of 1500 gpm at 20 psi residual pressure (minimum) shall be provided
with 300 feet of all exterior walls. If public fire hydrants are not already existing to provide
needed fire flow, additional fire hydrants shall be required to meet flow and spacing.
34. The fire sprinkler riser shall be located in an interior fire sprinkler riser room with exterior
door access. The room shall have signage indicating “FIRE SPRINKLER RISER INSIDE”.
A Knox Box for rapid fire department key entry shall be provided at the riser room.
Utilities Department
35. The proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time the building permit is obtained and shall have reasonable alignments
needed for maintenance of public infrastructure along public roads.
36. The project is located within a capacity constrained area and shall meet the wastewater flow
offset requirements per Chapter 13.08.396 of the City’s Municipal Code. The approach to
meet the required wastewater flow offset shall be included in the building permit submittal
and to the discretion of the Utilities Director.
37. The proposed landscape plan shall include updated MAWA and ETWU calculations per the
following formula found on the City’s website:
http://www.slocity.org/government/department-directory/utilities-department/documents-
and-files
Indemnification
38. 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
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Resolution No. PC-XXXX-20
487 Leff Street, ARCH-506-2019 & PDEV-0507-2019
Page 10
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:
ABSENT:
The foregoing resolution was passed and adopted this 10th day of June, 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
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3765 S. Higuera St., Ste. 102 • San Luis Obispo, CA 93401
p: (805) 543-1794 • f: (805) 543-4609 www.rrmdesign.com
a California corporation Lenny Grant, Architect C26973 Robert Camacho, PE 76597 Steve Webster, LS 7561 Jeff Ferber, LA 2844
May 29, 2020
Transmitted via email: kbell@slocity.org
Kyle Bell, Associate Planner
Community Development
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
Re: 487 Leff Street Mixed-Use Development
Development Review and a Precise Plan Amendment to an Approved
Planned Development Zoning
Dear Kyle,
On behalf of our Client, the Housing Authority of San Luis Obispo (HASLO), RRM Design
Group (RRM) submits this application for development review and a precise plan amendment to
an approved planned development zoning by the planning commission for a proposed
redevelopment of its office facilities at 487 Leff Street. Submitted plans include detailed
development plans consistent with City checklists.
Since the early 1970s, HASLO has occupied the corner of Leff and High Streets in San Luis
Obispo and served thousands of clients monthly, providing housing assistance from an
approximately 5,500 sf office. As HASLO celebrates its 50th anniversary, it looks to the future
with plans to construct a new office building that embraces traditional neighborhood character.
The goals for the project are as follows:
• A building that reflects community values, aesthetics, affordable housing, energy
efficiency, social stability, and economic strength
• A readily identifiable entry that is comfortable, embracing, and provides dignity for those
in need of housing assistance
• A building that facilitates collaboration and productivity for HASLO staff and its board of
directors
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487 Leff Street Mixed-Use Development
Development Plan and Precise Plan
Amendment Review by Planning Commission
May 29, 2020
Page 2 of 3
HASLO recognizes that its project plans are ambitious but feels strongly that keeping its
headquarters central within the City of San Luis Obispo is its highest priority and key to its
business success. The reasons for building at its existing headquarters include the following:
• The site is in a central location in San Luis Obispo that is convenient for and familiar to
clients
• The site is on an established bus route that serves the needs of HASLO clients
• The site has an odd shape which restricts development options and makes meeting all
property development standards more difficult
• The office expansion is not being pursued to expand staff but rather to accommodate
existing staff and clients better
• The new building gives HASLO on-site meeting rooms and other needed facilities
• HASLO wishes to continue to remain closely accessible to its clients. Alternative sites
to accommodate their space needs are more remotely located in the Airport area
which is beyond the public transportation network typically utilized by their clients
The project offices were approved at the site about 50 years ago. The office land use was
allowed in the underlying R-2 zone through planned development. Given the unique history of
the establishment of the offices at the site, the Applicant team is seeking flexibility with the
analysis of compliance with City development standards. Some of the advantages of moving
forward with our preferred plan include the following:
More ground floor area for the public use − Intrinsic to HASLO’s mission is servicing its
clients. The area where customers use the building needs to be secured for the safety of
HASLO staff, as well as their clients. For both accessibility and security reasons, the public areas
need to be located on the ground floor. The development plans with surface-level parking
spaces that back out into Leff Street allows for a larger first-floor footprint.
Lower height for better compatibility with neighborhood – An earlier version of the
project included a three-story podium-style building to accommodate on-site parking spaces.
Providing parking in this manner used a large percentage of the ground level at the site. With
the current proposal, which has a larger first-floor area for office use, the building height is
limited to two levels. This provides a building massing and scale that is more compatible with the
existing development in the surrounding neighborhood and a more pedestrian-friendly
streetscape, which was unanimously endorsed by the Architectural Review Commission (ARC)
with their review of the latest development plans on May 4, 2020.
Creative use of street right-of-way – The project site has a triangular shape and three
street frontages, which complicates development and makes compliance with property
development standards more of a challenge. Leff Street between High and Beach Streets has
HASLO uses on both sides of the street. The current proposal includes providing 16 on-site
Item 2
Packet Page 27
487 Leff Street Mixed-Use Development
Development Plan and Precise Plan
Amendment Review by Planning Commission
May 29, 2020
Page 3 of 3
angled parking spaces for HASLO that back out onto Leff Street. Leff Street would be one-way
between High and Beach Streets with traffic going west to east. The north side of the street
would accommodate 18 public parking spaces within the right-of-way.
The advantages of this parking strategy are:
• Net gain of eight public parking spaces (three on Leff Street, two on Beach Street, and
three on High Street) via the narrowed Leff-High street intersection
• Directly serves HASLO uses that exist on both sides of the street, but open for anyone
to use
• There is no need for a street abandonment as traffic flow and access to underground
utilities is maintained
The Applicant team is looking forward to the Planning Commission’s review of final
development plans and moving forward with the project.
Please feel free to contact me at (805) 543-1794 if you have any questions.
Sincerely,
RRM DESIGN GROUP
Pamela Ricci, AICP
Principal Planner
cc: Housing Authority of San Luis Obispo
Attachments: Project Narrative and Travel Demand Management Plan
jmwN:\0801\0879-01-RS17-487-Leff-St-Mixed-Use-Dev\Project-Management\Correspondence\HASLO\HASLO Submittal Cover Letter-bpd-5-29-
2020.docx
Item 2
Packet Page 28
HASLO Headquarters
Amend Precise Plan of Original Planned Development &
Architectural Review of Development Plan
May 29, 2020
Applicant: Housing Authority of San Luis Obispo (HASLO)
Representative: RRM Design Group
Main Address: 487 Leff Street
Existing Zoning: R-2-PD, Medium-Density Residential Planned Development; PD included
both sites described below.
Planned Development (PD): PD approved 12-7-70; follow-up Precise Plan approved 11-15-71.
Existing Site Description:
❖ Offices
Address: 487 Leff Street
APN: 003-623-001
Site Area: 16,713 square feet (0.38-acre)
Existing Development:
• 5,444 square-foot offices in two buildings, one is two-stories
• Architectural character has elements of the Central Coast’s public housing vernacular of the
60’s and 70’s
• 18 parking spaces required by code; 10 on-site automobile parking spaces provided
• 11 bicycle spaces
• Employees use High and Beach on-street parking; clients use Leff Street on-street parking
Item 2
Packet Page 29
HASLO Headquarters Summary
Page 2
❖ Affordable Housing (Apartments)
Addresses: 456-492 Leff Street
APN: 003-622-016
Site Area: 1.02 acres
Existing Development:
• 20 apartments - including two additional apartments in replacement of the two apartments
that existed across the street at 487 Leff Street, but were converted to office spaces in the
past; 21 spaces required (one per unit plus 2 spaces for the manager’s unit)
• 37 parking spaces originally; now 28 vehicle parking spaces plus two motorcycle parking
spaces (basketball court & play area added)
• 7 extra parking spaces are available beyond code requirements
Proposed Development (487 Leff)
• Demolish existing development
• Rebuild new, two-story office building with 13,082 square feet of floor area.
• Provide 16 on-site parking spaces, with one van-accessible ADA space.
o Leff Street between High and Beach Streets has HASLO uses on both sides of the street. The
current proposal includes creating 16 on-site angled parking spaces for HASLO that back out
onto Leff Street. Leff Street would be one-way between High and Beach Streets with traffic
going west to east. The north side of the street would accommodate 18 public parking
spaces within the right-of-way.
• The advantages of this parking strategy are:
o Net gain of eight public parking spaces (3 on Leff St., 2 on Beach St., and 3 on High St.)
o Directly serves HASLO uses that exist on both sides of the street, but open for anyone to use
o There is no need for a street abandonment as traffic flow and access to underground
utilities is maintained
Office Parking Calculations
Location Floor Area Parking Ratio Parking Requirement
First Floor 7,329 square feet
Second Floor 5,753 square feet
Total 13,082 square feet 1 space/300 sq.ft. 43.6 or 44 spaces
Overall Project Parking Summary
Use Parking Required Parking Provided
Apartments 21 28
Offices 44 16
Subtotal 65
20 additional bicycle spaces – reduce car
parking by 1 car/5 spaces w TDMP
- 4
Proposed PD Parking Reduction 28% 61 – 17 = 44 44
Item 2
Packet Page 30
HASLO Headquarters Summary
Page 3
PD Parking Reduction
Parking for the proposed office building does not fully comply with current City Zoning Ordinance
requirements for off-site parking. However, the original Planned Development overlay zoning for the
overall project site (offices and apartments) incorporated a 27% parking reduction into the approval and
precise plan (total required 62, with 47 provided for the development). Therefore, as noted in the prior
summary table, the proposed project parking of 44 spaces results in a 28% parking reduction which is of
a similar scope to the originally approved PD parking reduction. The project is in substantial
conformance with the original PD parking reduction with the additional 20 bicycle parking spaces shown
on plans. In accordance with Zoning Regulations Section 17.72.050 C.3, one car space may be deducted
for each five additional bicycle spaces with a TDMP and approval of the review authority, which in this
case would be the Planning Commission. This allows the project parking requirement to be reduced by
four spaces.
Planned Development
The project offices were approved at the site about 50 years ago. The office land use was allowed in the
underlying R-2 zone through a planned development. The project site has a triangular shape and three
street frontages which complicates development and makes compliance with property development
standards more of a challenge. Given the unique history of the establishment of the offices at the site,
the applicant team is seeking flexibility with the analysis of compliance with City development
standards.
Requests for a parking reduction for the project were previously discussed and the required TDMP is
part of the project submittal in support of that request. The project as designed fully complies with
building height and site coverage requirements. Street yards along both High and Beach Streets are 10
feet to the main building structure, which was allowed for the project site with the original PD approval.
The setback for the building from Leff Street is substantially more at 27’6”. With the current plan, there
are continuous street yards provided along both High and Beach Streets without any parking spaces or
back-up areas within the two street yards as is the case currently (see Sheet A3).
Technically, the project will have a 0-foot street yard for parking spaces off Leff Street. Visual impacts
will be mitigated by substantial planters on either side of the bank of 16 parking spaces at the corners of
Leff and High and Leff and Beach Streets, as well as street tree wells and adjacent landscaping. The
design is intrinsic to the proposal to reuse the Leff Street corridor as a complete street with HASLO uses
of offices and apartments on both sides of the block.
A screened trash corral for storage of waste wheelers is provided mid-block on Beach Street with a six-
foot high horizontal-wood siding screen to complement and blend with other parts of the building. The
proposed trash corral will be attractive, coordinate with the main building, and is outside the public
right-of-way.
Affordable Housing Requirement
HASLO is constructing two additional apartment units across the street (456-492 Leff) to meet the
project’s affordable housing requirements.
Item 2
Packet Page 31
HASLO Headquarters Summary
Page 4
Project Signage
HASLO’s sign program, consisting of three signs, is very elegant, tasteful, and understated; it is used to
highlight the two main entries to the building off Leff and High Streets. The larger vertical wall sign adds
interest and character to the main façade and is centrally located on the elevation to the left of a main
building entry. Overall, proposed signage is proportionate in scale with the building walls and features
they will be placed on, and appropriate for the proposed use. The three signs proposed include:
1) One main vertical wall sign on the High Street elevation – Composed of individual 2’4” inch
letters that are 20 feet in total length (46.5 square feet total area).
2) One awning sign above the entry to the building on the High Street elevation – Composed of
individual raised channel letters 7” high mounted on the fascia and 27’ long (15.5 square feet
total area).
3) One awning sign above the entry to the building on the Leff Street elevation – Composed of
individual raised channel letters 7” high mounted on the fascia and 27’ long (15.5 square feet
total area).
• Sign Regulations & Exception Request
The City’s previous Sign Regulations allowed one sign per street frontage up to 20 square feet in
Residential Zones (in effect while plans were being prepared up to November 2019). Current regulations
allow one 20 square-foot sign. Proposed signage for HASLO’s Headquarters would require approval of a
sign exception in terms of the number of signs (three signs where one is allowed) and the total area
(77.5 square feet where 20 square feet is allowed).
• Findings to Support Approval of an Exception
Section 15.40.610 includes findings for approval of an exception which focus on the unusual
circumstances that may warrant support for and approval of an exception. The following includes
suggested wording for the approval of an exception for the proposed signage for this project:
1. There are unusual circumstances applying to the property which make strict adherence to the
regulations impractical or infeasible, such as the uniqueness of the site with a triangular shape with
three street frontages, and a Planned Development approval to have an office use in a R-2,
residential zone. The proposed signs for the new office building are understated and in scale with
the building elevations that they will be placed on, providing for reasonable identification for the
business at this location. Proposed signage represents superior or innovative design appropriate for
the building and location, and is reasonably necessary for the unusual circumstances.
2. The exception is consistent with the intent and purpose of the sign regulations, and is granted as an
alternative to the standards, as it provides for visibility of the business to the public with a superior
design for an office use on a residentially zoned site.
3. The sign exception is for superior design and complies with Design Principles of this Chapter and will
not result in: visual clutter; excessively sized signage in comparison to the building or surroundings;
signage that is inconsistent with the character of the surroundings; or approval of signs that are
prohibited in this Chapter.
Item 2
Packet Page 32
HASLO Headquarters Summary
Page 5
Responses to 4-10-19 Planning Commission Directional Items
1. Re-consider the scale and mass of the building by reducing the square-footage for
compatibility with the neighborhood and surrounding residential developments within the R-2
zone.
HASLO looked at many different alternatives to site development before settling on the current
plan. One alternative that was considered was a three-story podium-style building with about
18,000 square feet of floor area to accommodate on-site ground-level parking. With the current
proposal, which has a larger first floor area for office use, building height is limited to two levels
and within the allowed maximum height of 35 feet.
The project design plans went to the Architectural Review Commission (ARC) at two separate
meetings on March 2nd, 2020, and May 4th, 2020. In response to ARC direction, the overall
building height was lowered an additional two feet to not exceed 32 feet by incorporating lower
plate heights. This provides a building massing and scale that steps back from the street with a
smaller second-floor level, is compatible with the existing development in the surrounding
neighborhood, and has a more pedestrian friendly streetscape. Many of the structures in the
vicinity of the site are two-stories and of a similar height.
Other modifications made to project plans to address the building’s scale and compatibility in
response to ARC comments at the March 2, 2020 meeting include:
• Several two-story elements were removed with emphasis added to one-story
articulation.
• Revised character of fenestration rhythm to emulate the surrounding residential and
commercial buildings.
• Revised flat trellis/window shades into pitched awning at the pedestrian level.
• Added a “covered porch” at the High Street entry to enhance the human scale.
• Simplified the colors and materials palette to enhance cohesiveness and simplicity of
the design.
• Modified building elements such as the High Street elevation support column and
brackets to be less imposing.
When the project returned to the ARC on May 4th, the ARC unanimously forwarded a
recommendation to the Planning Commission for approval of the development plans.
Item 2
Packet Page 33
HASLO Headquarters Summary
Page 6
2. Review and address the angled parking as it can be a safety issue for oncoming traffic in
proximity to intersections.
3. Staff shall prepare a statement upon resubmittal of the project plans that addresses the
diagonal street parking and right turn into Beach Street regarding safety and maneuverability.
The one-way entry to Leff Street from High Street has been substantially modified to provide a
smooth and safe transition. The northern portion of the entry point has been converted into a
landscape parklet with curbing that works with the expanded bulb-out on the south to allow for
more fluid turning movements and provide a larger transition buffer area between back-up
spaces and entering vehicles. Similarly, the bulb-outs and the four-way stop at Beach and Leff
Streets have expanded planters to keep cars backing out farther from the intersection.
4. Staff shall prepare a statement upon resubmittal of the project that addresses change of uses
of proposed building in the future if HASLO moves from property.
HASLO has been established at this site for nearly 50 years. They are making a substantial
investment in their future by redeveloping their headquarters on the current site that they own
with a contemporary, state-of-the-art building. The potential scenario that HASLO would leave
the site and another use be established here is not a real concern in this case. They are
committed to staying here and expect to be in business for many decades. The need to assist
low-income households with housing is an ongoing issue that will be a long-term City need.
5. The requested parking reduction shall be considered in conjunction with a parking demand
study and transportation demand management plan.
The parking reduction was previously described and a TDMP prepared to support allowing the
project to move forward with the parking spaces provided and programs contained within the
TDMP. As has been pointed out at past review hearings and in applicant statements, the
Housing Authority is not looking to hire many more employees with an expanded office space,
but rather to have the facilities to serves its internal needs and those of its clients. This is the
core reason that HASLO is pursuing the amendment to the precise plan is to build a larger
building. Currently, offices have been made from former closets and the HASLO board is forced
to squeeze into an undersized meeting room. There is not a dedicated break room for
employees and many other deficiencies. HASLO is planning a new building to meet its current
and long-term needs that has an efficient floor plan with essential facilities and amenities.
6. The proposed sidewalk along the private property in the front of the office development
should be accessible by public through an easement.
HASLO agrees with making the sidewalk publicly accessible through an easement.
Attachments:
Apartment Parking Exhibit
Travel Demand Management Plan with Addendum
Item 2
Packet Page 34
456-492 LEFF STREET PARKING
Path of travel from
apartment parking to
project entry
HIGH STREETLEFF STREETB
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S
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Item 2Packet Page 35
MEMORANDUM
Date: May 29, 2020
To: Kyle Bell, Associate Planner
Organization: Community Development
Department, City of SLO
From: Pam Ricci
Title: Principal Planner
Project Name: HASLO Headquarters
Project Number: ARCH-0506-2019 &
PDEV-0507-2019
Topic: Travel Demand Management Plan (TDMP) Addendum
Given that a parking reduction is requested with the new project proposal, the amount of
parking spaces available to serve the site and potential impacts to the surrounding
neighborhood have been a focus of discussion and scrutiny. To accompany the project plans
and supporting documents, a TDMP was prepared to look at a menu of different ways to
address parking demand and limit the number of single-vehicle automobile trips needed to the
site.
During the review of the project, HASLO like most businesses has been forced to conduct
business differently since State “shelter at home” orders went into effect mid-March of 2020.
Given this unique set of circumstances, HASLO staff has concluded that there are additional
policies and strategies highlighted in this memo that will augment the TDMP to further address
concerns with parking demand. These include:
1) Plans show an additional 20 bicycle parking spaces beyond the base code requirements.
This was noted in previous parking calculations for the project, but is not formally
incorporated into the TDMP. In accordance with Zoning Regulations Section 17.72.050
C.3, one car space may be deducted for each five additional bicycle spaces with a TDMP
and approval of the review authority, which in this case would be the Planning
Commission. The project narrative incorporated this reduction in parking calculations
which allows the project parking requirement to be reduced by four spaces. With this
reduction in required parking spaces, the proposed parking reduction is 28%, which is in
substantial conformance with the original PD parking reduction.
2) Allow more employees to work from home more frequently. Even beyond COVID-19
times, HASLO believes that this is workable and will be an on-going trend for the future.
This will enable HASLO to further control daily parking demand and to consider varied
shifts for essential workers that need to work out of the office.
Item 2
Packet Page 36
TDMP Addendum
Page 2
To this end, HASLO will offer flex schedules to this to employees able to alternate their
office days/hours to reduce parking demand.
3) To satisfy the TDMP measure for secured bicycle parking, HASLO will provide for this
storage with development of their new building.
4) Bike locker and shower requirements will be provided consistent with Zoning
Regulations Section 17.70.180.
5) HASLO will provide subsidized transit passes to those not using cars, and an equivalent
incentive to those that carpool.
Item 2
Packet Page 37
(805) 316-0101
895 Napa Avenue, Suite A-6, Morro Bay, CA 93442
MEMORANDUM
Date: November 12, 2019
To: Pam Ricci and Darin Cabral, RRM Design Group
From: Joe Fernandez and Travis Low, CCTC
Subject: HASLO Travel Demand Management Plan
This memorandum summarizes the Travel Demand Management (TDM) plan for the proposed reconstruction
of the Housing Authority of San Luis Obispo (HASLO) headquarters at 487 Leff Street in the City of San Luis
Obispo. The proposed project would not increase the number of employees on site, but instead will better
accommodate existing staff and clients with on-site meeting rooms and other needed facilities. The site is
located in a walkable, bikeable area well served by transit and is well suited to support the City’s goals to reduce
vehicle trips.
To address the calculated employee parking deficit, the applicant could implement this TDM plan to reduce
vehicular trips and parking demand. TDM plans generally incentivize behavior to increase transportation system
efficiency. Because HASLO manages the affordable housing complex near their headquarters building, there is
an opportunity to share parking and implement policies that benefit both HASLO employees and nearby
residents.
The measures have been grouped into two tiers. Tier 1 measures are core strategies and strongly recommended
for immediate implementation. Tier 2 measures are supplemental strategies and recommended for eventual
implementation if feasible.
Tier 1: Strongly Recommended
Participate in SLO Regional Rideshare’s Commute Survey and Trip Reduction Plan program. This program
is provided at no cost to the employer and results in a Trip Reduction Plan prepared by Rideshare
staff.
Offer a parking cash-out program. Under such a program all employees would be offered the choice
of either a parking space or a monthly cash payment. Employees who walk, bike, or take transit to
work would receive the cash benefit while drivers would receive a parking space.
Allow shared use of the 28-space apartment lot by HASLO employees with permits. Field
observations showed numerous available parking spaces in this lot during HASLO business hours.
Employee parking demand complements residential parking demand (e.g. employee spaces are
occupied during the workday, while residential spaces are more heavily used outside of working hours),
resulting in more efficient usage. Per the application materials seven employees should park at the
apartments.
Reserve a portion of close-in parking at the headquarters building for carpools and vanpools to
encourage higher vehicle occupancy.
Provide an on-site bicycle repair station and secured bicycle parking.
Provide on-site bike lockers and showers.
Provide transit pass and bicycle commuter benefits to employees who do not drive to work.
Item 2
Packet Page 38
2 HASLO Travel Demand Management Plan
Central Coast Transportation Consulting November 12, 2019
Tier 2: Recommended if Feasible
Provide on-site parking for a bicycle share program that will be operated by the City.
Work with companies such as Zipcar to provide permanent car sharing parking spot(s) on site.
Unbundle parking spaces for the residential complex across the street managed by HASLO. This
enables households that do not use parking spaces to reduce their housing costs and would include
the following components.
o Offer parking permits for lease to households who need them. Parking costs are currently
bundled in monthly rent, a benefit only for residents with cars.
o Reduce rent for residents who do not purchase a permit thereby making it available for use
by HASLO employees.
Implementing these TDM measures and designating shared parking would reduce the parking deficit and
support other City goals towards a more active mode split. We recommend that the effectiveness of these
measures be monitored regularly via an annual survey of employees and adjusted as needed.
Please let us know if you have any questions.
Item 2
Packet Page 39
487 LEFF STREET MIXED-USET1# 0879-01-RS1713 APRIL 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)TITLE SHEET487 LEFF STREET MIXED-USESITEHIGH ST.KING
LEFF ST.BEA
C
H ST.PROJECT DIRECTORYOWNER:HOUSING AUTHORITY OF SAN LUIS OBISPO487 LEFF STREET, SAN LUIS OBISPO, CA 93401ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: DARIN CABRALPHONE: (805)-543-1794EMAIL: DJCABRAL@RRMDESIGN.COMPROJECT ADDRESS:487 LEFF STREET, SAN LUIS OBISPO, CA 93401APN:003-623-001PROJECT DESCRIPTIONHASLO PLANS TO REDEVELOP THE SITE AT 487 LEFF STREET WHERE THEIREXISTING OFFICES ARE CURRENTLY LOCATED WITH A NEW TWO-STORY, 13,118 SQUARE-FOOT HEADQUARTERS BUILDING. THE LARGER BUILD-ING IS NOT DESIGNED TO EXPAND STAFFING BUT BETTER ACCOMMO-DATE THEIR CURRENT BUSINESS NEEDS FOR BOTH EMPLOYEES AND CLIENTS. THE GROUND FLOOR IS INTENDED TO BE THE CUSTOMER USE AREA, PROVIDE CONFERENCE ROOM SPACES, AND A LARGER TRAIN-ING ROOM THAT CAN ALSO ACCOMMODATE BOARD MEETINGS.THE SECOND FLOOR WOULD PROVIDE STAFF OFFICES AND A BREAK ROOM.SINCE HASLO OWNS BOTH SIDES OF THE STREET IN THIS BLOCK OF LEFF STREET, ON-SITE PARKING IS PROPOSED THAT BACK OUT INTO THE STREET ALLOWING FOR THE LARGER FIRST FLOOR FOOTPRINT TO MEET ALL THE CUSTOMER SERVICE NEEDS FOR CLIENTS. THIS CONCEPT WAS REVIEWED BY THE PLANNING COMMISSION ON 4-10-19 AND GENERAL-LY SUPPORTED.PROJECT ENTITLEMENTS INCLUDE A REQUEST TO AMEND THE PRECISEPLAN APPROVED WITH THE ORIGINAL PLANNED DEVELOPMENT ZON-ING AND ARCHITECTURAL REVIEW OF DEVELOPMENT PLANS. TO AD-DRESS A REQUEST FOR REDUCED PARKING, A PARKING STUDY AND TRANSPORTATION DEMAND MANAGEMENT PROGRAM IS BEING PRE-PARED TO DEMONSTRATE HOW PROVIDED PARKING CAN HANDLEANTICIPATED DEMAND.THE PROJECT BUILDING DESIGN IS A CONTEMPORARY DESIGN THAT INCLUDES A VARIETY OF MATERIALS AND WALL PLANE MODULATIONTO ADD INTEREST AND ARTICULATION. SIMILARLY, PROPOSED COL-ORS ARE CAREFULLY PLACED AND COMPLEMENT ONE ANOTHER BUT ARE VARIED. THE BUILDING MASSING AND SCALE IS REDUCED BY THE AMOUNT OF ARTICULATION AND THE HIGH STREET ELEVATION ISSTEPPED BACK IN HEIGHT FROM THE STREET FRONTAGES TO ADDRESS NEIGHBORHOOD COMPATIBILITY.PARKING REDUCTIONCONSISTENT WITH SECTION 17.72.050 OF THE ZONING REGULATIONS,A PARKING DEMAND STUDY WITH TRANSPORTATION DEMAND MAN-AGEMENT PLAN (TDMP) WILL BE PREPARED TO THE APPROVAL OF THE PLANNING COMMISSION TO ALLOW FOR PROPOSED PARKING REDUC-TIONS. THE PARKING STUDY AND TDMP WOULD FURTHER DEFINE WHAT PROGRAMS WOULD BE IMPLEMENTED TO MINIMIZE THE NEED FOR ONSITE PARKING AND PREVENT CARS FROM SPILLING OVER ONTO THE NEIGHBORHOOD STREETS. A KEY PART OF HASLO’S CASE FOR A PARK-ING REDUCTION IS THAT THE NEW OFFICE SPACE WILL HELP THEM TO OPERATE MORE EFFICIENTLY AND HAVE COMMON OFFICE FUNCTIONSLIKE BREAK AREAS AND MEETING ROOMS RATHER THAN SIGNIFICANTLYADD NEW EMPLOYEES THAT INCREASE PARKING DEMAND.SHEET INDEXT1 TITLE SHEETA1 INSPIRATION IMAGESA2 CONTEXT IMAGESA3 EXISTING SITE PLANA4 PROPOSED ARCHITECTURAL SITE PLANA5 PROPOSED FIRST FLOOR PLANA6 PROPOSED SECOND FLOOR PLANA7 PROPOSED ELEVATIONSA8 PREVIOUS SUBMITTAL EELVATIONSA9 SIGNAGE CALCULATIONSA10 SITE SECTIONSA11 ENTRY SCENEA12 BEACH SCENEA13 LEFF SCENEA14 SOUTH SCENEA15 PREVIOUS SUBMITTAL COMPARISIONA16 PREVIOUS SUBMITTAL COMPARISIONA17 COLOR AND MATERIALSA18 DETAIL VIGNETTESA19 HIGH ST. ELEVATIONSA20 PREVIOUS SUBMITTAL COMPARISIONC1 PRELIMINARY GRADING PLANC2 EXISTING TOPOGRAPHIC SURVEYC3 UTILITY PLANC4 VEHICLE TURN EXHIBITL1 CONCEPTUAL LANDSCAPE PLANPROJECT STATISTICSZONINGR-2-PD - MEDIUM DENSITY RESIDENTIALPLANNED DEVELOPMENTPARCEL SIZE:0.38 ACRES (16,713 SF)BUILDING GROSS AREA13,082 SFGROUND FLOOR7,329 SFSECOND FLOOR5,753 SFMAX LOT COVERAGE:50% ( 8,357 SF)PROPOSED COVERAGE:44% (GROUND FLOOR/PARCEL SIZE)LANDSCAPE AREA 3,558 SFIMPERVIOUS SURFACE:13,155 SFMAX. ALLOWED HEIGHT:35 FT.MAX. PROPOSED HEIGHT:32 FT.YARD SETBACKS REQUIRED PROPOSEDFRONT15’-0” 27’-6”SIDE10’-0” 10’-0”REAR10’-0” 10’-0”OCCUPANCY TYPES & AREAS:OFFICE10,400 SFRESTROOM 812 SFSTORAGE 333 SFCIRCULATION/LOBBY 1,053 SFKITCHEN/COMMON 520 SFCONSTRUCTION TYPE:TYPE VBVICINITY MAPPARKINGAUTO PARKINGCALCULATIONSPACECOUNTPARKING REQUIRED:OFFICE1 SPACE PER 300 SF (13,082/300) 4430% PARKING REDUCTION44 * 0.3 = 13.2 REDUCTION(13.2)TOTAL REQUIRED FOR PROPOSED31BICYCLE PARKING REDUCTION 4 SPACE REDUCTION PERMUNICIPAL CODE WITH 20 BICYCLESPACES ADDED(4)PARKING REQUIREDTOTAL REQUIRED FOR PROPOSED - AFTER REDUCTIONS27PARKING PROVIDED16 ON-SITE PARKING AND 4 SHARED OFF-SITE PER P.D.20MOTORCYCLE PARKINGCALCULATIONSPACECOUNTPARKING REQUIRED:PER MUNICIPAL CODE: 27/201/20 AUTO PARKING REQUIRED 1.35PARKING PROVIDED:2 PROVIDED SHARED OFF-SITE PERP.D.2BICYCLE PARKINGPARKING REQUIRED:PER MUNICIPAL CODE: (13,118/1,500)1 PER 1500 SF 8.75SHORT TERM PROVIDED:75% PER MUNICIPAL CODE: (6.56) 7LONG TERM PROVIDED:25% PER MUNICIPAL CODE: (2.18) 320 ADDITIONAL BICYCLE PARKING PER PARKING REDUCTION75% SHORT TERM25% LONG TERM155TOTAL PROVIDED:SHORT TERM 22LONG TERM 8GRAND TOTAL 30Item 2Packet Page 40
487 LEFF STREET MIXED-USEA1# 0879-01-RS1713 APRIL 2020INSPIRATION IMAGESItem 2Packet Page 41
487 LEFF STREET MIXED-USEA2# 0879-01-RS1713 APRIL 2020CONTEXT IMAGESItem 2Packet Page 42
DISTANCE FROM APRON5' - 0"22' - 0"DISTANCE TO INTERSECTION20' - 0"DISTANCE FROM APRON5' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"DISTANCE TO INTERSECTION20' - 0"123456DISTANCETO INTERSECTION20' - 0"22' - 0"22' - 0"22' - 0"DISTANCE TO APRON5' - 0"DISTANCETOINTERSECTION35'- 0"22'- 0"22'- 0"22'- 0"22'- 0"22'- 0"22'- 0"22'- 0"22'- 0"22'- 0"DISTANCETOINTERSECTION35'- 0"9 PUBLIC PARKING SPACES3 PUBLIC PARKING SPACES10 PUBLIC PARKING SPACES20' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"20' - 0"6 PUBLIC PARKING SPACES487 LEFF STREET MIXED-USEA3# 0879-01-RS1713 APRIL 2020EXISTING SITE PLAN1” = 16’-0” (24X36 SHEET)0 8 16 321” = 32’-0” (12X18 SHEET)Item 2Packet Page 43
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487 LEFF STREET MIXED-USEA11# 0879-01-RS1713 APRIL 2020ENTRY SCENEItem 2Packet Page 51
487 LEFF STREET MIXED-USEA12# 0879-01-RS1713 APRIL 2020BEACH SCENEItem 2Packet Page 52
487 LEFF STREET MIXED-USEA13# 0879-01-RS1713 APRIL 2020LEFF SCENEItem 2Packet Page 53
487 LEFF STREET MIXED-USEA14# 0879-01-RS1713 APRIL 2020SOUTH SCENEItem 2Packet Page 54
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487 LEFF STREET MIXED-USEA18# 0879-01-RS1713 APRIL 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)DETAIL VIGNETTESSOLID CUT METAL HASLO SIGNAGEPOWDER-COATED STEEL BANDELEVATOR ACCENT TOWER ARCHITECTURALPROJECTIONOPEN-SLAT ALUMINUM SIDING SCREENPOWDER-COATED STEEL PORCH COVERING OVER HIGH ST. ENTRYRAISED LETTERS METAL SIGNAGEGLAZING AT STAIR TOWERPLASTER COLUMN BASE WITH METAL CAPPOWDER-COATED STEEL COLUMNPOWDER-COATED STEEL BANDSOLAR PANELS EMBEDDED IN AWNINGSTANDING SEAM PITCHED SLOPE AWNING OVER WINDOWSHARDWOOD RAIN SCREEN SIDING SYSTEMWOODEN BRACKETS/STRUCTUREPOWDER-COATED STEEL AWNINGPOWDER-COATED STEEL PROFILEALUMINUM TUBE GUARDRAILOPEN-SLAT ALUMINUM SIDING SCREENItem 2Packet Page 58
487 LEFF STREET MIXED-USEA19# 0879-01-RS1713 APRIL 2020HIGH ST. ELEVATIONSEXISTINGHIGH STREET ELEVATION1PROPOSEDHIGH STREET ELEVATION2Item 2Packet Page 59
487 LEFF STREET MIXED-USEA20# 0879-01-RS1713 APRIL 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)PREVIOUS SUBMITTAL COMPARISIONPREVIOUS SUBMITTALHIGH STREET ELEVATION1PROPOSEDHIGH STREET ELEVATION2Item 2Packet Page 60
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487 LEFF STREET MIXED-USEC2# 0879-01-RS1713 APRIL 20201” = 16’-0” (24X36 SHEET)0 8 16 321” = 32’-0” (12X18 SHEET)EXISTING TOPOGRAPHIC SURVEY =214 0 =21 ETE ETEH H ST EET E ST EET E H ST EET
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487 LEFF STREET MIXED-USEC4# 0879-01-RS1713 APRIL 20201” = 16’-0” (24X36 SHEET)0 8 16 321” = 32’-0” (12X18 SHEET)VEHICLE TURN EXHIBIT
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487 LEFF STREET MIXED-USEL1# 0879-01-RS1713 APRIL 20201” = 16’-0” (24X36 SHEET)0 8 16 321” = 32’-0” (12X18 SHEET)CONCEPTUAL LANDSCAPE PLAN ET TH S T E E E T SE T E S TE T T E E TE E T T TH E ST ET SH ST E ETE T T EE E TH TE T DESI E RELIMI R L T LIST T EES E T S ST E T EE ST H E S S H ESE ST HEEX ST T EE T E S SH S E E S E TH S S E E TES E S H ST E E H ET TE T E E SH E E E SS E SS E X EST ES E S S SH X TE E E E E E E E E S S E S T E E T SH E E E TT E E T TT E E E H S T S E S E S E H S E E X TT S S T H H S S S SE S S S ESE E S E E E SES E T S T SS TES 1 S TE SH S SH E E E E E 2 T E S E E S H E - E TE S TE TE E EE E T TE S E T E ETE E IRRI TI D L TI DESI RITERI E THE SE S S T T E E SE T T THE T TE E TE S T T THE E E E TS E HH E T EE SH E E S E TE SE TE H ES S TH T E EST SHE TE E E TE E E E T E T E E E E T E T T ES E S EE E TH E ET T E T TH T TH S T ETTE E TH THE T S STE ES E E EET EX EE THE ST TE E TE E E T S E E ( E ) E S E H TE T E SE E 6426 4 4 EXISTI TREE RTIRRI TI L UL TI S MAXIMUM APPLIED WATER ALLOWANCE (MAWA )ESTIMATED TOTAL WATER USAGE (ETWU)66xJAKKE MINNICKCCCCCCCCCCCCCCCCCCCCCCCCCCCCCItem 2Packet Page 65
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Conceptual review of a new two-story office development for the Housing Authority Headquarters consisting of 13,113 square feet and associated site improvements. The project includes an amendment to the Planned Development Precise Plan to address street yard setback reductions and parking lot orientation. PROJECT ADDRESS: 487 Leff Street BY: Kyle Bell, Associate Planner Phone Number: (805) 781-7524 E-mail: kbell@slocity.org FILE NUMBER: ARCH-0077-2019 FROM: Xzandrea Fowler, Deputy Director
RECOMMENDATION
Provide direction to the applicant on items to be addressed in plans submitted for final review.
SITE DATA
SUMMARY
The applicant has submitted plans for conceptual review for the subject site located at 487 Leff Street.
The project will include demolishing the existing 5,444 square foot offices, redevelopment of the site,
and development of a new, two-story, 13,114-square foot office building. The project proposes an
amendment to the Planned Development Precise Plan (see Section 2.0) to address requests for a 30
percent parking reduction, and reconfiguration of street parking, providing 17 parking spaces on-site
where 44 parking spaces would normally be required, (Attachment 1, Project Narrative).
The subject property is located in the Medium-Density Residential (R-2-PD) zone with a Planned
Development Overlay (Attachment 3, Ordinance No. 506 (1970 Series)). The Planned Development
Overlay included a Planned Development Precise Plan (Development Plan) that was approved by the
City Council which included the 20 residential units and the existing office development (Attachment
4, Council Resolution No. 2249 (1971 Series)).
Applicant SLO Housing Authority
Representative Pam Ricci, RRM Design Group
Zoning R-2-PD (Medium Density
Residential with Planned
Development Overlay)
General Plan Medium Density Residential
Site Area ~16,712 square feet
Environmental
Status
Final plans for the proposed
project will require further
environmental analysis.
Meeting Date: April 10, 2019
Item Number: 3
Item 2
Packet Page 66
ARCH-0077-2019 (Conceptual)
487 Leff Street
Page 2
1.0 COMMISSION’S PURVIEW
The purpose of conceptual review before the Planning Commission is to offer feedback to the
applicant and staff as to whether the project’s conceptual site layout and building design is headed in
the right direction before plans are further refined; to specifically discuss concerns and questions
related to land use consistency; and to identify the appropriate application submittal process. The
Commission’s purview is to review the project in terms of its consistency with the General Plan,
Zoning Regulations, and applicable City development standards and guidelines.
2.0 BACKGROUND
The PD Overlay included development of 20 affordable residential units located at 468 Leff Street,
and the Housing Authority offices located at 487 Leff Street. The existing Development Plan
authorized a street setback reduction for the office development from 20 feet to 10 feet, and a parking
reduction to provide 40 parking spaces where 55 parking spaces would have normally been required
(Attachment 4, Sheet A1, Existing Site Plan).
The applicant proposes to amend the Development Plan to provide for a larger office development
with a reduced setback for vehicle parking within the street yard along Leff Street, and a new vehicle
parking reduction (Attachment 4, Sheet A2, Proposed Site Plan). Zoning Regulations Section
17.48.090 (Amendments to Final Development Plans) stipulates that amendments to final
development plans may be approved by the Planning Commission when limited to changes in the size
and position of buildings, landscape treatment, or the like.
3.0 DISCUSSION
The conceptual review application is not intended to provide the necessary materials (supplemental
studies) needed to provide a detailed environmental review or analysis of the project. Staff has
identified a set of specific discussion items for Commission’s consideration. The following discussion
items highlight the key concerns that the Commission should discuss and provide direction to the
applicant and staff:
1. Site Layout and Building Design: The proposed project provides an office development within
the residential zone. The project will be reviewed for consistency with Community Design
Guidelines Chapter 3.4 (Guidelines for Specific Commercial and Industrial Uses) for Office
development projects. Office structures differ from other commercial buildings in that their
Figure 1: Project Rendering as seen from High Street.
Item 2
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ARCH-0077-2019 (Conceptual)
487 Leff Street
Page 3
intensity of use is lower while building scale is typically larger, without careful attention in design
to building form and mass, and street level features, these structures can impair the pedestrian
orientation of a streetscape.
Discussion Item #1: The Commission should discuss whether the conceptual site layout and
building design is compatible with adjacent uses. Specifically, the Commission should discuss
and provide direction to the applicant, staff, and the Architectural Review Commission regarding
the building orientation along the street frontages, parking within the street yard setback, and
building designs adjacent to existing residential developments.
2. Parking Requirements. The existing Development Plan, which was approved in the 1970s
included a 27 percent parking reduction to allow for 40 parking spaces for the residential units,
where 55 were normally required. In total the project provided 47 parking spaces for all proposed
uses at the time of development (37 spaces at 468 Leff Street and 10 spaces at 487 Leff Street).
Since the 1970s, parking requirements have changed for low-income residential units, and the
parking requirement under the standards that are in place today would require only 21 spaces for
the 20 units. See the table below for a breakdown of the parking requirements from the original
approval compared to the parking requirements under the proposed project.
Table 1: Comparative Parking Requirements
Original Parking
Requirement
Parking
Spaces
Proposed Parking
Requirement
Parking
Spaces
Residential (20 units) 55 Residential (20 units) 21
Office (2,000 sq. ft.) 7 Office (13,114 sq. ft.) 44
Parking Reduction (27%) -15 Parking Reduction (29%) -19
Total: 47 Total: 46
The applicant is requesting a parking reduction similar to the original project; however, the
reduction would be for the office uses rather than the residential units. The proposed project would
provide 29 parking spaces at 468 Leff Street and 17 spaces at 487 Leff Street, with a total of 46
parking spaces for the overall development, where 65 spaces would normally be required.
Discussion Item #2: The Commission should discuss whether the parking reduction is consistent
with the original Development Plan. The Commission may provide comments, suggestions, or
questions regarding the submittal of a parking study for features or programs to be included or
addressed, such as: excess bicycle parking or motorcycle parking, shower facilities, and other
programmatic opportunities or incentives.
3. Street Parking Re-configuration. The proposed project includes reconfiguration of street access
and parking along Leff Street and Beach Street, providing an additional 5 public parking spaces
along the street frontages. The applicant has been working with the City’s Transportation and
Engineering Divisions related to the public improvements; however, a more detailed review of
the changes will occur upon submittal of the Major Development Review application.
Discussion Item #3: The Commission may provide comments, suggestions, or questions related
to the reconfiguration of Leff Street and the orientation of public and private parking for the
applicant and staff to address upon submittal of the Major Development Review application.
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ARCH-0077-2019 (Conceptual)
487 Leff Street
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4.0 NEXT STEPS
Pending direction from the Commission, the applicant will apply for the appropriate entitlement
applications which are anticipated to include: Final Development Plan Amendment, and Development
Review (Major). After the entitlement applications have been deemed complete, the project will be
reviewed by Architectural Review Commission (ARC) to evaluate consistency with the City’s
Community Design Guidelines, with a recommendation to the Planning Commission for final review.
5.0 PROJECT STATISTICS
Site Details Proposed1 Required2
Setbacks
Front Yard (Leff St.)
Corner Street Yard (High St.)
Corner Street Yard (Beach St.)
30 feet
10 feet
10 feet
20 feet
10 feet
10 feet
Height of Structures Not Available 35
Max Building Coverage (footprint) 44% 60%
Floor Area Ratio (FAR) 0.78 No requirement
Density Units 29 DU3 16.79 DU
Vehicle Parking 17 spaces 44 spaces
1 Project Plans (Attachment 2)
22019 Zoning Regulations
3Approved through Council Resolution No. 2249 (1971 Series)
6.0 OTHER DEPARTMENT COMMENTS
A pre-application meeting was held on September 6, 2018, and comments from other City
Departments including Engineering, Transportation, Utilities, Fire, and Building have been provided
to the applicant team outlining the necessity of the supplemental studies and materials requested in
conjunction with the entitlement application submittal.
7.0 ATTACHMENTS
1. Project Narrative
2. Ordinance No. 506 (1970 Series)
3. Council Resolution No. 2249 (1971 Series)
4. Project Plans
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CityofSan Luis Obispo, Council Agenda, CityHall, 990Palm Street, San Luis
Obispo
Minutes
Planning Commission
Regular Meeting
Wednesday, April 10, 2019
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, April 10, 2019 at 6:01 p.m. in the Council Chamber, located at 990 Palm Street, San
Luis Obispo, California, by Vice-Chair Stevenson.
PLEDGE OF ALLEGIANCE
Vice Chair Stevenson led the Pledge of Allegiance.
OATH OF OFFICE
City Clerk Purrington administered the Oath of Office to Commissioner Kahn.
ROLL CALL
Present: Commissioners Robert Jorgensen, Steve Kahn, John McKenzie, Nicholas
Quincey, Charles Stevenson, Vice-Chair Hemalata Dandekar, and Chair
Michael Wulkan.
Absent: None
Staff: Community Development Director Michael Codron, Community
Development Deputy Director Xzandrea Fowler, Interim Assistant City
Attorney Roy Hanley, Recording Secretary Summer Aburashed.
ELECTION OF CHAIR AND VICE CHAIR
Vice-Chair Stevenson nominated Commissioner Wulkan for Chair, Commissioner Dandekar
seconded; consensus vote was unanimous.
Vice-Chair Stevenson nominated Commissioner Dandekar for Vice-Chair, Commissioner
Wulkan seconded; consensus vote was unanimous.
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
Lori Zahn
Steven Bromar
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Planning Commission Meeting Minutes
April 10, 2019
Page 2 of 5
1.CONSENT AGENDA – CONSIDERATION OF MINUTES
ACTION: MOTION BY COMMISSIONER MCKENZIE, SECOND BY
COMMISSIONER JORGENSEN, CARRIED 7-0-0 to approve the minutes of March 13,
2019, as presented.
PUBLIC HEARINGS
2.Project Address: 3985 Broad Street And 660 Tank Farm Road. Case #: ARCH-1486-
2018, EID-1484-2018, SPEC 1482-2018, SBDV-1483-2018, BP-SP, C-C-SF, and C/OS-
SP zones; NKT Development LLC and Westmont Development LLC, applicants.
Senior Planner Brian Leveille presented the staff report and responded to Commission
inquiries.
Applicant Representatives, Carol Florence, Michael O’Rourke provided an overview of the
project . The Applicant Representative s, along with Supervising Civil Engineer Hal Hannula,
responded to Commission inquires.
Chair Wulkan opened the public hearing.
Public Comments
Kim Love
Chair Wulkan closed the public hearing
ACTION: MOTION BY COMMISSIONER JORGENSEN, SECOND BY
COMMISSIONER MCKENZIE, CARRIED 7-0-0 to adopt Resolution No. PC1002-2019
entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS
OBISPO RECOMMENDING THE CITY COUNCIL ADOPT THE AIRPORT AREA
SPECIFIC PLAN AMENDMENTS AND ASSOCIATED GENERAL PLAN
AMENDMENT AND REZONE, VESTING TENTATIVE TRACT MAP, CREEK
SETBACK EXCEPTION, AND ARCHITECTURAL DESIGN REVIEW TO ALLOW THE
PHASED DEVELOPMENT OF AN ASSISTED LIVING FACILITY AND
COMMERCIAL CENTER AS REPRESENTED IN THE PLANNING COMMISSION
AGENDA REPORT AND ATTACHMENTS DATED APRIL 10, 2019 (660 TANK FARM
ROAD, 3985 BROAD STREET; EID-1484-2018, SPEC-1482-2018, SBVD-1483- 2018,
ARCH-1486-2018)” with the following modifications:
Add the following condition of approval:
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Planning Commission Meeting Minutes
April 10, 2019
Page 3 of 5
The project shall make efforts to encourage bicycle and transit users. To this end, the project
shall include the following:
Transit – immediately south of the Broad Street ingress/egress (near buildings 5 & 6),
the planned sidewalk/landscape area along Broad Street shall be designed to easily
accommodate a bus turnout, should such demand arise in the future. Furthermore, the
applicant would not object should the transit authority determine such an
improvement was warranted.
Bike Racks – the following additional elements shall be installed to attract the use of
bicyclists: a) bike racks shall be located as close to building entrances as is practical;
b) at each bike each location, protective rain/sun canopies shall be installed, as well as
security lighting.
Modify the following Mitigation Measures as shown in strikethrough and underline:
BIO-1 Vegetation removal and initial site disturbance for any project elements shall be
conducted between September 1st and January 31st outside of the nesting season for birds. If
vegetation removal is planned for the bird nesting season (February 1st to August 31st), then
preconstruction nesting bird surveys shall be required to determine if any active nests would be
impacted by project construction. If no active nests are found, and vegetation removal is
conducted within 5 days of the survey and is done continuously, then no further mitigation
survey work shall be required. Additional surveys during the nesting season shall be conducted
as needed if there is any break in vegetation removal, grading and/or construction lasting more
than 5 days. If any active nests are found that would be impacted by vegetation removal, grading
and/or construction, then the nest sites shall be avoided with the establishment of a non-
disturbance buffer zone around active nests as determined by a qualified biologist. Nest sites
shall be avoided and protected within the non-disturbance buffer zone until the adults and young
of the year are no longer reliant on the nest site for survival (have fledged) as determined by a
qualified biologist. All workers shall receive training on good housekeeping practices during
construction that will discourage nests from being established within the work area (e.g., cover
stored pipe ends, cover all equipment being used daily, etc.) A qualified biologist shall regularly
walk the construction area to look for nest starts and review site for good housekeeping practices.
As such, avoiding disturbance or take of an active nest would reduce potential impacts on nesting
birds to a less-than-significant level.
N-1 Sound Wall and or Special Building Considerations South Elevation Assisted Living
Facility. At the time of submittal of construction plans for the assisted living facility, an
acoustical engineering report/analysis will be submitted detailing construction techniques
for noise mitigation to ensure interior habitable spaces facing south and to the east facing
the loading dock area at Building 1, do not exceed annual CNEL = 45 dBA. The
mitigation will most likely be wall, window and door assemblies, or a combination of
these, with an enhanced Sound Transmission Class rating to resist the street noise coming
from Tank Farm Road.
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Planning Commission Meeting Minutes
April 10, 2019
Page 4 of 5
Delete Condition #40.
Consider modifying parking adjacent to the woonerf to be parallel instead of
perpendicular.
Consider exploring ways to address noise levels at outdoor areas in the commercial
project; especially at buildings 5 & 6.
RECESS:
The Commission recessed at 8:02 p.m. and reconvened at 8:13 p.m. with all Commissioners
present .
3.Project Address: 487 Leff Street. Case #: ARCH-0077-2019, R-2-PD zone; The
Housing Authority of the City of San Luis Obispo (HASLO), applicant.
Associate Planner Kyle Bell presented the staff report and responded to Commission
inquiries.
Applicant Representative s, Pam Ricci and Derek Rod, provided an overview of the project
and responded to Commission inquires.
Chair Wulkan opened the public hearing.
Public Comments
None
Chair Wulkan closed the public hearing
By consensus, the Co mmission recommended to continue the project to a date uncertain and
provide direction to the applicant on items to be addressed in the plans submitted for final
review.
The Commission provided the following directional items to be considered upon resubmittal
of the project plans;
Re-consider the scale and mass of the building by reducing the square-footage for
compatibility with the neighborhood and surrounding residential developments
within the R-2 zone.
Review and address the angled parking as it can be a safety issue for oncoming
traffic in proximity to intersections.
Staff shall prepare a statement upon resubmittal of the project that addresses change
of uses of proposed building in the future if HASLO moves from property.
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Planning Commission Meeting Minutes
April 10, 2019
Page 5 of 5
The requested parking reduction shall be considered in conjunction with a parking
demand study and transportation demand management plan.
Staff shall prepare a statement upon resubmittal of the project plans that addresses
the diagonal street parking and right turn into Beach Street regarding safety and
maneuverability.
The proposed sidewalk along the private property in the front of the office
development should be accessible by public through an easement .
COMMENT AND DISCUSSION
3.Agenda Forecast – Community Development Deputy Director Xzandrea Fowler provided an
update of upcoming projects and agenda items.
ADJOURNMENT
The meeting was adjourned at 9:12 p.m. The next Regular meeting of the Planning Commission
is scheduled for Wednesday, April 24, 2019 at 6:00 p.m., in the location, 990 Palm Street, San
Luis Obispo, California.
APPROVED BY THE PLANNING COMMISSION: 06/26/2019
Item 2
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Meeting Date: March 2, 2020
Item Number: 3
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project consists of a two-story, 13,118-square foot office structure. The project will
include demolishing the existing 5,444-square foot offices, and redevelopment of the site, the project
proposes an amendment to the Planned Development Precise Plan (see Section 4.0) to address
requests for a 40 percent parking reduction, and reconfiguration of street parking, providing 16
parking spaces on-site where 44 parking spaces would normally be required (Attachment 1, Project
Description). The project includes exceptions to the street yard setback to allow for parking along Leff
Street, where a 20 foot setback is normally required, and an exception to allow a trash enclosure along
Beach Street, where a 10 foot setback is normally required (Attachment 2, Project Plans). The project
also includes exceptions to the sign regulations to allow three signs with a total area of 77.5 sq. ft.,
where normally limited to one sign of 20 sq. ft. (Attachment 3, Project Signage).
General Location: The 16,712-square foot
project site is located on developed property
along High Street, Leff Street, and Beach Street ,
with direct access from Beach and Leff Streets.
Present Use: HASLO Headquarters (Office)
Zoning: Medium Density Residential (R-2-PD)
zone within a Planned Development Overlay
General Plan: Medium Residential Density
Surrounding Uses:
East: Warehousing and Distribution
West: Multi-Family Housing
North: Multi-Family Housing
South: Multi-Family Housing
PROPOSED DESIGN
Architecture: Contemporary architectural design
Design details: Flat roof system with varying parapet heights and entry towers, outdoor sitting areas,
upper level balcony, trellises, rain screen, and awnings.
Materials: Stucco, fiber cement lap siding, open-slat aluminum siding, anodized aluminum storefront,
and precast concrete base.
Colors: Primary various wood elements; secondary colors include light blue, beige, greenish grey, with
a light-brown storefront and dark brown trim.
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 487 Leff Street FILE NUMBER: ARCH-0506-2019 & PDEV-0507-2019
APPLICANT: Scott Smith REPRESENTATIVE: Pam Ricci
____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
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ARCH-0506-2019 & PDEV-0507-2019 (487 Leff)
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), Sign Regulations, 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
Sign Regulations: https://www.slocity.org/home/showdocument?id=24661
BACKGROUND
The Planned Development (PD) Overlay included development of 20 affordable residential units
located at 468 Leff Street, and the Housing Authority offices located at 487 Leff Street. The existing
Development Plan authorized a street setback reduction for the office development from 20 feet to
10 feet along High Street (Project Plans Sheet A3, Existing Site Plan). The applicant proposes to amend
the Development Plan to provide for a larger office development with a reduced setback for vehicle
parking within the street yard along Leff Street (Project Plans Sheet A4, Proposed Site Plan). Zoning
Regulations Section 17.48.090 (Amendments to Final Development Plans) stipulates that amendments
to final development plans may be approved by the Planning Commission when limited to changes in
the size and position of buildings, landscape treatment, or the like.
On April 10, 2019, the Planning Commission provided a conceptual review of the proposed project to
offer feedback to the applicant and staff on the project’s conceptual site layout and building design;
and to specifically discuss concerns and questions related to land use consistency (Attachment 4, PC
Report, Meeting Minutes 4.10.19). The Planning Commission provided the following comments:
• Re-consider the scale and mass of the building by reducing the square-footage for compatibility
with the neighborhood and surrounding residential developments within the R-2 zone.
• Review and address the angled parking as it can be a safety issue for oncoming traffic in
proximity to intersections.
• Staff shall prepare a statement upon resubmittal of the project that addresses change of uses
of proposed building in the future if HASLO moves from property.
• The requested parking reduction shall be considered in conjunction with a parking demand
Figure 2: Rendering of project design from the intersection of Leff Street and High Street.
Item 2
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ARCH-0506-2019 & PDEV-0507-2019 (487 Leff)
Page 3
study and transportation demand management plan.
• Staff shall prepare a statement upon resubmittal of the project plans that addresses the
diagonal street parking and right turn into Beach Street regarding safety and maneuverability.
• The proposed sidewalk along the private property in the front of the office development should
be accessible by public through an easement.
The applicant has modified the project plans to reflect the Planning Commission’s comments, a
response to each directional item has been provided in the project description (Attachment 1).
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and CDG. The proposed project provides an office development within the residential
zone. Office structures differ from other commercial buildings in that their intensity of use is lower
while building scale is typically larger. Without careful attention in design to building form and mass,
and street level features, these structures can impair the pedestrian orientation of a streetscape. Staff
has identified the discussion items below related to consistency with CDG Chapter 3.1 (Commercial
Project Design Guidelines), CDG 3.4 (Guidelines for Specific Commercial and Industrial Uses), and the
Sign Regulations 15.40.600 (Exceptions to Sign Standards).
Highlighted Sections Discussion Items
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.13 Signs
The CDG states that every structure should be designed with specific
consideration for adequate signage, including provisions for sign
placement, and scale in relation to building scale. The ARC should
discuss the proposed signage as it relates to placement and proportion
in relation to the building scale and design.
§ 3.1.C.2.i Building and Parking
Locations
The CDG states that the visual impact of parking lots should be
minimized by locating parking to the portion of the site that is the least
visible from the street. The ARC should discuss whether the placement
of parking areas is consistent with the intent of the CDG, as the parking
area has been oriented along the street and disguised as street parking.
CDG Chapter 3.4 – Guidelines for Specific Commercial and Industrial Uses
§ 3.4.C.2 a-b Building Design
The CDG provides specific design standards for office developments, to
address concerns for scale and pedestrian character along the
streetscape. The ARC should discuss whether the proposed design of
the building provides sufficient upper story step backs, vertical and
horizontal wall plane offsets, window areas, and visibly significant
architectural entry features.
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ARCH-0506-2019 & PDEV-0507-2019 (487 Leff)
Page 4
Sign Regulations – Exceptions to Sign Standards
§ 15.40.600 Findings for Approval
of an Exception
The Sign Regulations provide sign limitations based on zone, where the
proposed project is an office development on a residential zone the
project is still subject to the limitations of the R-2 zone. The ARC should
discuss whether the requested sign exceptions for the three signs with
a total area of 77.5 sq. ft., where normally limited to one sign with a
maximum size of 20 sq. ft. within the R-2 zone (Attachment 3), are
consistent with the findings for an exception from the Sign Regulations1.
PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Leff Street
Beach Street
High Street
28 feet
10 feet
10 feet
20 feet
10 feet
10 feet
Parking Setback 0 feet (Leff Street) 20 feet
Trash Enclosure Setback 0 feet (Beach Street) 10 feet
Maximum Height of Structures 34 feet 35 feet
Building Coverage 44% 50%
Floor Area Ratio (FAR) 0.78 No Requirement
Signage
Number of Signs
Maximum Area
3
77.5 sq. ft.
1
20 sq. ft.
Public Art Location identified on Sheet A4
(separate application required) Optional
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
44 (30% reduction)
10% EV Ready; 25% EV Capable
30
65
10% EV Ready; 25% EV Capable
9
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
Section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations
1 15.40.610 Findings for Approval of an Exception. Exceptions to the Sign Regulations must meet all of the following findings:
(A) There are unusual circumstances applying to the property which make strict adherence to the regulations impractical or
infeasible, such as building configuration, historic architectural features, architectural style, site layout, intervening
obstructions, or other unusual circumstances. Exceptions shall not allow for additional signage in number or size beyond what
is necessary to compensate for the unusual circumstances. Unusual circumstances may also include sign designs which are not
expressly provided for or exempted in this Chapter, but which represent superior or innovative design appropriate for the
building and location. (B) The exception is consistent with the intent and purpose of the sign regulations (see Section 15.40.110)
and the exception is not being granted in cases where alternative options of allowed signage in this Chapter could provide an
adequate alternative for sufficient visibility to the public with equal or superior design. (C) The sign exception is for superior
design and complies with Design Principles of this Chapter and will not result in: visual clutter; excessively sized signage in
comparison to the building or surroundings;
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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.
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 Description
2. Project Plans
3. Project Signage
4. Previous PC Report, Meeting Minutes
5. Ordinance No. 506 (1970 Series)
6. Council Resolution No. 2249 (1971 Series)
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Minutes - DRAFT
ARCHITECTURAL REVIEW COMMISSION
Monday, March 2, 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,
March 2, 2020 at 5:06 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis
Obispo, California, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Micah Smith, Christie Withers, Vice-Chair Amy
Nemcik and Chair Allen Root
Absent: Commissioners Michael DeMartini and Mandi Pickens
Staff: Community Development Director Michael Codron, Senior Planner Shawna Scott and
Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None.
--End of Public Comment--
PRESENTATION
1. Community Development Director Michael Codron provided a presentation on SLO
Forward
APPROVAL OF MINUTES
2. Consideration of Minutes of the Regular Architectural Review Commission Meeting of
December 2, 2019.
ACTION: MOTION BY COMMISSIONER WITHERS, SECOND BY COMMISSIONER
BELLER, CARRIED 5-0-2 (Commissioners DeMartini and Pickens absent) to approve the
minutes of the Regular Architectural Review Commission meeting of December 2, 2019.
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DRAFT Minutes – Architectural Review Commission Meeting of March 2, 2020 Page 2
PUBLIC HEARINGS
Vice Chair Nemcik recused herself from Item #3 due to the close proximity of her residence to the
proposed project; she exited the room at 5:35 p.m.
3. Project Address: 487 Leff Street; Case #: ARCH-0506-2019; Zone: R-2-PD; Housing
Authority of San Luis Obispo (HASLO), applicant. Development review of a new, two-
story, 13,118-square foot office building as part of an existing Planned Development (PD
0274). The project includes an amendment to the adopted Precise Plan approved through
Resolution No. 2249 (1971 Series) to address the new office development as it relates to the
Planned Development. The project also includes exceptions for parking and trash enclosures
within the street yard setback (0 feet where a 20-foot setback and 10-foot setback, respectively,
are normally required), exceptions to sign regulations, and a 40% parking reduction and off-
site parking. The project is categorically exempt from environmental review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative Scott Smith with HASLO, David Gibbs, RRM, Darren Cabral, RRM
responded to Commissioner inquiries.
Public Comments:
Julie LeBrec
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER WITHERS, DIED FOR LACK OF A SECOND,
to recommend that the Planning Commission approve the project as presented.
ACTION: MOTION BY CHAIR ROOT, SECOND BY COMMISSIONER SMITH,
CARRIED 3-1-1-2 (Commissioner Withers dissenting, Vice Chair Nemcik recused,
Commissioners DeMartini and Pickens absent) to continue the item to a date uncertain with
the following conditions:
• Plans shall be revised to incorporate lower plate heights of the building to reduce the mass
and scale of the structure.
• Plans shall be revised to reduce the bulk and mass of the vertical support column along the
High Street elevation.
• Plans shall consider incorporating pitched roof elements into the project to address further
compatibility with adjacent residential structures.
• Plans shall consider simplifying materiality of the project by reducing either the number of
colors or types of materials to reduce clutter and simplify the design.
• The applicant shall demonstrate safe vehicle circulation for vehicles that maneuver in and
out of the on-site parking space closest to the intersection of High Street and Leff Street.
Vice Chair Nemcik rejoined the meeting at 6:52 p.m.
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DRAFT Minutes – Architectural Review Commission Meeting of March 2, 2020 Page 3
RECESS
The Commission recessed at 6:52 p.m. and reconvened the meeting with all members present at
7:56 p.m.
4. Project Address: 810 Orcutt Road; Case #: ARCH-0847-2019; Zone: C-7; Mark and
Missy Cameron, owner/applicant. Development review of a new 23-foot tall, 4,131-square
foot warehouse structure to be constructed on the rear portion of an existing lot, with an
existing 2,000-square foot structure to remain. The project includes proposed site
improvements to the surface parking area. The project is categorically exempt from
environmental review (CEQA).
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to
Commissioner inquiries.
Applicant representative Carol Isaman with Isaman Design Inc. responded to Commissioner
inquiries.
Public Comments:
None.
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
WITHERS, CARRIED 5-0-2 (Commissioners DeMartini and Pickens absent) to recommend
that the Community Development Director approve the project with the following
consideration for the applicant:
• Consider adding more contrasting or lighter colors to the front of the building
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 7:16 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, March 16, 2020 at 5:00 p.m., in the Council Hearing Room,
990 Palm Street, San Luis Obispo, California.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2020
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Meeting Date: May 4, 2020
Item Number: 1
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project consists of a two-story, 13,084-square foot office structure. The project will
include demolishing the existing 5,444-square foot offices, and redevelopment of the site. The project
proposes an amendment to the Planned Development Precise Plan (see Section 4.0) to address
requests for a 40 percent parking reduction, and reconfiguration of street parking, providing 16
parking spaces on-site where 44 parking spaces would normally be required (Attachment 1, Project
Description). The project includes exceptions to the street yard setback to allow for parking along Leff
Street, where a 20 foot setback is normally required, and an exception to allow a trash enclosure along
Beach Street, where a 10 foot setback is normally required (Attachment 2, Revised Project Plans). The
project also includes exceptions to the sign regulations to allow three signs with a total area of 77.5
sq. ft., where normally limited to one sign of 20 sq. ft. (Attachment 3, Project Signage).
General Location: The 16,712-square foot
project site is located on developed property
along High Street, Leff Street, and Beach Street ,
with direct access from Beach and Leff Streets.
Present Use: HASLO Headquarters (Office)
Zoning: Medium Density Residential (R-2-PD)
zone within a Planned Development Overlay
General Plan: Medium Residential Density
Surrounding Uses:
East: Warehousing and Distribution
West: Multi-Family Housing
North: Multi-Family Housing
South: Multi-Family Housing
PROPOSED DESIGN
Architecture: Contemporary architectural design
Design details: Flat roof system with varying parapet heights and entry towers, outdoor sitting areas,
upper level balcony, trellises, rain screen, and awnings.
Materials: Stucco, fiber cement lap siding, open-slat aluminum siding, anodized aluminum storefront,
and precast concrete base.
Colors: Primary various wood elements; secondary colors include light blue, beige, greenish grey, with
a light-brown storefront and dark brown trim.
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 487 Leff Street FILE NUMBER: ARCH-0506-2019 & PDEV-0507-2019
APPLICANT: Scott Smith REPRESENTATIVE: Pam Ricci
____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
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FOCUS OF REVIEW
The Architectural Review Commission’s (ARC) role is to 1) review the proposed project in terms of its
consistency with the Community Design Guidelines (CDG), Sign Regulations, and applicable City
Standards and 2) provide comments and recommendations to the Planning Commission (PC).
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Sign Regulations: https://www.slocity.org/home/showdocument?id=24661
BACKGROUND
The Planned Development (PD) Overlay included development of 20 affordable residential units
located at 468 Leff Street, and the Housing Authority offices located at 487 Leff Street. The existing
Development Plan authorized a street setback reduction for the office development from 20 feet to
10 feet along High Street (Project Plans Sheet A3, Existing Site Plan). The applicant proposes to amend
the Development Plan to provide for a larger office development with a reduced setback for vehicle
parking within the street yard along Leff Street (Project Plans Sheet A4, Proposed Site Plan). Zoning
Regulations Section 17.48.090 (Amendments to Final Development Plans) stipulates that amendments
to final development plans may be approved by the PC when limited to changes in the size and position
of buildings, landscape treatment, or the like.
On April 10, 2019, the PC provided a conceptual review of the proposed project to offer feedback to
the applicant and staff on the project’s conceptual site layout and building design; and to specifically
discuss concerns and questions related to land use consistency (Attachment 3, PC Report, Meeting
Minutes 4.10.19). The applicant had modified the project plans prior to initial ARC review to reflect
the PC’s comments, a response to each directional item has been provided in the project description
(Attachment 1).
The ARC reviewed the project on March 2, 2020 and continued the project to a date uncertain to
address concerns for consistency with the CDG (Attachment 4, ARC Report and Minutes). During their
review the ARC identified five directional items to the applicant to address specific concerns related
to building and site design, as discussed in detail in the section below.
Figure 2: Rendering of project design from the intersection of Leff Street and High Street.
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DESIGN GUIDELINES/DISCUSSION ITEMS
The ARC recommended five directional items to be reviewed and evaluated prior to taking final action
on the project. The applicant has updated the project plans and made the following changes in
response to the directional items (Attachment 5, Applicant’s Response Letter):
ARC Directional Item #1: Plans shall be revised to incorporate lower plate heights of the building to
reduce the mass and scale of the structure.
Response: The applicant has revised the project design and reduced the plate heights, reducing the
overall height of the project by two feet.
ARC Directional Item #2: Plans shall be revised to reduce the bulk and mass of the vertical support
column along the High Street elevation.
Response: The applicant has revised the support column along the High Street elevation by reducing
the width by one-third and removing the 45-degree brackets, to reduce the bulk and prominence of
the column. Staff recommends
the following condition for PC
consideration: Plans submitted
for a building permit shall reduce
the width of the stucco base that
extends from the support column
of the second story awning along
the High Street elevation to further
reduce the mass and bulk of the
column, subject to the satisfaction
of the Community Development
Director.
ARC Directional Item #3: Plans shall consider incorporating pitched roof elements into the project to
address further compatibility with adjacent residential structures.
Response: The applicant has modified the project design to include pitched awnings instead of the flat
window shades previously provided (Figure 3). However, the applicant has expressed concerns with
incorporating additional pitched roof elements to the project design, a s a pitched roof system or
mansard roof design would add to the bulk and mass of the structure and would be disingenuous to
the architectural style’s authenticity. The applicant has also expressed their intent with compatibility
beyond the immediate vicinity to incorporate the character of High Street between Higuera and Broad
Streets. The project site would provide an architectural connection between the commercial
structures throughout High Street, which includes a variety of uses and architectural styles for existing
commercial structures with very similar circumstances.
The primary goals of the CDG are to maintain the community’s quality of life for residents, maintain
property values, attract growth in the local economy, and preserve the City’s natural beauty and visual
character (CDG Section 1.4). The CDG also state that the ARC may interpret these guidelines with
flexibility in their application to specific projects, as not all design criteria may be workable or
Figure 3: Original column design (left), revised column design (right).
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appropriate for each project, the overall objective is to ensure that the intent and spirit of the design
guidelines are followed (CDG Section 1.3). Staff has reviewed the applicant’s response letter with
consideration of the overall objectives of the CDG. While the project may conflict with specific
guidelines of the CDG such as architectural compatibility of the immediate vicinity, no evidence has
been found that the architectural style would be detrimental to th e quality of life or property values
of residents. Furthermore, the project promotes growth of an existing local business that will continue
to support the local economy, and the project’s overall design does not distract from the City’s natural
beauty and enhances the visual character of the neighborhood.
Discussion Item #1: The ARC should provide feedback to the PC on whether or not the applicant’s
request to deviate from the strict interpretations of the CDG for neighborhood compatibil ity in
consideration of the unique circumstances of the site and the context of High Street is in keeping
with the overall intent and spirit of the design guidelines.
ARC Directional Item #4: Plans shall consider simplifying materiality of the project by reducing either
the number of colors or types of materials to reduce clutter and simplify the design.
Response: The applicant has revised the project design by removing various materials to reduce clutter
and simplify the design (see Project Plans Sheets A7, A8, A15, A16, and A17 for detailed comparison
of the revisions). Materials that have been removed include the green stucco color, one of the fiber
cement siding materials, and one of the wainscot/base materials, other improvements and efforts
have also been incorporated into the design to further reduce clutter (Figure 4).
ARC Directional Item #5: The applicant shall demonstrate safe vehicle circulation for vehicles that
maneuver in and out of the on-site parking space closest to the intersection of High Street and Leff
Street.
Response: The applicant has requested to defer this concern to the PC. The City’s Transportation
Division reviewed and evaluated the layout of the parking spaces in response to concerns from the
PC conceptual hearing and the ARC. Transportation staff have recommended the following condition
Figure 4: Original High Street Elevation (top), revised High Street Elevation (bottom).
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for PC consideration: The applicant shall incorporate into the improvement plans traffic calming
measures such as colored/textured pavement surface at the entry or along the full of block of Leff,
raised crosswalk/speed table for the pedestrian crossing Leff Street at High Street, or other traffic
calming features, subject to the satisfaction of the Public Works Director.
PROJECT STATISTICS (UPDATED)
Site Details Proposed Allowed/Required*
Building Setbacks
Leff Street
Beach Street
High Street
28 feet
10 feet
10 feet
20 feet
10 feet
10 feet
Parking Setback 0 feet (Leff Street) 20 feet
Trash Enclosure Setback 0 feet (Beach Street) 10 feet
Maximum Height of Structures 32 feet 35 feet
Building Coverage 44% 50%
Floor Area Ratio (FAR) 0.78 No Requirement
Signage
Number of Signs
Maximum Area
3
77.5 sq. ft.
1
20 sq. ft.
Public Art Location identified on Sheet A4
(separate application required) Optional
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
44 (30% reduction)
10% EV Ready; 25% EV Capable
30
65
10% EV Ready; 25% EV Capable
9
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
Section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations
ACTION ALTERNATIVES
6.1 Recommend approval of the project. An action recommending approval of the application
will be forwarded to the PC for final action. This action may include recommendations for
conditions to address consistency with the CDG.
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 Description
2. Revised Project Plans
3. Previous PC Report, Meeting Minutes April 10, 2019
4. Previous ARC Report and Minutes March 2, 2020
5. Applicant Response Letter
6. Ordinance No. 506 (1970 Series)
7. Council Resolution No. 2249 (1971 Series)
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, May 4, 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, May
4, 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--
ELECTION OF CHAIR AND VICE CHAIR
1.Elect the Chair and Vice Chair to serve a one-year term.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
SMITH, CARRIED 6-0-0 to elect Allen Root to the position of Chair.
ACTION: MOTION BY CHAIR ROOT, SECOND BY COMMISSIONER PICKENS,
CARRIED 6-0-0 to elect Christie Withers to the position of Vice Chair.
APPROVAL OF MINUTES
2.Consideration of Minutes of the Regular Architectural Review Commission Meeting of
April 20, 2020.
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
SMITH, CARRIED 5-0-1 (Commissioner Pickens abstaining) to approve the minutes of the
Regular Architectural Review Commission meeting of April 20, 2020.
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PUBLIC HEARING
3.Project Address: 487 Leff Street; Case #: ARCH-0506-2019 & PDEV-0507-2019; Zone:
R-2-PD; Housing Authority of San Luis Obispo (HASLO), applicant. Continued
development review of a new, two-story, 13,084-square foot office building as part of an
existing Planned Development (PD 0274). The project includes an amendment to the adopted
Precise Plan approved through Resolution No. 2249 (1971 Series) to address the new office
development as it relates to the Planned Development. The project also includes exceptions for
parking and trash enclosures within the street yard setback (0 feet where a 20-foot setback and
10-foot setback, respectively, are normally required), exceptions to sign regulations, and a 40%
parking reduction and offsite parking. The project is categorically exempt from environmental
review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, David Gibbs and Darin Cabral with RRM Design Group, responded
to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER SMITH SECOND BY VICE CHAIR WITHERS
CARRIED 6-0-0 to recommend that the Planning Commission approve the project as
presented.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 5:52 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, May 18, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 05/18/2020
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of the 6th Cycle Housing Element Update Proposed Policies and Programs
PROJECT ADDRESS: Citywide BY: Rachel Cohen, Associate Planner
Phone Number: (805) 781-7574
E-mail: rcohen@slocity.org
FILE NUMBER: GENP-0217-2020 & EID-0218-2020 FROM: Tyler Corey, Principal Planner
1.0 RECOMMENDATION
Review the proposed policy and program changes to Chapter 3 of the Housing Element and provide
comments or direction as appropriate.
2.0 SITE DATA
3.0 SUMMARY
Over the last year, the City of San Luis Obispo, as well as the County and other cities within the
County have been in the process of updating their Housing Elements based on the new 6th Cycle
Regional Housing Needs Allocation (RHNA) requirements from the State of California Department
of Housing and Community Development (HCD). Staff is proposing revisions to Chapter 3 of the
Housing Element. This chapter contains new policies and programs, revised policies and programs,
and policies and programs that are proposed to remain without substantive changes. Additions or
changes have been recommended where appropriate to reflect the changing needs, resources, and
conditions in the community, and to respond to changes in housing law. Proposed changes are shown
in legislative draft format (Attachment 1).
4.0 COMMISSION’S PURVIEW
The Planning Commission is responsible for reviewing proposed changes to the General Plan and for
making recommendations to the City Council under Government Code section §65353. The Planning
Applicant City of SLO
Representative Rachel Cohen, Associate Planner
Zoning Multiple
General Plan Multiple
Site Area 8,598.8 acres
Environmental
Status
Environmental review to be
completed
Meeting Date: June 10, 2020
Item Number: 3
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Commission has two primary roles in the Housing Element update process: 1) provide a forum for
public discussion and consensus building; 2) provide policy and program direction. The Draft
Housing Element and associated environmental document must be considered by the Planning
Commission in at least one public hearing before final action can be taken on the item. Staff
anticipates this public hearing will occur in the summer once the City has received initial comments
on the draft document from the State Department of Housing and Community Development (HCD).
The Commission’s recommendation will then be forwarded to the City Council for final action on the
Housing Element.
5.0 PROJECT INFORMATION
The Planning Commission should review the legislative draft of Chapter 3 and provide comments or
direction as appropriate (Attachment 2). Some of the more substantive proposed changes or additions
are highlighted below for consideration, however, Planning Commissioners may comment and/or
provide direction on any of the policies or programs. Where policies and programs appear to be
meeting their objective and are recommended to be continued, no further discussion is needed. Where
substantive changes or new policies or programs are proposed, a brief description follows to explain
how the modification or addition better achieves housing goals or state requirements. Please note that
the number references are for the original numbering and new numbering is provided in parentheses
if applicable.
New or Modified Goals, Policies, and Programs
Since the 5th Cycle Housing Element, current housing issues, needs and opportunities have changed
within the community of San Luis Obispo. Staff is recommending new and modified goals, policies
and programs that reflect these changes.
Modified - Program 2.15 (2.13) – Affordability. In March of 2020, the City completed the 2020
Affordable Housing Nexus Study (see Attachment B). The Study’s findings and recommendations
indicate that the City’s Inclusionary Housing Ordinance needs to be updated to better reflect the
correct proportion of inclusionary affordable units required as a part of new development within the
City. This program has been added to recognize and prioritize this work effort.
New - Program (2.15) – Affordability. This program was recommended in part by input from the
community and the work program associated with the Housing Major City Goal. The community and
Council identified that the Downtown and portions of Upper Monterey and Mid-Higuera Special
Focus Areas could be appropriate for higher density housing development. The program seeks to
evaluate how the City might allow flexible density beyond what is allowed in these areas to support
the production of smaller units (150-600 square feet in size).
Modified - 4.6 Program – Mixed-Income Housing. The Inclusionary Housing Ordinance was last
reviewed in 2007. Based on community feedback, staff is recommending language be added to the
program to include consideration and clarification regarding affordability (by unit type), location of
affordable units (onsite, dispersion, off-site, etc.), equivalent size of units (number of bedrooms), and
equivalent options to meet these requirements. This modification seeks to address concerns that
projects meet inclusionary requirements with smaller units, units on a separate property, or units
constructed by another entity.
Modified - Goal 5 – Housing Variety. Staff is recommending that this goal, and several of the policies
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within, be modified to focus on housing variety rather than tenure which is covered under Goal 3:
Housing Conservation.
New - Policy (5.4) – Housing Variety. This policy is based on community feedback and the work
program associated with the Housing Major City Goal to address the need for more housing. Missing
middle housing types include duplexes, triplexes, quadplexes, cottages, etc. Policy 5.4 also replaces
Program 2.16 which discusses workforce housing. Creating a workforce level of affordability was
examined and found that it could not be successfully implemented on a citywide basis as there are no
existing State standards for such an income level. Policy 5.4 sets the framework for the newly
proposed Program 5.6.
New - Program (5.6) – Housing Variety. To implement new Policy 5.4, this program proposes that
the City evaluate ways in which to increase the number of housing units available to the missing
middle by specifically exploring ways to promote specific housing types such as duplexes, triplexes,
quadplexes, cottages, etc.
Modified - Policy 6.8 (6.6) and Program 6.13 (6.12) – Housing Production. This policy and program
were updated to encourage additional residential units not only in Downtown, but in Upper Monterey
and Mid-Higuera Special Focus Areas consistent with the City’s Major City Goal work program and
New Program 2.15.
Modified - Goal 7: Neighborhood Quality. Staff is recommending that this goal be modified to focus
on providing quality of life in neighborhoods, removing language associated with neighborhood
stability and owner occupancy. This modified language is more consistent with Goal 7’s existing
policies and programs that focus on amenities, outdoor space (public/private), walkability, access to
transit, schools, parks, commercial centers, maintaining setbacks, and overall character and quality of
established neighborhoods.
Modified - Program 8.20 (8.18) – Special Housing Needs. AB 101 changed state law to require that
homeless shelters, transitional housing and supportive housing (low barrier navigation centers) be
allowed in all residential zones, areas zoned for mixed-uses, and nonresidential zones that permit
multifamily uses. As such, staff is recommending Program 8.20 be updated for consistency with state
law.
Modified - Goal 10 – Local Preference. Based on community feedback and a need for more housing
for local individuals who work in the City or nearby vicinity, staff is recommending Goal 10 be
updated to focus on providing housing for individuals who are employed in business that are located
in geographic areas that are customarily included in the City’s annual jobs-housing balance analysis.
New - Policy 10.2 – Local Preference. This is a new policy that staff is recommending to support
proposed revisions to Goal 10. This policy sets preferences for new for-sale housing developments in
the initial offering and sales to improve the City’s jobs-housing balance, reduce competition from
outside buyers and allow those that work in the City the opportunity to live in the City, thereby
reducing commute times.
New -Program 10.4 – Local Preference. Staff is recommending that the City continue to work with
housing developers to limit for sale units to owner-occupants for the first five years after sale. This is
a strategy that has been implemented as part of the Avila Ranch and San Luis Ranch projects to
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encourage local home ownership opportunities rather than outside investor properties.
Removed Polices and Programs
Over the last several years the City has been able to implement various policies and programs, as well
as determine that other policies and programs no longer fit the current needs and issues of the
community or no longer comply with new state regulations. As such, staff is recommending Goal 11,
policies 3.3, 6.6, 8.3, 9.3, 11.1 and 11.2 and programs 3.8, 6.2 and 11.3 be removed from the 6th Cycle
Housing Element.
Zoning Regulations Update
Several Policies and Programs within the housing element have either been modified or are
recommended for removal because of the update to the Zoning Regulations in 2018. These programs
include:
Combined - Policies 5.2 & 5.3: Proposed to be combined into one policy that encourages mixed-use
development, consistent with the Zoning Regulations update which no longer identifies live/work or
work/live units separately from mixed-use.
Removed - Policy 6.2 & Programs 6.22, 6.27, 6.28, 6.29. These are proposed to be removed as they
are now included as requirements of the Zoning Regulations. Program 6.27 was evaluated as part of
the Zoning Regulations update, and through that process staff determined that this program needs to
be part of a larger update to the LUE and requires additional environmental analysis.
Modified - 6.30 (6.22): This program was modified to remove references regarding the update of the
Zoning Regulations and the PD zone as both were completed in 2018.
AB 1600 and Fee Schedule Update
Removed - Programs 2.8, 2.9, 6.29, 6.31, and 9.12. Fee reductions referenced in these programs were
implemented as part of the AB 1600 fee study.
6.0 PUBLIC OUTREACH
Over the past year, the City conducted public outreach to identify housing needs, issues and
opportunities in the community. The primary goals of the outreach effort were to:
•Actively engage the diverse populations of the City in discussions about housing needs.
•Ensure that affected residents, housing providers, homeless services providers, and funding
entities have opportunities to be actively involved in the process.
Workshops and Meetings
Staff facilitated public workshops and meetings over the past year. These included the following
community workshops and meetings with the following groups and organizations:
•Public Forum and City Council Meeting – April 2, 2019
•Planning Commission Meeting – April 24, 2019
•Association of Realtors – July 23, 2019
•Housing Element Workshop – December 10, 2020
•Online Survey – December 10, 2019 – January 10, 2020
•Chamber of Commerce – April 2, 2020
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• Economic Vitality Corporation and the Home Builders Association – May 13, 2020
Staff compiled feedback from these workshops and meetings as well as other correspondence into
three categories of criteria: needs, issues and opportunities. These categories were used throughout
the public outreach process for consistency. The following is an overview of public feedback and
comments received for each category, which have been considered and incorporated into Chapter 3
of the document where appropriate:
Issues
• Affordable housing
• Insufficient number of housing units to rent or purchase
• Not enough diversity in the types of housing
• Higher density housing
Needs
• Affordable housing
• Workforce (missing middle) housing
• Housing for families
• Student housing
• Senior housing
• Housing near employment
• More housing
Opportunities
• Increase residential densities where appropriate, such as downtown
• Provide more student housing on campus
• Rehabilitate existing housing resources
Next Steps
The preliminary draft of Chapter 3 of the Housing Element has been sent to HCD for preliminary
review and comment. Additionally, in lieu of an in-person workshop, the City is hosting an online
survey for comments regarding the proposed revisions to Chapter 3 of the Housing Element. The
survey will be available on the City’s Housing Element website prior to the Planning Commission
meeting on June 10, 2020 at: https://www.slocity.org/government/department-directory/community-
development/affordable-housing/housing-element. Staff will compile the comments from the
Planning Commission, the community, and HCD and revise Chapter 3 and return to the Planning
Commission with the entire revised Draft Housing Element for consideration this summer.
7.0 ENVIRONMENTAL REVIEW
Staff is currently preparing an Initial Study of Environmental Review, which will be available when
the entire Housing Element comes before the Planning Commission for formal consideration this
summer.
8.0 ALTERNATIVES
8.1 Continue the item. An action to continue the item should include direction to staff on pertinent
issues.
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9.0 ATTACHMENTS
1. Chapter 3 of the Housing Element (Legislative Draft)
2. 2020 Nexus Study Memo (the full Nexus Study can be found online here:
https://www.slocity.org/home/showdocument?id=26476)
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P1
Chapter 3
GOALS, POLICIES AND PROGRAMS
3.10 Overview
This chapter includes the Housing Implementation Plan for the for 6th Cycle Regional Housing
Needs Allocation (RHNA) period January 2014 to June 2019. The following goals, policies and
programs are based on an assessment of the City’s needs, opportunities and constraints; and an
evaluation of its existing policies and programs.
3.20 Goals, Policies and Programs.
This chapter describes the City’s housing goals, policies and programs, which together form the
blueprint for housing actions during the Housing Element’s planning period. Goals, policies and
programs are listed in top-to-bottom order, with goals at the top and being the most general
statements, working down to programs, the most specific statements of intent. Here is how the
three policy levels differ:
❑Goals are the desired results that the City will attempt to reach over the long term. They
are general expressions of community values or preferred end states, and therefore, are
abstract in nature and are rarely fully attained. While it may not be possible to attain all
goals during this Element's planning period, they will, nonetheless, be the basis for City
policies and actions during this period.
❑Policies are specific statements that will guide decision-making. Policies serve as the
directives to developers, builders, design professionals, decision makers and others who
will initiate or review new development projects. Some policies stand alone as directives,
but others require that additional actions be taken. These additional actions are listed under
“programs” below. Most policies have a time frame that fits within this Element’s planning
period. In this context, “shall” means the policy is mandatory; “should” or “will” indicate
the policy should be followed unless there are compelling or contradictory reasons to do
otherwise.
❑Programs are the core of the City’s housing strategy. These include on-going programs,
procedural changes, general plan changes, rezoning or other actions that help achieve
housing goals. Programs translate goals and policies into actions.
Attachment 1Item 3
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City of San Luis Obispo Housing Element, July 2014September 2020
Goal 1: Safety
Provide safe, decent shelter for all residents.
Policies
1.1 Assist those citizens unable to obtain safe shelter on their own.
1.2 Support and inform the public about fair housing laws and programs that allow equal
housing access for all city residents.
1.3 Maintain a level of housing code enforcement sufficient to correct unsafe, unsanitary or
illegal conditions and to preserve the inventory of safe housing, consistent with City
Council’s code enforcement priorities.
Programs
1.4 Correct unsafe, unsanitary or illegal housing conditions, improve accessibility and energy
efficiency and improve neighborhoods by Rehabilitate using Federal, State and local
housing funds, such as Community Development Block Grant Funds, with the objectives
of 30 single-family, 75 multi-family, 10 historic, and 20 mobile homes for extremely low,
very low, low and moderate income homeowners and renters during the planning period.
1.5 Continue code enforcement to expedite the removal of illegal or unsafe dwellings, to
eliminate hazardous site or property conditions, and resolve chronic building safety
problems.
1.6 Consider a Rental Inspection Program to improve the condition of the City’s Housing
Stock.
1.71.6 Continue to support local and regional solutions to homelessness by funding supportive
programs services, and housing solutions such as the Maxine Lewis Memorial Shelter and
The Prado Day Center.
1.81.7 Create an educational campaign for owners of older residences informing them of ways to
reduce the seismic hazards commonly found in such structures, and encouraging them to
undertake seismic upgrades.
Goal 2: Affordability
Accommodate affordable housing production that helps meet the City’s Quantified
Objectives.
Policies
2.1 Income Levels For Affordable Housing households. For purposes of this Housing
Element, affordable housing is that which is obtainable by a household with a particular
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income level, as further described in the City’s Affordable Housing Standards. Housing
affordable to Extremely Low, Very Low, Low, and Moderate income persons or
households shall be considered “deed-restricted affordable housing.” Income levels are
defined as follows:
❑ Extremely low 30% or less of County Area median household income
❑ Very low: 31 to 50% of County Area median household income.
❑ Low: 51% to 80% of County Area median household income.
❑ Moderate: 81% to 120% of County Area median household income.
❑ Above moderate: 121% or more of County Area median household income.
2.2 Index of Affordability. The Index of Affordability shall be based on the City’s Affordable
Housing Standards, updated annually per the County of San Luis Obispo’s Area Median
Income determined by California Department of Housing and Community Development.
whether the monthly cost of housing fits within the following limits:
For extremely low income households, not more than 25% of monthly income.
For very low- and low-income households, not more than 25% of monthly
income.
For moderate income households, not more than 30% of monthly income.
For above-moderate income households, no index.
These indices may be modified or expanded if the State of California modifies or expands
its definition of affordability for these income groups.
2.3 For housing to qualify as “deed-restricted affordable” under the provisions of this Element,
guarantees must be presented that ownership or rental housing units will remain affordable
for the longest period allowed by State law, or for a shorter period under an equity-sharing
or housing rehabilitation agreement with the City.
2.4 Encourage housing production for all financial strata of the City's population, as allocated
in the proportions shown in the Regional Housing Needs Allocation, for the 2014 - 20196th
cycle planning period. The number of units per income category areThese proportions are:
extremely low andincome /, 12 percent, very low income, 12 percent825 units; low income,
16 percent520 units; moderate income, 18 percent604 units; and above moderate income,
42 percent1,405 units.
Programs
2.5 Continue to manage the Affordable Housing Fund so that the fund serves as a sustainable
resource for supporting affordable housing development. The fund shall serve as a source
of both grant funding and below-market financing for affordable housing projects; and
funds shall be used to support a wide variety of housing types at the following income
levels: extremely low, very low, low, and moderate, but with a focus on production
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efficiency to maximize housing benefits for the City’s financial investment, and to support
high-quality housing projects that would not be feasible without Affordable Housing Fund
support.
2.6 Continue to review existing and proposed building, planning, engineering and fire policies
and standards as housing developments are reviewed to determine whether changes are
possible that could assist the production of affordable housing, or that would encourage
preservation of housing rather than conversion to non-residential uses, provided such
changes would not conflict with other General Plan policies. Such periodic reviews will
seek to remove regulations that have been superseded, are redundant, or no longer needed.
2.7 Continue to prioritizeimplement existing procedures that speed up the processing of
applications, construction permits, and water and sewer service priorities for affordable
housing projects. City staff and commissions shall give such projects priority in allocating
work assignments, scheduling, conferences and hearings, and in preparing and issuing
reports and water and sewer service allocations.
2.8 Continue to pursue outside funding sources for the payment of City impact fees so that new
dwellings that meet the City’s affordable housing standards can mitigate their facility and
service impacts without adversely affecting housing affordability.
2.9 To the extent outside funding sources can be identified to offset impacts on City funds,
exempt dwellings that meet the moderate income, Affordable Housing Standards from
planning, building and engineering development review and permit fees, including water
meter installation fee. Maintain exemptions for extremely-low, very-low and low-income
households.
2.810 Continue to coordinate public and private sector actions to encourage the development of
housing that meets the City’s housing needs.
2.911 Continue to assist with the issuance of bonds, tax credit financing, loan underwriting or
other financial tools to help develop or preserve affordable units through various
programs., including, but not limited to: (1) below-market financing through the SLO
County Housing Trust Fund and (2) subsidized mortgages for extremely low, very-low,
low- and moderate income persons and first-time home buyers, and (3) self-help or “sweat
equity” homeowner housing.
2.102 Consider updating the Affordable Housing Standards to includeincorporating Home
Owners’ Association (HOA) fees and a standard allowance for utilities in the calculation
for affordable rents and home sales prices.
2.113 In conjunction with the Housing Authority and other local housing agencies, continue to
provide on-going technical assistance and education to tenants, property owners and the
community at large on the need to preserve at-risk units as well as the available tools to
help them do so.
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2.124 In conjunction with local housing providers and the local residential design community,
continue toContinue to provide technical assistanceplanning services as requested by the
public, builders, design professionals and developers regarding design strategies to achieve
affordable housing and density bonuses.
2.135 Update the Inclusionary Housing Ordinance, including Table 2A, based on findings and
recommendations in the 2020 Affordable Housing Nexus Study and conduct further
feasibility analysis in order to Eevaluate the Inclusionary Housing Ordinance requirements
and the effect of Table 2A on the City’s ability to provide affordable housing in the
proportions shown in the Regional Housing Needs Allocation, per Policy 2.4.
2.16 The City will evaluate and consider including a workforce level of affordability in its
Affordable Housing Standards to increase housing options in the City for those making
between 121 percent and 160 percent of the San Luis Obispo County median income. This
affordability category cannot be used to meet inclusionary housing ordinance requirements
and is not eligible for City Affordable Housing Funds.
2.147 Continue to consider support increasing residential densities above state density bonus
allowances for projects that provide housing for extremely low, very low, and extremely
low income households.
2.15 Evaluate a flexible density pilot program and initiate an update of the Zoning Regulations
and Community Design Guidelines to incorporate flexible density development options in
Downtown and portions of Upper Monterey and Mid-Higuera Special Focus Areas to
support the production of smaller residential units (150 to 600 square feet).
Goal 3: Housing Conservation
Conserve existing housing and prevent the loss of safe housing and the displacement of
current occupants.
Policies
3.1 Continue to encourage the rehabilitation, remodeling or relocation of sound or rehabitable
housing rather than demolition. Demolition of non-historic housing may be permitted
where conservation of existing housing would preclude the achievement of other housing
objectives or adopted City goals.
3.2 Discourage the removal or replacement of housing affordable to extremely low, very-low,
low- and moderate income households, and avoid permit approvals, private development,
municipal actions or public projects that remove or adversely impact such housing unless
such actions are necessary to achieve General Plan objectives and: (1) it can be
demonstrated that rehabilitation of lower-cost units at risk of replacement is financially or
physically infeasible, or (2) an equivalent number of new units comparable or better in
affordability and amenities to those being replaced is provided, or (3) the project will
correct substandard, blighted or unsafe housing; and (4) removal or replacement will not
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adversely affect housing which is already designated, or is determined to qualify for
designation as a historic resource.
3.3 Encourage seismic upgrades of older dwellings to reduce the risk of bodily harm and the
loss of housing in an earthquake.
3.4 Encourage the construction, preservation, rehabilitation or expansion of residential hotels,
group homes, integrated community apartments, and single-room occupancy dwellings.
3.5 Preserve historic homes and other types of historic residential buildings, historic districts
and unique or landmark neighborhood features.
3.6 Preserve the fabric, amenities, yards (i.e. setbacks), and overall character and
quality of life of established neighborhoods.
3.7 Encourage and support creative strategies for the rehabilitation and adaptation and reuse of
residential, commercial, and industrial structures for housing.
Programs
3.8 Adopt an ordinance that implements policy 3.2 to discourage removal or replacement of
affordable housing.
3.9 Correct unsafe, unsanitary or illegal housing conditions, improve accessibility and energy
efficiency and improve neighborhoods by collaborating with agencies offering
rehabilitation programs. City will use State or Federal grants or other housing funds to
implement the program and provide services such as home weatherization, repair and
universal access improvements.
3.810 Continue to encourage the creation of dwellings in the Downtown Core (C-D Zone) and
the Downtown Planning Area by continuing the “no net housing loss” program, consistent
with Chapter 17.8617.142 (Downtown Housing Conversion Regulations) of the Zoning
Regulations.
3.911 Continue to identify residential properties and districts eligible for local, State or Federal
historic listing in accordance with guidelines and standards help property owners repair,
rehabilitate and improve properties in a historically and architecturally sensitive manner.
3.12 Continue to monitor and track affordable housing units at-risk of being converted to market
rate housing annually. Provide resources to support the Housing Authority, and local
housing agencies, purchase and manage at-risk units.
3.13 Working with non-profit organizations, faith-based organizations, or the Housing
Authority of the City of San Luis Obispo, the City will encourage rehabilitation of
residential, commercial or industrial buildings to expand extremely low, very-low, low or
moderate income rental housing opportunities.
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Goal 4: Mixed-Income Housing
Preserve and accommodate existing and new mixed-income neighborhoods and seek to
prevent neighborhoods or housing types that are segregated by economic status.
Policies
4.1 Within newly developed neighborhoods, housing that is affordable to various economic
strata should be intermixed rather than segregated into separate enclaves. The mix should
be comparable to the relative percentages of extremely low, very-low, low, moderate and
above-moderate income households in the City’s quantified objectives.
4.2 Include both market-rate and affordable units in apartment and residential condominium
projects and intermix the types of units. Affordable units should be comparable in size,
appearance, and basic quality to market-rate units.
4.3 Extremely-low and very low-income housing, such as that developed by the Housing
Authority of the City of San Luis Obispo or other housing providers, may be located in any
zone that allows housing, and should be dispersed throughout the City rather than
concentrated in one neighborhood or zone.
4.4 In its discretionary actions, housing programs and activities, the City shall affirmatively
further fair housing and promote equal housing opportunities for persons of all economic
segments of the community.
Programs
4.5 Review new development proposals for compliance with City regulations and revise
projects or establish conditions of approval as needed to implement the mixed-income
policies.
4.6 Consider aAmending the City’s Inclusionary Housing Ordinance and Affordable Housing
Incentives to require that affordable units in a development be of similar size, number of
bedrooms, character and basic quality as the non-restricted units in locations that avoid
segregation of such units., including equivalent ways to satisfy the requirement.
Goal 5: Housing Variety and Tenure
Provide variety in the location, type, size, tenure, and style of dwellings.
Policies
5.1 Encourage the integration of appropriately scaled, special needs housing into developments
or neighborhoods of conventional housing.
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5.2 Encourage mixed-use residential/commercial projects in all commercial zones, especially
those close to activity centers. to include live-work and work-live units where housing and
offices or other commercial uses are compatible.
5.3 Encourage the development of housing above ground-level retail stores and offices to
provide housing opportunities close to activity centers and to use land efficiently.
5.34 New planned In general, housing developments of twenty (20) or more units should
provide a variety of dwelling types, sizes and styles or forms of tenure.
5.4 Encourage the development of a variety of “missing middle” housing types.
Program
5.5 Review new developments for compliance with City regulations and revise projects or
establish conditions of approval as needed to implement the housing variety and tenure
policies.
5.6 Evaluate opportunities for promoting “missing middle” housing types (e.g. duplex, triplex,
quadplex, cottages, etc) to increase housing options in the City.
5.7 Consider amending the Zoning Regulations to streamline the permitting process for mixed-
used projects in commercial zones.
Goal 6: Housing Production
Plan forFacilitate the production of new housing to meet the full range of community
housing needs.
Policies
6.1 Consistent with the growth management portion of its Land Use Element and the
availability of adequate resources, the City will plan to accommodate up to 3,354 dwelling
units for the 6th cycle housing element update in accordance with the assigned Regional
Housing Needs Allocation.1,144 dwelling units between January 2014 and June 2019 in
accordance with the assigned Regional Housing Needs Allocation.
6.2 New commercial developments in the Downtown Core (C-D Zone) shall include housing,
unless the City makes one of the following findings:
Housing is likely to jeopardize the health, safety or welfare of residents or employees; or
The property’s shape, size, topography or other physical factor makes construction of new
dwellings infeasible.
6.23 If City services must be rationed to development projects, residential projects will
be given priority over non-residential projects . As required by SB 1087, Housing
affordable to lower income households will be given first priority.
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6.43 City costs of providing services to housing development will be minimized. Other
than for existing housing programs encouraging housing affordable to extremely low, very-
low and low income persons, the City will not make new housing more affordable by
shifting costs to existing residents.
6.45 When sold, purchased, or redeveloped for public or private uses, City-owned properties
within the urban reserve shall include housing as either a freestanding project or part of a
mixed-use development where land is suitable and appropriate for housing.
6.6 Property located behind the former County General Hospital shall be designated a “Special
Considerations” zone and may be considered suitable for residential development after
further analysis and environmental review, provided that development be limited to site
areas with average slopes of less than 20 percent, that approximately one-half of the total
site area be dedicated for open space and/or public use, and that an additional water tank
be provided if determined necessary to serve new development.
6.57 Support the redevelopment of excess public and private utility properties for housing where
appropriately located and consistent with the General Plan.
6.68 Consistent with the City’s goal to stimulate higher density infill where appropriate in the
Downtown Core (C-D Zone), Upper Monterey, and Mid-Higuera Special Focus Areas,, the
City shall consider changes to the Zoning Regulations that would allow for flexible density
standards that support the development of smaller apartments and efficiency units.
6.79 Encourage and support employer/employee financing programs and partnerships to
increase housing opportunities specifically targeted towards the local workforce.
6.810 To help meet the 6th cycle RHNA production targetsQuantified Objectives, the City will
support residential infill development and promote higher residential density where
appropriate.
6.9 Specific plans for any new area identified shall include R-3 and R-4 zoned land to ensure
sufficient land is designated at appropriate densities to accommodate the development of
extremely low-, very low- and low-income dwellings.
Programs
6.101 Maintain the General Plan and Residential Growth Management Regulations (SLOMC
17.88144) exemption for new housing in the Downtown Core (C-D zone), accessory
dwelling units (ADUs), and new housing in other zones that is enforceablyfor deed-
restricted for extremely-low, very low, low- and moderate income households, pursuant to
the Affordable Housing Standards.
6.112 Continue to allow flexible parking regulations for housing development, especially in the
Downtown Core (C-D Zone), including the possibilities of flexible use of city parking
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facilities by Downtown residents, where appropriate, and reduced or no parking
requirements where appropriate guarantees limit occupancies to persons without motor
vehicles or who provide proof of reserved, off-site parking. Such developments may be
subject to requirements for parking use fees, use limitations and enforcement provisions.
6.123 Continue to develop incentives to encourage additional housing in the Downtown, Upper
Monterey, and Mid-Higuera Special Focus AreasDowntown Core (C-D Zone), particularly
in mixed-use developments. Density based on flexible density average unit size in a project
should be explored to encourage the development of smaller efficiency units.
6.14. Specific plans for any new expansion area identified shall include R-3 and R-4 zoned land
to ensure sufficient land is designated at appropriate densities to accommodate the
development of extremely low, very-low and low income dwellings. These plans shall
include sites suitable for subsidized rental housing and affordable rental and owner-
occupied dwellings, and programs to support the construction of dwellings rather than
payment of in-lieu housing fees. Such sites shall be integrated within neighborhoods of
market-rate housing and shall be architecturally compatible with the neighborhood.
6.135 Consider General Plan amendments to rezone commercial, manufacturing or public facility
zoned areas for higher-density, infill or mixed-use housing where land development
patterns are suitable. and where impact to Low-Density Residential areas is minimal. For
example, areas to be considered for possible rezoning include, but are not limited to the
following sites (shown in Figure 1 and further described in Appendix D, Table D-1):
A) Portions of South Broad Street Corridor and Little Italy area
B) A) 1499 San Luis Drive (rezone vacant and underutilized School District property)
C) B) 1642 Johnson Avenue (vacant School District property)
D) C) 4325 South Higuera Street (former P.G.&E. yard)
E) D) 4355 Vachell Lane (vehicle storage)
F) 173 Buckley Road (Avila Ranch)
G) E) 2143 Johnson Avenue (adjacent to County Health Department)
H) 3710 Broad Street (Plumbers and Steamfitters Union)
I) F) 11950 Los Osos Valley Road (Pacific Beach High School)
J) G) 2500 Block of Boulevard Del Campo (adjacent to Sinsheimer Park)
H) 12165 & 12193 Los Osos Valley Road (adjacent to Home Depot)
I) 1150 & 1160 Laurel Lane (Atoll Business & Technology Center)
K) J) 600 Tank Farm Road (Temporary Unimproved Parking Area)
Figure 1
Areas to be Considered for Possible Rezoning
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6.146 Continue to provide resources that support the SLO County Housing Trust fund’s efforts
to provide below-market financing and technical assistance to affordable housing
developers as a way to increase affordable housing production in the City of San Luis
Obispo.
6.157 Encourage residential development through infill development and densification within
City Limits and in designated expansion areas over new annexation of land.
6.168 Seek opportunities with other public and private agencies to identify excess, surplus, and
underutilized parcels for residential development and public utilities to identify, assemble,
develop, redevelop and recycle surplus land for housing, and to convert vacant or
underutilized public, utility or institutional buildings to housing.
6.179 Continue to incentivize affordable housing development consistent with SLOMC
(Affordable Housing Incentives) with density bonuses, parking reductions and other
development incentives, including City financial assistance.
6.1820 Continue to financially assist in the development of housing affordable to extremely low,
very-low, low- andor moderate income households during the planning period using State,
Federal, and local funding sources, with funding priority given to projects that result in the
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maximum housing benefits for the lowest household income levels.
6.1921 Actively seek new revenue sources, including State, Federal and private/non-profit
sources, and financing mechanisms to assist with the development of affordable housing
affordable to development for extremely low, very low and low or moderate income
households and first- time homebuyers.
6.22 Continue to exempt the rehabilitation or remodeling of up to 4 dwellings of up to 1200
square feet each from Architectural Review Commission review. New multi-unit housing
may be allowed with “Minor or Incidental” or staff level architectural review, unless the
dwellings are located on a sensitive or historically sensitive site.
6.23 Assist in the production of affordable housing by identifying vacant or underutilized City-
owned property suitable for housing, and dedicate public property, where feasible and
appropriate for such purposes, as development projects are proposed.
6.24 Community Development staff will proactively provide information for properties suitable
for housing as identified in the Land Use and Housing Elements.
6.25 Evaluate and consider amending the General Plan to designate the 46 acres associated with
the former County General Hospital as a “Special Considerations” zone, suitable for
housing development on areas of the site of less than 20 percent average slope, provided
that open space dedication and public improvements are part of the project.
6.206 Continue to update the Affordable Housing Incentives (Chapter 17.90140, SLOMC) and
Zoning Regulations to ensure density bonus incentives are consistent with State Law.
6.27 Evaluate and consider increasing the residential density allowed in the Neighborhood-
Commercial (CN), Office (O) and Downtown Commercial (CD) zoning districts. The City
will evaluate allowing up to 24 units per acre in the CN and O zones, and up to 72 units
per acre in the CD zone, twice the current density allowed in these areas.
6.28 Evaluate how lot patterns (i.e. size, shape, slope) in the City’s multi-family zones affect
the City’s ability to meet housing production policies. If warranted, consider setting a
minimum number of dwellings on each legal lot in the R-2, R-3 and R-4 zones, regardless
of lot size, when other property development standards, such as parking, height limits and
setbacks can be met.
6.29 Continue to pursue incentives to encourage development of Secondary Accessory
Dwelling Units (ASDUs). Possible incentives include ASDU design templates, flexible
development standards, fee reductions or deferrals, or other measures to encourage the
construction of A SDUs where allowed by zoning.
6.2230 Evaluate and consider updatadopting the Subdivision Regulations and Zoning Regulations
changes to support small lot subdivisions, ownership bungalow court development .
Eliminate the one acre minimum lot area for PD overlay zoning, and other alternatives to
conventional subdivision design.
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6.31 Consider scaling development impact fees for residential development based on size,
number of bedrooms, and room counts.
6.2332 Continue to submit annual the Housing Element Annual Pprogress Rreports (APR) to the
State Department of Housing and Community Development and the Governor’s Office of
Planning and Research on or before April 1st of each year for the prior calendar year,
pursuant toper Government Code Section 65400.
Goal 7: Neighborhood Quality
Maintain, preserve, and enhance the quality of neighborhoods, encourage neighborhood
stability and owner occupancy, and improve neighborhood appearance, function and sense
of community.
Policies
7.1 Within established neighborhoods, new residential development shouldshall be of
compatible design a character, size, density and quality that respects the existing
neighborhood character, to enhance and maintains the quality of life for existing and future
residents.
7.2 Higher density housing should maintain high quality standards for unit design, privacy,
security, on-site amenities, and public and private open space. Such standards should be
flexible enough to allow innovative design solutions. in special circumstances, e.g. in
developing mixed-use developments or in housing in the Downtown, Upper Monterey, and
Mid-Higuera Special Focus Areas Core.
7.3 Within established neighborhoods, housing should not be located on sites designated in the
General Plan for parks or open space.
7.34 Within expansion areas, nNew residential developments should incorporate be
an integral part of an existing neighborhood or should establish a new neighborhood, with
pedestrian and bicycle linkages that provide direct, convenient and safe access to adjacent
neighborhoods, schools, parks, and shopping areas.
7.45 Discourage Tthe creation of walled-off or physical separations between residential
enclaves, or of separate, unconnected tracts to enhance, is discouraged because physical
separations prevent the formation of safe, walkable, and enjoyable neighborhoods.
7.56 Housing shouldshall be sited to enhance safety along neighborhood streets and in other
public and semi-public areas.
7.67 The physical design of neighborhoods and dwellings should promote walking and
bicycling and preserve open spaces and views.
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7.78 Continue to Eencourage strategies and programs that increase long-term residency
and stabilization in neighborhoods.
7.8 Preserve the fabric, amenities, yards (i.e. setbacks), and overall character and quality of life
of established neighborhoods.
Programs
7.9 Continue to utilize a diverse range of outreach methods implement varied strategies,
includingsuch as early notification through email notificationselectronic media, the City’s
website and social media accounts improvements, and neighborhood outreach meetings,
etc., to ensure residents are aware of and able to participate in planning decisions affecting
their neighborhoods early in the planning process.
7.10 Continue to work directly with neighborhood groups and individuals to address concerns
pertaining to. Identify specific neighborhood needs, problems, trends, and opportunities for
physical improvements.
7.11 Continue to fund neighborhood improvements, including parks, sidewalks, traffic calming
devices, crosswalks, parkways, street trees and street lighting to improve aesthetics, safety
and accessibility.
7.12 Continue to develop and implement neighborhood parking strategies, including parking
districts, to address the lack of on- and off-street parking in residential areas.
7.123 Continue the City’s Neighborhood Services and proactive enforcementCode Enforcement
programs to support neighborhood wellness.
Goal 8: Special Housing Needs
Encourage the creation and maintenance of housing for those with special housing needs.
Policies
8.1 Encourage housing development that meets a variety of special needs, including large
families, single parents, disabled persons, the elderly, students, veterans, the homeless, or
those seeking congregate care, group housing, single-room occupancy or co-housing
accommodations, utilizing universal design.
8.2 Preserve manufactured housing or mobile home parks and support changes in these forms
of tenure only if such changes provide residents with greater long-term security or
comparable housing in terms of quality, cost, and livability.
8.3 Encourage manufactured homes in Specific Plan Areas by:
A) When the City considers adopting new specific plans, including policies that support
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owner-occupied manufactured home parks with amenities such as greenbelts,
recreation facilities, and shopping services within a master planned community setting.
Such parks could be specifically designed to help address the needs of those with
mobility and transportation limitations.
B) Establishing lot sizes, setback, and parking guidelines that allow for relatively dense
placement of manufactured homes within the master planned neighborhood.
C) Locating manufactured home parks near public transit facilities or provide public
transportation services to the manufactured home parks to minimize the need for
residents to own automobiles.
8.34 Encourage Cal Poly University to continue to develop on-campus student housing to meet
existing and future needs and to lessen pressure on City housing supply and transportation
systems.
8.45 Strengthen the role of on-campus housing by encouraging Cal Poly University
to require freshmen and sophomore students to live on campus.
8.56 Locate fraternities and sororities on the Cal Poly University campus. Until that is
possible, they should be located in Medium-High and High-Density residential zones near
the campus.
8.67 Encourage Cal Poly University to develop and maintain faculty and staff housing,
consistent with the General Plan.
8.78 Disperse special needs living facilities throughout the City where public transit and
commercial services are available, rather than concentrating them in one district.
8.89 Support Ccontinue to supportd regional efforts to address homelessness implement the
document “The Path Home: San Luis Obispo County’s 10 Year Plan to End Chronic
Homelessness”.
8.910 Encourage a variety of housing types that accommodate persons with disabilities and
promote aging in place, including a goal of “visitability” in new residential units, with an
emphasis on first-floor accessibility to the maximum extent feasible.
8.11 Encourage changes to City regulations that would support the special housing needs of
disabled persons, including persons with developmental disabilities.
8.102 Assist the homeless and those at risk of becoming homeless by supporting shelters,
temporary housing, and transitional housing., and by facilitating general housing
assistance. .
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Programs
8.113 Continue to provide resources that support local and regional solutions to meeting the needs
of the homeless and continue to support, jointly with other agencies, shelters and programs,
such as Housing First and Rapid Rehousing, for the homeless and for displaced individuals
and familieswomen and children.
8.124 Continue to enforce the mobile home rent stabilization program to minimize increases in
the cost of mobile home park space rents.
8.135 SupportContinue to look for opportunities in specific plan areaswithin the City suitable for
tenant-owned mobile-home parks, cooperative or limited equity housing, manufactured
housing, self-help housing, or other types of housing that meets special needs.
8.146 Advocate developing more housing and refurbishing campus housing at Cal Poly
University.
8.157 Work with Cal Poly University Administration to secure designation of on-campus
fraternity/sorority living groups.
8.168 Jointly develop and implement a student housing plan and Ccontinue to support “good
neighbor programs” with Cal Poly State University, Cuesta College, the City and localCity
residents. The programs should continue to improve communication and cooperation
between all groups the City and the schools, set on- campus student housing objectives and
establish clear, effective standards for about student housing in residential neighborhoods.
8.179 Provide public educational information at various City Offices, on the City website, and
other electronic media platforms the Community Development Department public counter
on universal design concepts (i.e. aging in place) for new and existing residential dwellings.
8.1820 Transitional Housing and Supportive Housing: Continue to allow the establishment of
transitional and supportive housing in all zoning districts where residential uses are
allowed.
Amend the Zoning Regulations to allow homeless shelters, transitional housing and
supportive housing (low barrier navigation centers) in all residential zones, areas zoned for
mixed-uses, and nonresidential zones permitting multifamily uses without a conditional
use permit to be alignment with Government Code Section 65660 (AB 101).
8.1921 Continue to look for partnership opportunities with non-profit housing developers and
service providers to (land, retail or commercial space, motels, apartments, housing units,
mobile home parks) that can be acquired vacant, blighted, or underutilized properties (land,
retail or commercial space, motels, apartments, housing units, mobile home parks) forand
conversion ted into affordable permanent and supportive housing and permanent
supportive housing for homeless persons and families.
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8.22 Consider addition of an overlay zone to existing and future mobile home and trailer park
sites to provide constructive notice that additional requirements, such as rent stabilization
and a mobile home park conversion ordinance may apply.
8.2023 Continue to Sseek State, Federal, and local funding sources to eEncourage the creation of
and financially assist in the development of housing for persons with developmental
disabilities. The City will seek grant opportunities for housing construction and
rehabilitation specifically targeted for persons with developmental disabilities. using State,
Federal and local funding sources.
8.24 Continue to coordinate with the County Department of Social Services, social services
providers, and non-profit organizations for delivery of existing, improved and expanded
programs and services, including case management, drug, alcohol, detoxification, and
mental health services.
8.2125 Continue to coordinateliaison with engage the County Department of Social Services,
Homeless Services Oversight Council (HSOC), social service providers, and non-profit
organizations and Friends of Prado Day Center (FPDC) to identify, evaluate, and
implement strategies to reduce the impacts of homelessness on the City.
8.26 Work with other jurisdictions to advocate for State legislation that would: 1) provide
funding to help Cal Poly University provide adequate on-campus student housing, and 2)
allow greater flexibility for State universities and community colleges to enter into public-
private partnerships to construct student housing.
Goal 9: Sustainable Housing, Site, and Neighborhood
Design
Encourage housing that is resource-conserving, healthful, economical to live in,
environmentally benign, and recyclable when demolished.
Policies
9.1 Residential developments should promote sustainability consistent with the Climate Action
Plan (CAP) and CALGreen in their design, placement, and functionalityuse. Sustainability
can be promoted through a variety of housing strategies, including the following:
A) Maximize use of renewable, recycled-content, and recycled materials, and minimize use of
building materials that require high levels of energy to produce or that cause significant,
adverse environmental impacts.
B) Incorporate renewable energy features into new homes, including passive solar design,
solar hot water, solar power, and natural ventilation and cooling.
C) Minimize thermal island effects through reduction of heat-absorbing pavement and
increased tree shading.
Avoid building materials that may contribute to health problems through the release of gasses or
glass fibers into indoor air.
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Design dwellings for quiet, indoors and out, for both the mental and physical health of residents.
F) Design dwellings economical to live in because of reduced utility bills, low cost
maintenance and operation, and improved occupant health.
G) Use construction materials and methods that maximize the recyclability of a building’s
parts.
Educate public, staff, and builders to the advantages and approaches to sustainable design, and
thereby develop consumer demand for sustainable housing.
I) City will continue to refer to a sustainable development rating system, such as the LEED
or GreenPoint programs when evaluating new development proposals.
9.2 Residential unitssite, subdivision layouts, and neighborhood designs amenities should be
coordinated to support make residential sustainableil designity work. Some ways to do this
include:
A) Design subdivisions to maximize solar access for each dwelling and site.
B) Design sites so residents have usable outdoor space with access to both sun and shade.
C) Streets and access ways should minimize pavement devoted to vehicular use.
D) Use neighborhood retention basins to purify street runoff prior to its entering creeks.
Retention basins should be designed to be visually attractive as well as functional.
Fenced-off retention basins should be avoided.
E) Encourage cluster development with dwellings grouped around significantly-sized,
shared open space in return for City approval of smaller individual lots.
F) A) Treat public streets as landscaped parkways, using continuous plantings at least six
feet wide and where feasible, median planters to enhance, define, and to buffer
residential neighborhoods of all densities from the effects of vehicle traffic.
9.3 Preserve the physical neighborhood qualities in the Downtown Planning Area that
contribute to sustainability. Some ways to do this include:
A) Maintain the overall scale, density and architectural character of older neighborhoods
surrounding the Downtown Core.
B) Encourage the maintenance and rehabilitation of historically designated housing stock.
9.34 To promote energy conservation and a cleaner environment, Continue to encourage the
development of dwellings with energy-efficient designs, utilizing passive and active solar
features, and the use of energy-saving techniques that exceed minimums prescribed by
State law.
9.45 Actively Continue to promote water conservation through housing and site design
to help moderate the cost of housing.
9.56 Support programs that provide financing for sustainable home upgrade projects
such as installation of solar panels, heating and cooling systems, water conservation and
windows to improve the energy efficiency of the City’s existing housing stock.
Programs
9.67 Continue to educate planning and building staff and citizen review bodies on energy
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conservation issues, including the City’s energy conservation policies and Climate Action
Plan. Staff shall work with applicants to achieve the City’s energy conservation goals.
9.78 Continue to provide assurance of long-term solar access for new or remodeled housing and
for adjacent properties, consistent with historic preservation guidelines, and revise
regulations found to be inadequate.
9.9 Continue to implement the Water Quality Control Board’s “Post-Construction Stormwater
Management Requirements for Development Projects in the Central Coast Region”, to
reduce the amount of impermeable surface.
9.810 Implement Climate Action Plan programs that increase the production of “green” housing
units and projects and require use of sustainable and/or renewable materials, water and
energy technologies (such as, but not limited to solar, wind, or thermal).
9.911 Continue to promote building materials reuse and recycling in site development and
residential construction, including flexible standards for use of salvaged, recycled, and
“green” building materials. Continue the City’s construction and demolition debris
recycling program as described in Chapter 8.05 of the Municipal Code.
9.12 Consider incentivizing dwelling units to a minimum size of 150 square feet, consistent with
the California Building Code, by reduced impact fees and property development standards.
9.103 Consider participatingContinue to support in financing programs for sustainable home
improvements such as solar panels, heating and cooling systems, water conservation and
energy efficient windows.
Goal 10: Local Preference
Maximize affordable housing opportunities for those individuals who are employed in
business that are located in geographic areas that are customarily included in the City’s
annual jobs-housing balance analysis. who live or work in San Luis Obispo City and nearby
corporate areas, towhile seeking to balance job growth and housing supply.
Policies
10.1 Administer City housing programs and benefits, such as First Time Homebuyer Assistance
or affordable housing lotteries, to give preference to individuals as outlined in Policy
10.2to: 1) persons living or working in the City or within the City’s Urban Reserve, and 2)
persons living in San Luis Obispo County.
10.2 Encourage, and where legally allowed, require new housing development to give
preference in the following order: 1) individuals who are employed in business that are
located in geographic areas that are customarily included in the City’s annual jobs-housing
balance analysis, 2) individuals residing in the County, and 3) finally to individuals from
outside the County.
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10.2 Cal Poly State University and Cuesta College should actively work with the City and
community organizations to create positive environments around the Cal Poly Campus by:
A) Establishing standards for appropriate student densities in neighborhoods near
Campus;
B) Promoting homeownership for academic faculty and staff in Low-Density Residential
neighborhoods in the northern part of the City; and
C) A) Encouraging and participating in the revitalization of degraded neighborhoods.
Programs
10.3 Continue to work with the County of San Luis Obispo for any land use decisions that create
significant expansion of employment in the unincorporated areas adjacent to the City to
mitigate housing impacts on the City.
10.4 Continue to work with housing developers to include restrictions in purchase agreements
and CCRs to require for sale units to be restricted to owner-occupants for the first five
years after sale.
10.4 Encourage residential developers to sell or rent their projects to those residing or employed
in the City first before outside markets.
10.5 Work with Cal Poly to address the link between enrollment and the expansion of campus
housing programs at Cal Poly University to reduce pressure on the City's housing supply.
10.6 Work with other jurisdictions to advocate for State legislation that would: 1) provide
funding to help Cal Poly University provide adequate on-campus student housing, and 2)
allow greater flexibility for State universities and community colleges to enter into public-
private partnerships to construct student housing.
Goal 11: Suitability
Develop and retain housing on sites that are suitable for that purpose.
Policies
11.1 Where property is equally suited for commercial or residential uses, give preference to
residential use. Changes in land use designation from residential to non-residential should
be discouraged.
11.2 Prevent new housing development on sites that should be preserved as dedicated open
space or parks, on sites subject to natural hazards such as unmitigable geological or flood
risks, or wild fire dangers, and on sites subject to unacceptable levels of man-made hazards
or nuisances, including severe soil contamination, airport noise or hazards, traffic noise or
hazards, odors or incompatible neighboring uses.
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Program
11.3 The City will continue to ensure the ability of legal, non-conforming uses to continue where
new development is proposed.
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City of San Luis Obispo, Council Memorandum
Planning Commission Memo
Date: June 2, 2020
TO: Planning Commission
FROM: Tyler Corey, Principal Planner
PREPARED
BY: Rachel Cohen, Associate Planner
SUBJECT: 2020 Affordable Housing Nexus Study
INTRODUCTION
In 2019, the City hired Consultants David Paul Rosen & Associates (DRA) to complete an
Affordable Housing Nexus Study. The study was completed in January 2020 and submitted to the
City Council on April 21, 2020 as information to receive and file. This information is part of a
larger process that is associated to the Housing Element Update and the future evaluation of the
Inclusionary Housing Ordinance (IHO). This is consistent with Housing Element Programs 2.15,
2.16 and 4.6 that outlines evaluating Table 2A, increasing affordability options for those making
above 121 percent AMI, and providing affordable units that are consistent in size, location and
character as market rate development, as a part of the inclusionary housing ordinance (IHO). The
Nexus Study is the first step in providing information that can be used to evaluate these
considerations and any other changes to the IHO.
BACKGROUND
Housing Major City Goal – Nexus Study Task
Housing was identified as a Major City Goal for the 2019-21 Financial Plan. The adopted goal
language states, “Facilitate the production of housing with an update of the Housing Element,
including an emphasis on affordable housing (including unhoused people) and workforce housing
through the lens of climate action and regionalism.” A core priority identified in the MCG work
scope and action plan is to complete an Affordable Housing Nexus Study to evaluate the current
nexus between new commercial and residential development and the City’s requirements for
affordable housing embodied in its Inclusionary Housing Requirements (SLOMC 17.138). The
last time a study was completed was in 2004.
Inclusionary Housing Ordinance
The City’s first Inclusionary Housing Ordinance was adopted in 1999 and since that time, the City
has focused on ensuring that a percentage of all new housing units are affordable to income eligible
households. The inclusionary housing requirement can be met by 1) building affordable dwellings
as part of a development project, 2) dedicating real property, improved or not, for development of
affordable housing by the City’s Housing Authority or by a non-profit housing provider, 3) paying
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an in-lieu fee which is used to assist with the development of new affordable housing throughout
the City, or 4) a combination of the above methods, to the approval of the Community
Development Director. To date, more than 850 deed-restricted or otherwise secured affordable
dwellings have been planned for, entitled, or built since the adoption of the Inclusionary Housing
Ordinance in 1999. Additionally, the City has granted, loaned, or committed $10,450,954 of
affordable housing in-lieu funds to assist with the development of 464 new deed-restricted
affordable housing units.
2020 NEXUS STUDY
Why Complete a Nexus Study?
A nexus study is necessary to establish the relationship between market-rate residential
development and non-residential development and the need to support and construct new deed-
restricted affordable housing in the City. This nexus study analyzes if new market-rate residential
and non-residential development in the City increases demand for affordable housing. A nexus
study is intended to determine whether: (1) those subject to the fee are contributing to the demand
that the fee will be used to address; and (2) that the amount of the fee is reasonably related to the
magnitude of the fee-payer’s contribution to the problem.
Nexus Study Finding
The Nexus Study determined that both residential and commercial development are creating
demand for affordable housing that is not being met by the housing market. The study’s findings
verify that there is a nexus that justifies the City having an inclusionary housing requirement as it
is applied to both residential and commercial development.
Recommendations from the Nexus Study
An update to the Inclusionary Housing Requirement will be pursued following adoption of the
City’s Housing Element Update. The updated ordinance will implement policy direction included
in the Housing Element Update.
Consultants David Paul Rosen & Associates (DRA) has provided recommendations for updates to
the City’s existing Inclusionary Housing Requirement. These recommendations are summarized
below and can also be found in the Executive Summary Section of the Nexus Study.
1. Inclusionary Housing Ordinance (IHO) and Geographical Variation
Based on comparable cities and an analysis of San Luis Obispo’s economic/market data, the City
should consider different requirements based on whether the residential project is for sale or rent
and should discontinue differentiating between housing projects located within the City Limits and
Expansion Areas.
Recommended City-Wide Affordable Housing Requirement for Residential Development:
• Rental: Build 5% of units at very low income (50% Area Median Income (AMI)1 and 10%
of units at low income (80% AMI)
• Owner: Build 5% of units at low income (80% AMI) and 10% of units at moderate income
1 AMI’s listed in the recommendations are maximums for the various income groups.
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(120% AMI)
Current Affordable Housing Requirement for Residential Development (both rental and owner):
• In City Limits: Build 3% low (80% AMI) or 5% moderate (120% AMI) income
Affordable Dwelling Units
• In Expansion Area: Build 5% low (80% AMI) and 10% moderate (120%
AMI) income Affordable Dwelling Units.
2. Affordable Housing Standards
The City should maintain its current definitions of affordable housing expense in terms of the
percent of AMI (Area Median Income) used to calculate affordable rents and sales prices. In
addition, DRA recommends that the City include utility costs as part of rent and Homeowners
Association (HOA) fees as part of the affordable sales prices.
Existing City IHO does not include utility costs as part of rent or include HOA fees as part of the
sales price.
3. Project Size and Density Adjustments
DRA recommends eliminating the project size and project density adjustments currently contained
in Inclusionary Housing Ordinance Table 2A and recommends a minimum inclusionary
requirement of one unit for projects of five or more units not otherwise exempt from the ordinance.
4. Residential In-Lieu Fees
DRA recommends applying in-lieu fees on a per square foot basis as the estimated economic
equivalent of providing on-site units.
Existing City IHO bases in-lieu fees on building valuation. “Building valuation” is the total value
of all construction work for which a permit would be issued, as determined by the Chief Building
Official.
5. Non-Residential Nexus Fees (Commercial Development)
Based on the non-residential nexus fees adopted in other California communities (see Attachment
A, Table ES-5 and Section 7.8), DRA recommends fees in the range of $1 to $4 per square foot
for industrial uses and $2 to $5 per square foot for other non-residential uses.
Existing City IHO bases commercial in-lieu fees on building valuation.
Relation to Housing Element
Based on recommendations of the DRA Nexus study, staff anticipates that the Housing Element
update will include new policy and program language to evaluate amendments to the Inclusionary
Housing Ordinance, including Table 2A, based on findings of an economic feasibility analysis
once the Housing Element has been adopted by City Council and certified by the State.
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Next Steps
• June 2020 – August 2020: Planning Commission reviews the Housing Element Update
over the course of two separate meetings
• September 2020: Council adopts completed Housing Element Update
• Winter/Spring 2021: Complete an economic feasibility analysis
• Fall 2021: Based on recommendations of the Nexus Study, the economic feasibility
analysis, and guiding policies included in the Housing Element Update, staff will evaluate
amendments to the Inclusionary Housing Ordinance and present its recommendations to
the Planning Commission and City Council
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