HomeMy WebLinkAboutHAA Letter
August 23, 2019
Jessie Skidmore
Ten Over Studio
539 Marsh Street
San Luis Obispo, CA 93401
SUBJECT: ARCH‐0017‐2019 (545 Higuera & 486 Marsh): Review of a new mixed‐use
project consisting of 56 residential units (including four low‐income units)
and approximately 5,209 s.f. of commercial space– Project Consistency Per
Government Code Section 65589.5(j)(2)(A).
Dear Jessie Skidmore:
Our initial review of the application identified above indicates that your project may qualify
as a “housing development project” under the terms of the Housing Accountability Act,
Government Code Section 65589.5. If this is the case, the City is required to notify you in
writing within 30 days of your application being deemed complete of the project’s
potential inconsistencies with the City’s “applicable, objective general plan, zoning, and
subdivision standards and criteria, including design review standards.” Your application
was deemed complete, pursuant to the Permit Streamlining Act, July 24, 2019.
Based on staff’s review of the application materials submitted to date, staff considers the
project to be inconsistent with the objective standards stated below. As a courtesy, we
have also identified the ways in which staff believes the proposed housing development
project is inconsistent and not in compliance with other City standards that may not qualify
as “objective.” Objective standards are noted below with an “O,” while other standards
are noted with an “S.”
The environmental document or determination to be prepared for the project pursuant to
the California Environmental Quality Act (CEQA) will further explore some of these issues of
consistency, as may be required by CEQA. Prior to the public hearing for the project, and as
part of the staff report, staff will provide further analysis of your project’s consistency with
the City’s plans, programs, and other similar provisions.
ARCH-0017-2019 (545 Higuera & 486 Marsh)
Page 2
Community Design Guideline O/S Explanation
3.1.B.2: In designing a building, it is
important to analyze the areas
surrounding the building site to find
elements of compatibility that can be used
in a new design. It is important for each
site to both maintain its own identity and
be complementary to its surroundings.
Thus, a new building can be unique and
interesting and still show respect for and
compatibility with the architectural styles
and scale of other buildings in its vicinity.
S There are opportunities for the project to
increase compatibility with surrounding
development, such as additional step‐backs and
incorporation of height transitions.
4.2.B: Multi‐story buildings should be set
back above the second or third level to
maintain a street façade that is consistent
with the historic pattern of development,
maintaining the general similarity of
building heights at the sidewalk edge.
In no case may the height of a building at
the back of sidewalk exceed the width of
the adjoining right‐of‐way.
‐ New buildings that are
significantly taller than adjacent
buildings shall provide appropriate
visual transitions.
‐ The project should provide upper
story setbacks from the front building
façade along the street. Portions of
the building should be stepped back
sufficiently so that these upper
building walls are not visible to
pedestrians on the sidewalk along the
building’s frontage.
‐ Larger buildings (where frontages
exceed 50 feet) should be clearly
expressed at the street frontage by
changing material or setback to
respect the historic lot pattern and
rhythm of downtown development.
‐ Abrupt changes in building heights
and/or roof orientation should be
diminished by offsets of building form
and mass.
‐ For new projects adjacent to
buildings included on the City’s
Inventory of Historic Resources there
shall be a heightened sensitivity to
the mass and scale of the significant
buildings.
O There are opportunities for the project to
increase compatibility with surrounding
development, such as additional step‐backs and
incorporation of height transitions.
While the project is setback from the proximate
historic resource, there are opportunities for the
project to increase sensitivity to surrounding
development, such as additional step‐backs and
incorporation of height transitions
ARCH-0017-2019 (545 Higuera & 486 Marsh)
Page 3
Please note that this letter presents staff’s initial evaluation of your project’s potential
consistencies with the City’s plans and policies. A formal decision regarding your project’s
consistency with applicable plans, programs, policies, ordinances, standards, and
requirements will be made by the appropriate City decision‐making body for the project,
such as the Planning Commission or City Council, at a public hearing.
If you have any questions regarding this letter, please contact Shawna Scott at
sscott@slocity.org or (805) 781‐7176.
Sincerely,
Shawna Scott, Senior Planner
Community Development Department
City of San Luis Obispo