HomeMy WebLinkAbout08-17-2020 ARC Agenda Packet
Agenda
Architectural Review Commission
Monday, August 17, 2020
5:00 PM 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 Architecture Review Commission (ARC) 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 ARC meetings in the following ways:
1. Remote Viewing - Members of the public who wish to watch the meeting can view:
• View the Webinar
➢ Registration URL: https://attendee.gotowebinar.com/register/594522838664710925
➢ Webinar ID: 205-720-827
➢ Telephone Attendee: (415) 930-5321; Audio Access Code: 184-703-251
2. Public Comment - The ARC 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 – Can be submitted via email to advisorybodies@slocity.org and
will be archived/distributed to members of the Advisory Body the day after the meeting.
Emails will not be read aloud during the meeting
• 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. Voicemails will not be played during the
meeting.
➢ During the meeting – Members of the public who wish to provide public comment can join
the webinar (instructions above). Once you have joined the webinar, please put your name
and Item # in the questions box. Your mic will be unmuted once Public Comment is called for
the Item and you will have 3 minutes to speak.
CALL TO ORDER: Chair Allen Root
Architectural Review Commission Agenda for August 17, 2020 Page 2
ROLL CALL: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah
Smith, Vice Chair Christie Withers, and Chair Allen Root
PUBLIC COMMENT PERIOD: The general public is encouraged to submit comments on any
subject within the jurisdiction of the Architectural Review Commission that does not appear on
this agenda. Although the Commission will not take action on items presented during the Public
Comment Period, the Chair may direct staff to place an item on a future agenda for formal
discussion.
CONSIDERATION OF MINUTES
1. Minutes of the Architectural Review Commission meetings of August 3, 2020
PUBLIC HEARINGS
Note: Any court challenge to the actions 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.
2. Project address: 650 Tank Farm Road; Case #: ARCH-0755-2019; Zone: C-S-SP; Agera
Grove Investments, LLC, owner/applicant. Review of a mixed-use development that includes
a 17,500 square foot, two-story commercial structure, 249 residential units that are housed within
18, three-story structures, and a 4,325 square-feet single story clubhouse with a creek setback
exception request to allow a third-floor creek setback of 0 feet where 10 feet is normally required.
The project is consistent with a Mitigated Negative Declaration of Environmental Review,
adopted on February 5, 2019. (Rachel Cohen – 20 minutes)
Recommendation: Review the proposed project in terms of its consistency with the Design
Guidelines of the Airport Area Specific Plan, and Community Design Guidelines, and provide
comments and recommendations to the Planning Commission.
3. Project address: 600 Tank Farm Road; Case #: ARCH-0216-2020; Zone: BP-SP; Covelop
Holdings, LLC, applicant. Conceptual review of a mixed-use project consisting of 280
residential units and 15,000 square feet of commercial space, the project also includes an
amendment to the Airport Area Specific Plan to rezone the property from Business Park (BP -
SP) to Commercial Services (C-S-SP), and an associated and a General Plan Map Amendment.
The project will include preparation of an Environmental Impact Report. (Kyle Bell – 20 minutes)
Recommendation: Review the project for consistency with the Community Design
Guidelines, Airport Area Specific Plan, and applicable City policies and standards, to provide
the applicant and staff with initial feedback on the proposed conceptual design.
4. Project Address: 830 Orcutt Road; Case #: ARCH-0764-2019, AFFH-0210-2020, USE-
0209-2020; Zone: Commercial Services (C-S) zone; 830 Orcutt, LLC, owner/applicant.
Architectural Review Commission Agenda for August 17, 2020 Page 3
Continued review of a mixed-use project consisting of 15 residential units and 1,500 square
feet of commercial space within the Commercial Services (C-S) zone. The project includes a
density bonus of 20% including a request for an alternative incentive to relax development
standards for the creek setback requirement to allow a two foot setback, where 20 feet is
normally required, a request to allow residential uses on the ground floor within the first 50
feet of the structure along the street frontage, and a request for a 10 percent parking reduction.
Project is categorically exempt from environmental review (CEQA). (Kyle Bell – 20 minutes)
Recommendation: Review the proposed project in terms of its consistency with the
Community Design Guidelines, Sign Regulations, and applicable City Standards, and provide
comments and recommendations to the Planning Commission.
COMMENT & DISCUSSION
5. Staff Updates
ADJOURNMENT
The next Regular Meeting of the Architectural Review Commission is scheduled for
Monday, September 14, 2020 at 5:00 p.m., via teleconference.
APPEALS
Any decision of the Architectural Review Commission is final unless appealed to the City Council
within 10 days of the action. Any person aggrieved by a decision of the Commission may file an
appeal with the City Clerk. Appeal forms are available on the City’s website (www.slocity.org). The
appropriate appeal fee must accompany the appeal documentation.
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.
Agenda related writings or documents provided to the City Council are available for public inspection on
the City’s website: http://www.slocity.org/government/advisory-bodies
Meeting audio recordings can be found at the following web address:
http://opengov.slocity.org/weblink/Browse.aspx?startid=26289&row=1&dbid=1
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, August 3, 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,
August 3, 2020 at 5:02 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith,
Vice Chair 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--
CONSIDERATION OF MINUTES
1.Minutes of the Architectural Review Commission meetings of July 6, 2020 and July 20, 2020.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY VICE CHAIR
WITHERS CARRIED 6-0-0, to approve the minutes of the Architectural Review Commission
meetings of July 6, 2020.
ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY COMMISSIONER
PICKENS CARRIED 6-0-0, to approve the minutes of the Architectural Review Commission
meetings of July 20, 2020.
Item 1
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Minutes – Architectural Review Commission Meeting of August 3, 2020 Page 2
PUBLIC HEARING
2. Project Address: 1691 Fredericks; Case # ARCH-0073-2020 & SBDV-0076-2020; Zone
R-1; Tim Ronda, applicant. Review of a new two-story 23,951-square foot residential care
facility with 35 private rooms; project includes a request for a 20 percent parking reduction, a
fence height exception to allow a fence and retaining wall combined maximum height of 12
feet within portions of the side yard, where 9 feet is normally allowed, and an increase to the
maximum floor area ratio to 0.5 where 0.4 is normally allowed. Project is categorically exempt
from environmental review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Tim Ronda with Studio Design Group Architects, responded to
Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
DEMARTINI CARRIED 6-0-0, to find the project consistent with the Community Design
Guidelines and recommend that the Planning Commission approve the project as presented.
3. Project Address: 207 Higuera; Case # ARCH-0090-2020; Zone C-R-MU; 207 Higuera
LLC, applicant. Review of a Mixed-Use Development comprised of 16 one-bedroom
dwellings and 390 square-feet of non-residential space. The applicant requests a Density Bonus
of eight percent as an Affordable Housing Incentive; and exceptions from development
standards to reduce the number of required vehicle parking spaces by one, and to reduce the
number of required bicycle parking spaces for the residential component to one long-term
space per unit. The project is categorically exempt from environmental review (CEQA).
Assistant Planner Walter Oetzell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Jesse Skidmore with Ten Over Studio, responded to Commissioner
inquiries.
Public Comments:
Harry Hamilton
--End of Public Comment--
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Minutes – Architectural Review Commission Meeting of August 3, 2020 Page 3
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY VICE CHAIR
WITHERS CARRIED 6-0-0, to continue the project to a date uncertain with the following
direction to the applicant:
• Enhance the buffer between the street and parking lot and the attractiveness of the
parking area
• Consider converting the extra motorcycle space to provide landscape planting area;
• Provide design details (including colors and materials) for a low screening wall (about
3 feet in height) at the parking area frontage;
• Consider “wrapping” the wall “around the corners” of the frontage to enhance the
attractiveness of the screening and landscape area;
• Provide credible design details for the transformer (e.g. dimensions and clear areas
required by PG&E) to inform the landscape plan at the southwest corner of the parking
area
• Consider the interface with neighboring property to the north and south (e.g. potential
future fencing neighbors may install)
• Utilize alternative paving materials and treatments to enhance the parking area;
• Enhance the articulation of the rear (East) elevation;
• Consider storefront treatment at ground level, similar to front entry;
• Enhance the front (West) elevation;
• Provide additional articulation to the stucco wall;
• Draw attention to, and provide protection for, the stairwell entry at the southwest
building corner (e.g. by extending awning over the entry area);
• Enhance visual interest of the roofline;
• Consider additional articulation; and
• Develop the mechanical equipment screening.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:52 p.m. The next Regular Meeting of the Architectural Review
Commission is scheduled for Monday, August 17, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2020
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Meeting Date: August 17, 2020
Item Number: 2
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT BACKGROUND
December 12, 2018: The Planning Commission reviewed and approved a resolution in support of the
650 Tank Farm Mixed-Use Project, Airport Area Specific Plan (AASP) Amendment, General Plan
Amendment, Conversion Impact Report, rezone, and the Initial Study/Mitigated Negative Declaration
(IS/MND) prepared for the project.
February 5, 2019: The City Council adopted a Resolution adopting the Final IS-MND for the 650 Tank
Farm Mixed-Use Project, Airport Area Specific Plan Amendment, General Plan Amendment, and the
associated Conversion Impact Report; and adopted an Ordinance changing the zoning of the subject
property from Business Park (BP-SP) and Medium Density Residential (R-2-SP) to Service Commercial
with the Specific Plan overlay (C-S-SP) to be consistent with the General Plan and Airport Area Specific
Plan, as amended.
The Planning Commission and the City Council’s previous review did not include review of
development plans for the project, which now require a recommendation by the Architectural Review
Commission and final approval by the Planning Commission.
2.0 PROJECT DESCRIPTION AND SETTING
The proposed project is a mixed-use development that includes a 17,500 square foot, two-story
commercial structure, 249 residential units that are housed within 18, three-story structures, and a
4,325 square-feet single story clubhouse. The project is comprised of 20 structures, several parking
areas, recreational areas, pedestrian and vehicle access, and large landscaping areas. The project also
requests a third-floor creek setback exception to allow a 0-foot setback, where 10 feet is normally
required (see Attachment 1, Project Site Plan). The proposed project complies with or exceeds the
ground floor creek setback standard.
The residential component of the project would occupy a majority of the site and would include six
different building types. The mix of buildings are shown below in Table 1.
FROM: Shawna Scott, Senior Planner BY: Brandi Cummings, Contract Planner
Rachel Cohen, Associate Planner
PROJECT ADDRESS: 650 Tank Farm Road FILE NUMBER: ARCH-0755-2019
APPLICANT: Agera Grove Investments, LLC REPRESENTATIVE: RRM Design Group
____________________________________________________________________________________________________
For more information contact: Rachel Cohen at 781-7574 or rcohen@slocity.org
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Table 1: Residential Typology and Unit Mix
Building Building
Area
Building
Count
Unit Count
Per Building
Bedrooms Per
Unit Floor Area of Units
Building A 4,592 sf 3 4 2 1,616 sf
Building B 19,464 sf 5 24 Studio (12 units)
1 (12 units)
426 sf (studio)
630 sf (1 bedroom)
Building C 19,950 sf 2 21 2 890 sf
Building D 19,000 sf 1 2 2 890 sf
Building E 15,750 sf 1 19
1 (9 units)
2 (9 units)
3 (1 unit)
630 sf (1 bedroom)
890 sf (2 bedroom)
1,210 sf (3 bedroom)
Building F 6,888 sf 6 6 2 1,616 sf
Staff Conditions of Approval: City staff will be including conditions of approval that will result in
modifications to the applicant’s proposed site plan. The changes include:
1. Eliminate or relocate the eight on-site parking stalls located closest to the site access driveway
from Tank Farm Road to reduce potential for safety concerns.
2. Relocate the landscaped parkway along the Tank Farm Road frontage to the back of curb
between the vehicle traffic lane and pedestrian/bicycle facilities, instead of between the
elevated Class IV bikeway (protected bike lane) and sidewalk.
3. The right-in/right-out access driveway from westbound Tank Farm Road shall include a
dedicated right-turn pocket entering the site from westbound Tank Farm Road.
General Location: The project site is a 12.75-acre property,
located in the southern portion of the City of San Luis
Obispo. The property is located at 650 Tank Farm Road,
north of the intersection of Tank Farm Road and Santa Fe
Road.
Present Use: Mobile homes and storage
Zoning: Service Commercial, Conservation Open Space (C-S-
SP, C/OS-SP)
General Plan: Services and Manufacturing, Open Space
Surrounding Uses:
East: Orcutt Creek, parking for Damon-Garcia Sports
Fields and the SESLOC Federal Credit Union
West: Acacia Creek, gravel parking area
North: Damon-Garcia Sports Fields
South: Tank Farm Road
Figure 1: Subject Property
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3.0 PROPOSED DESIGN
Architecture: Contemporary
Design Details: Balconies, covered porches, ample windows
Materials: Brick and stone veneers, fine sand finished stucco, metal railings
Colors: The plans provide two different color schemes (see Attachment 1, Project Plans, Sheet A20).
Colors are generally neutral earth-tones that complement the stone and brick materials, including
white, beige, slate blues, and greys.
4.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Design
Guidelines of the AASP, and Community Design Guidelines (CDG) and 2) provide comments and
recommendations to the Planning Commission.
Airport Area Specific Plan: http://www.slocity.org/home/showdocument?id=4294
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Sign Regulations: https://www.slocity.org/home/showdocument?id=24661
Figure 3: Elevation of commercial structure as seen from Tank Farm Road
Figure 2: Rendering of townhomes as seen from Damon-Garcia Sports Complex
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5.0 DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, AASP, and CDG. Staff has identified the discussion items below related to consistency
with CDG Chapters 2 (General Design Principles), Chapter 3.1 (Commercial Project Design), and
Chapter 5 (Residential Project Design).
Table 2: Discussion Items
Highlighted Sections Discussion Items
Airport Area Specific Plan
Chapter 5 – Community Design
Goal 5.9 Architectural Character
The AASP calls for buildings whose architectural character will
contribute to the establishment of the Airport Area as an attractive,
high quality business center. Building designs should be simple,
expressive, and distinct and reference the area’s agricultural tradition.
The ARC should discuss whether the proposed architectural design
reflects this goal.
Goal 5.10 Scale and Massing
Buildings should be designed and articulated to give human scale,
create pedestrian areas that are protected from the elements, and
provide visual interest. The ARC should discuss whether the proposed
scale and massing of the structures contributes to a human scale design.
Goal 5.11 Building Heights
Projects in the AASP should be design with an overall development
profile that contributes to the unity and harmony of the planning area
when viewed as a whole, but also has enough variety to contribute
visual interest and avoid monotony. The ARC should discuss whether
the proposed building heights are consistent and complementary to the
AASP area as a whole.
Goal 5.12 Architectural Façade
and Treatment
Architectural detailing that gives buildings human scale, visual interest
and distinctiveness through the use of high-quality finishes and
materials that are harmoniously combined to unify individual buildings
and to ensure a consistent level of design quality. The ARC should
discuss whether the commercial building entries are clearly defined and
whether the proposed articulation provides visual interest and
decorative enhancement.
Goal 5.14 Materials and Colors
The AASP aims to achieve a unified identity through use of a
harmonious, but varied, palette of materials and colors that is
coordinated with landscape elements and signage. The ARC should
discuss whether the project provides a pallet of colors and materials
that are reflective of natural materials and tones that are found in the
surrounding landscape.
Goal 5.19 Lighting
Lighting levels should be low and should reflect the transition of urban
to rural. The AASP recommends that light standards be less than 12 feet
in height. The ARC should discuss the proposed lighting standards (see
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Attachment 2) and discuss whether the 16-foot-tall standards can
achieve a low level of lighting that also provides for public safety.
Community Design Guidelines
Chapter 2 – General Design Principles
§2.1 - Site Design
The project site is located on a parcel zoned C-S-SP and C/OS-SP, with
recreational uses to the north, commercial uses to the east and south,
and gravel parking area to the west. The CDG state that each project
should be designed with careful consideration of site character and
constraints and minimize changes to natural features. The ARC should
discuss how the project fits in with the best examples of appropriate
site design and architecture in the vicinity of the site. The ARC should
discuss whether the project site activities are logically oriented so that
the project will operate efficiently and effectively for all users.
§2.1.C – Building Design
The CDG state that the building designs should exhibit proportion,
continuity, harmony, simplicity, rhythm, and balance; present well-
articulated building elevations relieved by shadow or texture interest;
demonstrate attention to detailing and articulation to visually reduce
apparent mass; and employ materials appropriately for durability and
authenticity. The CDG states that “elevations which do not directly face
a street should not be ignored or receive only minimal architectural
treatment”; the ARC should discuss whether the proposed
development demonstrates a consistent use of colors, materials, and
detailing throughout all elevations of the buildings and whether any
additional variation is needed.
Chapter 3.1 – Commercial Project Design Guidelines
§ 3.1.B.2 Neighborhood
Compatibility
The CDG notes that new development should maintain its own identity
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 development provides sufficient design
factors to contribute to neighborhood compatibility; design theme,
building scale/size, setbacks and massing, colors, textures, and building
materials.
Chapter 5 – Residential Project Design
§ 5.2 Subdivision Design and
General Residential Project
Principals
The CDG provides guidelines for new residential subdivisions to address
how residential subdivisions should relate to their surroundings. New
residential projects should be of a walkable scale and be pedestrian and
cyclist oriented. The ARC should discuss: whether the mixed-use
development is compatible with surrounding existing and planned
developments; integrates sufficient amenities and open space to create
a pedestrian-scale neighborhood, and; the appropriateness of the
building scale/size, setbacks and massing, colors, textures, and building
materials.
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§ 5.4 Multi-Family and Clustered
Housing Design
The CDG notes that if not properly designed, parking can dominate a
multi-family site, and open space may only be provided as “left over”
areas, unrelated to other project features, that are not usable for
outdoor activities, and expose residents to uncomfortable noise levels.
The guidelines in this Chapter call for privacy of adjacent residential
units, safe and convenient bicycle parking for each unit, landscaped
areas between parking areas and structures, and the use of balconies,
porches, and patios to add human scale to the structures. The ARC
should discuss whether the development provides sufficient design
factors to contribute to neighborhood compatibility; design theme,
building scale/size, setbacks and massing, colors, textures, and building
materials.
6.0 PROJECT STATISTICS
Table 3: Residential Typology and Unit Mix
Site Details Proposed Allowed/Required
Building Setbacks
Front Yard
Side Yard
Rear Yard
> 16 feet
~3 feet (east) and 35 feet (west)
12 feet
16 feet
None Required
None Required
Acacia Creek Setback 35 feet 35 feet
Orcutt Creek Setback ~ 50 feet 35 feet
Upper Story Step Back
Creek Frontage
Street Frontage
0 feet (exception requested)
n/a
10 feet along the third level1
Maximum Height of Structures 34.75 feet 36 feet
Density 196.5 242.4
Affordable Housing 20 units (moderate-income)
19 units (low and very-low income)
39 units
Building Coverage 23.6% 90%
Floor Area Ratio (FAR) 0.57 0.6
Minimum Landscaped Space 27.5% 10%
Signage
Number of Signs
Area of Signs
None proposed at this time
2 per tenant
200 square feet
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
438
41 EV Ready; 190 EV Capable
60 short-term/guest plus 479 in-unit
20
430
44 EV Ready; 215 EV Capable
537
22
Environmental Status A Mitigated Negative Declaration was adopted on February 5, 2019 (SCH
#2018111054)
1. Zoning Regulations Section 17.70.030 (E.3)
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7.0 ACTION ALTERNATIVES
6.1 Recommend consistency with Community Design Guidelines (CDG) and the Airport Area
Specific Plan (AASP). An action recommending consistency of the application will be
forwarded to the Planning Commission for final action. This action may include
recommendations for conditions to address further consistency with the CDG or the
AASP.
6.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues, with references to specific CDG or AASP.
6.3 Recommend inconsistency with CDG or AASP. An action recommending inconsistency of
the application should reference inconsistency with the CDG or AASP.
8.0 ATTACHMENTS
1. Project Plans
2. Lighting Details
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650 TANK FARM MIXED-USEA10439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16TITLE SHEET650 TANK FARM - MIXED USESITETANK FARM ROADBROAD
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PROJECT DIRECTORYOWNER:LANDSTONE COMPANIES, LLCC/O AGERA GROVE INVESTMENTS, LLC401 CHAPALA STREET, SUITE 106SANTA BARBARA, CA 93101ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: DARIN CABRALPHONE: (805)-543-1794EMAIL: DJCABRAL@RRMDESIGN.COMCIVIL ENGINEER:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: NOAH WALTERSPHONE: (805)-543-1794EMAIL: NGWALTERS@RRMDESIGN.COMLANDSCAPE ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: JAKE MINNICKPHONE: (805)-543-1794EMAIL: JRMINNICK@RRMDESIGN.COMPROJECT DESCRIPTIONTHE APPLICANT IS PROPOSING TO DEVELOP A NEW MIXED-USE PROJECT ON THE 12.72-ACRE SITE CONSISTING OF 249 RESIDENTIAL UNITS AND 17,500 SQUARE FEET OF COMMERCIAL SPACE. THE TWO-STORY COMMERCIAL BUILDING (BUILDING H), LOCATED CLOSEST TO TANK FARM ROAD, WILL INCLUDE TWO SEPARATE STRUCTURAL VOLUMES WITH LEASE SPACES SEPARATED BY A LOBBY.THE RESIDENTIAL USES WILL OCCUPY MOST OF THE SITE AND INCLUDE SIX BUILDING TYPES. THE 249 UNITS ARE DISTRIBUTED INTO 60 STUDIO UNITS, 69 ONE-BEDROOM UNITS, 119 TWO-BEDROOM UNITS, AND ONE THREE-BEDROOM UNIT.BUILDING TYPES A, B, C & F ARE ALL MARKET-RATE UNITS. TYPE A INCLUDES ALL TWO-BEDROOM TOWNHOMES WITH FOUR UNITS, EACH WITH TWO-CAR GARAGES (3 TOTAL BUILDINGS). BUILDING TYPE B INCLUDES A TOTAL OF 24 UNITS COMPRISED OF 12 ONE-BEDROOM UNITS AND 12 STUDIO FLATS (FIVE TOTAL BUILDINGS). BUILDING TYPE C INCLUDES ALL TWO-BEDROOM FLATS WITH 21 UNITS TOTAL (THREE TOTAL BUILDINGS). TYPE F INCLUDES ALL TWO-BEDROOM TOWNHOMES WITH SIX UNITS, EACH WITH TWO-CAR GARAGES (6 TOTAL BUILDINGS).BUILDING TYPES D AND E ARE DESIGNED TO SUPPLY HOUSING UNITS TO MEET THE PROJECT’S AFFORDABLE AND INCLUSIONARY HOUSING REQUIREMENTS. BUILDING TYPE D WILL INCLUDE 20 TWO-BEDROOM UNITS AND BE AFFORDABLE TO MODERATE INCOME HOUSEHOLDS. BUILDING TYPE E CONTAINS 19 AFFORDABLE UNITS CONSISTING OF FIVE ONE-BEDROOM UNITS, NINE TWO-BEDROOM UNITS, AND ONE THREE-BEDROOM UNIT. SPECIFIC DETAILS REGARDING THE AFFORDABLE HOUSING PROPOSAL WILL CONTINUE TO BE NEGOTIATED WITH THE CITY THROUGH THE PROJECT REVIEW PROCESS.A KEY FEATURE OF THE PROJECT IS A CONTINUOUS TRAIL ALONG THE WESTERN SIDE OF THE SITE ADJACENT TO ACACIA CREEK. A CLUBHOUSE (BUILDING G) WITH POOL IS PROVIDED NEAR THE MAIN ENTRY TO THE SITE, WHICH IS ACCESSED VIA THE COMMON DRIVEWAY ON THE ADJACENT PROPERTY TO THE EAST FROM TANK FARM ROAD AT THE MIND-BODY STOPLIGHT. OTHER SITE AMENITIES INCLUDE A TOT LOT, COMMUNITY GARDEN, AND SEATING AREAS IN OPEN SPACES.SHEET INDEXA1 TITLE SHEETA2 EXISTING CONDITIONSA3 PROPOSED SITE PLAN A4 BUILDING A - FLOOR/UNIT PLANS - 2-BED TOWNHOMESA5 BUILDING A - ELEVATIONS- 2-BED TOWNHOMESA6 BUILDING B - FLOOR/UNIT PLANS - STUDIOS/1-BEDSA7 BUILDING B - ELEVATIONS - STUDIOS/1-BEDSA8 BUILDING C & D - FLOOR/UNIT PLANS - 2 BED FLATSA9 BUILDING C & D - ELEVATIONS- 2-BED FLATSA10 BUILDING E - FLOOR/UNIT PLANS - INCLUSIONARY A11 BUILDING E - ELEVATIONSA12 BUILDING F - FLOOR/UNIT PLANS - 2 BED TOWNHOMESA13 BUILDING F - ELEVATIONSA14 BUILDING G - CLUBHOUSE FLOOR PLANA15 BUILDING G - CLUBHOUSE ELEVATIONSA16 BUILDING H - COMMERCIAL FLOOR PLAN - GROUND FLOORA17 BUILDING H - COMMERCIAL FLOOR PLAN - SECOND FLOORA18 BUILDING H - COMMERCIAL ELEVATIONSA19 SITE SECTIONSA20 COLOR AND MATERIAL SCHEMESA21 CARPORT & BIKE PARKING DETAILSC22 CIVIL SITE PLANC23 PRELIMINARY GRADING PLANC24 PRELIMINARY STORMWATER PLANL25 LANDSCAPE SITE PLANL26 WATER CALCULATIONS AND SHADE STUDYL27 TREE PLANL28 TRASH ENCLOSUREL29 PROPOSED CIRCULATION PLANE30 SITE LIGHTING PHOTOMETRIC PLANE31 SITE LIGTING PLANPROJECT STATISTICSZONINGC-S ZONINGPARCEL SIZE:12.72 ACRES (554,080 SF)APN:053-421-005ALLOWABLE DENSITY:242.4 (BASED ON 10.1 ACRES)BUILDING TYPE BUILDING AREABUILDINGCOUNTTOTAL AREABUILDING A- TOWNHOMES4,592 SF 3 13,776 SFBUILDING B - STUDIOS & 1-BED19,464 SF 5 97,320 SFBUILDING C - 2-BED FLATS19,950 SF 2 39,900 SFBUILDING D - AFFORDABLE (MODERATE)19,000 SF 1 19,000 SFBUILDING E - INCLUSIONARY15,750 SF 1 15,750 SFBUILDING F - TOWNHOUSE6,888 SF 6 41,328 SFBUILDING G - CLUBHOUSE4,325 SF 1 4,325 SFBUILDING H - COMMERCIAL17,500 SF 1 17,500 SFTOTAL 20 248,899 SFLANDSCAPE AREA(EXCLUDING SETBACK AREAS)93,623 SFLANDSCAPE AREA(IN SETBACKS)58,683 SFTOTAL LANDSCAPING152,306 SFMAX. ALLOWED HEIGHT:35’-0”MAX. PROPOSED HEIGHT:34’-9”OCCUPANCY TYPES & AREA:RESIDENTIAL227,074 SFUNIT TYPE D.U. CALC. DENSITY UNITS(60) STUDIOS .5 30 DU(69) 1-BED .66 46 DU(71) 2-BED FLATS 1 71 DU(48) 2-BED TOWNHOMES 148 DU(1) 3-BED 1.51.5 DUTOTAL196.5 DUGENERAL RETAIL17,500 SFVICINITY MAPPARKINGAUTO PARKINGCALCULATIONS(PER MUNICIPAL CODE, SECTION 17.72.040)SPACE COUNTPARKING REQUIRED:RESIDENTIAL60 1 SPACE / STUDIO6060 1 SPACE / 1-BED60110 1.5 SPACES / 2-BED16519 1 SPACE / AFFORDABLE19GUEST1/5 DU46GENERAL RETAIL1 SPACE / 300 SF58TOTAL REQUIRED PARKING: 408PARKING PROVIDED:SURFACE PARKING329GARAGE PARKING2 / TOWNHOME96TOTAL: 425EV READY PARKING:RESIDENTIALTOTAL PARKING REQ’D 350EVCS = 336 X 10%35GENERAL RETAILTOTAL PARKING REQ’D58EVCS = 58 X 10%6TOTAL EVCS REQ’D: 41EV CAPABLE PARKING:RESIDENTIALTOTAL PARKING REQ’D 350EVCS = 336 X 50%175GENERAL RETAILTOTAL PARKING REQ’D58EVCS = 58 X 25%15TOTAL EV CAPABLE REQ’D: 190MOTORCYCLE PARKINGCALCULATIONSPACE COUNTPARKING REQUIRED:PER MUNICIPAL CODE:1/20 AUTO PARKING REQUIRED 20PARKING PROVIDED:20BICYCLE PARKINGRESIDENTIALPARKING REQUIRED:PER SLO MUNICIPAL CODE:2 / UNIT 4601/ AFFORDABLE UNIT 19PROVIDED:IN UNIT BIKE STORAGE 479GUEST:1 / 5 UNITS (230 UNITS) 46PROVIDED:525REFER TO SHEET A19 FOR PROPOSED BIKE PARKING COMMERCIALPARKING REQUIRED:1 / 1,500 SF 12SHORT TERM PROVIDED:75% PER MUNICIPAL CODE: 10LONG TERM PROVIDED:25% PER MUNICIPAL CODE: 3TOTAL PROVIDED:13BUILDING AREA SUMMARYBUILDING A - 2 BED TOWNHOMES2-BED TOWNHOME 4 UNITS (~1,616 SF EACH)GROUND FLOOR 1,531 SFSECOND FLOOR 1,531 SFTHIRD FLOOR 1,530 SFTOTAL 4,592 SFBUILDING B - STUDIOS & 1-BEDSSTUDIO 12 UNITS (~426 SF EACH)1-BEDROOM 12 UNITS (~630 SF EACH)GROUND FLOOR 6,488 SFSECOND FLOOR 6,488 SFTHIRD FLOOR 6,488 SFTOTAL 19,464 SFBUILDING C - 2-BED FLATS2-BEDROOM 21 UNITS (~890 SF EACH)GROUND FLOOR 6,650 SFSECOND FLOOR 6,650 SFTHIRD FLOOR 6,650 SFTOTAL 19,950 SFBUILDING D - 2 - BED FLATS (AFFORDABLE)2-BEDROOM 20 UNITS (~890 SF EACH)GROUND FLOOR 6,650 SFSECOND FLOOR 6,650 SFTHIRD FLOOR 5,700 SFTOTAL 19,000 SFBUILDING E - 1 & 2 - BED FLATS (INCLUSIONARY & AFFORDABLE)1-BEDROOM 9 UNITS (~630 SF EACH)2-BEDROOM 9 UNITS (~890 SF EACH)3-BEDROOM 1 UNIT (~1,210 SF EACH)GROUND FLOOR 5,250 SFSECOND FLOOR 5,250 SFTHIRD FLOOR 5,250 SFTOTAL 15,750 SFBUILDING F - 2 BED TOWNHOMES2-BEDTOWNHOME 6 UNITS (~1,616 SF EACH)GROUND FLOOR 2,296 SFSECOND FLOOR 2,296 SFTHIRD FLOOR 2,296 SFTOTAL 6,888 SFBUILDING G - CLUBHOUSEGROUND FLOOR4,325 SFBUILDING H - COMMERCIAL BUILDINGGROUND FLOOR8,750 SFSECOND FLOOR8,750 SFPROJECT STATISTICSCLUBHOUSE4,325 SFCONSTRUCTION TYPERESIDENTIAL:V-A & V-BCOMMERCIAL & REC BLDG:V-BNOTE: ALL BUILDING EXTERIOIR CONSTRUCTION METHODS AND MAERIALS SHALL COMPLY WITH CBC CH. 7A (WILDLAND URBAN INTERFACE)ATTACHMENT 1Item 2Packet Page 12
650 TANK FARM MIXED-USEA20439-02-LP1920 FEBRUARY 20201” = 20’-0” (24X36 SHEET)01020 4002040 801” = 40’-0” (12X18 SHEET)EXISTING CONDITIONSATTACHMENT 1Item 2Packet Page 13
TYPE1TYPE1TYPE2TYPE1TYPE1TYPE1TYPE1TYPE2TYPE1TYPE1TYPE1TYPE1TYPE1TYPE1650 TANK FARM MIXED-USEA30439-02-LP1811 JUNE 20201” = 40’=0” (24X36 SHEET)02040 80PROPOSED SITE PLAN FCBAFAFFAFFCDGABCDEFHBBBBSITE PLAN1" = 40’ (24 X 36 SHEET)1BUILDING A - TOWNHOMESLEGENDBUILDING B - 1 BEDROOM AND STUDIO FLATSBUILDING C - 2 BEDROOM FLATSBUILDING D - AFFORDABLE HOUSINGBUILDING E - INCLUSIONARY & AFFORDABLE HOUSINGBUILDING F - TOWNHOMESGH91011BUILDING G - CLUBHOUSEBUILDING H - COMMERCIAL BUILDINGCOMMERCIAL TRASH ENCLOSURERESIDENTIAL TRASH ENCLOSUREPROJECT MONUMENT SIGN1011TANK FA
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D10109101010101010732 12CLUBHOUSE POOL121314151617PROPERTY LINEPROPOSED RIGHT OF WAYPROPOSED 7’ PUBLIC SIDEWALKTYPICAL DOUBLE LOADED PARKING: 60.1’ BAY WIDTH WITH 8.6’ WIDE STALLS15” FRONT SETBACK18SECONDARY ACCESS “RIGHT IN, RIGHT OUT”19FUTURE EVACUATION/BIKE/PEDESTRIAN CONNECTION TO ADJACENT PROJECTORCUTT CREEK1313131315181616ACACIACREEKACACIACREEK14171420SPECIAL PAVER TREATMENT201921TYPICAL SINGLE LOADED PARKING: 43.3’ BAY WIDTH WITH 8.6’ WIDE STALLS212121222212’ PUBLIC UTILITY EASMENT23243223SHORT TERM COMMERCIAL BIKE PARKING. REFER TO SHEET A2124COMMERCIAL ENTRY PLAZA WITH DINING TABLES FOR EMPLOYEE AND VISITOR USE2325CONCRETE, PEDESTRIAN PATH WITH ACCESS TO DAMON-GARCIA SPORTS FIELDS26EDGE OF RIPARIAN SETBACK. REFER TO CIVIL27TOP OF BANK. REFER TO CIVIL28POTENTIAL CARPORT25262727282828282828282828282827292929TOP OF BANK. REFER TO CIVIL3035’ CREEK SETBACK. REFER TO CIVILE292930303120’ CREEK SETBACK. REFER TO CIVIL31313235’’ RIPARIAN SETBACK. REFER TO CIVIL23SHORT TERM BIKE PARKING.REFER TO SHEET A21 FOR ADDITIONAL INFORMATIONSSRRATYPE1ATTACHMENT 1Item 2Packet Page 14
4' - 10 1/2"25' - 0"11 7/8"GARAGEENTRYENTRYGARAGEPORCHPORCHPORCHPORCHFIRE RISER ROOMLONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGE25' - 0"??BED 210'-1" x 10'-0"BED 111'-4" x 13'-9"BATH 2HALLWICBATH 1W/DSTORAGELIVINGPDRHALL650 TANK FARM MIXED-USEA40439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING A - FLOOR/UNIT PLANS - 2-BED TOWNHOMESGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)3THIRD FLOOR UNIT PLAN1/4" = 1'-0" (24 X 36 SHEET)5SECOND FLOOR UNIT PLAN1/4" = 1'-0" (24 X 36 SHEET)4SECOND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2ATTACHMENT 1Item 2Packet Page 15
BUILDING A - ELEVATIONS- 2-BED TOWNHOMES650 TANK FARM MIXED-USEA50439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16FRONT ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION3/32” = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+20’-10” FFTHIRD FLOOR+29’-11” FFT.O.P.+35’-0” FFMAX HEIGHT+34’-0” FFPROPOSED HEIGHTATTACHMENT 1Item 2Packet Page 16
26' - 0 1/2"18' - 0"W/DLONG TERM BIKE STORAGE (VERTICAL)101' - 0"52' - 1"STUDIOSTUDIO1-BED1-BEDSTUDIOSTUDIO1-BED1-BEDFIRE RISER ROOMSTUDIOSTUDIO1-BED1-BEDSTUDIOSTUDIO52' - 1"1-BED1-BED101' - 0"26' - 4"25' - 9 3/4"W/D26' - 0 1/2"LONG TERM BIKE STORAGE650 TANK FARM MIXED-USEA60439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING B - FLOOR/UNIT PLANS - STUDIOS/1-BEDSGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1SECOND & THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2TYPICAL 1-BED UNIT PLAN - 672 SF1/4" = 1'-0" (24 X 36 SHEET)2TYPICAL STUDIO UNIT PLAN - 450 SF1/4" = 1'-0" (24 X 36 SHEET)2ATTACHMENT 1Item 2Packet Page 17
650 TANK FARM MIXED-USEA70439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING B - ELEVATIONS - STUDIOS/1-BEDSFRONT ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION3/32" = 1'-0" (24 X 36 SHEET)3RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+20’-10” FFTHIRD FLOOR+29’-11” FFT.O.P.+34’-0” FFPROPOSED HEIGHT+35’-0” FFMAX HEIGHTATTACHMENT 1Item 2Packet Page 18
BED 112'-0" X 13'-0"BED 210'-0" X 11'-0"BATHBATHKITCHENLIVINGCOVERED PORCHLONG TERM BIKE STORAGE50' - 1"59 SFSTORAGEFOR RENT60 SFSTORAGEFOR RENT60 SFSTORAGEFOR RENT58 SFSTORAGEFOR RENT160' - 7"2-BED2-BED2-BED2-BED2-BEDWATER HEATERCLOSETFIRE RISER ROOM50' - 1"2-BED2-BED2-BED2-BED2-BED2-BED2-BEDSTORAGE STORAGESTORAGE160' - 2 1/4"650 TANK FARM MIXED-USEA80439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING C & D - FLOOR/UNIT PLANS - 2 BED FLATSGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1SECOND & THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2TYPICAL 2-BED UNIT PLAN - 950 SF1/4" = 1'-0" (24 X 36 SHEET)3ATTACHMENT 1Item 2Packet Page 19
650 TANK FARM MIXED-USEA90439-02-LP1811 JUNE 2020BUILDING C & D - ELEVATIONS- 2-BED FLATSFRONT ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION3/32" = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+20’-10” FFTHIRD FLOOR+29’-11” FFT.O.P.+35’-0” FFMAX HEIGHT+34’-0” FFPROPOSED HEIGHTATTACHMENT 1Item 2Packet Page 20
1-BED51' - 1"129' - 6 1/8"2-BED1-BED2-BED 2-BED1-BEDSTORAGEFIRE RISER ROOM51' - 3 3/4"135' - 4 7/8"2-BED2-BED1-BED1-BED2-BED1-BED3-BEDLIVINGKITCHENBEDCLOSETBATHW/DBALCONYLONG TERM BIKE STORAGE -VERTICALKITCHENLIVING BEDMASTERBATHBATHWALK INW/DBALCONYLONG TERM BIKE STORAGE -VERTICAL650 TANK FARM MIXED-USEA100439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING E - FLOOR/UNIT PLANS - INCLUSIONARY SECOND & THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2GROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1ONE-BEDROOM UNIT PLAN - 672 SF1/4" = 1'-0" (24 X 36 SHEET)3TWO-BEDROOM UNIT PLAN - 950 SF1/4" = 1'-0" (24 X 36 SHEET)4ATTACHMENT 1Item 2Packet Page 21
650 TANK FARM MIXED-USEA110439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING E - ELEVATIONSFRONT ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION3/32" = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+20’-10” FFTHIRD FLOOR+29’-11” FFT.O.P.+35’-0” FFMAX HEIGHT+34’-0” FFPROPOSED HEIGHTATTACHMENT 1Item 2Packet Page 22
5' - 4"24' - 6"1' - 9 1/2"GARAGEENTRYENTRYGARAGEPORCHPORCHPORCHFIRE RISER ROOMLONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGE154' - 1"27' - 1"GARAGEGARAGEGARAGEGARAGEPORCHPORCHPORCH??26' - 10 7/8"154' - 4"26' - 8 3/4"148' - 10 3/8"BED 210'-1" x 10'-0"BED 111'-4" x 13'-9"BATH 2HALLWICBATH 1W/DLIVINGPDRHALL650 TANK FARM MIXED-USEA120439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING F - FLOOR/UNIT PLANS - 2 BED TOWNHOMESGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)3THIRD FLOOR UNIT PLAN1/4" = 1'-0" (24 X 36 SHEET)5SECOND FLOOR UNIT PLAN1/4" = 1'-0" (24 X 36 SHEET)4SECOND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2ATTACHMENT 1Item 2Packet Page 23
650 TANK FARM MIXED-USEA130439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING F - ELEVATIONS+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+20’-10” FFTHIRD FLOOR+29’-11” FFT.O.P.+35’-0” FFMAX HEIGHT+34’-0” FFPROPOSED HEIGHTFRONT ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION3/32” = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4ATTACHMENT 1Item 2Packet Page 24
FIRE RISER ROOM650 TANK FARM MIXED-USEA140439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING G - CLUBHOUSE FLOOR PLANGROUND FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)1ATTACHMENT 1Item 2Packet Page 25
650 TANK FARM MIXED-USEA150439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING G - CLUBHOUSE ELEVATIONSFRONT ELEVATION3/16” = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2REAR ELEVATION3/32" = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+14’-2” FFT.O. ROOF+22’-1” FFPROPOSED HEIGHT+35’-0” FFMAX HEIGHTATTACHMENT 1Item 2Packet Page 26
COMMERCIAL LEASESPACECOMMERCIAL LOBBYCOMMERCIAL LEASESPACEELEVATOR115'-2"48'-0"99' - 3"45' - 2"FIRE RISER ROOM650 TANK FARM MIXED-USEA160439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING H - COMMERCIAL FLOOR PLAN - GROUND FLOORGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1ATTACHMENT 1Item 2Packet Page 27
COMMERCIAL LEASESPACELOBBYELEVATORCOMMERCIAL LEASESPACE650 TANK FARM MIXED-USEA170439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING H - COMMERCIAL FLOOR PLAN - SECOND FLOORSECOND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1ATTACHMENT 1Item 2Packet Page 28
650 TANK FARM MIXED-USEA180439-02-LP1811 JUNE 2020BUILDING H - COMMERCIAL ELEVATIONSFRONT ELEVATION1/8" = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION1/16" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION1/16" = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION1/16" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+34’-9” FFPROPOSED HEIGHT+35’-0” FFMAX PROPOSEDATTACHMENT 1Item 2Packet Page 29
650 TANK FARM MIXED-USEA190439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16SITE SECTIONSATTACHMENT 1Item 2Packet Page 30
650 TANK FARM MIXED-USEA200439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16COLOR AND MATERIAL SCHEMESFAABBCGDDEEFGFACIA BOARDPAINTED KELLY MOORE CATHEDRAL STONEPAINTED PLASTERKELLY MOORE OYSTER BAYPAINTED PLASTERKELLY MOORE ANCESTRAL WATERPAINTED PLASTERKELLY MOORE METAL CHIBRICKENDICOTT FACE BRICKDARK IRONSPOTSTONEEL DORADO CLIFFSTONE - WHITEBARKWINDOW TRIMPAINTED KELLY MOORE TITANIUM GRAYCOLOR SCHEME AABCDEFGFACIA BOARD & STONE TRIMPAINTED KELLY MOORE BROWN BEARPAINTED PLASTERKELLY MOORE WHITEST WHITEPAINTED PLASTERKELLY MOORE THUNDER CATPAINTED PLASTERKELLY MOORE FOSSILBRICKPACIFIC CLAY ROCKIES SERIES SALTILLOSTONEEL DORADO CLIFFSTONE - WHITEBARKWINDOW TRIMPAINTED KELLY MOORE PEBBLE BEACHCOLOR SCHEME BCBUILDING B - FRONT ELEVATION (SHOWN IN COLOR SCHEME B)3/16” = 1'-0" (24 X 36 SHEET)1BRICK TRIMPAINTED KELLY MOORE CATHEDRAL STONEBRICK & STONE TRIMPAINTED KELLY MOORE METAL CHIHHHATTACHMENT 1Item 2Packet Page 31
650 TANK FARM MIXED-USEA210439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16CARPORT & BIKE PARKING DETAILS123PROPOSED CARPORTN.T.S.1PHOTOVOLTAIC PANELLEGENDGALVANIZED STEEL CANTILEVER SUPPORT ARMGALVANIZED STEEL TRIM11234GALVANIZED STEEL COLUMN4METALGALVANIZED STEELMATERIALSSOLARPV PANELANGLE OF CARPORT ROOF TO BE DETERMINED BY BAJA CONSTRUCTION TO MAXIMISE SOLAR ORIANTATION.PROPOSED SHORT-TERM BIKE PARKINGN.T.S.2TYPE 1 BIKE RACK: 4-BIKE CAPACITYTYPE 2 BIKE RACK: 6-BIKE CAPACITYPROPOSED LONG-TERM BIKE PARKINGN.T.S.3TYPE 3 BIKE RACK: 2-BIKE CAPACITYTYPE1TYPE2TYPE 1 BIKE RACK (12) 4-BIKE 48 SPACESTYPE 2 BIKE RACK (2) 6-BIKE 12 SPACES60 TOTAL SHORT-TERM BIKE SPACESATTACHMENT 1Item 2Packet Page 32
PROPOSED 6'CONCRETEPEDESTRIAN PATH650 TANK FARM MIXED-USEC220439-02-LP1920 FEBRUARY 20201” = 40’-0” (24X36 SHEET)02040 800 40 80 1601” = 80’-0” (12X18 SHEET)CIVIL SITE PLANATTACHMENT 1Item 2Packet Page 33
650 TANK FARM MIXED-USEC230439-02-LP1920 FEBRUARY 2020PRELIMINARY GRADING PLAN1” = 40’-0” (24X36 SHEET)02040 800 40 80 1601” = 80’-0” (12X18 SHEET)ATTACHMENT 1Item 2Packet Page 34
650 TANK FARM MIXED-USEC240439-02-LP1920 FEBRUARY 2020PRELIMINARY STORMWATER PLAN1” = 40’-0” (24X36 SHEET)02040 800 40 80 1601” = 80’-0” (12X18 SHEET)ATTACHMENT 1Item 2Packet Page 35
TYPE 1 BIKE RACK (2) 5-BIKE 10 SPACESTYPE 2 BIKE RACK (5) 3-BIKE 15 SPACES25 TOTAL BIKE SPACES650 TANK FARM MIXED-USEL250439-02-LP1920 FEBRUARY 20201” = 20’-0” (24X36 SHEET)01020 4002040 801” = 40’-0” (12X18 SHEET)LANDSCAPE SITE PLANPROPOSED CARPORTN.T.S.1ATTACHMENT 1Item 2Packet Page 36
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109111223458761141315282927192620-25161718313034-3733323843-4546425853-5491-9352124TANK FARM RDRV STORAGE AREAMOBILE HOME,TYPICALRIPARIAN TREEDRIPLINE, TYPICAL.NOT PART OF THISSCOPETREE 161. LASTTAGGED TREETOP OF BANK,TYPICALEXISTING PALMTREE, TYPICALEXISTING TREE,TYPICALTOP OF BANK,TYPICAL1. ALL EXISTING TREE RELATED INFORMATION PER ARBORISTREPORT BY RRM DESIGN GROUP, DATED 10/08/2019.2. PROPOSED SITE PLAN INCLUDES REPLACEMENT TREEQUANTITIES EXCEEDING A 1:1 MITIGATION RATIO TO THETREES PROPOSED FOR REMOVAL.3. APPROXIMATELY 56% OF THE SPECIMENS INVENTORIEDARE LARGE SHRUBS, BUT HAVE BEEN CLASSIFIED AS TREESBASED ON THE CITY OF SAN LUIS OBISPO'S DEFINITION OFA TREE. SEE /,*867580/8&,'80 (GLOSSY PRIVET)SPECIMENS IN THE EXISTING TREE INVENTORY TABLE.4. ALL TREES LOCATED WITHIN THE PROJECT BIOLOGISTDESIGNATED RIPARIAN AREAS DEFINED IN THEBIOLOGICAL RESOURCE ASSESSMENT BY RINCONCONSULTANTS, DATED FEBRUARY 2018, ARE TO REMAIN.TREES LOCATED IN THE RIPARIAN AREAS ARE LOCATEDOUTSIDE OF THE DEVELOPMENT ENVELOPE FOR THISPROJECT AND HAVE BEEN EXCLUDED FROM THE SCOPEOF WORK.NOTESEXISTING SITE PLAN650 TANK FARM MIXED-USEL270439-02-LP1920 FEBRUARY 20201” = 20’-0” (24X36 SHEET)01020 4002040 801” = 40’-0” (12X18 SHEET)TREE PLANATTACHMENT 1Item 2Packet Page 38
SIDE ELEVATION - TRASH ENCLOSURENOTES:1. FINISHES OF CMU WALL, WOOD, ROOF, AND HARDWARE TOMATCH CORRESPONDING ARCHITECTURAL FINISHES.2. ENTRANCE TO SIDE ACCESS ENCLOSURE WILL OCCUR ONEITHER SIDE DEPENDING ON SITE LOCATION.FRONT ELEVATION - TRASH ENCLOSURESLIDE BOLT AND SLEEVEDROP BOLT AND SLEEVE6'-0"8'-0"10'-0"PRECAST CONCRETE CAPWOOD POSTCORRUGATEDMETAL ROOFCMU BLOCK WALL4 CU YD BINWOOD POSTCORRUGATEDMETAL ROOFPRECAST CONCRETE CAPCMU BLOCK BSPLIT-FACE BLOCK8x8x16 HALF-SCORE9'-1"6" ALL SIDESSTEEL GATE FRAMEBARREL HINGEWOOD PANELSCMU BLOCK APRECISION BLOCK8x8x16 STANDARD4 CU YD BINORGANICSORGANICS18'-5"10'-7"(2) DOUBLE SWING GATESROOF POST3'-5"PLAN VIEW - TRASH ENCLOSURE (SIDE ACCESS OPTION)CMU WALLROOF OUTLINEGATE POST6'-7"10'-7"(2) DOUBLE SWING GATESROOF POSTCMU WALLROOF OUTLINEGATE POST5'-4"6'-7"4 CU YD BIN4 CU YD BINPLAN VIEW - TRASH ENCLOSURE (REAR ACCESS OPTION)8'-0"650 TANK FARM MIXED-USEL280439-02-LP1811 JUNE 20201/2” = 1’-0” (24X36 SHEET)012 4TRASH ENCLOSUREATTACHMENT 1Item 2Packet Page 39
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dExistingEasementConnection to Damon-GarciaSports FieldsSesloc670 Tank FarmNeighboring DevelopmentBroad StreetMindBodyPEDESTRIAN AND BIKE CIRCULATIONPEDESTRIAN CIRCULATIONPROPOSED ROAD650 TANK FARM MIXED-USEL290439-02-LP1811 JUNE 2020PROPOSED CIRCULATION PLANATTACHMENT 1Item 2Packet Page 40
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DBUILDING E19 UNITSBUILDING C121 UNITSBUILDING D20 UNITSBUILDING C221 UNITSS6S6S6S6S6S6S1S1S1S1S6S4S6S3B@16'S1S1S1S1S1S1S6S6S5@8'S3A@16'S6S2@16'S2@16'@16'S2@16'@16'@16'S2@16'S3B@16'S3B@16'S5@8'S3A@16'@16'@16'S3A@16'S3A@16'LIGHTING SITE PLANSCALE: 1" = 50'-0"E0-1031LEGENDLIGHTING BRANCH CIRCUITGENERAL SITE PLAN NOTESA. TRENCHING AND BACKFILLING FOR ALL CONDUIT SYSTEMS SHALL BE THERESPONSIBILITY OF THE ELECTRICAL CONTRACTOR. ALL CONDUITSSHALL HAVE MINIMUM COVER REQUIREMENTS AS SPECIFIED IN CEC 300-5.MORE STRINGENT DEPTH REQUIREMENTS MAY BE IMPOSED BY UTILITYCOMPANY AND / OR THIS SPECIFICATION. JOINT TRENCHING MAY BEUTILIZED WHERE PRACTICABLE AND WERE PERMITTED BY THISSPECIFICATION.B. LOCATIONS OF EXISTING UNDERGROUND (UG) UTILITY SYSTEMS SHALL BEDETERMINED BY CALLING UNDERGROUND SERVICE ALERT (USA). WHENPLANNING UNDERGROUND WORK, AND BEFORE YOU DIG, CONTACTUNDERGROUND SERVICE ALERT (USA) AT LEAST 48 HOURS PRIOR TOEXCAVATION (WEEKENDS EXCLUDED) FOR THE LOCATION OFUNDERGROUND GAS AND ELECTRIC LINES OR EQUIPMENT.C. MAINTAIN REQUIRED CLEARANCES FROM ALL SANITARY SEWER, WATERAND STORM DRAIN PIPING. REFER TO CIVIL PLANS FOR EXACTLOCATIONS AND DEPTHS OF PIPING.D. LIGHTING CONTROL WILL HAVE AUTOMATIC SCHEDULING CONTROLS PER2019 BUILDING ENERGY EFFIECIENCY STANDARDS SECTION 130.2 TOMEET THE FOLLOWING:1. AUTOMATIC SCHEDULING CONTROLS SHALL BE CAPABLE TOREDUCING THE OUTDOOR LIGHTING POWER BY AT LEAST 50PERCENT AND NOT MORE THAN 90 PERCENT, AND SEPARATELYCAPABLE OF TURNING THE LIGHT OFF, DURING SCHEDULE PERIODS.2. AUTOMATIC SCHEDULING CONTROLS SHALL ALLOW SCHEDULING OFA MINIMUM OF TWO NIGHTTIME PERIODS WITH INDEPENDENTLIGHTING LEVELS, AND MAY INCLUDE AN OVERRIDE FUNTION THATTURNS LIGHTING ON DURING ITS SCHEDULE DIM OR OFF STATE FORNO MORE THAN TWO HOURS WHEN AN OVERRIDE IS INITIATED.LED PARKING POLE LIGHTLED BOLLARDLED POST TOPLIGHTING FIXTURE SCHEDULETYPE ILLUSTRATIONMANUFACTURERCATALOG NO.VOLTAGEMAXVALAMPING MOUNTING DESCRIPTIONS1LITHONIA WDGE1 LED P2 30K80CRI VFMVOLT 15LED3000KWALLWALL LIGHTVISUAL COMFORT FORWARDOPTICS2LUMINIS MA21 L1W30R1 R3 MVOLT 38.3LED3000KPOLE, 6"CONCRETEBASE16' OVERALL POST TOP LIGHT,WITH 15'-6" POLETYPE 3 DISTRIBUTIONS3ALUMINISMA10 L1W30R1 R4BLCMVOLT38.3 LED3000KPOLE, 24"CONCRETEBASE16' OVERALL POLE LIGHT WITH14' POLE TYPE 4 DISTRIBUTIONS3BLUMINISMA10 L2W30R1 R4BLC -MSDMVOLT75 LED3000KPOLE, 24"CONCRETEBASE16' OVERALL POLE LIGHT WITH14' POLE TYPE 4 DISTRIBUTIONWITH BACK LIGHT CONTROL,"BLC" AND MOTION SENSORS4LUMINSMA10 L1W30R1 R2BLCMVOLT34 LED3000KPOLE, 24"CONCRETEBASE16' OVERALL POLE LIGHT WITH14' POLE TYPE 2 DISTRIBUTIONWITH BACK LIGHT CONTROL,"BLC"S5LUMINIS EC800 L1W18 R3 MVOLT22.2 LED3000KPOLE, 6"CONCRETEBASE8' OVERALL POST TOP WITH7'-6" POLE, TYPE 3DISTRIBUTIONS6LUMINISMA30 L1W12 R2MVOLT12.5 LED3000KCONCRETEBASELED BOLLARDA. ILLUSTRATIONS AND/OR DIMENSIONS AREAPPROXIMATIONS ONLY INTENDED TO REPRESENT BASICFIXTURE TYPE; DO NOT USE AS EXACT INFORMATIONSOURCE. REFER TO MANUFACTURER CUT SHEETS.B. EXACT LOCATIONS: BEFORE CONSTRUCTION, VERIFYWITH ARCHITECT EXACT LOCATIONS AND MOUNTINGHEIGHTS OF ALL LIGHT FIXTURES. SEE ARCHITECTURALREFLECTED CEILING PLANS AND ELEVATIONS ASAPPLICABLE.C. FIXTURE BRANCH CIRCUIT THROUGH-WIRING: VERIFYAND COMPLY WITH FIXTURE MANUFACTURERRESTRICTIONS AS DETERMINED BY UL. & NEC.D. FINAL PLACEMENT AND AIMING OF EXTERIORADJUSTABLE FLOOD OR SPOT FIXTURES SHALL BEDETERMINED AFTER DARK WITH OWNER OR ARCHITECTPRESENT. PREARRANGE TIME AND PROVIDETEMPORARY POWER AS REQUIRED.E. PROVIDE IN-GRADE UPLIGHTS WITH SURROUNDINGSLEEVE AND CRUSHED ROCK FOR PROPER WATERDRAINAGE AS RECOMMENDED BY MANUFACTURER.FIXTURES SHALL BE SEALED (HOT) PERMANUFACTURER'S REQUIREMENTS TO MINIMIZECONDENSATE IN FIXTURE.LIGHTING FIXTURESCHEDULE NOTESLED WALL LIGHTNOTE:FOR CLARIFICATION, SOME REQUIREDHOME RUNS HAVE NOT BEEN SHOWN.FIXTURE TYPELIGHTING PLAN / CIRCUITING LEGEND HP2A-1PANEL DESIGNATION- PROVIDE ALL BRANCH CIRCUIT WIRING FROM FIXTURES TO PANELS ASDESCRIBED BY CIRCUIT NUMBERS SHOWN.- PROVIDE ALL WIRING BETWEEN FIXTURES AND CONTROL DEVICES ASDESCRIBED IN REFERENCE NOTES AND/OR SHOWN BY SWITCHLEGDESIGNATIONS.- CONDUITS SHALL BE MINIMUM 3/4"C., MAX OF (3) BRANCH CIRCUITS PERCONDUIT. REFER TO PANEL SCHEDULES FOR WIRE SIZE- EXTEND 0-10V DIMMING FOR ALL EXTERIOR/SITE LIGHTING FIXTURES.CIRCUIT NUMBERS4650 TANK FARM MIXED-USEE310439-02-LP1811 JUNE 20201” = 50’ (24X36 SHEET)0 25 50 100SITE LIGTING PLANATTACHMENT 1Item 2Packet Page 42
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ATTACHMENT 2 - LIGHTING DETAILS
Lighting Detail 1
- wall mounted
- 8 foot height
Lighting Detail 2
- pole mounted
- 16 foot height
Lighting Detail 3
- pole mounted
- 16 foot height
Item 2
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Lighting Detail 4
- pole mounted
- 8 foot height
Lighting Detail 5
- bollard style
- 31/2 foot height
Item 2
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Meeting Date: August 17, 2020
Item Number: 3
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 600 Tank Farm FILE NUMBER: ARCH-0216-2020
APPLICANT: Covelop Holding, LLC REPRESENTATIVE: Stephen Peck
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
1.0 PROJECT DESCRIPTION AND SETTING
The project application includes proposals to amend the General Plan and Airport Area Specific Plan
(AASP) to rezone the property to Commercial Services (C-S-SP) zone to allow for a mixed- use project,
similar to what has been proposed on the adjacent property 650 Tank Farm. The mixed-use project
consists of 280 residential units and approximately 15,000 square feet (SF) of commercial space. The
residential units are provided within three different housing types: 140 townhomes, 100 stacked flat
units, and 40 studio and one- bedroom units over the commercial structures. The townhome and
stacked flat units are intended as ownership units, while the mixed-use units will likely be a rental
product (Attachment 1, Project Plans).
General Location: The site is composed
of 11.1 contiguous acres at the
northeast corner of the designated
Santa Fe re-alignment and Tank Farm
Road. The site slopes from the
northwest to southeast. Acacia Creek
borders the project on the east.
Present Use: Off-site Vehicle Storage
Zoning: Business Park within the Airport
Area Specific Plan (BP-SP)
General Plan: Business Park
Surrounding Uses:
East: Mobile Home Park
West: Undeveloped County Land
North: Damien Garcia Sports Fields
South: Undeveloped County Land
2.0 PROPOSED DESIGN
Design details: Contemporary architecture, with gable roofs with exposed rafters, and flat/shed roofs
for commercial structures, covered entries and balconies, internal landscape pedestrian corridors
Materials: Stucco siding, horizontal/vertical lap siding, wood panels, metal and composite roofs (colors
and materials board not available at this time).
Figure 1: Subject Property
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ARCH-0216-2020 (600 Tank Farm)
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3.0 NEXT STEPS
The project was conceptually reviewed by the Active Transportation Committee (ATC) on July 17,
2020. Following this ARC conceptual review the project will be scheduled for conceptual review by the
Planning Commission (PC). Following conceptual review, the applicant will consider feedback from the
ATC, ARC, and PC and prepare a formal application for complete review. Once all application materials
are collected and the project is deemed complete, and environmental review has been completed,
the project will proceed with review hearings to be scheduled before the Cultural Heritage Committee
(CHC), ARC, County Airport Land Use Commission (ALUC), PC, and City Council for final review of the
project.
4.0 FOCUS OF REVIEW
The ARC’s role is to review the project for consistency with the Community Design Guidelines, AASP
and applicable City policies and standards, to provide the applicant and staff with initial feedback on
the proposed conceptual design.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Airport Area Specific Plan: http://www.slocity.org/home/showdocument?id=4294
5.0 AASP DESIGN GUIDELINES/DISCUSSION ITEMS
Highlighted Sections Discussion Items
AASP Chapter 5 – Community Design
§ Goal 5.1 Building Orientation
and Setback
The AASP states that buildings should be designed with a well-defined
streetscape edge that unifies and enhances the character of the
development areas and that supports pedestrian activity through its
site planning and design. The ARC should provide initial feedback
regarding the location of buildings and parking areas as viewed from
the public right-of-way.
Figure 2: Rendering internal of the residential portion of the project
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ARCH-0216-2020 (600 Tank Farm)
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§ Goal 5.4 Parking
The AASP states that vehicular parking areas should be designed to be
in scale with and visually subordinate to the development and
landscape setting. The ARC should discuss the proposed parking layout
in terms of minimizing the visual impact associated with large areas of
parking and pedestrian circulation.
§ Goals 5.9-14 Architectural
Character
The AASP is designated to be primarily a “work” environment (as
opposed to a retail or residential environment). Given the business,
service, and manufacturing uses proposed for the area, “function” will
typically be the primary generator of built form for future development,
but this does not suggest that the aesthetic character is any less
important. The ARC should provide initial feedback regarding
architectural styles as portrayed in the conceptual renderings of the
project.
CDG Chapter 5 – Residential Project Design Guidelines
§ 5.4: Multi-Family and Clustered
Housing Design
The CDG states that multi-family and clustered housing projects tend to
generate larger parking areas and provide less private open space. If
not properly designed, parking can dominate a multi-family site, and
open space may only be provided as “left over” areas, unrelated to
other project features, that are not usable for outdoor activities, and
expose residents to uncomfortable noise levels. The ARC should discuss
the residential layout and of the multi-family structures specifically in
regard to common and private open space areas, proximity to the creek
and other pedestrian circulation areas.
6.0 PROJECT STATISTICS/ASSOCIATED STUDIES
The application provided to assist with the conceptual review does not include sufficient information
to determine compliance with all development standards relevant to the project site (i.e. setbacks, lot
coverage, floor area ratio, etc.), the list below is a partial list of development standards that were
identifiable in the project plans.
Site Details Proposed Allowed/Required*
Creek Setback 35 feet 35 feet
Maximum Height of Structures 35 feet 35 feet
Density Units (DU) 255.52 DU 266.4 DU
Total # Parking Spaces 458 (8% reduction) 497
*2019 Zoning Regulations & AASP Development Standards
7.0 ATTACHMENTS
7.1 Project Description
7.2 Project Plans
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600 Tank Farm Road
Residential Mixed-Use Project
City GP/COZ Initiation
Covelop, Inc.
May 1, 2020
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600 Tank Farm Road 2 of 31
City Zoning, General Plan and ALUP Analysis
May 1, 2020
Introduction
A project is proposed at 600 Tank Farm Road that will provide for a mix of residential and com-
mercial uses, and that would complement the commercial, employment and residential uses now
planned in the vicinity of Broad and Tank Farm Road. It is being positioned to address housing and em-
ployment needs in the community through a combination of design excellence, value-added features,
and location. Proposed by Covelop Inc. of San Luis Obispo, it is comprised of APNs 053-421-02 and 053-
421-06 and located at what will be the northeast corner of Santa Fe and Tank Farm Road. (See Figure 1.)
The project involves the change in general plan designation, rezoning and an amendment to the Airport
Area Specific Plan from Business Park (BP) to Commercial Service (CS) on the property to allow a resi-
dential mixed-use development. This narrative and other supporting application materials explains the
justification for changing the city’s development regulations to allow the project.
As currently planned, it would include approximately 140 attached residences in a townhome
configuration at a density of 20 density units to the acre; 100 stacked flat units at up to 30 density units
per acre; and up to 40 studio and one-bedroom units over approximately 15,000 square feet of “Town
Center” commercial. Overall, the project would have 256 Density Units, approximately 23 density units
per acre, in compliance with the CS zone. The project is being designed and planned to address the
need for smaller dwelling unit sizes, especially smaller for-sale units, both for lifestyle preferences, and
affordability reasons. The townhomes will have a mix of one-bedroom, two-bedroom and three-bed-
room units ranging in size from 750 square feet up to 1,375 square feet with an average dwelling unit
size of less than 1,100 square feet. The stacked flats would range in size from 470 square feet to 925
square feet. Overall, the average unit size across the 280 units is less than 1,000 SF, lower than any
other recent mixed use/mixed tenancy project in the community. The townhome and stacked flat units
are intended as ownership units, while the mixed-use units will likely be as a rental product. The result-
ing project would provide for-sale units ranging in size from 470 square feet to 1,375 square feet,
providing an ownership opportunity to many families that currently don’t have that opportunity. The
project would be clustered around common open space, yards, and a recreation center with a commu-
nity building. Open space is planned along Acacia Creek and on the Flower Mound, with some units ori-
ented to those open space resources. Figure 2 shows the site plan for the project.
Various studies are underway, including a biological reconnaissance study, wetland delineation,
geotechnical study, noise study, traffic study (including capacity and lane configuration studies for Tank
Farm Road and Santa Fe), and others to satisfy City requirements. It is expected that the environmental
effects of the projects, and necessary mitigations, will be covered in an environmental impact report
(EIR).
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600 Tank Farm Road 3 of 31
City Zoning, General Plan and ALUP Analysis
May 1, 2020
The Project and Airport Development Regulations
The current and proposed county Airport Land Use Plan (ALUP) and city airport compatibility
regulations have significantly informed and influenced the location and extent of the proposed uses.
During the plan development process, we have consulted with ALUC staff and commissioners; commis-
sioned studies and technical analysis to determine the location of key ALUP regulatory zones on the
property; and modified the product mix to be compatible with the current and proposed ALUP policies
and standards. To that end, commercial and mixed use portions of the project have been located along
the project frontage in the 55 dB(A) CNEL noise zones (as determined by the May 2015 RS&H “CNEL
Contours and Technical Report for the San Luis Obispo County Regional Airport” noise study that is used
by the Airport Land Use Commission to determine noise compatibility); the apartment/stacked flat por-
tion is located in the middle of the project site in the 50 dB(A) CNEL zone; and the townhome portion is
located in the rear of the project site which is least affected by traffic and aircraft noise. A noise study
prepared for the project by 45dB Consultants confirmed the RSH projections.
Figure 1
Project Location
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600 Tank Farm Road 4 of 31
City Zoning, General Plan and ALUP Analysis
May 1, 2020
Figure 2 Site Plan
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FAA sectional charts, and approach and departure patterns were also reviewed, and it was con-
cluded that there is no potential for regular overflights by commercial or general aviation fixed wing air-
craft because of topographic constraints and established runway approach and departure corridors.
This would also indicate that the project site is appropriately classified in the ALUP current “S-2” Safety
Zone, or its Caltrans Handbook equivalent, Safety Zone 6. Both of these safety zones permit the project.
The project is located in the Airport Area Specific Plan (AASP), is part of the City of San Luis
Obispo’s Airport Compatible Open Space Plan (ACOS) with deed-restricted open space and reservation
areas nearby in the AASP and Margarita Area Specific Plan (MASP) areas, and is located in the ALUP’s
current “S-2” safety zone, or in the Caltrans Handbook Safety Zone 6. Neither of these safety zone des-
ignations have a limitation on the number of dwelling units (see Figure 4G of the Caltrans California Air-
port Land Use Planning Handbook with no overflights and no noise issues, and ALUP Table 7 with a CDZ,
DAP and ACOS). City zoning regulations for the CS zone specify a maximum density of 24 density units
per acre in the proposed CS zone, with the actual maximum number of permitted “doors” adjusted per
Section 17.70.040 (A) the zoning regulations. As currently planned, the project has approximately 280
total residential units and 256 City “density units” over 11.1 net acres, for a density of 23 density units
per gross acre.
The Project and City Development Regulations
The project site is currently zoned Business Park and is in the Airport Area Specific Plan area
(which is identified as Detailed Area Plan per the County’s Airport Land Use Plan). The project entitle-
ments will include a change in the land use designation from Business Park to Service Commercial, which
would permit a wide range of commercial uses, and up to 264 density units of residential development.
City development regulations also specify a setback for Acacia Creek of 35 feet. The project proposes a
variable riparian setback with an average setback of approximately 40 feet. Combined with the width of
the creek, and buffers and setbacks on the east side of Acacia Creek this will provide a wildlife/open
space corridor of 95 to 135 feet. Building and landscape setbacks along Tank Farm Road range from 10
to 15 feet (including the public sidewalk in a pedestrian easement), and 5 to 15 feet along Santa Fe.
City planning documents call for the development of Santa Fe as a Collector road with design
speeds of no more than 25 miles per hour, and a corresponding road centerline radius of 250-300 feet.
The project will implement the “alternative” design section for Santa Fe that has been identified by City
staff and in the Airport Area Specific Plan, with an interim design of one travel lane in each direction, a
vertically separated 6.5-foot Class IV bike path, a 7-foot parkway strip and a five-foot sidewalk, as shown
in Figure 3. Santa Fe will be extended north along the west property line for approximately 475 to 500
feet to a temporary offset cul de sac with a minimum 40-foot turning radius. Longer term, this tempo-
rary terminus will be built as a 90-degree roundabout to connect Santa Fe to the Prado Road extension
by the developers of the Chevron or Damon Garcia properties. The project will implement the City’s
plans for a roundabout at Tank Farm and Santa Fe, as illustrated in Figure 4. Final road geometry and
the number of lanes will be evaluated as part of the Project.
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Figure 3
Santa Fe Cross Section
Ultimate and Interim Cross Section
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Figure 4
Conceptual Illustration of Santa Fe/Tank
Farm Road Roundabout
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The Site and the Project
The site is composed of 11.1 contiguous acres at the northeast corner of the designated Santa
Fe alignment and Tank Farm Road. It is comprised of two separate parcels: APN: 053-421-06 and APN:
053-421-02. The site slopes from the northwest to southeast, with site elevations at 210 feet MSL at the
top of the Flower Mound, and 150 feet MSL at the Acacia Creek/Tank Farm Road headwall. Acacia Creek
borders the project on the east, although the creek area itself is located on the adjacent parcel to the
east.
The immediate surrounding (1/2-mile radius) neighborhood provides a wealth of services, facili-
ties and resources. A day care, drug stores, restaurants, schools, a major grocery store, a bank, several
places of worship, a fitness center, medical and/or dental services, personal care services, and a full-ser-
vice supermarket are currently located within biking or walking distance of the project site.
The site is also located near significant open space areas that are contractually restricted to re-
main in open space that contribute to airport land use compatibility and safety. Those include proper-
ties north and south of Tank Farm Road that are in City and County open space preserves, areas in Wil-
liamson Act agricultural preservation contracts, ACOS open spaces areas in the Margarita Area Specific
Plan, the Chevron conservation/restoration area and other formal open space preserves. (See Figure 6.)
Not including other lands outside of the City’s URL, these open space lands amount to approximately
825 acres, or approximately 25 percent of the land area immediately north and west of the airport.
Development Potential and Land Plan
The land plan and development program prepared for the project are based on the physical and
regulatory constraints applicable to the site, including the following: Acacia Creek. During peak flood
times, Acacia Creek conveys 500-1,000 cubic feet per second (CFS) of stormwater flows. Its width cur-
rently varies from 30 to 50 feet and is on the adjacent parcel; City development regulations prescribe a
35-foot setback from the creek to preserve the riparian corridor. A variable width corridor is proposed,
ranging from 20 feet to 70 feet, with an average of 40 feet. The area where setbacks will be less than 35
feet are located at the creek crossing from 600 Tank Farm Road to 650 Tank Farm Road; this reduced
setback area will be less than 10 percent of the total length of the setback. Per Zoning Ordinance Sec-
tion 17.70.030 (3), third story building components will be setback an additional 10 feet for a total of a
45-foot setback (except in the limited area where there is the bridge crossing).
1. Designated Flood Areas. According to FEMA Community Panels 0679C1069G and 0679C1332G,
the project site has limited, if any, area that is in a flood prone area. Any such area appears to be
confined to the Acacia Creek channel or the riparian setback area. A drainage study prepared by
RRM Design Group determined that this flooding has been caused by an undersized culvert for
the vehicle bridge that connects 600 Tank Farm Road to 650 Tank Farm Road. This bridge will be
replaced as part of the 650 Tank Farm Road project, with a culvert that has the same hydraulic
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capacity as the Tank Farm Creek culvert. No flooding issues are anticipated after that improve-
ment.
2. “Flower Mound”/Grading. The northwest corner of the project site includes a former quarry
area, colloquially referred to as the “Flower Mound”. This hard and red-rock mound spans the
project property, Chevron property to the west, and the Damon-Garcia property to the north.
Most of the Flower Mound will be left as is with development occurring below the 173-foot
(MSL) elevation contour line. The site will be stepped in four 5-foot benches, with an upper
bench of about 168 feet MSL at the northern one-fourth of the site, 160 MSL to 165 MSL from
the club house north, a middle bench of about 160 feet MSL around the main entry, and two
lower benches of about 153-156 feet MSL for the multifamily, and 152-153 MSL for the commer-
cial/mixed use areas. Total needed site drainage is estimated to be 31,000 cubic feet (CF). The
site will drain to localized surface swales totaling 35,000-40,000 cubic feet in parking lot land-
scaped areas, large open space areas, the Acacia Creek setback, and in the Tank Farm Road land-
scape frontage. LID/treatment areas will be located throughout the project.
Recreation and Amenities
The project site will be developed at an “urban” density of over 20 dwelling units per acre, with
shared public open spaces, private opens spaces, common yards, and common recreational amenities
will be used to provide the necessary relief. Balconies and small private yards will be developed
throughout the townhome and stacked flat product types with private open space areas. Balconies and
outdoor activity areas will be in areas least affected by vehicle traffic and airport noise, meaning they
will be located on the north and east faces of the buildings away from potential outdoor noise impacts.
The project’s required creek setbacks, common areas and the Flower Mound open space will
result in at 20 percent of onsite “green” common open space, including play areas, tot lots, and land-
scape parkways. Where possible, units will be oriented to common open space on the perimeter of the
site to encourage and open and spacious plan.
The project will also include a 2,250-square foot clubhouse building with a 2,800 square foot pa-
tio area. The clubhouse building will include meeting areas, an indoor game area, a common lounge, ad-
ministrative office area, and a community kitchen. It will also serve as a sales office and an administra-
tive building during project sales and construction.
The project also borders Damon-Garcia Park which will provide areas for organized sports activi-
ties.
Transportation and Circulation
The project will implement several major transportation features, the Santa Fe/Tank Farm Road
roundabout under a reimbursement agreement with the City, assuming enough project impact fees and
other revenues to reimburse Covelop during the term of the buildout. The Project will also construct in-
terim improvements for Santa Fe Road per Figure 3, including two travel lanes and Class IV bike paths.
Final improvements for the bike path, curbing, sidewalk, and parkway strip will be installed on the pro-
ject’s frontages. The Santa Fe/Tank Farm roundabout would also be constructed as part of the project.
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Both Santa Fe and Tank Farm Road are TIF funded projects. Bike and pedestrian trips will be supported
by a connection to 650 Tank Farm Road, and extension of the onsite bike path to the bike path at the
Damon-Garcia sports park. A new bridge will be installed by 650 Tank Farm Road and serve as an emer-
gency access route using KnoxBox bollards.
General Plan Modification Justification
Oversupply of Commercial/Business Park Zoning
The modification of the permitted land uses on the project site is justified by several policy fac-
tors. The AASP and the Land Use Element designate the site for Business Park. This designation has
been driven by the policies of the County’s ALUP which generally prohibit residential land uses in the
AASP, except for those properties that are currently zoned or developed for residential purposes. This
land use restriction is based on noise and safety information that is known to be outdated and the ALUC
is now in the process of updating the ALUP so that it is consistent with the operational projections in the
Airport Master Plan, and with the most recent version of the Caltrans Handbook. The extent of noise
impacts is now known to be confined to properties south of Tank Farm Road in the vicinity of the pro-
ject. The ALUC has commissioned, and adopted, a noise study that documents the extent of these noise
issues, and the ALUC has been using that document as its office noise reference for approximately five
years now. The ALUC is also reviewing its safety zones and those zones will be modified to reflect a
more conventional configuration, more like that in the Caltrans Handbook and those used for other
County airports. Based on documents provided to the ALUC in November and consultation with ALUC
staff, it is believed that the S1-C Safety Zone designation will be eliminated, The updated safety zone
maps show the project in “Safety Zone 6” as defined by the Caltrans Airport Land Use Planning Hand-
book. Both the updated safety and noise analysis appear to support a revision to the land use designa-
tion for the site. The project will be dependent on the ALUP amendment, which is anticipated to be
complete in mid-2020.
The current ALUP has long confounded various City goals and policies associated with jobs-hous-
ing balance, infill development, the mixing (horizontal and vertical) of uses, and fiscal sustainability. Con-
sequently, the City has a bumper crop of Business Park, Service Commercial, Office and other non-resi-
dential land uses (having ‘defaulted’ to those uses when residential was not consistent with the ALUP),
with those uses being concentrated in the southern part of the community. As a result, the entire AASP
contains 320 acres of vacant commercial and industrial land uses capable of supporting 6,000 more jobs,
but with only 150 acres of residential land uses (650 Tank Farm, Avila Ranch and remaining Margarita SP
area) capable of supporting 2,800 additional residents and 1,800 workers (assuming 1.5 workers per
household). Providing more housing closer to the City’s concentration of employment, and with prefer-
ence given to those workers, is consistent with General Plan and AASP Policies.
The City General Plan Policy requires that the City maintain an adequate supply of land to retain
and expand the number of jobs in the community. According to SLOCOG/RHNA employment projec-
tions, the City may need to expand its 2010 supply of 643 developed industrial/employment acres to a
possible total of 843. That would indicate a need for 250 vacant acres of such land, assuming that there
would be a 25 percent estimating contingency. If the need for such land is based on the 11-year devel-
opment history for such land between 2008 and 2018, as reported in the General Plan Status Report,
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the City would need an additional 132 occupied acres by 2035. There are approximately 332 vacant
acres of such land in an adjacent to the community to fill this need, providing anywhere from an 80-acre
to 160-acre surplus to meet local employment needs. Conversion of the 11.1-acre project property to
mixed use residential will therefore not hinder any City economic development goals.
Based on the above, it is concluded that conversion of the project site would be fiscally beneficial for the
City, would promote the completion of needed infrastructure (and several key pieces of infrastructure),
would significantly promote the City’s infill and jobs-housing balance (city macro and neighborhood mi-
cro) goals and policies, and would not hinder in any way, the City’s economic development policies and
objectives.
Infrastructure Financing Feasibility
Retention of the current Business Park land use and zoning designations will defeat several im-
portant infrastructure policies. First, the City’s infrastructure policies and implementation programs rely
almost exclusively on development projects to construct needed roads, sewer lines, water lines, parks,
etc. Except for key facilities like the treatment plant expansion, Prado Road overpass, LOVR interchange
and the Prado/San Luis Creek bridge, completion of other improvements is completely dependent on
the ability of individual development projects to construct, finance and be reimbursed for offsite im-
provements. The offsite improvements associated with the project, including Santa Fe, Tank Farm Road,
water and sewer improvements have a total cost estimated at approximately $2.5 million to $2.75 mil-
lion, with the predominant share of those costs being reimbursable from various City impact fee funds.
As shown in Table 1 below, impact fees from the project site as currently zoned would be insufficient to
pay for offsite traffic improvements, even assuming that 100 percent of the TIF fees were dedicated to
such repayment. The proposed project would make significantly greater contributions to all impact fee
programs and make a reimbursement program feasible. Otherwise, the City would need to step in with
additional funding.
The economics of developing the project as currently zoned has also been evaluated. A portion
of the project site was proposed for a data facility, and another portion of the site was evaluated for ex-
pansion of a local R&D business. Both those projects chose to not go forward because of the burden of
infrastructure costs (direct costs and fees), the site’s topographic and regulatory constraints, and better
opportunities elsewhere. There is also limited demand that could justify a speculative commitment (as
opposed to a larger build to suite) of the entire site as currently zoned. Based on City records, the total
amount of commercial/employment building growth in the community has been 30,000 to 100,000
square feet per year over the last 11 years, with an average of about 55,000 SF per year, according to
the most recent General Plan Status Report. It was concluded that the Project site could not capture a
significant enough share of annual demand to justify significant capital improvements.
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Table 1
Project Development Options
Assessed Value and City Impact Fees
Filling and Need for Affordable Housing
The City’s emphasis on the production of housing is starting to show tangible results. There are
a numerous individual housing projects that are being marketed, and many more are in production. The
Orcutt Specific Plan, that was decades in the making, has half a dozen projects in construction. San Luis
Ranch and Avila Ranch have recently been approved, and are in the site development phase.
Nevertheless, many of these projects have housing size ranging from 1,100 square feet to 3,100
square feet, with the average housing unit size being 1,850 square feet. Table 2 shows the proposed
product mix, and the proposed sizes of the housing units. As shown in Figure 5 on the following page,
the project fills a need that is currently not being met by any of the adopted Specific Plans, or individual
development projects.
Special Project Design Features
Special design features have been added to address mobility issues, affordable housing, energy
conservation, greenhouse gas emissions, and transportation. These features will reduce vehicle miles
travelled, reduce the need for personal vehicles, resulting parking demand, and airport compatibility.
1. Building energy efficiency standards that will enable the project to comply with the “net zero”
energy requirements and compliance with the City’s Reach Code.
Business Park
Zoning
Prposed Mixed Use
Project
Gross Acres 11.67 11.67
ROW (Acres) 0.55 0.55
Open Space (acres 1.04 1.04
Net Area (Acres) 10.08 11.12
FAR (per AASP) 0.20 0.57
Residential SF 18,000 274,600
Non-Residential SF 87,818 19,100
Total SF 105,818 293,700
Dwelling Units 24.00 275.00
Assessed Value 35,549,851 136,937,500
City Imact Fees
City Traffic Fee 958,412$ 2,106,057$
Water Fee 381,609$ 2,450,656$
Wastewater Fee 381,483$ 2,222,378$
City Parks 144,744$ 1,658,525$
Police 36,309$ 166,139$
Fire 31,180$ 141,645$
Total 1,933,736$ 8,745,400$
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Table 2
Unit Mix
Gross Area
APN 053-420-02 5.28
APN 053-420-06 6.39
Gross Area 11.67
ROW 0.81
Net 10.86
R3 MU
Type Size (SF)Units Density
Units Total Area Type Size (SF)Number Density
Units Total Area
1-BED 750 28 18.48 21,000 Studio 450 20 10.00 9,000
2-BED 1050 56 56.00 58,800 1-BED 625 20 13.20 12,500
2-BED TH 1200 28 28.00 33,600 Total 40 23.20 21,500
3-BED 1450 28 42.00 40,600 Average 538
Total 140 144.48 154,000 Acres 1.52
Average 1,100 Density Units/Acre 15.26
Acres 6.46 Units/Acre 26.32
Density Units/Acre 22.37
Units/Acre 21.67
R4 Total
Type Size (SF)Number Density
Units Total Area Type Size (SF)Units Density
Units Total Area
Studio 600 8 4.00 4,800 Studio-R4 600 8 4.00 4,800
1-BED 750 24 15.84 18,000 Studio-MU 450 20 10.00 9,000
2-BED 925 68 68.00 62,900 1-BED-R3 750 28 18.48 21,000
Total 100 87.84 85,700 1-BED-R4 750 24 15.84 18,000
Average 857 1-BED-MU 625 20 13.20 12,500
Acres 2.88 2-BED-R3 1050 56 56.00 58,800
Density Units/Acre 30.50 2-BED-R3 TH 1200 28 28.00 33,600
Units/Acre 34.72 2-BED-R4 925 68 68.00 62,900
3-BED 1450 28 42.00 40,600
Total 280 255.52 261,200
Average 933
Acres 10.86
Density Units/Acre 23.53
Units/Acre 25.78
600 Tank Farm Product Mix and Density
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Figure 5 Project Housing Size Compared to Existing Approved Projects
2. Shared Mobility strategies would be included to reduce the necessity for additional vehicles for
each family. Shared cars will be provided in each area of the development at an initial rate of
no less than one car per 50 residences, with 100 percent of that fleet in the form of electric vehi-
cles.
3. Enhanced pedestrian and bicycle connectivity, including ped and bike connectivity to 650 Tank
Farm Road and 700 Tank Farm Road. The project will implement the City’s new raised “Class IV”
bike lanes. A parking requirement reduction/exception totaling 8 percent of the total statistical
parking demand per Section 17.72.050 will be part of the requested entitlements, and is justi-
fied based on shared parking between the residential and commercial in the mixed use center
(with peak residential parking in the evening and peak commercial parking in mid-day), car shar-
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ing, pedestrian and bike connections to and through properties to the east, proximity to conven-
ience goods centers, onsite mixed use, and the buyer-renter preference program described be-
low.
4. Special at-grade “speed table” pedestrian street crossings have also been included. These pro-
vide for the traffic calming and a continuous walking experience.
5. Affordable housing will be provided at a rate above that required by City code. At a density of 23
Density Units per acre, and an average unit size below 1,100 square feet per dwelling unit (less
than 1,000 square feet per unit across the entire project), the project is affordable by design and
inclusionary housing is not required for the project. However, the project intends to collaborate
with a non-profit housing provider to build a mixed-use workforce and senior housing project
along the Tank Farm Road frontage for up to 20 affordable units and 15,000 square feet of com-
mercial and office space.
6. The project will include an onsite manager or contact who will be the first point of contact for
any noise complaints. Residents will also be required to certify that they have completed an
online training on airport operations, airport hazards and impacts, and acknowledgement that
they will contact onsite management for noise concerns.
7. An avigation easement will be placed on the property per County and ALUP regulations.
8. The project’s buildings will be arranged to diffuse sound, and to locate the most sensitive por-
tions on the project (ownership townhomes) on the rear half of the site. This will include ori-
enting any outdoor activity and patio areas so that they are the least impacted by airport and
traffic noise.
9. Per AASP Policy 4.5.3, all residential units shall be designed to limit the aircraft-related 24-hour,
10-second interval interior peak noise (Lmax) impacts to no more than 45 decibels, five decibels
less than in Table 4 or the current ALUP.
10. The project will implement a preference program for workers within a 1.5-mile radius of the
project site as shown on Figure 6. This area was selected to maximize the benefit to the employ-
ers and employees in the area, and to encourage bicycle commuting. For an avid rider, a five-
mile bike commute is considered feasible; a 1.5-mile radius bike commute is considered more
feasible for less experienced riders. This strategy will capture, and house, those working east of
Higuera, south of South/Santa Barbara, west of the railroad, and north of Crestmont Road. This
will provide preference to those working at MindBody, the San Luis Obispo Regional Airport,
Morabito Business Park, AeroVista Business Park, Sacramento Drive, and other south city Busi-
ness Park areas. Like the Avila Ranch and San Luis Ranch projects, this will ensure that existing
commuting employees are given first preference for housing, and that their commute trip
length will be reduced and that many home-work trip modes will be shifted from personal vehi-
cles to biking or pedestrian modes. This preference program, however, will be focused on the
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south and southeast portions of the community to ensure the greatest reduction in vehicle
miles traveled and to maximize the potential for ped and bike trips from the project to work
destinations.
Project Location Relative to Airport Facilities
The Project is located within 1,800 feet of airport Runway 11-29. One of the key factors in de-
termining compatibility with the airport is the project’s location relative to flight paths, regular and fre-
quent approaches and departures, and the ALUP’s various safety zone boundaries and noise contours.
The location of the various safety zones is driven by mathematical criteria associated with the location
of the runway facilities, distance from the runway ends, approved and frequently used approach and
departure corridors, and the probable elevation of aircraft at different points in their flight operations.
As described in Section 4.4.3.2 of the ALUP, the airport area is broken down into two Safety Areas and
three subzones. These zones are currently under review and refinement as part of the County’s update
of the ALUP. It is believed that the current zones will transition to the configuration and nomenclature
used in the Caltrans Airport Land Use Planning Handbook, with zone numbers from 1 through 6, and the
configuration prescribed in Handbook Figures 4B through 4G, and the zone dimensions described in
Handbook Figure 3A for a Long General Aviation Runway (runway length of 6,000 feet or more). See
Attachment A. (For the purposes of clarity and consistency with the existing and proposed ALUP safety
zones, the following refers to both the current zone names and the Caltrans safety zone names. For the
purposes of the discussion below, Caltrans Safety Zone “6” is essentially equal to current ALUP Safety
Zone “S-2”.)
In addition to safety zone considerations, there are also airspace, avigation and instrumentation
issues to consider. FAA Part 77 establishes imaginary surfaces to set the maximum height of structures
in the vicinity of the airport. None of the proposed structures will conflict with these maximums. ALUP
Policy 2.5.2.1 prohibits development of any structure that is higher than 200 AGL to protect the Part 77
air space surfaces. FAA Part 77.9 also has special regulations to control obstructions that may be a haz-
ard to avigation or to airport instrumentation. Projects that have an elevation greater than 1/100th of
their distance to the nearest runway end (that is, buildings and structures that penetrate an imaginary
surface that projects from the edges of the runway at a slope of 1 foot vertical for 100 feet horizontal)
are to be reviewed and cleared by the FAA before construction is proposed that penetrates this imagi-
nary service through a Form 7460-1 FAA Application. That is, any structures on the front of the site that
may have an elevation greater than 186 MSL (18 feet above the runway 11-29 threshold surface eleva-
tion 168 MSL), or any structures on the rear of the site that may have an elevation greater 192 MSL (24
feet above the runway 11-29 threshold surface elevation of 168 MSL) will need to be cleared by FAA
through the FAA Part 77.9 Form 7460-1 notification and review process. Based on the preliminary grad-
ing plan, structures on the north end of the site will have an elevation of 196-198 MSL; those in the mid-
dle of the site will have an elevation of 193-195 MSL and buildings along the Project’s frontage will have
an elevation of 188-190 MSL. The height of the structures will penetrate this imaginary 100:1 surface
by 2-5 feet in various portions of the site and will need to be evaluated. This application will be pre-
pared, and FAA responses provided as part of the formal application to the ALUC for a conformity deter-
mination.
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Figure 6
Owner-Renter Preference Area
Project
Site
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Figure 7
Existing Offsite ACOS Open Space
Project
Site
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Airport Land Use Plan Safety Zones
Safety Area S-1 is the area within the vicinity of the airport within which aircraft operate fre-
quently or in conditions of reduced visibility at altitudes below 500 feet above ground level (AGL). The
S-2 area is the area within two miles of the airport runway where aircraft may operate frequently or in
conditions of reduced visibility at altitudes between 501 and 1,000 feet AGL. In the S-2 Safety Area, fac-
tors of concern include circle-to-land instrument approaches south of Runway 11-29, extensive “pattern
work” by student pilots in fixed-wing aircraft (predominantly, but not exclusively to the south and west
of the airport), and extensive practice flight by students in rotary-wing aircraft to the north of the air-
port. Nonetheless, because aircraft in Safety Area S-2 are at greater altitude and are less densely con-
centrated than in other portions of the Airport Planning Area, the overall level of aviation safety risk is
lower than that in the S-1 Safety Areas or the Runway Protection Zone. The project site is currently
shown in ALUP Figure 3 as being in Safety Zone S-1-C, the Sideline Zone. Safety Zone S-1-C is for areas
with occasional or frequent overflights at or below 500 AGL because of downwind approach to Run-
way 29, circling procedures or touch and go trainings. However, local topography (South Hills) se-
verely limits Project site overflights. As shown in ALUP Figure 10, and the various FAA approach and
departure charts (see Attachment 1), the project site is not located in any touch and go pattern, or
designated approach or departure corridor to either runway 7-25 or 11-29. Therefore, based on the
definitions provided in the ALUP, the project site is in Safety Zone S-2, (or Caltrans Zone 6, the ALUP S-
2 equivalent).
Safety Area S-1C is related exclusively to Runway 11-29 operations and downwind approach
procedures and includes areas within one half nautical mile (a distance of 3,038 feet) of the Runway 11-
29’s centerline to accommodate low-visibility downwind aircraft operations at less than 500 feet AGL.
The location of this theoretical line would contain the entire Project site (see ALUP Figure 3). However,
based on the definition of and justification for the S-1-C zone in ALUP Figure 3 and ALUP Section 4.4.4.2,
this safety zone is believed to be potentially appropriate for areas south of the Runway 11-29, but not
north of it in the vicinity of the Project. Further, The ALUC is reviewing the location of the safety zones.
Based on the comments on that review it is believed that the Project is to be classified in the S-2 or
the Handbook Zone 6 safety zone.
Noise Zones
As with the safety area criteria, the noise impact contours also follow mathematical rules re-
lated to noise dispersion, and aircraft type and flight frequency along established and flight corridors.
Peak and average noise levels that are mapped in the ALUP were projected through the usage of the
FAA’s Integrated Noise Model, and contours are normally mapped relative to runway centerlines. In the
case of the San Luis Obispo Regional Airport, it is estimated that approximately 97%+ of the flights use
Runway 11-29, and that those flights that use Runway 7-25 normally use Runway 25 as an alternate ap-
proach. According to the Airport Master Plan, Runway 11-29 provides 98.9% favorable wind coverage,
and so the usage of Runway 7-25 is rare. Therefore, the ALUP’s and the Master Plan’s airport noise con-
tours are both mapped relative to the extended centerline of Runway 11-29, and there are no special
contours for Runway 7-25. A noise study was also prepared for the ALUC by RS&H that utilizes the most
current and validated version of the Integrated Noise Model confirmed these conclusions.
Item 3
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600 Tank Farm Road 20 of 31
City Zoning, General Plan and ALUP Analysis
May 1, 2020
A portion of the mixed-use area of the project is in CNEL 55 according the RSH Noise Study. The
ground floor commercial will is deemed compatible, and the impacts to the second-floor residential
uses will be mitigated by architecture and structural features that will ensure that outdoor and indoor
noise levels are per City and ALUP standards, including orientation of any balconies or outdoor activity
areas to the north; additional noise insulation and baffling. CNEL 55 is considered to be consistent with
residential land uses, according to City, state and federal regulations. Part 150 of the Federal Aviation
Regulations (FAR) which implement the 1979 Aviation Safety and Noise Abatement Act specify that all
land uses are consistent with 65 CNEL/Ldn/DNL or less. California Airport Regulations in PUC Section
21669, and Section 5000 of the California Code of Regulations also states that 65 CNEL or less is accepta-
ble for residential uses. Further, 65 CNEL and greater is considered compatible if there is an avigation
easement, indoor noise exposure is limited to 45 dB(A) CNEL or less. The City noise standard is for an
interior CNEL/Ldn of 45 dB(A) or less, and an outdoor level of 60 dB(A) or less.
The RSH noise study places about half of the mixed use/commercial portion of the project in the CNEL
55 noise band, and the balance of the Project site in the CNEL 50 noise band. A noise study prepared
for the Project by 45dB confirmed that the noise level on the Project site from airport operations are
consistent with the RSH noise model projections. The airport related Lmax was determined to be 62
dB(A) on the north half of the site and 79 dB(A) on the southern portion of the site closest to the air-
port. The Project complies with federal, state, City and ALUP standards.
Airport Land Use Compatibility
The project is consistent with the ALUP’s compatibility criteria, zones and contours. Observa-
tions from those findings for the ALUC’s consideration and review are the following:
1. The project proposes development totaling 280 dwelling units and 256 City density units.
There is no limit on the number of dwelling units under the current ALUP assuming develop-
ment of a Detailed Area Plan (Airport Area Specific Plan), ACOS and CDZ. The AASP has 37
percent open space in the S-1 portions and 25 percent open space in the S-2 portions of the
plan. According to Section 4.5.1 of the AASP, approved by the ALUC, the AASP is a Detailed
Area Plan and a Compact Development Zone for the purposes of the ALUP.
2. The site itself contains 24.8 percent open space in the form of the Flower Mound, riparian
setback and corridor and adjacent landscaping. The site itself would qualify as a CDZ.
3. All residential development is confined to the S-2 (Caltrans Zone 6) zone.
4. There are Reservation Areas in the adjacent Margarita Area Specific Plan, and on the Chev-
ron property to the west. Since the Project is not under any sort of regular (or even occa-
sional) approach or departure corridor, no onsite Reservation Areas would be beneficial.
5. The ALUP amendment proposes to set the maximum permissible noise for residential area a
60 CNEL (see Attachment B). The RSH noise contours indicate that entire site is outside of
the 60 CNEL contour and there will be no inconsistencies of the proposed project with the
ALUP. Residential development is allowed on the entire site per the standards in the cur-
rent ALUP, and the proposed mitigations and project design features. Residential develop-
Item 3
Packet Page 68
600 Tank Farm Road 21 of 31
City Zoning, General Plan and ALUP Analysis
May 1, 2020
ment at the density proposed is also consistent with land use compatibility criteria con-
tained in Figure 4G for Caltrans Handbook Safety Zone 6. Lmax impacts will be the ad-
dressed with project design features described above.
The following sections provide a consistency analysis with each of the ALUP policies.
General Policies
Policy G-1: Notwithstanding any other provision of this ALUP, a proposed project or local action will be
determined to be inconsistent with the ALUP if the information required for review of the proposed lo-
cal action is not provided by the referring agency.
Response: The formal application will include all the necessary materials per the Referral Form and
Appendix 2 of the ALUC’s by-laws.
Policy G-2: Notwithstanding any other provision of this ALUP, a proposed project or local action will be
determined to be inconsistent with the ALUP if the proposal would, in the considered opinion of ALUC,
present specific incompatibilities to the continued economic vitality and efficient operation of the Air-
port with respect to safety, noise, overflight or obstacle clearance.
Response: Normal approach and departure flight tracks from Runways 7-25 and 11-29 indicate that
no aircraft traffic passes over the site at elevations below 1,000 AGL (South Hills are at 550-600 MSL
north of the Project site). All residential development is confined to the S-2 Safety Area, and the pro-
posed number of dwelling units is significantly less than that permitted by the ALUP. The project sta-
tistics demonstrate compliance with the density and noise requirements. A noise study was prepared
for the project as part of the EIR which confirmed the findings of the RSH noise contours. The ALUC
also commissioned a noise study that concluded that the peak and average contours do not occur on
the project site. Further, to reduce complaints related to noise events that are occur from operations,
a more restrictive 45-decibel interior peak noise standard is proposed. Therefore, there are no known
specific incompatibilities associated with the project.
Policy G-3: Except as provided in Policy G-4, a proposed project or local action will be determined to be
inconsistent with the ALUP if the proposal is not in conformance with all applicable Specific Land Use
Policies. If the site affected by a proposed project or local action is in more than one noise exposure area
or aviation safety area, the standards for each such area will be applied separately to the land area lying
within each noise or safety zone.
Response: Table 1 shows the site’s compliance with the various regulations applicable to the multiple
noise and safety zones on the project site. The 60 dB and 65 dB noise contours are located offsite, out-
side of the areas proposed for development, no residential uses are proposed for the ALUC S-1B and S-
1C Safety Areas, and the compatibility criteria for each Safety Area are applied separately to each
area. The project is in compliance with both the County ALUP safety and noise requirements, and
those in the Caltrans Airport Land Use Planning Handbook.
Item 3
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600 Tank Farm Road 22 of 31
City Zoning, General Plan and ALUP Analysis
May 1, 2020
Policy G-4: When the site affected by a proposed project or local action is in more than one noise expo-
sure area or aviation safety area, the Airport Land Use Commission may, at its sole discretion, elect not
to apply the requirements of Policy G-3 if:
i. the total gross area(s) within the more restrictive area(s) is 2 acres or less; and
ii. the land area(s) within the more restrictive area(s) is less than 50% of the total gross land area af-
fected by the referred project or local action.
In such instance, the ALUC may elect to apply the policies applicable to the least restrictive noise and/or
safety zone to the entire site affected by the project or local action. The ALUC must adopt specific find-
ings that the proposed project or local action, so considered, would not result in the potential develop-
ment of land uses incompatible with current or future airport operations.
Response: All of the Project’s development is in the S-2 zone. The Project is consistent with the re-
quirements for that zone. This is in strict compliance with General Policy G-3.
Noise Policies
Maximum Allowable Interior Noise Exposure from Aviation-Related Noise Sources-- (The reference
event for determination of required single event noise mitigation shall be the straight-in arrival of a re-
gional airline jet landing on Runway 29 and the straight-out departure of a regional airline jet from Run-
way 29. Measurements are to be of the maximum noise level, are to be A-weighted, and are to be ob-
tained using a Fast response time).
Residential dwellings 50 dB(A) Lmax
Offices, office buildings 60 dB(A) Lmax
Response: The ALUP 65-decibel single event contour is located offsite. The noise study prepared for
the Project calculated an Lmax of 62 dB on the northern half of the site and 79 dB at the property line
nearest Runway 11-29. All buildings will be designed to ensure a maximum interior Lmax noise level
of 45 decibels or less.
Policy N-1 – Would permit or fail to sufficiently prohibit establishment within the projected 60 dB CNEL
contour of any extremely noise-sensitive land use.
Response: No portions of the site are within the 60 Ldn/CNEL area. This was confirmed by the map-
ping of the ALUP contours on the project site, by the noise study prepared for the project, and by the
ALUC-commissioned noise study prepared by RS&H.
Policy N-2 – Would permit or fail to sufficiently prohibit any extremely noise-sensitive land use within
the projected 55-dB CNEL contour, with the exception of developments which meet the criteria deline-
ated in Section 4.3.2.3 for designation as infill.
Item 3
Packet Page 70
600 Tank Farm Road 23 of 31
City Zoning, General Plan and ALUP Analysis
May 1, 2020
Response: Under current ALUP regulations only, Commercial/Mixed use development allowed within
the 55 dB Ldn/CNEL contour. The ALUP amendment will change the noise level permitted for residen-
tial area to 60 dB and below. According to the RSH Noise Study, none of the site is in the 60 CNEL con-
tour. This was confirmed by the mapping of the ALUP contours on the project site, by the noise study
pre-pared for the project, and by the ALUC-commissioned noise study prepared by RS&H. Structural
and architectural features will be used mitigate noise exposure.
Policy N-3 – Would permit or fail to sufficiently prohibit any moderately noise-sensitive land use within
the projected 55-dB CNEL contour, with the exception of developments which meet the requirements
for mitigation of interior noise levels specified in Table 4 and in Section 4.3.3.
Response: Commercial/mixed use development only is proposed within the 55 dB Ldn/CNEL contour.
All land uses are compatible with this noise level and there are on anticipated inconsistencies with the
proposed ALUP.
Policy N-4 – Would permit or fail to sufficiently prohibit, in any location which is within or adjacent to an
area of demonstrated noise incompatibility or in an acoustic environment substantially similar to an
area of demonstrated noise incompatibility:
a. Any new residential or other extremely noise-sensitive development
b. Any new moderately noise-sensitive development, unless adequate, specific, and detailed provisions
are set forth to mitigate noise incompatibility between allowable or proposed noise-sensitive uses (in-
cluding foreseeable outdoor activities) and airport operations.
Response: The mixed-use portion of the project would be in or adjacent to the 55 dB contour. Residen-
tial and commercial uses are permitted in areas with 60 dB i Mitigation measures will be included to
make these units compatible with the ALUP noise policies Noise monitoring on the site and the ALUC’s
RSH Noise Study confirm that the noise levels on the site do not exceed the levels projected in the
ALUP and there are no known noise impacts that are not adequately documented or accounted for in
the ALUP.
CNEL Level Compatibility
Extremely Noise Sensitive Moderately Noise Sensitive
(Residential) (Office/Retail)
Land Uses Land Uses
Inside 60 dB CNEL contour Prohibited With mitigation
Between 55- and 60-dB contours Infill only with mitigation
Outside 55 dB contour Allowable Allowable
Item 3
Packet Page 71
600 Tank Farm Road 24 of 31
City Zoning, General Plan and ALUP Analysis
May 1, 2020
Response: The mixed-use portion of the project would be in or adjacent to the 55 dB contour. Mitiga-
tion measures will be included to make these units compatible with the ALUP noise policies. Noise
monitoring on the site confirms that the noise levels on the site do not exceed the levels projected in
the ALUP and there are no known noise impacts that are not adequately documents or accounted for
in the ALUP. Further, the ALUP amendment currently proposed will permit all land uses proposed in
the project.
Safety Policies
Policy S-1 – Would permit or lack sufficient provisions to prohibit structures and other obstacles within
the Runway Protection Zones for any runway at the Airport, as depicted in Figure 4.
Response: The project is not located in a Runway Protection Zone or Safety Area S-1A.
Policy S-2 – Would permit or fail to adequately prohibit any future residential or nonresidential develop-
ment or redevelopment which would create, within the site to be developed or redeveloped, a density
greater than specified in Table 7 or any mixed-use development or redevelopment which would create,
within the site to be developed or redeveloped, densities greater than illustrated in Figures 5 through 8.
Response: Table 1 hereof demonstrates the compliance of the project with the ALUP Table 7 (See Ta-
ble 2, reproduced below). There is no residential development proposed in Safety Areas S-1C and S-1B.
With the City adopted ACOS and the Airport Area Specific Plan as a Detailed Area Plan, the AASP and
Project site as a Cluster Development Zone in Safety Area S-2 (or this site as CDZ), the number of per-
mitted dwelling units is “unlimited”. Two hundred eighty (280) dwelling units are proposed at a com-
posite density of 24 dwelling units per gross acre. The Project qualifies as a Cluster Development Zone
as well since it has more than the 25 percent open space called for in Section 4.4.5.4 of the ALUP.
Maximum proposed density is 35 dwelling units to the acre in the stacked flat portion of the site that
is in the S-2 zone. As a Detailed Area Plan with an ACOS and CDZ, maximum residential density for in-
dividual parcels or subareas is “unlimited”.
Policy S-3 – Would permit or fail to adequately prohibit any future development project which specifies,
entails, or would result in a greater building coverage than permitted by Table 7.
Response: Projects which have a Detailed Area Plan (AASP and Development Plan), an ACOS, and a
CDZ do not have a coverage standard per ALUP Table 7. However, for the sake of information, total
projected building coverage in the S-2 zone is estimated to be 25 percent compared to the 20 percent
maximum in ALUP Table 7 (for projects without an ACOS, CDZ or DAP).
Policy S-4 – Would permit or fail to adequately prohibit high intensity land uses or special land use func-
tions (impaired egress uses or unusually hazardous uses), except that, when conditions specified by Ta-
ble 7 for density adjustments have been determined to be met by the ALUC, high intensity land and/or
special function uses may be allowed in Aviation Safety Area S-2.
Item 3
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600 Tank Farm Road 25 of 31
City Zoning, General Plan and ALUP Analysis
May 1, 2020
Response: Section 4.4.2.2 of the ALUP defines “High Intensity Land Uses” as any use which is charac-
terized by a potential to attract dense concentrations of persons to an indoor or outdoor area, even
for a limited period of time. Such uses include amusement parks, fairgrounds, convention/exhibit
halls, major auditoriums, stadiums and arenas, temporary events attracting dense concentrations of
people such as fairs, circuses, carnivals, revival meetings, sports tournaments, conventions, but not
including events for which exposure to aviation safety hazard is a well-known expectation (air shows,
airport open houses, pilot’s meetings, etc.) None of these uses are proposed for the project site and
are prohibited in the S-2 zone per the City’s Zoning Ordinance (Chapter 17.57), and the Airport Area
Specific Plan.
Reserve Space - Reserve space shall be provided where deemed necessary which meets the design crite-
ria specified in Table 6 of the ALUP, and is restricted in perpetuity by deed restriction, easement, or
other suitable legal instrument to uses characterized by low occupancy levels and substantially free of
structures. Land uses which may, if the standards established in Table 6 are met, be consistent with this
definition of Reserve Space include: 1) undeveloped land – “green belt” reserve; 2) parks; 3) agriculture;
4) certain low intensity recreational uses such as golf courses, shooting ranges; and, 5) cemeteries.
Response: There are designated Reservation Areas to the north in the Margarita Area Specific Plan
and to the west on the Chevron property. Since there are no overflights over the Project site, a Reser-
vation Area is not necessary.
Runway Protection Zones – Areas immediately adjacent to the ends of each active runway, within which
the level of aviation safety risk is very high and in which, consequently, structures are prohibited, and
human activities are restricted to those which require only very low levels of occupancy. The size and
configuration of the Runway Protection Zones are specified by Federal Aviation Regulations. The Run-
way Protection Zones are also referred to as the “clear zones” for each runway.
Response: The project is not located in a Runway Protection Zone or Safety Area S-1A.
Safety Area S-1A – Those portions of Safety Area S-1 which are located within 500 feet of the extended
runway centerline of Runway 11-29 and within 5,000 feet of an existing or planned runway end or which
are within 250 feet of the extended runway centerline of Runway 7-25 and within 3,000 feet of the run-
way end.
Response: The project is not located in a Runway Protection Zone or Safety Area S-1A.
Safety Area S-1B – Those portions of Safety Area S-1 which are not included in Safety Area S-1a, but are
within probable gliding distance for aircraft on expected approach or departure courses; also, includes
State-defined sideline safety areas, inner turning zones and outer safety zones for both Runway 11-29
and Runway 7-25 and portions of existing Airport Land Use Zone 3. Aviation safety hazards to be particu-
larly considered in this area include mechanical failures, fuel exhaustion, deviation from glideslope or
MDA during IFR operations (due to pilot error or equipment malfunction), loss of control during short
approach procedures, stall/spin incidents during engine-out maneuvers in multi-engine aircraft, loss of
control during “go around” or missed approach procedures, and midair collisions. Figure 3 description:
Areas within gliding distance of prescribed flight paths for aircraft operations at less than 500 feet above
Item 3
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600 Tank Farm Road 26 of 31
City Zoning, General Plan and ALUP Analysis
May 1, 2020
ground level, plus sideline safety areas, and inner turning zones and outer safety zones for each runway.
Figure 3 of the ALUP also defines this zone as being “areas within gliding distance of prescribed flight
paths for airport operations at less than 500 feet AGL, plus sideline safety areas, inner turning zones,
and outer safety zones for each runway.
Response: The project is not located in a Runway Protection Zone or Safety Area S-1A.
Safety Area S-1C – Those portions of Safety Area S-1 which are not included in Safety Areas S-1a or S-1b
but are adjacent to (within 0.5 nm) frequent or low-visibility aircraft operations at less than 500 feet
above ground level. Aviation safety hazards to be considered in this area include mechanical failures,
deviation from localizer or VOR during IFR operations (due to pilot error or equipment malfunction),
stall/spin incidents during engine-out maneuvers in multi-engine aircraft, loss of control during “go
around” or missed approach procedures, and loss of visual references by aircraft performing circle-to-
land procedures. ALUP Figure 3 description: Areas not included in Safety Areas S-1a or S-1b, but adja-
cent (within 0.5 nm) to aircraft operations at less than 500 feet above ground level.
Response: While the Project site is currently mapped in the S-1C area per Figure 3 of the ALUP, it does
not meet any of the avigational criteria for that Safety Zone. There are no “frequent or low-visibility
aircraft operations at less than 500 feet above ground level” and there are no resulting aviation safety
hazards associated with mechanical failures, deviation from localizer or VOR during IFR operations
(due to pilot error or equipment malfunction), stall/spin incidents during engine-out maneuvers in
multi-engine aircraft, loss of control during “go around” or missed approach procedures, and loss of
visual references by aircraft performing circle-to-land procedures. Therefore, the Project site is in
ALUC Zone S-2 or Caltrans Handbook Zone 6. No development is proposed in the S-1C Safety Area.
Safety Area S-2 – The area, as designated in Figure 3, within the vicinity of which aircraft operate fre-
quently or in conditions of reduced visibility at altitudes between 501 and 1,000 feet above ground level
(AGL). Aviation safety hazards to be considered in this area include mechanical failures, fuel exhaustion,
loss of control during turns from downwind to base legs or from base to final legs of the traffic pattern,
stall/spin incidents during engine-out maneuvers in twin engine aircraft, and midair collisions. Aircraft in
Area S-2 are at greater altitude and are less densely concentrated than in other portions of the Airport
Planning Area, the overall level of aviation safety risk is considered to be lower than that in Area S-1 or
the Runway Protection Zones
Response: The project site meets the definition of Safety Zone S-2 and the safety risks are considered
low. Proposed development is for 280 dwelling units, at or below the City Zoning maximum.
Airspace Protection Policies
Policy A-1 – Projects shall ensure that no structure, landscaping, apparatus, or other feature, whether
temporary or permanent in nature, shall constitute an obstruction to air navigation by having a height
that is 200 feet above ground level (AGL) or is above 409 feet MSL, whichever is greater, or obstruct the
approach or departure “imaginary surface” as defined in Section 77.25 or 77.29 of the Federal Aviation
Item 3
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600 Tank Farm Road 27 of 31
City Zoning, General Plan and ALUP Analysis
May 1, 2020
Regulations and as illustrated in Figure 9 of the ALUP. Further, that no use or activity shall constitute a
hazard to air navigation by constructing an object which entails or is expected to entail characteristics
which would potentially interfere with the takeoff, landing, or maneuvering of aircraft at the Airport,
including objects that create electrical interference with navigation signals or radio communication be-
tween the aircraft and airport, has lighting which is difficult to distinguish from airport lighting, produces
glare in the eyes of pilots using the airport, contains uses which attract birds and create bird strike haz-
ards, contains uses which produce visually significant quantities of smoke, and contains uses which en-
tail a risk of physical injury to operators or passengers of aircraft (e.g., exterior laser light demonstra-
tions or shows).
Response: City Zoning Ordinance regulations and the AASP limit the height of structures to 35 feet to
the highest architectural feature, and the projected maximum elevation of any structure on the pro-
ject site is 200 MSL. Development on the project site will not exceed the 200 AGL or 409 MSL stand-
ards, lower than the elevations required for FAA Form 7460 notification and determination. FAA noti-
fication will be required per Part 77.9 evaluation relating to any structures which are higher than a
100:1 slope from the edge of the runway. Runway 11 is approximately 1,775 feet from the Project site
boundary so any commercial structure greater in height than 163 MSL (runway elevation plus 18 feet)
will require FAA review, and any residential structure greater in height than 165 MSL will require re-
view. The results of this review will be provided as part of the final application.
Policy A-2 – Would permit or lacks sufficient provisions to prohibit any new landfill or other disposal site
at a site or of a configuration which is not consistent with all current state and federal statutes, FAA reg-
ulations, and FAA Advisory Circulars concerning the relationship of landfills and waste disposal sites to
aeronautical operations and facilities.
Response: The project does not involve the development of a landfill site.
Overflight Policies
Policy O-1 – Notwithstanding any other provision of this ALUP, any proposed general plan, general plan
amendment, specific plan, specific plan amendment, zoning ordinance, zoning ordinance amendment,
building regulation modification, or individual development proposal will be determined to be incon-
sistent with the ALUP if the proposed local action lacks sufficient provisions to ensure that both of the
following provisions will be carried out:
1. Avigation easements will be recorded for each property developed within the area included
in the proposed local action prior to the issuance of any building permit or conditional use
permit; and,
2. All owners, potential purchasers, occupants (whether as owners or renters), and potential
occupants (whether as owners or renters) will receive full and accurate disclosure concern-
ing the noise, safety, or overflight impacts associated with airport operations prior to enter-
ing any contractual obligation to purchase, lease, rent, or otherwise occupy any property or
properties within the airport area.
Response: Avigation Easements and Natural Hazard Disclosure Reports are required for real estate
transactions in the Airport Area. An enhanced Avigation Easement is proposed, as well as additional
Item 3
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600 Tank Farm Road 28 of 31
City Zoning, General Plan and ALUP Analysis
May 1, 2020
disclosures for the first buyer and subsequent buyers of homes, standardized deed restrictions and dis-
closures recorded with the property, and standard lease conditions for rental properties.
Item 3
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600 Tank Farm Road 29 of 31
City Zoning, General Plan and ALUP Analysis
May 1, 2020
Table 3
ALUP Table 7
Item 3
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600 Tank Farm Road 30 of 31
City Zoning, General Plan and ALUP Analysis
May 1, 2020
Attachment A
Existing Conditions, Site Plan and Preliminary Civil
Site Plan
Item 3
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1622-01-LP19 FEBRURARY 17, 2020
600 TANK FARM ROAD
600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401
A1
INITIATION
PACKAGE
TITLE SHEET
PROJECT STATISTICS
PROJECT ADDRESS:600 TANK FARM ROAD
SAN LUIS OBISPO, CA 93401APN:053-421-006 & 053-421-002EXISTING ZONING:BP-SPPROPOSED REZONE:CSTOTAL SITE AREA:11.1 ACRES ALLOWED DENSITY:24 DU/ACREALLOWED DU: 266.4 DU
UNIT MIX & DENSITY
ALLOWED
STUDIO 0.5 DU/UNIT
1-BED 0.66 DU/UNIT
2-BED 1 DU/UNIT
3-BED 1.5 DU/UNIT
PROPOSED
TOTAL UNIT COUNT TOTAL DU
STUDIO 28 (28 X 0.5 ) = 14 DU
1-BED 72 (72 X 0.66) = 47.52 DU
2-BED 152 (152 X 1) = 152 DU
3-BED 28 (28 X 1.5) = 42 DU
TOTALS 280 UNITS 255.52 DU
PARKING
REQUIRED (INCLUDING GUEST PARKING)
STUDIO 1.2 SPACES/UNIT (28 X 1.2 ) = 33.6 SPACES
1-BED 1.2 SPACES/UNIT (72 X 1.2) = 86.4 SPACES
2-BED 1.7 SPACES/UNIT (152 X 1.7) = 258.4 SPACES
3-BED 2.45 SPACES/UNIT (28 X 2.45) = 68.6 SPACES
COMMERCIAL 1 SPACE/300 SF (15,000 SF/300) = 50 SPACESTOTAL497 SPACES
PROPOSED (INCLUDING 8% REDUCTION 457.2 SPACESPROVIDED458 SPACES
PROPOSED # OF BUILDINGS
RESIDENTIAL 19
MIXED USE 2TOTAL21
CS ZONING REGULATIONS (PER MUNICIPAL CODE SECTION 17.36.020)
MAX. DENSITY 24 UNITS/ACRE
MIN. SETBACKS FRONT 10 FEET (BLDGS),
WHERE NO BUILDING ADJOINS 5’-0” (PARKING
LOTS)
INTERIOR SIDE AND REAR N/A
CORNER LOT-STREET SIDE 10 FEET (BLDGS),
WHERE NO BUILDING ADJOINS 5’-0” (PARKING
LOTS)
MAX. BLDG. HEIGHT 35’-0”
MAX. LOT COVERAGE 75%
MAX. FLOOR AREA RATIO 1.5
MIN. LOT AREA 9,000 SF
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1622-01-LP19 FEBRURARY 17, 2020
600 TANK FARM ROAD
600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401
A2
INITIATION
PACKAGE
EXISTING CONDITIONSN:\1600\1622-01-LP19-600-Tank-Farm-Road-Due-Diligence-Assistance\Engineering\DesDev\Exhibits\Site Plan (Existing)_021320.dwg, SHEET TITLE, Feb 17, 2020 3:48pm, ngwaltersFebruary 17, 2020
EXISTING CONDITIONS C1
0 feet100
1"=50'
50 150
600 TANK FARM
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1622-01-LP19 FEBRURARY 17, 2020
600 TANK FARM ROAD
600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401
A3
INITIATION
PACKAGE
PRELIMINARY CIVIL SITE PLANN:\1600\1622-01-LP19-600-Tank-Farm-Road-Due-Diligence-Assistance\Engineering\DesDev\Exhibits\SitePlan_021320.dwg, SHEET TITLE, Feb 17, 2020 3:49pm, ngwalters0 feet100
1"=50'
50 150
February 17, 2020
PRELIMINARY CIVIL SITE PLAN
600 TANK FARM C2
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1622-01-LP19 FEBRURARY 17, 2020
600 TANK FARM ROAD
600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401
A4
INITIATION
PACKAGE
CONCEPTUAL SITE SECTIONS
SECTION A-A
SECTION B-B
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1622-01-LP19 FEBRURARY 17, 2020600 TANK FARM ROAD
600 TANK FARM ROAD, SAN LUIS OBISPO, CA 1622-01-LP19 FEBRUARY 12, 2020
A2SITE PLAN - OPTION 1
BUILDING 3
BUILDING 2
BUILDING 2
BUILDING 2
BUILDING 3
BUILDING 1 BUILDING 1 BUILDING 1 BUILDING 1
BUILDING 1 BUILDING 1 BUILDING 1
BUILDING 1 BUILDING 1 BUILDING 1
BUILDING 1 BUILDING 1 BUILDING 1
BUILDING 1
MIXED-USE
MIXED-USE
SCALES: 1:50 (24X36 SHEET)
1:100 (12X18 SHEET)
PARKING:
REQUIRED:497 SPACES
PROPOSED:457.2 SPACES (BASED ON 8% REDUCTION FROM CITY REQUIREMENTS INCLUDING GUEST PARKING)
PROVIDED:458 SPACES 600 TANK FARM ROAD
600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401
A5
INITIATION
PACKAGE
CONCEPTUAL SITE PLAN
RIPARIAN SET BACK
RIPARIAN SET BACK
BIKE/PEDESTRIAN PATH
0’100’50’25’150’
0’200’100’50’300’SCALES: 1” = 100’- 0” (12”X18” SHEET)
1”=50’-0” (24”X36” SHEET)NORTH
Item 3
Packet Page 83
1622-01-LP19 FEBRURARY 17, 2020
600 TANK FARM ROAD
600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401
A6
INITIATION
PACKAGE
CHARACTER SKETCH
Item 3
Packet Page 84
600 Tank Farm Road 31 of 31
City Zoning, General Plan and ALUP Analysis
May 1, 2020
Attachment B
ALUC Proposed ALUP Safety Zone Maps
(Contained in November 2019 Agenda Packet)
Item 3
Packet Page 85
0 0.75 1.50.375 Miles
Legend
Zone 1: Runway Protection Zone
Zone 2: Inner Approach/Departure Zone
Zone 3: Inner Turning Zone
Zone 4: Outer Approach/Departure Zone
Zone 5: Sideline Zone
Zone 6: Traffic Pattern Zone
±10,000'1,000'500'3,000' at 30°6
,
0
0
0
'
a
t
3
0
°1,500'4,00
0
'1,000'1,00
0
'500'500' Extension
DRAFT #2 - Attachment 1
Page 1 of 1
Item 3
Packet Page 86
0 0.65 1.30.325 Miles
Legend
Zone 1: Runway Protection Zone
Zone 2: Inner Approach/Departure Zone
Zone 3: Inner Turning Zone
Zone 4: Outer Approach/Departure Zone
Zone 5: Sideline Zone
Zone 6: Traffic Pattern Zone
±
CNEL 60
CNEL 65
CNEL 70
CNEL 75
Safety Zones
Noise Contours (RJ Service Only Scenario)
DRAFT
#2 - Attachment 4
Page 1 of 1
Item 3
Packet Page 87
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A1CONCEPTUAL REVIEW PACKAGETITLE SHEETPROJECT STATISTICSPROJECT ADDRESS:600 TANK FARM ROADSAN LUIS OBISPO, CA 93401APN:053-421-006 & 053-421-002EXISTING ZONING:BP-SPPROPOSED REZONE:CSTOTAL SITE AREA:11.1 ACRES ALLOWED DENSITY:24 DU/ACREALLOWED DU: 266.4 DU UNIT MIX & DENSITYALLOWEDSTUDIO 0.5 DU/UNIT1-BED 0.66 DU/UNIT2-BED 1 DU/UNIT3-BED 1.5 DU/UNIT PROPOSEDTOTAL UNIT COUNT TOTAL DUSTUDIO 28 (28 X 0.5 ) = 14 DU1-BED 72 (72 X 0.66) = 47.52 DU2-BED 152 (152 X 1) = 152 DU3-BED 28 (28 X 1.5) = 42 DUTOTALS 280 UNITS 255.52 DUPARKINGREQUIRED (INCLUDING GUEST PARKING)STUDIO1.2 SPACES/UNIT(28 X 1.2 ) = 33.6 SPACES1-BED1.2 SPACES/UNIT(72 X 1.2) = 86.4 SPACES2-BED1.7 SPACES/UNIT(152 X 1.7) = 258.4 SPACES3-BED2.45 SPACES/UNIT (28 X 2.45) = 68.6 SPACESCOMMERCIAL1 SPACE/300 SF(15,000 SF/300) = 50 SPACESTOTAL497 SPACESPROPOSED(INCLUDING 8% REDUCTION457.2 SPACESPROVIDED 458 SPACESEV PARKINGREQUIRED RESIDENTIALREADY 10% OF REQUIRED 45 SPACESCAPABLE50% OF REQUIRED 224 SPACEPROPOSED RESIDENTIALREADY45 SPACESCAPABLE224 SPACEREQUIRED COMMERCIALREADY 10% OF REQUIRED 5 SPACECAPABLE 25% OF REQUIRED 13 SPACESPROPOSED COMMERCIALREADY5 SPACECAPABLE13 SPACESPROPOSED # OF BUILDINGSRESIDENTIAL 19MIXED USE 2TOTAL 21CS ZONING REGULATIONS (PER MUNICIPAL CODE SECTION 17.36.020)MAX. DENSITY24 UNITS/ACREMIN. SETBACKSFRONT10 FEET (BLDGS), WHERE NO BUILDING ADJOINS 5’-0” (PARKING LOTS)INTERIOR SIDE AND REARN/ACORNER LOT-STREET SIDE10 FEET (BLDGS), WHERE NO BUILDING ADJOINS 5’-0” (PARKING LOTS)MAX. ALLOWABLE BLDG. HEIGHT35’-0”MAX. ALLOWABLE LOT COVERAGE75%MAX. ALLOWABLE FLOOR AREA RATIO1.5MIN. ALLOWABLE LOT AREA9,000 SFItem 3Packet Page 88
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A2CONCEPTUAL REVIEW PACKAGEEXISTING CONDITIONSItem 3Packet Page 89
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A3CONCEPTUAL REVIEW PACKAGEPRELIMINAR CIVIL SITE PLANXXXXXXXXXXXXXXXX
/////
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163.6163.63.66666666
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6
22
DENSE TREE COVER
DENSE TREE
COVER
COVERDENSE TREE
DENSE TNNSE TENTREE
CCOVERCR
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DENS
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1160EEECOOVERVDDDDDD
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EXISTING TOPOF BANK35' TOP OF BANK AND EDGEOF RIPARIAN SETBACKPROPOSED INTERIM BULB-OUTIMPROVEMENTSIHHW
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1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A4CONCEPTUAL REVIEW PACKAGECONCEPTUAL SITE SECTIONSSECTION A ASECTION B B0 100 0 2 1 0 0 200 100 0 00 SCALES 1 100 - 0 (12”X18” SHEET) 1 0 -0 (24”X36” SHEET)Item 3Packet Page 91
1622-01-LP19JUNE 19, 2020BUILDING 3BUILDING 2BUILDING 2BUILDING 2BUILDING 3BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1MIXEDUSEMIXEDUSE600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGECONCEPTUAL SITE PLANCREEK RIPARIANSETBACKBIKE PEDESTRIAN PAT CREEK RIPARIAN SET BACKA7A6A8EXISTING CONNECTION TO BE DESIGNED AND APPROVED B OT ERS0 100 0 2 1 0 0 200 100 0 00 SCALES 1 100 - 0 (12”X18” SHEET) 1 0 -0 (24”X36” SHEET)N Item 3Packet Page 92
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A6CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC MIXED USE BUILDINGS PERSPECTIVEItem 3Packet Page 93
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC R 4 RESIDENTIAL AREA BUILDINGS PERSPECTIVEItem 3Packet Page 94
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC R 3 RESIDENTIAL AREA BUILDINGS PERSPECTIVEItem 3Packet Page 95
1622-01-LP19JUL 1 , 2020IMAGE N.T.S600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A1EX IBITSBIC CLE CIRCULATION EX IBIT OPTION 1ADJACENT PROJECT PROPOSED BIKE/PEDESTRIAN CIRCULATIONPROPOSED PEDESTRIAN CIRCULATIONPROJECT PROPOSED PATHSPROJECT PROPOSED PATHSINTERIM CLASS II.CLASS IV AT FUTURE CHEVRON DEVELOPMENTFUTURE 800,000 SF COMMERCIAL PROJECTWETLAND MITIGATION AREAN Item 3Packet Page 96
1622-01-LP19JUL 1 , 2020IMAGE N.T.SWETLAND MITIGATION AREA600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A2EX IBITSBIC CLE CIRCULATION EX IBIT OPTION 2ADJACENT PROJECT PROPOSED BIKE/PEDESTRIAN CIRCULATIONPROPOSED PEDESTRIAN CIRCULATIONPROJECT PROPOSED PATHSFUTURE 800,000 SF COMMERCIAL PROJECTINTERIM CLASS II.CLASS IV AT FUTURE CHEVRON DEVELOPMENTN Item 3Packet Page 97
Meeting Date: August 17, 2020
Item Number: 4
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 830 Orcutt Road FILE NUMBER: ARCH-0764-2019, AFFH-0210-
2020, & USE-0209-2020
APPLICANT: 830 Orcutt, LLC REPRESENTATIVE: Bryan Ridley
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
PROJECT DESCRIPTION AND SETTING
The project consists of a proposed redevelopment of an existing commercial property to include three
three-story residential structures consisting of 15 residential units and a one-story 1,500 square-foot
commercial building. The project will include demolishing the existing single-family residence. The
project includes a density bonus of 20% and includes a request for an alternative incentive to relax
development standards for the creek setback requirement to allow a minimum 2-foot setback, where
20 feet is normally required (Attachment 1, Biological Resources Report). The project also includes
requests to allow residential uses on the ground floor within the first 50 feet of the structure along
the street frontage, and a request for a 10 percent parking reduction to reduce the required parking
by 3 spaces by providing 15 additional bicycle parking spaces (Attachment 2, Project Plans).
General Location: The 24,920-square foot
project site is located on developed property
along Orcutt Road, with direct access from
Orcutt Road. The site is adjacent to Sydney
Creek along the east property line.
Present Use: Single-family residence and
detached garage
Zoning: Service Commercial (C-S) zone
General Plan: Services & Manufacturing
Surrounding Uses:
East: Commercial Services
West: Vacant Commercial
North: Auto Services
South: Multi-Family Housing & Mixed-Use
PROPOSED DESIGN
Architecture: Contemporary
Design details: Shed roof system, upper level balconies, greenscreen panels, and extended eaves.
Materials: Fiber cement vertical and horizontal panel siding, stucco with sand finish, vinyl window
frames, and anodized aluminum storefront.
Colors: White (primary), light gray, black, indigo (ribbed siding) and wood-look siding (secondary), with
accent pink doors and white window frames.
Figure 1: Subject Property
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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 ARC reviewed the project on July 6, 2020 and continued the project to a date uncertain to address
concerns related to consistency with the CDG (Attachment 3, ARC Report and Minutes). During their
review the ARC identified seven directional items to the applicant to address specific concerns related
to building and site design, as discussed in detail in the section below.
Previous ARC Report and Attachments, July 6, 2020:
https://opengov.slocity.org/WebLink/DocView.aspx?id=124548&dbid=0&repo=CityClerk
DESIGN GUIDELINES/DISCUSSION ITEMS
The ARC recommended seven 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:
ARC Directional Item #1: Provide additional information regarding the applicability of the Housing
Accountability Act in relation to the project’s requested exceptions.
Response: Staff has provided a summary of the Housing Accountability Act and Density Bonus law as
it pertains to this project and the requested creek setback exception (also referred to as
incentive/waiver) (Attachment 4, Housing Accountability Act Summary).
ARC Directional Item #2: Consider providing a residential gate along the pedestrian entrance to the
residential units along the west property line, for the safety of the residents.
Response: The applicant considered the incorporation of a residential gate along the west property
Figure 2: Rending of the project as seen from Orcutt Road
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line; however, the applicant and owner decided not to incorporate the gate fea ture as it was their
intent to provide the same level of access for all residential units throughout the development
(ungated access for all units).
Discussion Item #1: The ARC should provide feedback to the PC on whether or not the residential
gate along the west property line should be incorporated as a condition for the project.
ARC Directional Item #3: The project should address consistency with Community Design Guideline
2.1.C, where site activities are logically located so that the project will operate efficiently and effectively
for the needs of all uses, specifically the relationship to open space and the adjacent creek. Consider
providing community space oriented toward the creek.
Response: The applicant has revised the project to reduce the area of commercial space in order to
provide a shared common open space area for the residences adjacent to the creek. The open space
between the buildings is divided by a structured planter and provides an active common courtyard
with enhanced paving, landscaped edges, and accent trees. The area adjacent to Sydney Creek
provides an elongated passive open space between the buildings and the adjacent off-site vegetation
and new drought-tolerant plantings for the enjoyment of all users of the property.
ARC Directional Item #4: The project should be revised to provide further articulation of each building’s
mass along the drive aisle.
Response: The applicant has revised the design by incorporating the wood siding into the elevations
along the drive aisle to reduce repetition and soften the visual mass of the structures . CDG 3.1.B.3
states that the design of a project should demonstrate a consistent use of colors, materials, and
detailing throughout all elevations of the building.
Discussion Item #2: The ARC should provide feedback to the PC on whether or not the applicant’s
revisions to the interior site elevations are sufficient in response to the CDG 3.1.B for commercial
project design. Staff recommends the ARC provide direction to the applicant to consider
landscape planters between every other garage door that may provide for vertical landscaping
(i.e. evergreen ivy).
ARC Directional Item #5: Additional landscaping should be provided to soften and create a
counterpoint to the architectural design, landscaping should include organic elements.
ARC Directional Item #6: The project should be redesigned to provide private or common open spaces
for residents, consideration should be provided for common open space between the commercial and
residential units, and along the creek, balconies should also be added to the residential units.
Response: The applicant has revised the plans to incorporate additional landscaping and common
open space between the commercial and residential units as well as along the creek walk, as described
under Directional Item #3. The applicant considered the incorporation of balconies for the residential
units, however, due to fire separation requirements between the structures and the property lines,
balconies along the exterior property lines was not viable. The applicant also considered the
incorporation of balconies along the interior elevations; however, the balconies could not be designed
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to be structurally supported to provide reasonable outdoor space without reducing the area of the
residential units. Staff does not recommend any requirement that would result in a reduction of the
floor area of the residences. Balconies are not an objective standard or requirement under the City’s
Municipal Code, and imposing a requirement that results in a reduction of residential area would not
be compliant with the Housing Accountability Act and Density Bonus law, as previously discussed (refer
to Attachment 4 for additional information).
ARC Directional Item #7: Consider adding alternative pavers along the drive aisle and parking areas
that coordinates with landscaping and open areas.
Response: The primary drive aisle is required to provide paving material that can accommodate fire
truck equipment, the applicant did not incorporate any changes to the proposed paving plan . CDG
5.4.B.2 states that the main vehicle access into a multi-family site should be through an attractive
entry drive where colored and textured paving treatment is encouraged . There are several types of
alternative pavement materials that could comply with the weight requirements for fire truck access.
Discussion Item #3: The ARC should provide feedback to the PC on whether or not the project
should incorporate any alternative paving materials that may accommodate fire truck access.
PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Front Yard
Side Yard
Rear Yard
10 feet
6 feet
2 feet
10 feet
None Required
None Required
Creek Setback 2-9 feet 20 feet
Upper Story Step back
Creek Frontage
Street Frontage
2 feet
15 feet
10 feet along the third level
15 feet for structures over 35feet
in height
Ground Floor Residential uses
Setback
0 feet 50 feet
Maximum Height of Structures 35 feet 35 feet
Density Units (DU) 14.32 (20% bonus – 17.0 DU) 13.7 DU
Affordable Housing 2 Units (Low-income) 2 Units
Building Coverage 47% 75%
Floor Area Ratio (FAR) 1.1 1.5
Signage
Number of Signs
Area of Signs
2 per tenant
81 square feet
2 per tenant
200 square feet
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
32
3 EV Ready; 15 EV Capable
50
2
30
3 EV Ready; 15 EV Capable
35
2
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
Section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations
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ACTION ALTERNATIVES
6.1 Recommend approval based on consistency with Community Design Guidelines (CDG). An
action recommending consistency of the application will be forwarded to the Planning
Commission for final action. This action may include recommendations for conditions to
address further consistency with the CDG.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues, with references to specific CDG. This action is not
recommended to ensure consistency with the Housing Accountability Act, noting that this
law allows for a maximum of five hearings for housing development projects, and the
project still requires review by the Tree Committee and the Planning Commission , with the
standing potential of an appeal to City Council.
6.3 Recommend denial based on findings of inconsistency with CDG. An action recommending
inconsistency of the application should include recommended findings that cite the basis for
denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations
or other policy documents.
ATTACHMENTS
1. Biological Resources Report
2. Project Plans
3. Previous ARC Report and Minutes 7.6.20
4. Housing Accountability Act
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BIOLOGICAL RESOURCES REPORT
830 Orcutt Road
San Luis Obispo, CA
Application for Orcutt Mixed Use Development
Prepared for:
Bryan Ridley
Bracket Architecture Office
PO Box 1810
San Luis Obispo, CA 93406
br@bracketao.com | 805 704 0535
Prepared by:
V. L. Holland, Ph.D.
Consulting Biologist
1697 El Cerrito CT
San Luis Obispo, CA 93401
(805) 544-4608 (home) or (805) 471-8151 (cell)
vholland@calpoly.edu
July 20, 2020
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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 2
As a County-approved biologist, I hereby certify that this Biological Resources Assessment
was prepared according to the Guidelines established by the County of San Luis Obispo
Department of Planning and Building and that the statements furnished in the report and
associated maps are true and correct to the best of my knowledge and belief; and I further
certify that I was present throughout the site visit(s) associated with this report.
V. L. Holland, Ph.D.
Consulting biologist
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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 3
TABLE OF CONTENTS
EXECUTIVE SUMMARY ..................................................................................................... 5
INTRODUCTION AND PURPOSE .................................................................................... 6
FIGURE 1. LOCATION OF THE SUBJECT LOT, OUTLINED IN WHITE, LOCATED AT 830 ORCUTT
ROAD, SAN LUIS OBISPO, CA. THE EPHEMERAL CREEK IS SHOWN BY THE BLUE DASHED
LINE. ..................................................................................................................................... 7
FIGURE 2. ILLUSTRATION SHOWING THE BOUNDARIES OF THE PROPOSED MIXED USE
DEVELOPMENT ON 830 ORCUTT ROAD, LOCATION OF THE EXISTING HOME AND GARAGE,
LOCATION OF THE TOP OF THE CREEK BANK, AND THE TREES THAT WILL BE REMOVED
ALONG THE EPHEMERAL CREEK. THE OWNER WILL PROVIDE A LARGER, MORE READABLE
ILLUSTRATION ...................................................................................................................... 8
EXISTING CONDITIONS, LOCATION, AND PHYSICAL FEATURES ...................... 9
LOCATION AND PHYSICAL FEATURES .................................................................................. 9
CLIMATE ............................................................................................................................... 9
SOILS ................................................................................................................................... 9
FLORISTIC, VEGETATION, AND WILDLIFE INVENTORY ...................................... 10
METHODS ........................................................................................................................... 10
FLORA, VEGETATION, AND WILDLIFE ON SITE ..................................................... 11
FLORA ................................................................................................................................ 11
TABLE 1. SUMMARY OF FLORISTIC COMPOSITION OF THE FLORA ON 0.57-ACRE LOT AT
830 ORCUTT ROAD, SAN LUIS OBISPO, CA .................................................................... 11
VEGETATION ...................................................................................................................... 11
URBAN ASSOCIATIONS ....................................................................................................... 12
TABLE 2. COMMON PLANT SPECIES FOUND ON THE UPLAND PORTIONS OF THE 0.57-
ACRE LOT AT 830 ORCUTT ROAD, SAN LUIS OBISPO, CA ............................................... 12
TABLE 3. COMMON PLANT SPECIES FOUND ALONG THE BANK AND CHANNEL OF THE
EPHEMERAL CREEK THAT RUNS ALONG THE EASTERN BOUNDARY OF THE 0.57-ACRE LOT
AT 830 ORCUTT ROAD, SAN LUIS OBISPO, CA ................................................................ 14
WILDLIFE ............................................................................................................................ 15
TABLE 4. LIST OF SOME OF THE WILDLIFE SPECIES KNOWN TO OCCUR IN LOCAL
RESIDENTIAL AND COMMERCIAL AREAS NEAR THE SUBJECT LOT. NONE OF THESE
SPECIES ARE CONSIDERED RARE OR HAVE SPECIAL STATUS. .......................................... 15
SPECIAL STATUS PLANT SPECIES ............................................................................ 16
SPECIAL STATUS WILDLIFE SPECIES ...................................................................... 17
CONCLUSION AND POTENTIAL IMPACTS TO BIOLOGICAL RESOURCES
AND RECOMMENDED MITIGATION MEASURES ..................................................... 19
REFERENCES .................................................................................................................... 23
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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 4
APPENDIX 1. LIST OF PLANT SPECIES OBSERVEDON THE 0.57-ACRE LOT
AT 830 ORCUTT ROAD, SAN LUIS OBISPO, CALIFORNIA ................................... 28
APPENDIX 2. SPECIAL STATUS PLANT SPECIES: ............................................... 30
TABLE 5. LIST OF SPECIAL STATUS PLANTS CURRENT RARITY STATUS IS ALSO
INCLUDED. SPECIES FOUND IN SAN LUIS OBISPO QUADRANGLE ARE IN BOLD. ............... 30
TABLE 6. LIST OF SPECIAL STATUS PLANTS ALONG WITH LIFE FORM, FLOWERING
PERIOD, AND ELEVATION RANGE ........................................................................................ 35
TABLE 7. HABITAT REQUIREMENTS OF SPECIAL STATUS PLANTS ALONG WITH
PREFERRED HABITATS AND WHETHER POTENTIAL HABITATS OCCUR ON SITE. .............. 38
APPENDIX 3. SPECIAL STATUS WILDLIFE SPECIES: .......................................... 44
THE LIST OF THE SPECIAL STATUS WILDLIFE SPECIES A BASE (CNDDB). .. 44
TABLE 8. CNDDB LIST OF SPECIAL STATUS WILDLIFE CURRENT RARITY STATUS IS
ALSO INCLUDED. ................................................................................................................. 44
DISCUSSION AND CONCLUSIONS REGARDING SPECIAL STATUS WILDLIFE
SPECIES ON THE PROJECT SITE ................................................................................ 46
APPENDIX 3. PHOTOS OF THE 0.57-ACRE LOT LOCATED AT 830 ORCUTT
ROAD, SAN LUIS OBISPO, CA ...................................................................................... 56
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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 5
EXECUTIVE SUMMARY
The proposed project site is a 0.57-acre lot located along the north side of the Orcutt Road at 830 Orcutt
Road, San Luis Obispo, CA. Currently there is single-story home set back from Orcutt Road and screened
by various landscape trees and shrubs. Behind the home (northern portion of the lot) is a detached
garage and parking areas for the current residents. Driveways off Orcutt Road provide access to the lot.
The subject lot is situated in an area along the north side of Orcutt Road that is zoned Service Commercial
(C-S); therefore, the home is now surrounded my various commercial buildings and areas. Orcutt Road
forms the lot’s southern boundary. Along the subject lot’s eastern boundary, there is an ephemeral creek
that flows in a north to south direction and continues through a culvert under Orcutt Road and downstream
toward Sacramento Street and Broad Street.
This project proposes to demolish and remove the existing single-family residence and garage so that a
mixed-use development consisting of a collection of multi-family residential and commercial use buildings
with parking can be constructed on the lot. In order to provide affordable housing units, the developer was
given a density bonus and one incentive or concession. The concession is to allow a minimum of two foot
setback for the ephemeral creek where the usual requirement is a 20 foot creek setback.
The City of San Luis Obispo has requested that the owner provide a biological resources study of the 0.57-
acre lot. Dr. V. L. Holland conducted the biological resource surveys of the site on July 13 and 14, 2020.
The purpose of this study is to characterize the biological resources on the lot and to provide technical
information that evaluates the proposed mixed use development in sufficient detail to assess the potential
effects of the project on the biological resources, especially the presence or potential presence of rare and
endangered species and/or sensitive habitats and the creek setback.
The natural vegetation on the subject lot and ephemeral creek was replaced long ago by the construction
of the home, garage, parking areas, driveway, and landscape plants. Common plants on the upland areas
of the subject lot (away from the creek bank) include a variety of planted trees and shrubs, coast live oaks,
and several weedy grasses and forbs. The ephemeral creek does not have native riparian woodland but
instead it is lined by mostly planted trees like Eucalyptus and Peruvian pepper trees with an understory of
various ornamentals and weedy herbs. Therefore, except for the removal of one coast live oak, no
significant impacts to native plant species or plant communities are expected.
No special status plant or wildlife species that occur on the Department of Fish and Game Natural Diversity
Data Base CNDDB lists of Special Status Species or in the California Native Plant Society (CNPS)
Inventory of Rare and Endangered Vascular Plants of California database for San Luis Obispo and the
eight surrounding quadrangles were found on the subject lot. None of these special status species are
expected to occur on the site. I did not find any bird nests in the trees near the project site; however, if the
trees are removed during the nesting season (September 1 to February 1), a nesting survey should be
conducted within two weeks of starting construction to make sure no nesting birds will be affected.
The project will not impact any of the native biological resources as the trees and vegetation removed
from the site are introduced, planted trees, shrubs, and herbs with the exception of one coast live oak.
All of the buildings are setback from the top of the bank by at least two feet as required by the
concession. The Eucalyptus trees to be removed are located along the creek bank and near the
bottom of the bank in the northeastern corner of the lot (Figures 2-4; Photo 5). This area will be
landscaped open space after tree removal. Consideration should be given to planting coast live oaks
where the Eucalyptus trees are removed.
A sediment and erosion control plan should be implemented that will protect the creek banks and channel
from erosion and prevent sedimentation of the creek near and downstream from the site. Current Best
Management Practices (BMP) should be utilized. Washing of concrete, paint, tools, or equipment shall
occur only in areas where polluted water and materials can be contained and removed from the site.
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INTRODUCTION AND PURPOSE
The proposed project site is a 0.57-acre lot located along the north side of the Orcutt
Road at 830 Orcutt Road, San Luis Obispo, CA (Figure 1). Currently there is single-
story home set back from Orcutt Road and screened by various landscape trees and
shrubs (Photos 1 and 2). Behind the home (northern portion of the lot) is a detached
garage and parking areas for the current residents. Driveways off Orcutt Road
provide access to the lot.
The subject lot is situated in an area (north side of Orcutt Road) that is zoned Service
Commercial (C-S). North of the subject lot, the Service Commercial zoning changes
to manufacturing zoning. The home is likely a remnant from when the area was
residential; however, the home is now surrounded my various commercial buildings
along its western and northern boundaries. Orcutt Road forms the lot’s southern
boundary. South of Orcutt Road clusters of townhouses have been constructed or
are under construction in residential planned developments. Along the subject lot’s
eastern boundary, there is an ephemeral creek that flows in a north to south direction
and continues through a culvert under Orcutt Road (Photos 3 and 4). South of Orcutt
Road the creek continues flowing through the residential planned developments and
then along the eastern boundary of Sacramento Drive toward Broad Street (Figure 1).
There are commercial buildings east of the ephemeral creek that extend along the
western boundary of the creek north of Orcutt Road. These businesses front on
Duncan Lane.
This project proposes to demolish and remove the existing single-family residence,
garage, driveways, and landscaping so that a mixed-use development consisting of a
collection of multi-family residential and commercial use buildings can be constructed
on the lot. The Orcutt Mixed Use project will be composed of three residential
buildings, with a total of fifteen townhome apartments, and one commercial building.
Parking will be provided mostly by associated private garages with some
supplemental surface parking (Figures 2 and 4).
In order to provide affordable housing units in the residential development, the
developer was given a density bonus and one incentive or concession. The
concession is to allow a minimum of two foot setback for the ephemeral creek where
the usual requirement is a 20 foot creek setback combined with the 10 foot setback
for the third story. The two foot setback is necessary for the inclusion of the
requested low income dwelling units and increased density in the proposed project.
The City of San Luis Obispo has requested that the owner provide a biological
resources study of the 0.57-acre lot. Dr. V. L. Holland conducted the biological
resource surveys of the site on July 13 and 14, 2020. The purpose of this study is to
characterize the biological resources on the lot and to provide technical information
that evaluates the proposed mixed use development in sufficient detail to assess the
potential effects of the project on the biological resources, especially the presence or
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potential presence of rare and endangered species and/or sensitive habitats. During
my analysis of the site, I carefully searched the entire 0.57-acre lot for sensitive
habitats and species of concern known to occur in the San Luis Obispo and eight
surrounding quadrangles (Tables 5-8 in Appendices 2 and 3). I evaluated the
impacts of the two foot setback on the creek habitat.
Figure 1. Location of the subject lot, outlined in white, located at 830 Orcutt Road, San Luis Obispo,
CA. The ephemeral creek is shown by the blue dashed line.
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Figure 2. Illustration showing the boundaries of the proposed mixed use development on 830
Orcutt Road, location of the existing home and garage, location of the top of the creek bank,
and the trees that will be removed along the ephemeral creek. The owner will provide a larger,
more readable illustration.
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EXISTING CONDITIONS, LOCATION, AND PHYSICAL FEATURES
Location and Physical Features
The rectangular 0.57-acre lot fronts on the north side of Orcutt Road. The
topography is flat with an elevation range from approximately 212 to 230 feet. An
ephemeral creek flows along the eastern boundary of the lot in a north to south
direction, continues through a culvert under Orcutt Road, and continues
downstream toward Broad Street (Figure 1; Photos 3 and 4). Upstream the
creek flows through a culvert that runs under a commercial development and
then into the creek channel the runs along the subject lot. So the creek corridor
is broken up as it passes through several culverts upstream.
The creek is seasonal and may have some flowing water for short periods during
the winter rains but appears to be dry much of the year. During my July 2020
site visits, there were no signs of flowing or standing water in the creek. The
ephemeral creek does not support native riparian or wetland vegetation; instead
it is lined by tall Eucalyptus trees, Peruvian pepper trees, and a few native coast
live oaks and toyons along with several other ornamentals. The subject lot has
been landscaped with several ornamental species have been planted in the yard
some of which are near the creek such as redwoods, Peruvian pepper, an
Aleppo pine, and a coast live oak. The only native trees and shrubs along the
creek are a few coast live oaks and toyon (Photos 1 to 5).
Climate
The general climate is classified as Subtropical Humid Mesothermal Cool-
Summer Mediterranean with frequent fog (Csbn) using the Köppen-Trewartha
system (Trewartha and Horn 1983). Winter high temperatures average
approximately 62°F (16.7°C) and average low temperatures are near 41°F (5°C).
Winter lows below 32°F (0°C) may occur from mid-November through mid-
February. Summer high temperatures average approximately 77°F (25°C), and
average low temperatures are near 52°F (11°C). Summer highs above 90°F
(32°C) are not uncommon. Precipitation falls as rain, primarily from October
through April, and averages approximately 16 inches (400 mm) per year. Less
than one inch of precipitation is typically recorded from 1 May to 30 September,
but overnight and morning fog with near 100% humidity is relatively common
unless drier, down sloping winds descend from the Salinas Valley over the Santa
Lucia Range to overwhelm the onshore flow of marine air (Felton 1965).
Soils
According to soil mapping delineations in the San Luis Obispo County Soil Survey
(Ernstrom 1977) and the 2020 USDA Web Soil Survey (websoilsurvey.nrcs.usda.gov),
the soils on the subject lot are Cropley clay, 0-2% slopes. Cropley clay soils are
typically deep alluvial soils that form in valley and flat areas below hillsides. They
normally have an effective rooting depth of 60 inches or more, low permeability, and
high water and nutrient holding capacity. Surface runoff is low, and erosion hazard
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is low to moderate. These clayey soils, like most clay-rich soils, may crack in the
summer when they dry, but these cracks close in the wet season due to the
shrink/swell characteristics of clayey soils. The natural vegetation on these soils in
undisturbed sites is usually grassland.
FLORISTIC, VEGETATION, AND WILDLIFE INVENTORY
Methods
Dr. V. L. Holland conducted biological surveys of the subject site on July 13 and 14,
2020. The purpose of these surveys was to carefully examine the existing flora,
vegetation, wildlife, and biological habitats on the site with special attention given to
the presence or potential presence of special-status species and sensitive habitats
that might be impacted by the proposed project. During the analysis of the site, the
entire lot and the ephemeral creek were carefully searched to determine if any of
the target special-status species and habitats known to occur in the San Luis
Obispo and the eight surrounding 7.5 minute/24,000 feet scale quadrangles (Tables
5-8 in Appendices 2 and 3) are present. The impact of the proposed setback from
the ephemeral creek was examined.
The biological surveys were conducted during the day light hours between 8:00
a.m. and 4:00 p.m. The weather on the survey days was sunny and partially cloudy
with mild temperatures and little wind. During these surveys, I was able to identify
most of the herbaceous plants using reproductive and vegetative features as well
as the dried remains from this year’s standing crop.
This study site was also carefully searched for any evidence of sensitive wildlife
species and habitats that are listed by the U. S. Fish and Wildlife Service, California
Department of Fish and Wildlife, or are known to occur in the general vicinity of the
site. Trees on the lot were examined for nests, roosting sites, etc. No protocol
wildlife surveys were conducted because the area was considered outside the
range of wildlife species with specific protocol survey requirements or was
determined not to support suitable habitat for these species.
Consistent with recommended biological survey methodology, I carefully examined
the lot using overlapping transects that zigzagged through the area. The plant
species found within this study area are listed on Tables 2 and Appendix 1. I also
looked for wildlife or signs of wildlife. Photographs were also taken. These
methods allowed me to conduct a thorough and careful search for evidence of both
sensitive and non-sensitive plant species, wildlife species, and sensitive habitats
that are listed by the U. S. Fish and Wildlife Service, California Department of Fish
and Game, California Native Plant Society, or are known to occur in the general
vicinity of the site.
During my examinations of the site, I recorded species presence and relative
abundance with the goal of recording all species present on the site, including any
rare species. To accomplish this, I surveyed the subject site until no new plant
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species were found. (I did not include all the ornamental landscape plants and fruit
trees in this study). While only repeated surveys conducted during all seasons, and
even over a few years, provide an inventory nearing one hundred percent
completeness, I am confident that the results of my studies provide an accurate
inventory of the species present on the site during my July 2020 surveys, including
any potential rare species known to occur in the general vicinity of the site. The site
is a residential lot so there is no native vegetation left on the lot with the possible
exception of the coast live oaks, which are likely natural but may have also been
planted.
References used to verify plant identifications include relevant floras: The Jepson
Manual: Vascular Plants of California (Baldwin, et al. 2012); Vascular Plants of San
Luis Obispo County, California (Hoover 1970), and Vascular Plants of San Luis
Obispo County, California, 2nd ed. (Keil & Hoover, unpublished). Nomenclature
follows that of the Jepson Manual (Baldwin, et al, 2012), and on-line revisions that
can be accessed on the following website (http://ucjeps.berkeley.edu/IJM.html).
FLORA, VEGETATION, AND WILDLIFE ON SITE
Flora
I made a list of all the native and naturalized plant species encountered in the
project site. I also listed a few ornamentals that are in the yard near the creek. A
list of common plant species is provided on Tables 2 and 3. Appendix 1 lists all
plants found on the site.
I found a total of 48 plant species on and around the site; however, it should be
noted that most ornamental landscape plants are not included in this survey unless
they are along or near the creek. Of the 48 plant species there are 7 trees (1
native; 6 introduced and planted), 10 shrubs (2 native to the site), and 31 grasses
and forbs, only one of which is native to the site. Of the 48 species on the site, 4
are native and 44 are introduced. The results of the floristic analysis are
summarized below in Table 1.
Table 1. Summary of floristic composition of the flora on 0.57-acre lot at 830 Orcutt
Road, San Luis Obispo, CA
Life form Total Native Introduced
Trees 7 1 6
Shrubs 10 2 8
Herbs (Grasses and Forbs) 31 1 30
TOTAL 48 4 44
Vegetation
Vegetation is shaped by the interactions among long-term climate, short-term weather
events, local landforms, soils, hydrology, physical tolerances of individual plant
species, disturbances, and land use history by animals, including humans. Plant
associations are spatially and temporally dynamic. Definitions and boundaries are
relative and respond to the sharpness of the controlling environmental factors. Plant
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communities are not usually discrete but often transition into one another, forming
ecotones or transition zones. Native vegetation found on residential lots almost always
have several planted ornamentals and fruit trees as well as many weedy plants. This
human modified vegetation cover, which covers the lot and ephemeral creek, is
referred to an Urban Association.
Urban Associations
The natural and native vegetation on the subject lot was replaced long ago by the
construction of the home, garage, parking areas, and driveway. In addition, the
homeowners have landscaped the lot, including areas along the ephemeral creek, with
a variety of ornamental landscape plants that have mixed with the remnants of native
and naturalized vegetation. Weedy, introduced grasses and forbs are mixed with the
landscape plants sometimes forming dense stands of weedy grasses and forbs.
Common plants on the upland areas of the subject lot (away from the creek bank)
include a variety of planted trees and shrubs and several weedy grasses and forbs.
The weedy plants are scattered on the lot, but a dense stand occurs along the back of
the lot along the lot’s northern boundary (Table 2)
Table 2. Common plant species found on the upland portions of the 0.57-acre lot at
830 Orcutt Road, San Luis Obispo, CA
Scientific Name
Common Name
Origin
TREES
Eucalyptus globulus Blue gum Introduced
Nicotiana glauca Tree tobacco Introduced
Pinus halapensis Aleppo pine Ornamental
Quercus agrifolia var. agrifolia coast live oak Native
Schinus molle Peruvian pepper-tree Introduced
Sequoia sempervirens coast redwood Native ornamental
SHRUBS
Arctostaphylos spp. Manzanitas Ornamental
Baccharis pilularis coyote bush Native
Cotoneaster lacteus big-leaved cotoneaster Ornamental
Crassula ovata jade plant Introduced ornamental
Heteromeles arbutifolia toyon, Christmas berry Native
Juniperus sp. Juniper Ornamental
Pittosporum undulatum Victorian-box cultivated ornamental
Plumbago auriculata Cape plumbago Ornamental
Rhus integrifolia Lemonade berry Native ornamental
Ricinus communis Castor bean Introduced
Continued
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Scientific Name
Common Name
Origin
HERBS
Brachypodium hybridum false brome Introduced
Bromus diandrus ripgut brome Introduced
Bromus hordeaceus soft chess brome Introduced
Bromus rubens red brome Introduced
Chenopodiastrum murale pigweed goosefoot Introduced
Euphorbia peplus petty spurge Introduced
Festuca myuros rattail fescue Introduced
Heterotheca grandiflora Telegraph weed Introduced
Hirschfeldia incana perennial mustard Introduced
Hordeum murinum foxtail barley Introduced
Lactuca saligna slender lettuce Introduced
Lactuca serriola prickly lettuce Introduced
Lysimachia arvensis [Anagallis
arvensis] scarlet pimpernel Introduced
Malva parviflora cheeseweed Introduced
Sonchus oleraceus common sow-thistle Introduced
Stipa millacea Smilo grass Introduced
There is no native riparian woodland vegetation along the stretch of the creek that runs
along the subject lot except for two large Platanus racemosa (sycamore) trees that
occur off site along the east side of the creek near Orcutt Road. Downstream from the
subject lot (south of Orcutt Road), portions of the creek is lined by native riparian
woodland vegetation consisting mostly of arroyo willow trees. However, the small
stretch of the creek that runs along the eastern boundary of the subject lot is lined by
tall Eucalyptus trees, Peruvian pepper trees, coast live oaks, and an Aleppo pine.
There are also a few small coast live oaks and toyons along the creek (Photos 3-5).
The understory consists of the herbaceous plants and a few scattered shrubs including
the native toyon and introduced big-leaved cotoneaster and cape plumbago. Weedy
grasses and forbs make up the majority of the flora on the creek bank under the trees
and along the edge of the creek channel. However, there are several scattered
umbrella sedges, which is a native species, that occur in the along the creek channel.
The creek channel itself is mostly rocky and gravely and barren of vegetation (Photos 3
and 4). The creek bank on the opposite side east of the subject lot has a thicket of
periwinkle along with big-leaved cotoneaster, cape plumbago, Nasturtium, and
scattered weedy plants. Ornamental trees and shrubs have also been planted on the
adjoining lot next to the creek. As mentioned previously, two tall sycamore trees occur
on the upper bank oppositie the subject lot near Orcutt Road.
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Table 3. Common plant species found along the bank and channel of the ephemeral
creek that runs along the eastern boundary of the 0.57-acre lot at 830 Orcutt Road,
San Luis Obispo, CA
Scientific Name
Common Name
Origin
TREES
Eucalyptus globulus Blue gum Introduced
Pinus halapensis Aleppo pine Ornamental
Prunus spp. plum, peach, etc Introduced
Quercus agrifolia var. agrifolia coast live oak Native
Schinus molle Peruvian pepper-tree Introduced
SHRUBS
Baccharis pilularis coyote bush Native
Cotoneaster lacteus big-leaved cotoneaster Ornamental
Crassula ovata jade plant Introduced ornamental
Heteromeles arbutifolia toyon, Christmas berry Native
Pittosporum undulatum Victorian-box cultivated ornamental
Plumbago auriculata Cape plumbago Ornamental
Ricinus communis Castor bean Introduced
HERBS
Brachypodium hybridum false brome Introduced
Bromus diandrus ripgut brome Introduced
Bromus hordeaceus soft chess brome Introduced
Bromus rubens red brome Introduced
Carduus pycnocephalus Italian thistle Introduced
Cyperus eragrostis Umbrella sedge Native
Festuca perennis ryegrass Introduced
Hedera helix English ivy Introduced
Helminthotheca echioides bristly oxtongue Introduced
Hordeum murinum foxtail barley Introduced
Lactuca saligna slender lettuce Introduced
Continued
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Scientific Name
Common Name
Origin
Polypogon monspeliensis Annual beard grass Introduced
Rumex crispus curly dock Introduced
Sonchus asper subsp. asper prickly sow-thistle Introduced
Sonchus oleraceus common sow-thistle Introduced
Stipa millacea Smilo grass Introduced
Tropaeolum majus Nasturtium Ornamental
Vicia sp. common vetch Introduced
Vinca major periwinkle Ornamental
—Nomenclature follows The Jepson Manual, 2nd edition (Baldwin et al. 2012) and updates.
—Native species are indigenous to California and presumably also to the study site or have spread to the study site via natural
means. Introduced or naturalized species are exotics introduced to California in historic times from other parts of the world and
now reproducing spontaneously in California and on the study site. Ornamentals are used as landscape plants but sometimes
can escape and grow along the creek
WILDLIFE
As described previously in this report, the subject site is a residential lot within an area
with commercial buildings; therefore, the whole area has lost most of its native wildlife
habitat value or its value has been highly disturbed. As a result, the wildlife habitat
has been highly compromised and degraded. Commercial development and roads
surround the subject lot. In addition, the area along the ephemeral creek is now
covered mostly by mixture of planted introduced trees and shrubs with an understory
of weedy and ornamentals plants. Consequently, the creek provides no or very little
native riparian habitat for wildlife. The wildlife expected in the area would be species
typical of urban residential and commercial developments. Some of these species
are those listed in Table 4 below. No signs of special status wildlife species were
found, and none would be expected to use this site.
Table 4. List of some of the wildlife species known to occur in local
residential and commercial areas near the subject lot. None of these
species are considered rare or have special status.
Scientific Name
Common Name
AMPHIBIANS AND REPTILES
Gerrhonotus multicarinatus Southern alligator lizard
Sceloporus occidentalis Western fence lizard
BIRDS
Aphelocoma californica Western scrub jay
Aphelocoma coerulescens Scrub jay
Calypte anna Anna’s hummingbird
Carpodacus mexicanus House finch
Continued
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Scientific Name
Common Name
Junco hyemalis Dark-eyed junco
Mimus polyglottos Northern mocking bird
Molothrus ater Brown headed cowbird
Streptopelia decaocto Eurasian collared dove
Sturnela vulgarus European starling
Zenaida macroura Mourning dove
Zonotrichia leucophrys White-crowned sparrow
MAMMALS
Didelphis virginiana Opossum
Procyon lotor Raccoon
Sciurus griseus Western gray squirrel
Spermophilus beexcheyi California ground squirrel
Thomomys bottae Botta's pocket gopher
SPECIAL STATUS PLANT SPECIES
To determine the rare plant species that could potentially be present on the project
site, I conducted a search for target special status plants known to occur within the
San Luis Obispo (246C), Pismo Beach (221B), Lopez Mountain (246D), Port San
Luis (222A), Morro Bay South (247D), Morro Bay North (247A, Arroyo Grande NE
(221A), Santa Margarita (246A), and Atascadero (246B). 7.5 minute/24,000 scale
quadrangles. The results of this search are found in Tables 5-7 in Appendix 2. Table
5 provides information on the current rarity status of these target special status
species, and Table 6 provides information on life form, flowering period, and elevation
range. I also investigated the habitat requirements for all the special status species
found in our nine-quadrangle search and evaluated whether or not potential habitats
for these species exist on the project site. Results of these investigations and
determinations are shown on Table 7. To generate these lists, I referred to the most
recent edition of the California Department of Fish and Game Natural Diversity Data
Base: Special Vascular Plants, Bryophytes, and Lichen List (CNDDB) and the most
recent edition of the California Native Plant Society (CNPS) Inventory of Rare and
Endangered Vascular Plants of California database, both of which are accessible
through the internet (http://www.dfg.ca.gov/whdab/html/cnddb.html and
www.cnps.org).
This search revealed 75 special status plant species that occur within the San Luis
Obispo and eight surrounding quadrangles, 34 of these plant species have been
reported to occur within the San Luis Obispo quadrangle (Table 5 Appendix 2).
Those found in the San Luis Obispo quadrangle are in bold in Table 5. Most of the
rare plants on the list are not expected to occur on the study site because they are
highly restricted in distribution range, in habitat requirements, and have never been
reported growing in the San Luis Obispo quadrangle or near the site.
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I conducted careful biological surveys of the 0.57-acre lot and surrounding areas and
no special status plants were found. The proposed mixed use project is proposed for
a developed and highly disturbed residential lot. There is no evidence of any special
status plant species on or near the subject lot. Please refer to Table 7 in Appendix 2
for information about the habitats in which special status species occur. The timing of
these surveys falls within a period of time when some of the plants would not be in
identifiable condition; however, I think most of the weedy grasses and forbs could be
identified using reproductive and/or vegetative features as well as the dried remains
of this season’s standing crop. Trees and shrubs can be identified using vegetative
features. I carefully searched for any signs of special status species on the project
site, but none was found.
SPECIAL STATUS WILDLIFE SPECIES
To determine the special status wildlife species that could potentially be present on
the project site, I conducted a search for target special status species known to occur
within the San Luis Obispo (246C), Pismo Beach (221B), Lopez Mountain (246D),
Port San Luis (222A), Morro Bay South (247D), Morro Bay North (247A, Arroyo
Grande NE (221A), Santa Margarita (246A), and Atascadero (246B). 7.5
minute/24,000 scale quadrangles. The special status wildlife species revealed in the
nine-quadrangle search are listed in Table 8, Appendix 3. To generate this list, I
referred to the most recent edition of the California Department of Fish and Game
Natural Diversity Data Base (CNDDB) and other appropriate publications. A survey
for special status wildlife species was conducted on the 0.57-acre lot and surrounding
areas to determine actual and potential utilization of this site by wildlife species that
have special listing.
The project site is a developed, disturbed residential lot surrounded by commercial
buildings. Only a few wildlife species would be expected to use the subject lot.
During my surveys no signs (scat, tracks, fur, or live observations) of special status
wildlife species were observed. For the most part, special status animal species that
occur within the San Luis Obispo and surrounding quadrangles (Table 8; Appendix
3) are highly restricted both in distribution range and in habitat requirements and are
not expected to occupy the urban habitats found on and around the subject lot. For
example, some rare animal species occur in salt or brackish water, e.g., the
Tidewater goby; some require permanent standing water, e.g., Steelhead; some
occur in vernal pools, e.g., the fairy shrimp; some occur only in specific soils and or
other substrate conditions, e.g., the globose dune beetle (fore dune sands) and
Morro Bay shoulderband snail; some require specific roosting sites, e.g., the bat
species; some require large, deep bodies of water, e.g., the western pond turtle and
red-legged frogs; some require permanent standing water to lay their eggs; e.g.
coast range newt. In addition, the site is simply out of the geographic range in which
many special status species have been found, e.g., Atascadero June beetle. None
of the specialized habitats listed above occur on or near the subject lot.
Item 4Item 4
Packet Page 119
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 18
The ephemeral nature of creek precludes the potential of the property to maintain
water throughout the year; therefore, there is no or extremely marginal habitat for
any of the special status amphibians such as species of salamanders, Arroyo
toads, California red-legged frogs, foothill yellow-legged frog, or western spadefoot.
The same is true for the bird species that utilize water, or those restricted to
wetland or oceanic communities. Birds that prefer or require grassland habitat
would not be present as there is no suitable grassland habitats on this property.
The lack of adequate open areas or grassland precludes utilization by many listed
bird species including the tri-colored black bird, the grasshopper sparrow, Belding’s
savannah sparrow, burrowing owls, loggerhead shrikes, and California horned
larks. The raptor species noted in the CNDDB reports could potentially fly over the
area, but there is no adequate open areas for them to hunt and forage on or near
the subject lot. The trees on the property were examined for the presence of bird
nests, and none was observed. No signs of any special status species of birds
were found on the lot or adjacent areas.
There is not adequate habitat for any of the listed reptiles, and no signs of legless
lizards, two striped garter snake, or coast horned lizards were found on the site.
Likewise, none of the mammals listed in the CNDDB reports were found or
expected to use the subject lot, including the ephemeral creek. The marine
mammals (Northern fur seal and Stellar’s sea lion) are obviously precluded. The
opportunity for special status bats to utilize the property is remote at best. No
roosting habitat exists for the special status bat species. No signs of woodrats
were found on the site or upstream from the site. It must also be noted that the
potential presence of domestic dogs and cats in the general neighborhood will
deter woodrat occupancy. There is no suitable habitat for the special status
mammal species, including the American badger and Morro Bay kangaroo rat. .
There are a few large mature planted trees along the creek both on the subject site
adjacent properties that occur next to the creek on the site. These trees could
potentially provide nesting sites for birds; however, the special status bird species
are very unlikely to nest in the trees near the property because of the human
activities that occur each day in the residential lot and in the surrounding
commercial areas. If the trees are removed during the nesting season (September
1 to February 1), a nesting survey should be conducted prior to their removal. No
signs of special status wildlife species were found on the subject lot or surrounding
areas; therefore, no impacts to special status wildlife is expected as a result of the
proposed project.
In conclusion, there is no habitat on the project site for any of the special status
wildlife species listed in Table 8. Appendix 3 provides information about the habitats
of these special status species and why it was concluded they are not present on the
project site.
Item 4Item 4
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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 19
CONCLUSION AND POTENTIAL IMPACTS TO BIOLOGICAL RESOURCES
AND RECOMMENDED MITIGATION MEASURES
This project proposes to demolish and remove the existing single-family residence and
garage so that a mixed-use development consisting of a collection of multi-family
residential, commercial use buildings and parking can be constructed on the lot. The
developer was given a density bonus and one incentive or concession. The
concession is to allow a minimum of two foot setback for the ephemeral creek bank.
The project will not impact any of the native biological resources as the trees and
vegetation removed from the site are introduced, planted trees, shrubs, and herbs with
the exception of one coast live oak as described below.
Creek Setback: All of the buildings are setback from the top of the bank by at least
two feet as required by the concession (Figures 3 and 4). The Eucalyptus trees to
be removed are located along the creek bank and near the bottom of the bank in
the northeastern corner of the lot (Figures 2-4; Photo 5). This area will be
landscaped open space after tree removal. Consideration should be given to
planting coast live oaks where the Eucalyptus trees are removed.
Figure 3. Shows the approximate location of the top of the creek bank (blue dashed line) in
relationship to the proposed building locations. The creek setback will be a minimum of two
feet.
UNIT 08
SINGLE-STORY
COMMERCIAL
UNIT 15
UNIT 14
UNIT 12
UNIT 11
UNIT 13
FIRE ACCESS ROAD
UNIT 10
UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT
01
UNIT
09
SITE PLAN
1” = 20’-0”
SPLIT RAIL FENCE
SETBACK FROM TOP OF BANK
NOTED AT EACH BUILDING CORNER
SITE PRIVACY FENCE AT
NORTH PROPERTY LINE
SINGLE MANEUVER FROM
GARAGE (REVERSE)
SINGLE MANEUVER FROM
GARAGE (REVERSE)
ELECTRIC UTILITY
TRANSFORMER
EV READY PARKING
(3) REQUIRED
10’ SETBACK FOR BUILDINGS
< 20’ IN HEIGHT
50’ SETBACK FOR GROUND
LEVEL DWELLING UNITS,
DESIGN EXCEPTION PER SLOMC
17.70.130(D)(1)(a)
15’ SETBACK FOR BUILDINGS
> 20’ IN HEIGHT
BICYCLE PARKING, (4) LONG TERM
BICYCLE PARKING, (1) LONG TERM
STREET LIGHT PER ENGINEERING
STANDARDS 7520 + 7910
FIRE RISER ROOM WITH EXTERIOR
DOOR ACCESS, FDC AT SOUTH WALL
DOUBLE-DETECTOR CHECK VALVE
SCREENED BY LANDSCAPE
COMMON OPEN SPACE
COURTYARD
COMMON OPEN SPACE
PASSIVE PEDESTRIAN WALK
BICYCLE PARKING, (12) SHORT TERM
BICYCLE PARKING, (3) SHORT TERM
5’ SETBACK FOR PARKING LOTS
AND SIGNS
SITE PRIVACY FENCE + GATE
AT WEST PROPERTY LINE
6’ WIDE PATHWAYS INCLUDING 18”
WALKABLE GROUND COVER STRIP
IN GROUND PLANTER, SEE
LANDSCAPE PLAN
TRASH, RECYCLING + ORGANICS
ENCLOSURE, COVERED
REQUESTED EXCEPTION OF
CREEK SETBACKS [ 20’ + 10’ AT
UPPER LEVEL ] BY
AFFORDABLE HOUSING
INCENTIVE
LINE OF TOP OF BANK
PER SITE VISIT WITH NATURAL
RESOURCES MANAGER ON
JANUARY 13, 2020
4
0 5 10 20
bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.0717
Architectural Review | Revisions
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 20
Figure 4. Shows where the Eucalyptus trees and top of the creek bank (blue dashed
line) on the lot are located.
Top of Bank
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 21
Native Plant Impacts: The plants on the residential lot is composed of mostly of
ornamental landscape plants and introduced, weedy grasses and forbs on the both
the upland portion of the lot as well as along ephemeral creek. No native riparian
vegetation occurs along this section of the creek. The only native tree affected will
be the removal of a coast live oaks (24 inch DBH). Other than that only planted,
introduced trees will be removed (three Eucalyptus trees, eight Peruvian pepper
trees, one pine tree, three palm trees, and four planted coastal redwood trees).
Therefore, except for the removal on the on coast live oak, no significant impacts to
native plant species or plant communities are expected.
Special Status Species: No special status plant or wildlife species that occur on
the Department of Fish and Game Natural Diversity Data Base CNDDB lists of
Special Status Species or in the California Native Plant Society (CNPS) Inventory
of Rare and Endangered Vascular Plants of California database for San Luis
Obispo and eight surrounding quadrangles were found on the subject lot or
ephmeral creek (Tables 5-8 in Appendices 2 and 3), and none are expected to
occur on the site. In Tables 7 and 9 in Appendices 2 and 3, I discuss potential
special status species of plants and wildlife in detail and explain why I would not
expect them to occur on or use the project site. No impacts to special status plant
or wildlife species will occur as a result of the proposed project.
It is always important to carefully evaluate any area that has a source of water near
a project site, as there are three special status wildlife species that could be of
concern as a result of the presence of water. The three species that I carefully
examined and evaluated are California red-legged frog, southwest pond turtle, and
steelhead trout. I accessed the creek habitat as to whether potential appropriate
aquatic habitats exist for them to survive and complete their life cycle on or near the
project site. My conclusion is that there is no suitable habitat for these species on
or near the subject lot. However, ephemeral creek may offer habitat elsewhere
along its corridor for these species, such as the downstream areas south of the
subject lot.
Nesting birds: Typically, it is recommended that disturbances and/or construction
activities should occur outside the typical nesting season (September 1 to February
1) if possible to avoid impacts to potential active bird nests. I did not find any bird
nests in the trees near the project site during our surveys; however, because our
surveys were outside the typical nesting season, further nesting studies of the site
may be needed. If the trees are removed during the nesting season, a nesting
survey should be conducted within two weeks of starting construction to make sure
no nesting birds will be affected. If active nests are found, adequate buffer zones
and/or mitigation measures will need to be established.
Landscaping: I recommend that native riparian trees or coast live oaks be planted
along the ephemeral creek where the three large Eucalyptus trees are removed if
possible. No invasive plant species listed in the California Invasive Plant Council
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 22
are included in the landscaping of the site. Many ornamental plants have already
invaded and become established along the creek as it traverses the commercial
and residential areas.
Erosion control: A sediment and erosion control plan should be implemented
during construction as necessary to protect the creek banks and channel from
erosion. Erosion control will prevent sedimentation of the creek channel near and
downstream from the site. .
Current Best Management Practices (BMP) should be utilized. All pollutants
originating from construction equipment should be collected and disposed of as
necessary. For example, washing of concrete, paint, tools, or equipment should
occur only in areas where polluted water and materials can be contained and
removed from the site.
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 23
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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 27
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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 28
Appendix 1. List of plant species observed on the 0.57-acre lot at 830 Orcutt
Road, San Luis Obispo, California
Scientific Name
Common Name
Origin
TREES
Eucalyptus globulus Blue gum Introduced
Nicotiana glauca Tree tobacco Introduced
Pinus halapensis Aleppo pine Ornamental
Prunus spp. plum, peach, etc Introduced
Quercus agrifolia var. agrifolia coast live oak Native
Schinus molle Peruvian pepper-tree Introduced
Sequoia sempervirens coast redwood Native ornamental
SHRUBS
Arctostaphylos spp. Manzanitas Ornamental
Baccharis pilularis coyote bush Native
Cotoneaster lacteus big-leaved cotoneaster Ornamental
Crassula ovata jade plant Introduced ornamental
Heteromeles arbutifolia toyon, Christmas berry Native
Juniperus sp. Juniper Ornamental
Pittosporum undulatum Victorian-box cultivated ornamental
Plumbago auriculata Cape plumbago Ornamental
Rhus integrifolia Lemonade berry Native ornamental
Ricinus communis Castor bean Introduced
HERBS
Brachypodium hybridum false brome Introduced
Bromus diandrus ripgut brome Introduced
Bromus hordeaceus soft chess brome Introduced
Bromus rubens red brome Introduced
Carduus pycnocephalus Italian thistle Introduced
Chenopodiastrum murale pigweed goosefoot Introduced
Cyperus eragrostis Umbrella sedge Native
Erigeron canadensis common horseweed Introduced
Erodium botrys storkbill filaree Introduced
Erodium cicutarium redstem filaree Introduced
Euphorbia peplus petty spurge Introduced
Continued
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 29
Scientific Name
Common Name
Origin
Festuca myuros rattail fescue Introduced
Festuca perennis ryegrass Introduced
Hedera helix English ivy Introduced
Helminthotheca echioides bristly oxtongue Introduced
Heterotheca grandiflora Telegraph weed Introduced
Hirschfeldia incana perennial mustard Introduced
Hordeum murinum foxtail barley Introduced
Lactuca saligna slender lettuce Introduced
Lactuca serriola prickly lettuce Introduced
Lysimachia arvensis [Anagallis
arvensis] scarlet pimpernel Introduced
Malva parviflora cheeseweed Introduced
Polypogon monspeliensis Annual beard grass Introduced
Rumex crispus curly dock Introduced
Sisymbrium officinale common hedge mustard Introduced
Sonchus asper subsp. asper prickly sow-thistle Introduced
Sonchus oleraceus common sow-thistle Introduced
Stipa millacea Smilo grass Introduced
Tropaeolum majus Nasturtium Ornamental
Vicia sp. common vetch Introduced
Vinca major periwinkle Ornamental
—Nomenclature follows The Jepson Manual, 2nd edition (Baldwin et al. 2012) and updates.
—Native species are indigenous to California and presumably also to the study site or have spread to the study site via natural
means. Introduced or naturalized species are exotics introduced to California in historic times from other parts of the world and
now reproducing spontaneously in California and on the study site. Ornamental refers to planted landscape plants.
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 30
APPENDIX 2. SPECIAL STATUS PLANT SPECIES:
Tables 5-7 in this appendix list the special status plant species revealed by the nine-
quadrangle search as described in this report. Table 5 provides information on the current
rarity status of these target special status species, and Table 6 provides information on life
form, flowering period, and elevation range. Table 7 list habitats in which these special status
species are found and whether those habitats occur on the project site. References include
the California Department of Fish and Game Natural Diversity Data Base: Special Vascular
Plants, Bryophytes, and Lichen List (CNDDB) and the most recent edition of the California
Native Plant Society (CNPS) Inventory of Rare and Endangered Vascular Plants of California
database.
Table 5. List of Special Status Plants Found in the San Luis Obispo (246C), Pismo Beach
(221B), Lopez Mountain (246D), Port San Luis (222A), Morro Bay South (247D), Morro Bay
North (247A, Arroyo Grande NE (221A), Santa Margarita (246A), and Atascadero (246B).
Current Rarity Status is also included. Species found in San Luis Obispo quadrangle are
in bold.
Scientific Name Common Name
CNPS
Rare
Plant
Rank
State
Rank
Global
Rank
State
Status
Federal
Status
Agrostis hooveri Hoover's bent grass 1B.2 S2 G2
Arctostaphylos cruzensis Arroyo de la Cruz manzanita 1B.2 S3 G3
Arctostaphylos luciana Santa Lucia manzanita 1B.2 S3 G3
Arctostaphylos morroensis Morro manzanita 1B.1 S1 G1 FT
Arctostaphylos osoensis Oso manzanita 1B.2 S1 G1
Arctostaphylos pechoensis Pecho manzanita 1B.2 S2 G2
Arctostaphylos pilosula Santa Margarita manzanita 1B.2 S3 G3
Arctostaphylos rudis sand mesa manzanita 1B.2 S2 G2
Arctostaphylos tomentosa ssp.
daciticola dacite manzanita 1B.1 S1 G4T1
Arenaria paludicola marsh sandwort 1B.1 S1 G1 SE FE
Astragalus didymocarpus var.
milesianus Miles' milk-vetch 1B.2 S2 G5T2
Atriplex coulteri Coulter's saltbush 1B.2 S1S2 G3
Bryoria pseudocapillaris false gray horsehair lichen 3.2 S2 G3
Bryoria spiralifera twisted horsehair lichen 1B.1 S1S2 G3
California macrophylla round-leaved filaree 1B.2 S3? G3?
Calochortus obispoensis San Luis mariposa lily 1B.2 S2 G2
Continued on next page
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 31
Scientific Name Common Name
CNPS
Rare
Plant
Rank
State
Rank
Global
Rank
State
Status
Federal
Status
Calochortus simulans La Panza mariposa lily 1B.3 S2 G2
Calycadenia villosa dwarf calycadenia 1B.1 S3 G3
Camissoniopsis hardhamiae Hardham's evening-primrose 1B.2 S2 G2
Carex obispoensis San Luis Obispo sedge 1B.2 S2S3 G2G3
Castilleja densiflora var.
obispoensis
San Luis Obispo owl's-
clover 1B.2 S2 G5T2
Centromadia parryi ssp.
congdonii Congdon's tarplant 1B.1 S2 G3T2
Chenopodium littoreum coastal goosefoot 1B.2 S2 G2
Chlorogalum pomeridianum var.
minus dwarf soaproot 1B.2 S2S3 G5T2T3
Chloropyron maritimum ssp.
maritimum salt marsh bird's-beak 1B.2 S1 G4?T1 SE FE
Chorizanthe breweri Brewer's spineflower 1B.3 S3 G3
Chorizanthe rectispina straight-awned spineflower 1B.3 S1 G1
Cirsium fontinale var. obispoense
San Luis Obispo fountain
thistle 1B.2 S2 G2T2 SE FE
Cirsium occidentale var.
lucianum Cuesta Ridge thistle 1B.2 S2 G3G4T2
Cirsium rhothophilum Surf thistle 1B.2 S1 G1 ST
Cirsium scariosum var.
loncholepis La Graciosa thistle 1B.1 S1 G5T1 ST FE
Cladium californicum Califonria sawgrass 1B.2 S2 G4
Cladonia firma popcorn lichen 2B.1 S1 G4
Clarkia speciosa ssp. immaculata Pismo clarkia 1B.1 S1 G4T1 SR FE
Delphinium parryi ssp. blochmaniae dune larkspur 1B.2 S2 G4T2
Delphinium parryi ssp.
eastwoodiae Eastwood’s larkspur 1B.2 S2 G4T2
Delphinium umbraculorum umbrella larkspur 1B.3 S3 G3
Dithyrea maritima beach spectaclepod 1B.1 S1 G1 ST
Dudleya abramsii ssp. bettinae Betty's dudleya 1B.2 S1 G4T1
Dudleya abramsii ssp. murina mouse-gray dudleya 1B.3 S2 G4T2
Dudleya blochmaniae ssp.
blochmaniae Blochman's dudleya 1B.1 S2 G3T2
Eriastrum luteum yellow-flowered eriastrum 1B.2 S2 G2
Erigeron blochmaniae Blochman's leafy daisy 1B.2 S2 G2
Eriodictyon altissimum Indian Knob mountainbalm 1B.1 S1 G1 SE FE
Eryngium aristulatum var.
hooveri Hoover's button-celery 1B.1 S1 G5T1
Extriplex joaquinana San Joaquin spearscale 1B.2 S2 G2
Fritillaria ojaiensis Ojai fritillary 1B.2 S2? G2?
Fritillaria viridea San Benito fritillary 1B.2 S2 G2
Grindelia hirsutula var. maritima San Francisco gumplant 3.2 S1 G5T1Q
Horkelia cuneata var. puberula mesa horkelia 1B.1 S1 G4T1
Continued on next page
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 32
Scientific Name Common Name
CNPS
Rare
Plant
Rank
State
Rank
Global
Rank
State
Status
Federal
Status
Horkelia cuneata var. sericea Kellogg's horkelia 1B.1 S2? G4T2
Lasthenia californica ssp.
macrantha perennial goldfields 1B.2 S2
G3T2
Lasthenia glabrata ssp. coulteri Coulter's goldfields 1B.1 S2 G4T2
Layia jonesii Jones' layia 1B.2 S2 G2
Lupinus ludovicianus
San Luis Obispo County
lupine 1B.2 S1 G1
Malacothamnus gracilis slender bush-mallow 1B.1 S1 G1Q
Malacothamnus palmeri var.
involucratus Carmel Valley bush-mallow 1B.2 S3 G3T3Q
Malacothamnus palmeri var. palmeri San Lucia bush-mallow 1B.2 S2 G3T2Q
Monardella palmeri Palmer's monardella 1B.2 S2 G2
Monardella sinuata ssp. sinuata
southern curly-leaved
monardella 1B.2 S2 G3T2
Monardella undulata ssp. undulata San Luis Obispo monardella 1B.2 S2 G3T2
Monolopia gracilens woodland woolythreads 1B.2 S3 G3
Navarretia nigelliformis ssp.
radians shinning navarretia 1B.2 S2 G4T2
Nemacaulis denudata var. denudata coast woolly-heads 1B.2 S2 G3G4T2
Plagiobothrys uncinatus hooked popcorn-flower 1B.2 S2 G2
Poa diaboli Diablo Canyon blue grass 1B.2 S2 G2
Sanicula maritima adobe sanicle 1B.1 S2 G2 SR
Scrophularia atrata black-flowered figwort 1B.2 S2S3 G2G3
Senecio aphanactis chaparral ragwort 2B.2 S2 G3
Sidalcea hickmanii ssp. anomala Cuesta Pass checkerbloom 1B.2 S1 G3T1 SR
Streptanthus albidus ssp.
peramoenus most beautiful jewel-flower 1B.2 S2 G2T2
Suaeda californica California seablite 1B.1 S1 G1 FE
Sulcaria isidiifera splitting yarn lichen 1B.1 S1 G1
Trifolium hydrophilum saline clover 1B.2 S2 G2
Tropidocarpum capparideum caper-fruited tropidocarpum 1B.1 S1 G1
Key to numbers and symbols used in Table 6 are listed below and on the next page.
From: California Native Plant Society (CNPS). 2017. Inventory of Rare and Endangered Plants (online edition,
v8-01a). California Native Plant Society. Sacramento, CA.
California Rare Plant Rank 1A: Plants Presumed Extirpated in California and Either Rare or Extinct Elsewhere
Plants with a California Rare Plant Rank of 1A are presumed extirpated or extinct because they have not been seen or collected in the
wild in California for many years. A plant is extinct if it no longer occurs anywhere. A plant that is extirpated from California has been
eliminated from California but may still occur elsewhere in its range.
All of the plants constituting California Rare Plant Rank 1A meet the definitions of the California Endangered Species Act of the
California Department of Fish and Game Code and are eligible for state listing. Should these taxa be rediscovered, and impacts
proposed to individuals or their habitat, they must be analyzed during preparation of environmental documents relating to the California
Environmental Quality Act (CEQA), or those considered to be functionally equivalent to CEQA, as they meet the definition of Rare or
Endangered under CEQA Guidelines §15125 (c) and/or §15380.
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 33
California Rare Plant Rank 1B: Plants Rare, Threatened, or Endangered in California and Elsewhere
Plants with a California Rare Plant Rank of 1B are rare throughout their range with the majority of them endemic to California. Most of
the plants that are ranked 1B have declined significantly over the last century. California Rare Plant Rank 1B plants constitute the
majority of taxa in the CNPS Inventory, with more than 1,000 plants assigned to this category of rarity.
All of the plants constituting California Rare Plant Rank 1B meet the definitions of the California Endangered Species Act of the
California Department of Fish and Game Code and are eligible for state listing. Impacts to these species or their habitat must be
analyzed during preparation of environmental documents relating to CEQA, or those considered to be functionally equivalent to CEQA,
as they meet the definition of Rare or Endangered under CEQA Guidelines §15125; (c) and/or §15380.
California Rare Plant Rank 2A: Plants Presumed Extirpated in California, But Common Elsewhere
Plants with a California Rare Plant Rank of 2A are presumed extirpated because they have not been observed or documented in
California for many years. This list only includes plants that are presumed extirpated in California, but more common elsewhere in their
range.
All of the plants constituting California Rare Plant Rank 2A meet the definitions of the California Endangered Species Act of the
California Department of Fish and Game Code and are eligible for state listing. Should these species be rediscovered, any impacts
proposed to individuals or their habitat must be analyzed during preparation of environmental documents relating to CEQA, or those
considered to be functionally equivalent to CEQA, as they meet the definition of Rare or Endangered under CEQA Guidelines §15125
(c) and/or §15380.
California Rare Plant Rank 2B: Plants Rare, Threatened, or Endangered in California, But More Common Elsewhere
Except for being common beyond the boundaries of California, plants with a California Rare Plant Rank of 2B would have been ranked
1B. From the federal perspective, plants common in other states or countries are not eligible for consideration under the provisions of
the Federal Endangered Species Act. With California Rare Plant Rank 2B, we recognize the importance of protecting the geographic
range of widespread species. In this way we protect the diversity of our own state's flora and help maintain evolutionary processes and
genetic diversity within species.
All of the plants constituting California Rare Plant Rank 2B meet the definitions of the California Endangered Species Act of the
California Department of Fish and Game Code and are eligible for state listing. Impacts to these species or their habitat must be
analyzed during preparation of environmental documents relating to CEQA, or those considered to be functionally equivalent to CEQA,
as they meet the definition of Rare or Endangered under CEQA Guidelines §15125 (c) and/or §15380.
California Rare Plant Rank 3: Plants About Which More Information is Needed - A Review List
Plants with a California Rare Plant Rank of 3 are united by one common theme - we lack the necessary information to assign them to
one of the other ranks or to reject them. Nearly all of the plants constituting California Rare Plant Rank 3 are taxonomically problematic.
For each California Rare Plant Rank 3 plant we have provided the known information and indicated in the “Notes” section of the CNPS
Inventory record where assistance is needed. Data regarding distribution, endangerment, ecology, and taxonomic validity are welcomed
and can be submitted by emailing the Rare Plant Botanist at asims@cnps.org.
All of the plants constituting California Rare Plant Rank 3 meet the definitions of the California Endangered Species Act of the California
Department of Fish and Game Code and are eligible for state listing. Impacts to these species or their habitat must be analyzed during
preparation of environmental documents relating to CEQA, or those considered to be functionally equivalent to CEQA, as they meet the
definition of Rare or Endangered under CEQA Guidelines §15125 (c) and/or §15380.
California Rare Plant Rank 4: Plants of Limited Distribution - A Watch List
Plants with a California Rare Plant Rank of 4 are of limited distribution or infrequent throughout a broader area in California, and their
status should be monitored regularly. Should the degree of endangerment or rarity of a California Rare Plant Rank 4 plant change, we
will transfer it to a more appropriate rank.
Some of the plants constituting California Rare Plant Rank 4 meet the definitions of the California Endangered Species Act of the
California Department of Fish and Game Code, and few, if any, are eligible for state listing. Nevertheless, many of them are significant
locally, and we strongly recommend that California Rare Plant Rank 4 plants be evaluated for impact significance during preparation of
environmental documents relating to CEQA, or those considered to be functionally equivalent to CEQA, based on CEQA Guidelines
§15125 (c) and/or §15380. This may be particularly appropriate for:
• The type locality of a California Rare Plant Rank 4 plant,
• Populations at the periphery of a species' range,
• Areas where the taxon is especially uncommon,
• Areas where the taxon has sustained heavy losses, or
• Populations exhibiting unusual morphology or occurring on unusual substrates.
Threat Ranks
• 0.1-Seriously threatened in California (over 80% of occurrences threatened / high degree and immediacy of threat)
• 0.2-Moderately threatened in California (20-80% occurrences threatened / moderate degree and immediacy of threat)
• 0.3-Not very threatened in California (less than 20% of occurrences threatened / low degree and immediacy of threat or no current
threats known)
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 34
California Dept. of Fish & Game
Endangered Species (CE)
Plant taxa whose prospects for survival are in immediate jeopardy from one or more causes
Threatened Species (CT)
Plant taxa not presently threatened with extinction, but likely to become endangered within the foreseeable future
in the absence of special protection and management efforts
Rare Species (CR)
Plant taxa not presently threatened with extinction, but occurring in such small numbers throughout its range that
they may become endangered if habitat conditions worsen
State Ranking
S1 = Less than 6 EOs or less than 1,000 individuals or less than 2,000 acres
S2 = 6-20 EOs or 1,000–3,000 individuals or 2,000–10,000 acres
S3 = 21-100 EOs or 3,000-10,000 individuals or 10,000-50,000 acres
S4 = Apparently secure in California – No threat rank
S5 = Demonstrably secure in California – No threat rank
Number following S ranks:
1 – Very threatened
2 – Threatened
3 – No current threats
U. S. Dept. of Fish and Wildlife
Endangered Species (FE)
Taxa in danger of extinction throughout all or a significant portion of their range
Threatened Species (FT)
Taxa likely to become endangered within the foreseeable future throughout all or a significant portion of their range
Candidate Species (C)
Taxa for which the Service has on file enough substantial information on biological vulnerability and threat (s) to
support proposals to list them as endangered or threatened species, but such action has been delayed by other
listing activity
Global Ranking
GX Presumed Extinct
Believed to be extinct throughout its range. Not located despite intensive searches of historical sites and other
appropriate habitat, and virtually no likelihood that it will be rediscovered.
GH Possibly Extinct
Known from only historical occurrences but may nevertheless still is extant; further searching needed.
G1 Critically Imperiled
Critically imperiled globally because of extreme rarity or because of some factor (s) making it especially vulnerable to
extinction. Typically, 5 or fewer occurrences or very few remaining individuals (<1,000) or acres (<2,000) or linear
miles (<10).
G2 Imperiled
Imperiled globally because of rarity or because of some factor (s) making it very vulnerable to extinction or elimination.
Typically, 6 to 20 occurrences or few remaining individuals (1,000 to 3,000) or acres (2,000 to 10,000) or linear miles
(10 to 50).
G3 Vulnerable
Vulnerable globally either because very rare and local throughout its range, found only in a restricted range (even if
abundant at some locations), or because of other factors making it vulnerable to extinction or elimination. Typically,
21 to 100 occurrences or between 3,000 and 10,000 individuals.
G4 Apparently Secure
Uncommon but not rare (although it may be rare in parts of its range, particularly on the periphery), and usually
widespread. Apparently not vulnerable in most of its range, but possibly cause for long-term concern. Typically, more
than 100 occurrences and more than 10,000 individuals.
G5 Secure
Common, widespread, and abundant (although it may be rare in parts of its range, particularly on the periphery). Not
vulnerable in most of its range. Typically, with considerably more than 100 occurrences and more than 10,000
individuals.
T# Infraspecific Taxon (trinomial)
The status of infraspecific taxa (subspecies or varieties) are indicated by a "T-rank" following the species' global rank.
Rules for assigning T-ranks follow the same principles outlined above. For example, the global rank of a critically
imperiled subspecies of an otherwise widespread and common species would be G5T1.
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 35
Table 6. List of Special Status Plants Found in the San Luis Obispo (246C), Pismo Beach
(221B), Lopez Mountain (246D), Port San Luis (222A), Morro Bay South (247D), Morro Bay
North (247A, Arroyo Grande NE (221A), Santa Margarita (246A), and Atascadero (246B).
along with life form, flowering period, and elevation range
Scientific Name Common Name Life Form
Flower
Period
Elevation
Range (m)
Low High
Agrostis hooveri Hoover's bent grass perennial herb Apr-Jul 6 610
Arctostaphylos cruzensis Arroyo de la Cruz manzanita
perennial evergreen
shrub Dec-Mar 60 310
Arctostaphylos luciana Santa Lucia manzanita
perennial
evergreen shrub Dec-Mar 350 850
Arctostaphylos morroensis Morro manzanita
perennial
evergreen shrub Dec-Mar 5 205
Arctostaphylos osoensis Oso manzanita
perennial evergreen
shrub Feb-Mar 95 500
Arctostaphylos pechoensis Pecho manzanita
perennial
evergreen shrub Nov-Mar 125 850
Arctostaphylos pilosula Santa Margarita manzanita
perennial
evergreen shrub Dec-May 75 1100
Arctostaphylos rudis sand mesa manzanita
perennial evergreen
shrub Nov-Feb 25 322
Arctostaphylos tomentosa ssp.
daciticola dacite manzanita
perennial evergreen
shrub Mar-May 100 300
Arenaria paludicola marsh sandwort
perennial
stoloniferous herb May-Aug 3 170
Astragalus didymocarpus var.
milesianus Miles' milk-vetch annual herb Mar-Jun 20 90
Atriplex coulteri Coulter's saltbush perennial herb Mar-Oct 3 460
Bryoria pseudocapillaris false gray horsehair lichen fruticose lichen epiphytic 0 90
Bryoria spiralifera twisted horsehair lichen fruticose lichen epiphytic 0 30
California macrophylla round-leaved filaree annual herb Mar-May 15 1200
Calochortus obispoensis San Luis mariposa lily
perennial
bulbiferous herb May-Jul 50 730
Calochortus simulans La Panza mariposa lily
perennial
bulbiferous herb Apr-Jun 325 1150
Calycadenia villosa dwarf calycadenia annual herb May-Oct 240 1350
Camissoniopsis hardhamiae Hardham's evening-primrose annual herb Mar-May 140 945
Carex obispoensis San Luis Obispo sedge
perennial
rhizomatous herb Apr-Jun 10 820
Castilleja densiflora var.
obispoensis
San Luis Obispo owl's-
clover
annual herb
hemiparasitic Mar-May 10 430
Centromadia parryi ssp.
congdonii Congdon's tarplant annual herb May-Nov 0 230
Chenopodium littoreum coastal goosefoot annual herb Apr-Aug 10 30
Chlorogalum pomeridianum
var. minus dwarf soaproot
perennial
bulbiferous herb May-Aug 305 1000
Chloropyron maritimum ssp.
maritimum salt marsh bird's-beak
annual herb
hemiparasitic May-Nov 0 30
Chorizanthe breweri Brewer's spineflower annual herb Apr-Aug 45 800
Chorizanthe rectispina straight-awned spineflower annual herb Apr-Jul 85 1035
Cirsium fontinale var.
obispoense
San Luis Obispo fountain
thistle perennial herb Feb-Sep 35 385
Cirsium occidentale var.
lucianum Cuesta Ridge thistle perennial herb Apr-Jun 500 750
continued on next page
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 36
Scientific Name Common Name Life Form
Flower
Period
Elevation
Range (m)
Low High
Cirsium rhothophilum Surf thistle perennial herb Apr-Jun 3 60
Cirsium scariosum var.
loncholepis La Graciosa thistle perennial herb May-Aug 4 220
Cladium californicum Califonria sawgrass squamulose lichen terrestrial 30 75
Cladonia firma popcorn lichen annual herb May-Jul 25 185
Clarkia speciosa ssp. immaculata Pismo clarkia perennial herb Apr-Jun 0 200
Delphinium parryi ssp.
blochmaniae dune larkspur perennial herb Feb-Mar 75 500
Delphinium parryi ssp.
eastwoodiae Eastwood’s larkspur perennial herb Apr-Jun 400 1600
Delphinium umbraculorum umbrella larkspur
perennial
rhizomatous herb Mar-May 3 50
Dithyrea maritima beach spectaclepod perennial herb May-Jul 20 180
Dudleya abramsii ssp. bettinae Betty's dudleya
perennial
leaf succule
nt May-Jun 90 525
Dudleya abramsii ssp. murina mouse-gray dudleya perennial herb Apr-Jun 5 450
Dudleya blochmaniae ssp.
blochmaniae Blochman's dudleya annual herb May-Jun 290 1000
Eriastrum luteum yellow-flowered eriastrum
perennial
rhizomatous herb Jun-Aug 3 45
Erigeron blochmaniae Blochman's leafy daisy
perennial evergreen
shrub Mar-Jun 80 270
Eriodictyon altissimum Indian Knob mountainbalm
annual/perennial
herb Jun-Aug 3 45
Eryngium aristulatum var.
hooveri Hoover's button-celery annual herb Apr-Oct 1 835
Extriplex joaquinana San Joaquin spearscale
perennial bulbiferous
herb Feb-May 225 998
Fritillaria ojaiensis Ojai fritillary
perennial
bulbiferous herb Mar-May 200 1525
Fritillaria viridea San Benito fritillary perennial herb Jun-Sep 15 400
Grindelia hirsutula var.
maritima San Francisco gumplant perennial herb Feb-Sep 70 810
Horkelia cuneata var. puberula mesa horkelia perennial herb Apr-Sep 10 200
Horkelia cuneata var. sericea Kellogg's horkelia perennial herb Jan-Nov 5 520
Lasthenia californica ssp.
macrantha perennial goldfields annual herb Feb-Jun 1 1220
Lasthenia glabrata ssp. coulteri Coulter's goldfields annual herb Mar-May 5 400
Layia jonesii Jones' layia perennial herb Apr-Jul 50 525
Lupinus ludovicianus
San Luis Obispo County
lupine
perennial deciduous
shrub May-Oct 190 575
Malacothamnus gracilis slender bush-mallow
perennial deciduous
shrub Apr-Oct 30 1100
Malacothamnus palmeri var.
involucratus Carmel Valley bush-mallow
perennial deciduous
shrub May-Jul 60 360
Malacothamnus palmeri var.
palmeri San Lucia bush-mallow
perennial
rhizomatous herb Jun-Aug 200 800
Monardella palmeri Palmer's monardella annual herb Apr-Sep 0 300
Monardella sinuata ssp. sinuata
southern curly-leaved
monardella
perennial
rhizomatous herb May-Sep 10 200
Monardella undulata ssp.
undulata San Luis Obispo monardella annual herb Feb-Jul 100 1200
continued on next page
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 37
Scientific Name Common Name Life Form
Flower
Period
Elevation
Range (m)
Low High
Monolopia gracilens woodland woolythreads annual herb Mar-Jul 65 1000
Navarretia nigelliformis ssp.
radians shinning navarretia annual herb Apr-Sep 0 100
Nemacaulis denudata var.
denudata coast woolly-heads annual herb Apr-May 300 760
Plagiobothrys uncinatus hooked popcorn-flower
perennial
rhizomatous herb Mar-Apr 120 400
Poa diaboli Diablo Canyon blue grass perennial herb Feb-May 30 240
Sanicula maritima adobe sanicle perennial herb Mar-Jul 10 500
Scrophularia atrata black-flowered figwort annual herb Jan-May 15 800
Senecio aphanactis chaparral ragwort perennial herb May-Jun 600 800
Sidalcea hickmanii ssp.
anomala Cuesta Pass checkerbloom annual herb Mar-Oct 95 1000
Streptanthus albidus ssp.
peramoenus most beautiful jewel-flower
perennial
evergreen shrub Jul-Oct 0 15
Suaeda californica California seablite fruticose lichen epiphytic 20 30
Sulcaria isidiifera splitting yarn lichen annual herb Apr-Jun 0 300
Trifolium hydrophilum saline clover annual herb Mar-Apr 1 455
Tropidocarpum capparideum caper-fruited tropidocarpum
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 38
Table 7. Habitat Requirements of Special Status Plants Found in San Luis Obispo (246C), Pismo
Beach (221B), Lopez Mountain (246D), Port San Luis (222A), Morro Bay South (247D), Morro Bay
North (247A, Arroyo Grande NE (221A), Santa Margarita (246A), and Atascadero (246B). along with
Preferred Habitats and whether Potential Habitats Occur on site.
Scientific Name Habitat
Found or Expected on Site
Agrostis hooveri
Closed-cone coniferous forest, Chaparral,
Cismontane woodland, Valley and foothill
grassland/usually sandy
NO. Not reported from San Luis Obispo
quadrangle. Hoover's bent grass was not observed
on the subject lot and is not expected on the site
Arctostaphylos cruzensis
Broadleafed upland forest, Coastal bluff
scrub, Closed-cone coniferous forest,
Chaparral, Coastal scrub, Valley and foothill
grassland/sandy
NO. Not reported from San Luis Obispo
quadrangle. Endemic to northwestern corner of
San Luis Obispo County. Not expected on the site.
Potential habitat not present. This evergreen shrub
would have been readily recognizable during field
surveys.
Arctostaphylos luciana
Chaparral, Cismontane woodland on
shale
NO. Endemic to southern Santa Lucia Range.
Not expected on the site. Potential habitat not
present. This evergreen shrub would have been
readily recognizable during field surveys.
Arctostaphylos morroensis
Chaparral (maritime), Cismontane
woodland, Coastal dunes (pre-Flandrian),
Coastal scrub/Baywood fine sand
NO. Endemic to sandy soils around southern
end of Morro Bay. Not expected on the site.
Potential habitat not present. This evergreen
shrub would have been readily recognizable
during field surveys.
Arctostaphylos osoensis
Chaparral, Cismontane woodland on dacite
porphyry buttes
NO. Not reported from San Luis Obispo
quadrangle. Endemic to western portion of the
Morros east of Morro Bay. Not expected on the
site. Potential habitat not present. This evergreen
shrub would have been readily recognizable during
field surveys.
Arctostaphylos pechoensis
Closed-cone coniferous forest, Chaparral,
Coastal scrub on siliceous shale
NO. Endemic to western end of San Luis Range.
Not expected on the site. Potential habitat not
present. This evergreen shrub would have
been readily recognizable during field surveys.
Arctostaphylos pilosula
Broadleafed upland forest, Closed-cone
coniferous forest, Chaparral, Cismontane
woodland/Sometimes sandstone.
NO. Occurs from eastern end of San Luis
Range to west-central San Luis Obispo County.
Does not occur in the San Luis Obispo area.
This evergreen shrub would have been readily
recognizable during field surveys and it was
not found.
Arctostaphylos rudis Chaparral (maritime), Coastal scrub/sandy
NO. Not reported from San Luis Obispo
quadrangle. Occurs on old stabilized dunes. Not
expected on the site. Potential habitat not present.
This evergreen shrub would have been readily
recognizable during field surveys.
Arctostaphylos tomentosa ssp.
daciticola
Chaparral, Cismontane woodland on dacite
porphyry buttes
NO. Not reported from San Luis Obispo
quadrangle. Endemic to western portion of the
Morros east of Morro Bay. Not expected on the
site. Potential habitat not present. This evergreen
shrub would have been readily recognizable during
field surveys.
Arenaria paludicola
Marshes and swamps (freshwater or
brackish)/sandy, openings
NO. Not reported from San Luis Obispo
quadrangle. Highly restricted to freshwater
wetlands in western San Luis Obispo County;
nearly extinct. Potential wetland habitat not
present.
Astragalus didymocarpus var.
milesianus Coastal scrub (clay)
NO. Not expected on the site. Potential habitat
not present – no coastal scrub.
Continued on next page
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 39
Scientific Name Habitat
Found or Expected on Site
Atriplex coulteri
Coastal bluff scrub, Coastal dunes, Coastal
scrub, Valley and foothill grassland/alkaline
or clay
NO. Not reported from San Luis Obispo
quadrangle. Occurs in coastal sites with salty soil.
Not expected on the site. Potential habitat not
present.
Bryoria pseudocapillaris
Coastal dunes (SLO Co.), North Coast
coniferous forest (immediate coast). Usually
on conifers
NO. Not reported from San Luis Obispo
quadrangle. Fruticose lichen epiphytic. No
appropriate host or habitats on site and not
expected on subject lot.
Bryoria spiralifera
North Coast coniferous forest (immediate
coast)/Usually on conifers
NO. Not reported from San Luis Obispo
quadrangle. Fruticose lichen epiphytic. No
appropriate host or habitats on site and not
expected on subject parcel.
California macrophylla
Cismontane woodland, Valley and foothill
grassland/clay
Not reported from San Luis Obispo quadrangle.
Potential habitat not present.
Calochortus obispoensis
Chaparral, Coastal scrub, Valley and
foothill grassland/often serpentinite
NO. Occurs in San Luis Range in serpentine
grasslands. Not expected on the site. Potential
habitat not present near subject site. Potential
habitat in Laguna Lake area.
Calochortus simulans
Chaparral, Cismontane woodland, Lower
montane coniferous forest, Valley and
foothill grassland/sandy, often granitic,
sometimes serpentinite
NO. Occurs in interior of San Luis Obispo
County, especially in La Panza Range. Not
expected on the site. Potential habitat not
present.
Calycadenia villosa
Chaparral, Cismontane woodland,
Meadows and seeps, Valley and foothill
grassland/rocky, fine soils
NO. Occurs in interior of San Luis Obispo
County in La Panza Range. Not expected on
the site. Potential habitat not present.
Camissoniopsis hardhamiae
Chaparral, Cismontane woodland/sandy,
decomposed carbonate, disturbed or burned
areas
NO. Not reported from San Luis Obispo
quadrangle. Occurs in interior of San Luis Obispo
County in hills east of Santa Margarita. Not
expected on the site. Potential habitat not present
and out of range.
Carex obispoensis
Closed-cone coniferous forest, Chaparral,
Coastal prairie, Coastal scrub, Valley and
foothill grassland/often serpentinite
seeps, sometimes gabbro; often on clay
soils
NO. Potential habitat not present on the site; so
not expected to occur. No serpentinite seeps or
gabbro or clay soils.
Castilleja densiflora var.
obispoensis
Meadows and seeps, Valley and foothill
grassland/sometimes serpentinite
NO. It was not observed on the site and not
expected to occur. Potential habitat if present
is marginal. No meadows, seeps, or
appropriate grasslands on the site and no
serpentinite.
Centromadia parryi ssp.
congdonii
Valley and foothill grassland (alkaline
soils)
NO. It was not observed on the site and not
expected to occur on the site. Potential habitat
(vernal or temporary pools, meadows, or seeps)
not present. No Centromadia species were
found on the site. Nearest population near
Laguna Lake.
Chenopodium littoreum Coastal dunes
NO. Never reported from San Luis Obispo
quadrangle. Known only from coastal dunes of
western San Luis Obispo and Santa Barbara
counties. No appropriate habitats on site and not
expected on subject lot.
Chlorogalum pomeridianum var.
minus Chaparral (serpentinite)
NO. Not found on the site. Potential habitat not
present on the site because there are no
serpentinite or chaparral.
Chloropyron maritimum ssp.
maritimum
Coastal dunes, Marshes and swamps
(coastal salt)
NO. Never reported from San Luis Obispo
quadrangle. Known only from coastal dunes and
salt marshes of western San Luis Obispo and
Santa Barbara counties. Not expected on the site.
Potential habitat not present and out of range
Chorizanthe breweri
Closed-cone coniferous forest, Chaparral,
Cismontane woodland, Coastal
scrub/serpentinite, rocky or gravelly
NO. It was not found on the site and not
expected to occur. This species is restricted to
serpentine-derived soils; so nearest potential
habitat in the Laguna Lake area.
Continued on next page
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 40
Scientific Name Habitat
Found or Expected on Site
Chorizanthe rectispina
Chaparral, Cismontane woodland,
Coastal scrub
NO. Occurs in interior of San Luis Obispo
County in hills east of Santa Margarita. Not
expected on the site. Potential habitat not
present and out of range
Cirsium fontinale var.
obispoense
Chaparral, Cismontane woodland,
Coastal scrub, Valley and foothill
grassland/serpentinite seeps, creeks
NO. This species is known only from west
central San Luis Obispo County where it is
restricted to permanently wet seeps and
springs on soils derived from serpentine. Not
expected on the site. Potential habitat not
present. Nearest population in Irish Hills.
Cirsium occidentale var.
lucianum
Chaparral (openings)/Serpentinite. Often
steep rocky slopes and disturbed
roadsides.
NO. Endemic to southern Santa Lucia Range.
Not found on the site. No appropriate habitats
such as serpentinite chaparral or rocky slopes
on the project site. Not expected on the site.
Cirsium rhothophilum Coastal bluff scrub, Coastal dunes
NO. Never reported from San Luis Obispo
quadrangle. Known only from coastal dunes of
western San Luis Obispo and Santa Barbara
counties. Not expected on the site. Potential
habitat not present and out of range.
Cirsium scariosum var.
loncholepis
Cismontane woodland, Coastal dunes,
Coastal scrub, Marshes and swamps
(brackish), Valley and foothill
grassland/mesic, sandy
NO. Known only from coastal dunes and
wetlands of western San Luis Obispo and Santa
Barbara counties. Not expected on the site.
Potential habitat not present and out of range
Cladium californicum
Meadows and seeps, Marshes and swamps
Alkaline or Freshwater
NO. Never reported from San Luis Obispo
quadrangle. No meadows, seeps, or marshes on
the site. Not expected on the site. Potential habitat
not present
Cladonia firma
Coastal dunes (stabilized), Coastal scrub/On
soil, detritus, and/or moss
NO. Never reported from San Luis Obispo
quadrangle. Squamulose lichen terrestrial found on
sand dunes. Not expected on the site. Potential
habitat not present and out of range.
Clarkia speciosa ssp. immaculata
Chaparral (margins, openings), Cismontane
woodland, Valley and foothill
grassland/sandy
NO. Never reported from San Luis Obispo
quadrangle. Occurs in eastern San Luis Range
primarily in sandy soil around oak trees; potential
habitat not present on the site and not expected on
subject parcel.
Delphinium parryi ssp.
blochmaniae Chaparral (maritime), Coastal dunes
NO. Never reported from San Luis Obispo
quadrangle. Not found on the site. Not known from
hills north of Arroyo Grande. No appropriate
habitats such as coastal dunes on the project site.
No Delphinium species were encountered on the
site.
Delphinium parryi ssp.
eastwoodiae
Chaparral (openings), Valley and foothill
grassland/Serpentinite, coastal
NO. No appropriate soils (serpentinite) or
habitats (openings in chaparral) on site. Not
found on the site and not expected to occur on
the site. No Delphinium species were
encountered on the site.
Delphinium umbraculorum Chaparral, Cismontane woodland
NO. Not reported from San Luis Obispo
quadrangle. Known only from coastal dunes of
western San Luis Obispo and Santa Barbara
counties. Not expected on the site. Potential
habitat not present and out of range.
Dithyrea maritima Coastal dunes, Coastal scrub (sandy)
NO. Not reported from San Luis Obispo
quadrangle. No appropriate habitats of active
dunes with blowing sand. Not expected on the site.
Potential habitat not present and out of range.
Dudleya abramsii ssp. bettinae
Chaparral, Coastal scrub, Valley and
foothill grassland/serpentinite, rocky
NO. Not found on the site during appropriate
season. No appropriate habitats such as
serpentinite rock on the project site. Potential
habitat may occur in the Laguna Lake area.
Continued on next page
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 41
Scientific Name Habitat
Found or Expected on Site
Dudleya abramsii ssp. murina
Chaparral, Cismontane woodland, Valley
and foothill grassland/serpentinite
NO. Not found on the site. No appropriate
habitats such as serpentinite rock on the
project site. Potential habitat may occur in the
Laguna Lake area.
Dudleya blochmaniae ssp.
blochmaniae
Coastal bluff scrub, Chaparral, Coastal
scrub, Valley and foothill
grassland/rocky, often clay or
serpentinite
NO. Known from central San Luis Obispo
County in Santa Lucia and La Panza ranges.
Not found on the site. Not expected on the site.
Potential habitat not present. Nearest
population around Laguna Lake and Prefumo
Canyon.
Eriastrum luteum
Broadleafed upland forest, Chaparral,
Cismontane woodland/sandy or gravelly
NO. Not reported from San Luis Obispo
quadrangle. No appropriate habitat. Not found on
the site.
Erigeron blochmaniae Coastal dunes, Coastal scrub
NO. Not reported from San Luis Obispo
quadrangle. Known from coastal areas of San Luis
Obispo County. Not expected on the site. Potential
habitat not present and out of range.
Eriodictyon altissimum
Chaparral (maritime), Cismontane woodland,
Coastal scrub/sandstone
NO. Not reported from San Luis Obispo
quadrangle. Known from sandy soils derived from
dunes or sandstone. Nearest site is Indian Knob.
Not expected on the site. Potential habitat not
present. It is readily recognizable and was not
found on the site.
Eryngium aristulatum var.
hooveri Vernal pools
NO. Occurs in low-lying sites around San Luis
Obispo. No appropriate vernal pool habitats on
the site. This species was not found on the site
and not expected to occur on the site.
Extriplex joaquinana
Chenopod scrub, Meadows and seeps,
Playas, Valley and foothill grassland/alkaline
NO. Not reported from San Luis Obispo
quadrangle. Occurs in interior sites with alkaline
soils. Not expected on the site. Potential habitat not
present and out of range.
Fritillaria ojaiensis
Broadleafed upland forest (mesic),
Chaparral, Cismontane woodland, Lower
montane coniferous forest/rocky
NO. Known in San Luis Obispo County from
western slopes of Santa Lucia Range; Not
reported from the area and not found on the
site. No appropriate habitats and not expected
on the site.
Fritillaria viridea
Chaparral (serpentinite)/Sometimes
stream banks, sometimes rocky
NO. Known in San Luis Obispo County from
western slopes of Santa Lucia Range; SLO
County reports may be misidentification of F.
ojaiensis; related F. affinis known from Prefumo
Canyon; Not found on the site. No chaparral or
serpentinite soils on site. Not expected on
subject parcel.
Horkelia cuneata var. puberula
Chaparral (maritime), Cismontane
woodland, Coastal scrub/sandy or
gravelly
NO. Known from sandy soil at eastern and
southern end of San Luis Range and
southward. Not expected on the site. This
species is readily recognizable and was not
found on the site.
Horkelia cuneata var. sericea
Closed-cone coniferous forest, Chaparral
(maritime), Coastal dunes, Coastal
scrub/sandy or gravelly, openings
NO. Not reported from San Luis Obispo
quadrangle. Known from sandy soil near coast in
southern part of SLO County. Not expected on the
site. Potential habitat not present and out of range.
This species is readily recognizable and was not
found on the site
Lasthenia californica ssp.
macrantha
Coastal bluff scrub, Coastal dunes, Coastal
scrub
Not reported from San Luis Obispo quadrangle.
Only occurs near the coast. Subject site is out of
range.
Lasthenia glabrata ssp. coulteri
Marshes and swamps (coastal salt), Playas,
Vernal pools
NO. Not reported from San Luis Obispo
quadrangle. In San Luis Obispo County known
from small area at southern end of Morro Bay Salt
Marsh. Not expected on the site. Potential habitat
not present and out of range.
Continued on next page
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 42
Scientific Name Habitat
Found or Expected on Site
Layia jonesii
Chaparral, Valley and foothill
grassland/clay or serpentinite
NO. Not found on the site. No appropriate
serpentinite soils or habitats on site. No
species of Layia were found on the site. Not
expected on the site.
Lupinus ludovicianus
Chaparral, Cismontane woodland/sandstone
or sandy
NO. Not reported from San Luis Obispo
quadrangle. Endemic to west-central San Luis
Obispo County; known from eastern end of San
Luis Range (Indian Knob). Not found on the site.
Potential habitat not present. Nearest site is Indian
Knob. This species is readily recognizable and
was not found on the site
Malacothamnus gracilis Chaparral/Usually rocky
NO. Not reported from San Luis Obispo
quadrangle. Potential habitat not present on the
site. Out of species range Not found on the site and
potential habitat not present.
Malacothamnus palmeri var.
involucratus
Chaparral, Cismontane
woodland/serpentinite
NO. Not reported from San Luis Obispo
quadrangle. Potential habitat not present; no
serpentinite. Not found on the site.
Malacothamnus palmeri var.
palmeri
Chaparral, Cismontane woodland, Coastal
dunes, Coastal scrub (openings)/Sandy.
NO. Not reported from San Luis Obispo
quadrangle. Known only from coastal dunes of
western San Luis Obispo and Santa Barbara
counties; synonym of M. undulata subsp. crispa.
Not expected on the site. Potential habitat not
present and out of range.
Monardella palmeri
Chaparral, Cismontane woodland,
Coastal scrub
NO. Not found on site. Very marginal habitat if
present at all. Not expected on subject lot.
Monardella sinuata ssp. sinuata Chaparral (rocky)
NO. Not reported from San Luis Obispo
quadrangle. Habitat not present on the subject
site.
Monardella undulata ssp. undulata Coastal dunes, Coastal scrub (sandy)
NO. Not reported from San Luis Obispo
quadrangle. Known only from coastal sand hills
and dunes of western San Luis Obispo and Santa
Barbara counties. Not expected on the site.
Potential habitat not present and out of range.
Monolopia gracilens
Broadleafed upland forest (openings),
Chaparral (openings), Cismontane
woodland, North Coast coniferous forest
(openings), Valley and foothill
grassland/Serpentine
NO. Not reported from San Luis Obispo
quadrangle. Known from western end of San Luis
Range (Pecho Creek) northwest along coast and
into Santa Lucia Range; no appropriate habitats
and not expected on subject parcel.
Navarretia nigelliformis ssp.
radians
Cismontane woodland, Valley and foothill
grassland, Vernal pools/Sometimes clay
NO. No vernal pools on site. Not expected to
be on site.
Nemacaulis denudata var.
denudata Coastal dunes
NO. Not reported from San Luis Obispo
quadrangle. This coastal dune species has no
habitat on the subject lot. Not expected on the site.
Potential habitat not present and out of range.
Plagiobothrys uncinatus
Chaparral (sandy), Cismontane woodland,
Valley and foothill grassland
NO. Known from central north San Luis Obispo
County. Not expected on the site. Potential
habitat is very marginal if present and out of
range. Not found on the site.
Poa diaboli
Closed-cone coniferous forest, Chaparral
(mesic), Cismontane woodland, Coastal
scrub/shale; sometimes burned areas
NO. Not reported from San Luis Obispo
quadrangle. Known from westernmost portion of
San Luis Range. Not expected on the site.
Potential habitat not present and out of range.
Sanicula maritima
Chaparral, Coastal prairie, Meadows and
seeps, Valley and foothill grassland/clay,
serpentinite
NO. Known from seasonally wet areas of clay
soils often derived from serpentine in San Luis
Obispo area and along San Simeon coast; not
found on the site and no suitable habitat
observed on subject parcel.
Continued on next page
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 43
Scientific Name Habitat
Found or Expected on Site
Scrophularia atrata
Closed-cone coniferous forest, Chaparral,
Coastal dunes, Coastal scrub, Riparian
scrub
NO. Not reported from San Luis Obispo
quadrangle. Known from eastern end of San Luis
Range (Indian Knob) southward into northwestern
Santa Barbara County; Potential habitat not
present. This species is easily recognized and was
not found on the site.
Senecio aphanactis
Chaparral, Cismontane woodland,
Coastal scrub/sometimes alkaline
NO. Known from widely scattered sites in
western half of San Luis Obispo County. No
appropriate habitats found on the subject lot
and not observed on site.
Sidalcea hickmanii ssp. anomala
Closed-cone coniferous forest,
Chaparral/rocky, serpentinite
NO. Endemic to southern Santa Lucia
Mountains of San Luis Obispo County. Not
expected on the site. Potential habitat not
present and out of range.
Streptanthus albidus ssp.
peramoenus
Chaparral, Cismontane woodland, Valley
and foothill grassland/serpentinite
NO. Synonym of Streptanthus glandulosus
subsp. glandulosus; known from serpentine
outcrops in Prefumo Canyon. Not expected on
the site. Potential habitat not present and out of
range.
Suaeda californica Marshes and swamps, (coastal salt)
NO. Not reported from San Luis Obispo
quadrangle. Endemic to salt marsh areas from
Cayucos to Morro Bay. Potential habitat not
present and out of range.
Sulcaria isidiifera
Coastal scrub (old growth). On branches of
oaks and shrubs
NO. Not reported from San Luis Obispo
quadrangle. Fruticose lichen epiphytic. Not found
on site. Potential habitat may be present but out of
range. No impacts to oaks as a result of the
proposed project.
Trifolium hydrophilum
Marshes and swamps, Valley and foothill
grassland (mesic, alkaline), Vernal pools
NO. Known in San Luis Obispo County from
serpentine-derived wet clay soils. These
habitats not found on the subject site. Not
expected on subject parcel.
Tropidocarpum capparideum Valley and foothill grassland (alkaline hills)
NO. Not reported from San Luis Obispo
quadrangle. Known in San Luis Obispo County
from Santa Margarita Ranch. Not expected on the
site. Potential habitat not present and out of range.
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 44
APPENDIX 3. SPECIAL STATUS WILDLIFE SPECIES:
The list of the special status wildlife species that could potentially be present on the project
site based on a nine-quadrangle search is listed below. Reference: California Department
of Fish and Game Natural Diversity Data Base (CNDDB).
Table 8. CNDDB list of Special Status Wildlife Found in the San Luis Obispo (246C), Pismo
Beach (221B), Lopez Mountain (246D), Port San Luis (222A), Morro Bay South (247D), Morro
Bay North (247A, Arroyo Grande NE (221A), Santa Margarita (246A), and Atascadero (246B).
Current Rarity Status is also included.
Scientific Name Common Name
Fed.
Status
State
Status
CDFW
Status
Found
in
Study
Site
Effect of
proposed
project
MOLLUSKS
Helminthoglypta walkeriana
Morro shoulderband (=banded
dune) snail FE None None No None
Pyrgulopsis taylori San Luis Obispo pyrg None None None No None
Tryonia imitator
mimic tryonia (=California
brackish water snail) None None None No None
CRUSTACEANS No None
Branchinecta lynchi vernal pool fairy shrimp FT None None No None
Linderiella occidentalis California linderiella None None None No None
INSECTS No None
Bombus crotchii Crotch’s bumble bee None None None No None
Bombus occidentalis western bumble bee None None None No None
Cicindela hirticollis gravida sandy beach tiger beetle None None None No None
Coelus globosus globose dune beetle None None None No None
Danaus plexippus pop. 1
monarch - California
overwintering population None None None No None
Plebejus icarioides moroensis Morro Bay blue butterfly None None None No None
Polyphylla nubila Atascadero June beetle None None None No None
FISH No None
Eucyclogobius newberryi tidewater goby FE None SSC No None
Gasterosteus aculeatus williamsoni
unarmored threespine
stickleback FE SE FP No None
Lavinia symmetricus subditus Monterey roach None None SSC No None
Oncorhynchus mykiss irideus
steelhead - south-central
California coast DPS FT None None No None
AMPHIBIANS
Ambystoma californiense California tiger salamander FT
Threate
ned SSC No None
Anaxyrus californicus Arroyo toad FE None SSC No None
Batrachoseps incognitus
San Simeon slender
salamander None None None No None
Batrachoseps minor Lesser slender salamander None None SSC No None
Rana draytonii California red-legged frog FT None SSC No None
Rana boylii foothill yellow-legged frog None None SSC No None
Spea hammondii Western spadefoot None None SSC No None
Taricha torosa Coast Range newt None None SSC No None
Continued on next page
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 45
Scientific Name Common Name
Fed.
Status
State
Status
CDFW
Status
Found
in
Study
Site
Effect of
proposed
project
REPTILES
Anniella pulchra nigra black legless lizard None None SSC No None
Anniella pulchra pulchra silvery legless lizard None None SSC No None
Emys marmorata western pond turtle None None SSC No None
Thamnophis hammondii two-striped garter snake None None SSC No None
Phrynosoma blainvillii coast horned lizard None None SSC No None
BIRDS
Accipiter cooperii Cooper's hawk None None WL No None
Agelaius tricolor tricolored blackbird None None SSC No None
Aimophila ruficeps canescens
southern California rufous-
crowned sparrow None None WL No None
Ammodramus savannarum grasshopper sparrow None None SSC No None
Aquila chrysaetos golden eagle None None
FP ;
WL No None
Ardea alba great egret None None None No None
Ardea herodias great blue heron None None None No None
Artemisiospiza belli belli Bell’s sage sparrow None None WL No None
Athene cunicularia burrowing owl None None SSC No None
Baeolophus inornatus oak titmouse None None SSC No None
Branta bernicla brant None None SSC No None
Botaurus lentiginosus American bittern None None None No None
Buteo regalis ferruginous hawk None None WL No None
Chaetura vauxi Vaux’s swift None None SSC No None
Charadrius alexandrinus nivosus western snowy plover FT None SSC No None
Charadrius montanus mountain plover None None SSC No None
Coccyzus americanus occidentalis western yellow-billed cuckoo FT CE None No None
Egretta thula snowy egret None None None No None
Elanus leucurus white-tailed kite None None FP No None
Eremophila alpestris actia California horned lark None None WL No None
Falco columbarius merlin None None WL No None
Falco mexicanus prairie falcon None None WL No None
Falco peregrinus anatum American peregrine falcon Delisted Delisted FP No None
Gavia immer common loon None None SSC No None
Gymnogyps californianus California condor FE CE FP No None
Haematopus bachmani black oystercatcher None None None No None
Haliaeetus leucocephalus bald eagle Delisted CE FP No None
Ixobrychus exilis least bittern None None SSC No None
Lanius ludovicianus loggerhead shrike None None SSC No None
Larus californicus California gull None None WL No None
Laterallus jamaicensis coturniculus California black rail None CT FP No None
Numenius americanus long-billed curlew None None WL No None
Nycticorax nycticorax black-crowned night heron None None None No None
Pandion haliaetus osprey None None WL No None
Passerculus sandwichensis beldingi Belding's savannah sparrow None CE None No None
Pelecanus occidentalis californicus California brown pelican Delisted Delisted FP No None
Phalacrocorax auritus double-crested cormorant None None WL No None
Progne subis purple martin None None SSC No None
Rallus longirostris obsoletus California clapper rail FE CE FP No None
Rallus obsoletus obsoletus California Ridgway’s rail FE CE FP No None
Setophaga petechial yellow warbler None None SSC No None
Spinus lawrencei Lawrence's goldfinch None None None No None
Sternula antillarum browni California least tern FE CE FP No None
Thalasseus elegans elegant tern None None WL No None
continued on next page
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 46
Scientific Name Common Name
Fed.
Status
State
Status
CDFW
Status
Found
in
Study
Site
Effect of
proposed
project
MAMMALS
Antrozous pallidus pallid bat None None SSC No None
Callorhinus ursinus northern fur-seal None None None No None
Corynorhinus townsendii Townsend's big-eared bat None
Cand.
CE SSC No None
Dipodomys heermanni morroensis Morro Bay kangaroo rat FE CE FP No None
Eumetopias jubatus Steller (=northern) sea-lion Delisted None None No None
Eumops perotis californicus western mastiff bat None None SSC No None
Macrotus californicus California leaf-nosed bat None None SSC No None
Myotis yumanensis Yuma myotis None None None No None
Neotoma lepida intermedia San Diego desert woodrat None None SSC No None
Neotoma macrotis luciana Monterey dusky-footed woodrat None None SSC No None
Nyctinomops macrotis big free-tailed bat None None SSC No None
Taxidea taxus American badger None None SSC No None
DISCUSSION AND CONCLUSIONS REGARDING SPECIAL STATUS WILDLIFE
SPECIES ON THE PROJECT SITE
To determine the special status wildlife species that could potentially be present on
the project site, I conducted a search for target special status species known to occur
within the San Luis Obispo (246C), Pismo Beach (221B), Lopez Mountain (246D),
Port San Luis (222A), Morro Bay South (247D), Morro Bay North (247A, Arroyo
Grande NE (221A), Santa Margarita (246A), and Atascadero (246B). 7.5
minute/24,000 scale quadrangles. The special status wildlife species revealed in the
nine-quadrangle search are listed in Table 8, Appendix 3. To generate this list, I
referred to the most recent edition of the California Department of Fish and Game
Natural Diversity Data Base (CNDDB) and other appropriate publications. A survey
for special status wildlife species was conducted on the 0.57-acre lot and surrounding
areas to determine actual and potential utilization of this site by wildlife species that
have special listing.
The project site is a developed, disturbed residential lot surrounded by commercial
developments. Only a few wildlife species would be expected to use the subject lot.
During my surveys no signs (scat, tracks, burrows, or live observations) of special
status wildlife species were observed. For the most part, special status animal
species that occur within the San Luis Obispo and surrounding quadrangles (Table
8; Appendix 3) are highly restricted both in distribution range and in habitat
requirements and are not expected to occupy the urban habitats found on and
around the subject lot. For example, some rare animal species occur in salt or
brackish water, e.g., the Tidewater goby; some require permanent standing water,
e.g., Steelhead; some occur in vernal pools, e.g., the fairy shrimp; some occur only
in specific soils and or other substrate conditions, e.g., the globose dune beetle (fore
dune sands) and Morro Bay shoulderband snail; some require specific roosting sites,
e.g., the bat species; some require large, deep bodies of water, e.g., the western
pond turtle and red-legged frogs; some require permanent standing water to lay their
eggs; e.g. coast range newt. In addition, the site is simply out of the geographic
range in which many special status species have been found, e.g., Atascadero June
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 47
beetle. None of the specialized habitats listed above occur on or near the subject
lot.
Invertebrates: There will be no impacts to the special status invertebrate
species as a result of this subdivision.
The special status species of mollusks, insects, and crustaceans listed from the
San Luis Obispo and surrounding quadrangles (Table xxx) either do not have
appropriate habitat on the study site, or the site is located out of their known
ranges. The subject lot is out of range and does not have suitable habitats for the
listed mollusks. The Morro Bay shoulderband snail is only known to occur in limited
numbers on stabilized, vegetated, Flandrian and pre-Flandrian dunes in the general
vicinity of Morro Bay and Los Osos, California. The San Luis Obispo pyra occurs in
largely in brackish water, and the California brackish water snail only occurs in
brackish water. No wetlands or brackish water habitats occur on the subject parcel.
Fish: No fish were found on the subject lot. There will be no impacts to the
special status fish species as a result of this subdivision.
Steelhead is a species that is listed as threatened by the federal government. This
fish occurs in well-vegetated stream margins, gravel bedded rivers and streams
with shaded deep pools and perennial water available. Tidewater goby is a small
fish found in brackish, shallow lagoons and lower stream reaches where water is
relatively still. Monterey roach is a cyprinid fish that is mostly a bottom feeder on
filamentous algae, aquatic insects, and crustaceans. They move into shallow,
flowing water, over bottoms covered with small rocks, and form up into schools.
The three-spined stickleback usually inhabits coastal waters or freshwater bodies. It
can live in fresh, brackish, or salt water. It prefers slow-flowing water with areas of
emerging vegetation. It can be found in ditches, ponds, lakes, backwaters, quiet
rivers, sheltered bays, marshes, and harbors. Clearly the small ephemeral creek
does not provide habitat for any of these fish.
Amphibians: There will be no impacts to the special status amphibian
species as a result of this subdivision.
None of the special status species of amphibians were found or are expected to us
the subject lot because of the absence of appropriate habitat, or the site is located
out of their known ranges. These species are discussed in detail below.
The U.S. Fish and Wildlife Service (USFWS) and a California Special Concern
species by the California Department of Fish and Game (CDFG) list California red-
legged frog (Rana aurora draytonii) as Threatened. California red-legged frogs
(CRF hereafter) have historically been found in riparian habitats throughout the
coastal areas of California and in some inland areas. They were likely widespread
throughout San Luis Obispo County and were probably found in most streams with
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 48
permanent pools, as well as permanent ponds, lakes, and marshes. Unfortunately,
today CRF have disappeared from almost all of its former range.
Jennings and Hayes (1985) and Tatarian (2008) report that CRF typically occur in
habitats with deep sheltered pools of water and stands of overhanging protective
vegetation. Typha (cat-tails), Scripus (tules), and Salix (willows) are typically
associated with the presence of CRF. Canopy cover keeps the water temperature
low, which is a particularly important habitat requirement for CRF according to
Hayes (1990). Accessibility to such habitat is important for the long-term survival of
this species and can be a factor limiting population density and distribution. Even in
intermittent stream habitats, CRF require pools of permanent standing water,
usually 20 inches deep with dense shoreline or emergent vegetation. U.S. Fish and
Wildlife Service (1996) found that incised stream channels with portions narrower
and deeper than 18 inches also provide habitat for CRF. Other studies have found
that individual CRF have been found using channels and pools of various depths;
however minimum depths of at least 12 to 18 inches, generally from late spring to
the fall, are required (M. Allaback , 2000).
CRF usually occur in habitats that typically lack introduced bullfrogs, non-native
fish, and other introduced predators and competitors (Hayes and Jennings 1989).
According to Stebbins (1985) and Tatarian (2008) sufficient pond depth and
emergent vegetation cover are both critical, because they offer means of escape
from predators and provide vegetation areas to deposit eggs during the breeding
season. Biological surveys of the creek channel and woodland areas on the
subject property indicate that these habitat requirements for CRF do not exist on
the site.
The Designation of Critical Habitat for the CRF, as described by the USFWS
(2006), consists of the following four main habitat elements. (1) For successful
breeding and reproduction, the aquatic habitat must have a permanent water
source that supports pools of water with a minimum depth of 20 inches (although
this may vary now). These pools must be able to maintain water for the entire
tadpole-rearing season, a minimum of 20 weeks. (2) The area must have a non-
breeding aquatic habitat that provides food, space, and vegetative cover that is
spatially distinct from breeding habitat. (3) The property must have upland areas
(up to 300 feet from the water’s edge) that is associated with the aquatic habitat
described above and provide shelter (i.e., boulders, rocks, trees, shrubs, or logs),
forage, maintenance of the water quality, and dispersal areas. (4) The adjacent
upland areas must also provide barrier-free dispersal habitat that is at least 300 feet
wide. The upland area must also connect at least two (or more) suitable breeding
habitats (as defined previously) that are within 1.25 miles of each other.
The small ephemeral creek along the project site does not provide habitat for
California red-legged frogs.
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 49
The Coast Range newt is a California species that occurs in wet forests, oak
forests, chaparral, and rolling grasslands. It utilizes ponds, reservoirs, and pools in
streams to breed, typically beginning in December or January or with the first heavy
rains. Eggs are attached to submerged vegetation or stones. Larvae transform and
begin to live on land at the end of the summer or in early fall. In summer they can
be found in moist habitats under woody debris, or in rock crevices and animal
burrows, but can also sometimes be seen wandering overland in moist habitats any
time of the year. No appropriate habitats occur for this species on or near the
project site. The small ephemeral creek does not provide habitat for the coast
range newt.
The California tiger salamander is a California species that is restricted to
grasslands and low foothill regions (typically below 2000 feet but up to 3,500 in
coastal areas). They occur and breed in natural ephemeral or vernal pools but also
occur in seasonal ponds (e.g. stock ponds) that are allowed to go dry. In the
Coastal region, California tiger salamanders occur in scattered populations from
Sonoma County to Santa Barbara County. I found no vernal pools or ephemeral
ponds on or near the home site. The small ephemeral creek does not provide
habitat for the California tiger salamander.
Arroyo toad occurs in washes, arroyos, sandy riverbanks, and riparian areas. It has
extremely specialized habitat needs, which includes exposed sandy streamsides
with scattered vegetation for shelter, stable terraces for burrowing, and still pools
with no predatory fishes. For breeding, the arroyo toad requires still pools of water
with sandy or gravel bottoms that have not been heavily silted. The arroyo toad
was not found on or expected to use the subject site. The seasonal creek on site
does not provide the specialized habitat required by this species and is not suitable
for breeding.
Lesser slender salamander is endemic to a small area in the southern Santa Lucia
Mountains of San Luis Obispo County. It is found in moist locations above 1,300 ft. (400
m) in forests composed of mixed oak, tanbark oak, sycamore and laurel. It was not
found on or expected to use the site subject site. The site is out of the known range of
this species and is below 1,300 feet elevation.
The San Simeon slender salamander is endemic to the Santa Lucia Range in
southwestern Monterey and northern San Luis Obispo Counties. Its distribution is
not well known, but it is found in habitats that range from open oak woodlands near
the coast to closed-canopy forest including open yellow pine forest and the leaf-
litter of laurel and sycamore woodland on Pine Mountain and Rocky Butte in
northern San Luis Obispo County. This species was not found on the subject site,
which is not within its known range, and it not expected to use the site.
Western spadefoot occurs primarily in grassland habitats but can be found in oak
woodlands, chenopod scrub, alkali sink, and in sandy, gravelly washes and river
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 50
floodplains. Must have vernal pools for breeding and egg lying. It was not found on
or expected to use the seasonal creek on the subject lot.
Foothill yellow-legged frog at one time was found from northern Oregon west of the
Cascades south to the San Gabriel Mountains in southern California, and along the
western side of the Sierra Nevada to the edge of the Tehachapi Mountains.
However, it is now absent or very rare along the California coast south of Monterey
County and only a few populations have survived in the foothills of the southern
Sierra Nevada Mountains. Foothill yellow-legged frog habitats include streams and
rivers with rocky substrate that traverse woodlands and forest and have exposed,
open sunny banks. This species was not found on the subject site, which is not
within its known range, and it not expected to use the ephemeral creek on the site.
Reptiles: There will be no impacts to the special status reptile species as a
result of this subdivision.
The listed special status reptiles (Table 8) have no or very limited potential habitat
on or around the subject lot; so, they are not expected to use the site. Black and
silvery legless lizards typically occur in sand dunes along the coast where they are
fairly common in sandy soils of Montana de Oro State Park, Los Osos, and Morro
Bay. These species of legless lizards are adapted for burrowing in sandy or loamy
soils but can also occur in leaf litter or under logs in moist environments. The
ephemeral creek on the subject property is dry much of the year and does not
provide suitable habitat for the legless lizards.
Black and silvery legless lizards are found in somewhat similar habitats as the
Coast Range newts, and neither of these occurs on the home site. The same is
true for the two-stripped garter snake, which prefers moist habitats. It is highly
unlikely that the two-stripped garter snake would utilize the creek. The subject lot
and ephemeral creek does not provide habitat for the coast range newt
The coast horned lizard is a California reptile species of concern whose populations
are in decline. Historically, the horned lizard was found along the Pacific coast from
Baja California north to the Bay Area, and inland as far north as Shasta Reservoir.
This species also extends inland to the Kern Plateau east of the crest of the Sierra
Nevada. However, its current range is more scattered and fragmented. Horned
lizards are found in open areas of loose or sandy soil and low vegetation and have
been found in various places in San Luis Obispo County. No horned lizards were
observed during field surveys, and no habitat for this species was found on the
project site.
Western pond turtles require ponds, lakes, or deeper waters to avoid predators and
to feed. They can live on land and will often travel overland in search of a source of
water or a place to over summer in underground burrows in dry years. No
appropriate aquatic or wetland habitats for western pond turtles occur on the project
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 51
site, and no signs of them were found. This species was not found on the subject
site, and it not expected to use the ephemeral creek on the site.
Birds: There will be no impacts to the special status bird species as a result
of this subdivision.
There are several special status bird species reported from the San Luis Obispo
and surrounding quadrangles (Table 8) but most of them do not have appropriate
habitats on or near the home site. For example, all of the shore birds and those
associated with inland water sources, such as the gulls, rails, terns, plovers,
pelicans, brants, herons, egrets, oystercatchers, and loons, would not be expected
to use the subject site. In addition, condors could potentially do a rare fly over but
this is unlikely and condors would not use the site as habitat.
There are nine special status species of raptors reported from the San Luis Obispo
and surrounding quadrangles (Table 8). Most raptors, such as the golden eagles,
northern harriers, and bald eagles, hunt and forage in large open areas that are
away from development; therefore, they would not use the subject site other than
perhaps an occasional fly over.
The subject lot is also not appropriate habitat for ospreys, which prefers habitats
with open water or large streams. Coopers hawks and sharp shinned hawks may
visit the general area around the site but are not expected to use the subject lot.
The white-tailed kite might visit the general area occasionally or fly over the subject
lot but are not expected to use it. In conclusion, I would not expect any of the listed
special status raptors to utilize the subject lot other than perhaps an occasional fly
by. The proposed project will not affect these species
The two special status species of owls listed on Table 8 are not expected to utilize
the subject site. Burrowing owls range from the Mississippi to the Pacific and from
the Canadian Prairie Provinces into South America where they are found in dry,
open areas such as grasslands, prairies, savannas, deserts, and farmlands.
Burrowing owls gets their name because they live in underground burrows, which
provide shelter and a permanent nesting site. Unlike other owls, burrowing owls
are diurnal species that live in the ground utilizing the burrows of other burrowing
animals. This species is most generally associated with interior habitats of eastern
San Luis Obispo County (Carrizo plain, Elkhorn Plains, and Cuyama Valley) but
occasionally are seen near the coast. Occurrence of this species along the coast is
most generally expected along the northern county coast (Cambria area) and even
then occurrence is rare. There are no signs of burrowing owl activity on the subject
lot and they would not be expected on or near the site. Burrowing owls prefer open
areas with low ground cover and would not use the area on or immediately around
the subject lot. The proposed project will not affect burrowing owls.
California spotted owls occur in densely forested habitats. They are considered a
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 52
resident species and bellwether species of old-growth forests. California spotted
owls nest in old abandoned nests of birds of prey, in tree holes, and sometimes in
rock crevices. They are nocturnal owls that feeds on small mammals and birds.
The forested habitat used by this species does not exist on the study site. The
proposed project will not affect the spotted owl.
A large number of special status passerine birds have been reported from the San
Luis Obispo and surrounding quadrangles (Table 9), but most would not find
appropriate habitats on the subject parcel. For example, tricolored blackbirds are
found in western coastal North America where they are native to California and
parts of Oregon, Washington, and Nevada. The largest populations are found in
the San Joaquin Valley of California, as well as coastal areas. Tricolored blackbirds
are typically found in freshwater marsh areas that have dense growths of cattails,
bulrushes, and tules. This vegetation provides nesting and foraging sites. The
tricolored blackbird populations have declined by over 80% in the last 80 years and
may continue to decline as a result of continued habitat loss and disturbance in
colonies established in agricultural fields of California (especially the San Joaquin
Valley). Currently, over 40% of the world’s population nests in agricultural fields of
the San Joaquin Valley, which are continuing to disappear or be disturbed. No
appropriate aquatic or wetland habitats for this species occur on and near the
project site. The proposed project will not affect this species.
Western yellow-billed cuckoo was once common along the streams and rivers of
the American West including California but is now a candidate for protection under
the Endangered Species Act. Most of the remaining breeding pairs are found in
Arizona, California, and New Mexico. Yellow-billed cuckoos prefer open woodlands
with clearings and dense, low vegetation. No western yellow-billed cuckoos were
observed on or near the study site, and no appropriate habitat for this species
occurs on or near the subject lot. The proposed project will not affect the western
yellow-billed cuckoo.
California horned lark is a species of concern that occupies coastal plains, open
fields, and grasslands from Sonoma County to San Diego County. It is also
occupies most of the San Joaquin Valley. In San Luis Obispo County, horned larks
occur primarily in open fields, short-grass grasslands, rangelands, saltbush scrub,
and salt flats (e.g. Carrizo Plain). Grasses, shrubs, forbs, rocks, litter, clods of soil,
and other surface irregularities provide cover. No signs of California horned larks
were found on the project site, and no appropriate habitat conditions are present on
the home site. The proposed project will not affect the California horned lark.
The grasshopper sparrow prefers large open expanses of grassland often near
water sources. This property lacks a permanent source of water. No signs of the
grasshopper sparrow were found on the project site, and it is highly unlikely that this
species will use the study site. No grassland habitats occur on the project site. The
proposed project will not affect the grasshopper sparrow.
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 53
Oak titmouse is almost entirely restricted to the dry slopes of California that
surround the central San Joaquin Valley. This species prefers open woodlands of
warm, dry oak and oak-pine at low to mid-elevations but can also be found in
forests as long as adequate oak trees are present. This species was not found on
subject site. There is no suitable habitat for the oak titmouse on the project site. I
would not expect this species to use the subject site.
Vaux’s swift is found in habitats that include old growth coniferous or deciduous
forests. Vaux's Swifts typically nest in old growth forests in hollow tree snags. This
species was not found on or expected to use the subject site. No old growth or
appropriate forest habitats are present on the subject site.
American Bittern is mostly a coastal species, which is a common winter visitor to
coastal freshwater marshes that contain dense cattails or bulrushes and is also a
rare or irregular visitor to the salt marshes of Morro Bay. This species was not
found on or expected to use the subject site. No suitable wetland habitats occur on
site for this species.
Purple martin is a species of concern in California and is often in association with
human settlement. Their breeding habitat is throughout temperate North America in
open areas across eastern North America, and also some locations on the west
coast from British Columbia to Mexico. Purple martins are insectivores and are
attracted to the large populations of insects that occur near wetlands; therefore,
they prefer open spaces that are situated close to bodies of water. Due to urban
development and human interactions in their natural habitats, purple martins are
now accustomed to human interaction and live in close proximity with humans
today. They tend to find shelter in urban areas where humans put in birdhouse
specifically for purple martin’s nests. They are usually absent from areas where no
such nest sites are provided. Historically, this species inhabited forest edges,
montane forests, and deserts and nested in abandoned woodpecker cavities. Some
populations that breed in the western United States continue to live in these natural
settings, however, most utilize human-made birdhouses. Purple martins were not
observed on the site or expected to use the subject site.
The lark sparrow is a common bird in the United States and southern Canada.
These birds forage on the ground or in low bushes. They mainly eat seeds but also
prey on insects, including grasshoppers, in the breeding season. They will breed in
a variety of open habitats including grasslands and cultivated areas. They nest on
the ground close to clumps of grass or other vegetation. No habitat for lark
sparrows occurs on the project site.
Belding’s savanna sparrows are one of seventeen subspecies of savanna
sparrows. These birds forage on the ground or in low bushes, particularly in winter
when they are also found in grazed, low-growth grassland. They mainly eat seeds,
but also eat insects in the breeding season. They are typically encountered as pairs
or family groups in the breeding season and assemble in flocks for winter migration.
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 54
Belding’s savanna sparrows were not found on or near the study site as no suitable
habitat occurs.
The southern California rufus-crowned sparrow habitat includes moderate to steep,
dry, rocky slopes vegetated with low growing scattered shrubs interspersed with
patches of grasses and forbs or rock outcrops. This sparrow often occurs in coastal
scrub dominated by Artemisia californica (California sagebrush) but also may occur
in coastal bluff scrub, low chaparral on serpentine outcrops, sparse chaparral
recovering from a burn, and edges of tall chaparral. It is generally absent from
dense, unbroken stands of coastal scrub and chaparral. Nests are on the ground at
the base of rocks, grass tufts, or saplings, or may be 0.3-1 meters above ground in
the branches of shrubs or trees. There is no suitable habitat for the southern
California rufus-crowned sparrow on the project site.
Lawrence gold finches nest along the central and southern California coastal
ranges, the Sierra Nevada foothills, and into Baja California. They overwinter in the
deserts of southern Arizona. The typical nesting habitat is dry and open woodlands
that are near both brushy areas and grassy fields, and usually within 0.5 mi
(0.80 km) of a small body of water. This species may nest in other habitats,
including rural residential areas, but not in deserts or dense forests. Outside the
nesting season it occurs in many open habitats including deserts, suburbs, and city
parks. There is no suitable habitat for Lawrence gold finches on the project site.
Loggerhead shrikes are often found in open pastures or grasslands and appear to
prefer trees like red cedar and hawthorn trees for nesting. The hawthorn’s thorns
and the cedar’s pin-like needles protect and conceal the shrike from predators.
Loggerhead shrikes may also nest in fencerows or hedgerows near open pastures.
They require elevated perches as lookout points for hunting, and they forage in
adjacent open pastures and grasslands with shorter vegetation. The shorter
vegetation increases their hunting efficiency while taller vegetation often requires
more time and energy to search for prey. As a result, these birds gravitate towards
areas of shorter vegetation. They are also more common in large areas of
grassland and oak savannas. There is no appropriate habitat for loggerhead shrike
on the project site.
Impacts to nesting birds during future project development need to be considered;
however, the construction of the home should not impact any special status and
other bird species that are protected by the Migratory Bird Treaty Act (MBTA)
and/or California Fish and Game Code.
Mammals: There will be no impacts to the special status mammal species as
a result of this subdivision.
There is no or very limited use of the subject site by mammals largely because the
site is highly disturbed, has continuous human activity, and does not provide
suitable habitat. I found nothing in the way of trails, scat, or diggings to suggest that
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 55
small mammals use the subject lot area. There will be no significant negative
impacts to the mammals that currently use the habitats near the lot.
Most of the special status mammals reported from the San Luis Obispo and
surrounding quadrangles (Table 9), have specialized habitat requirements that are
not present on the subject parcel. For example, there are obviously no appropriate
habitats for marine mammals such as northern fur seals and Steller sea lions.
Other mammals such as the Morro Bay kangaroo rat have specialized habitat
needs as well as highly restricted ranges. Morro Bay kangaroo rats, which are
believed to be extirpated, only occur in the Baywood fine sands with coastal dune
scrub vegetation found around Morro Bay, Los Osos, and Montana de Oro State
Park . No Morro Bay kangaroo rats have been found since the 1980s. Clearly no
habitat for this species occurs on the subject parcel.
No wood rat nests were observed on or near the property and no potential wood rat
habitats will be affected by the proposed project.
The American badger is a species of special concern in California that inhabits the
western United States. Badgers are largely solitary and almost entirely nocturnal,
foraging at night and then remaining underground during the daylight hours. It
would be a vagrant that moved across the landscape, digging a new burrow every
day or two. Badgers can be found in grasslands where they often dig burrows and
forage for small mammals and reptiles; however, badgers can also visit a variety of
habitats. No signs of badgers were observed, and no diggings or burrows were
found. There is not suitable habitat for badgers on the subject lot.
No bat species were observed on or near the home site and no habitat for these
bats was found on the site. There is a remote possibility that Pallid bats,
Townsend’s big-eared bats, big free-tailed bats, western mastiff bat, big free-tailed
bats, California leaf-nosed bat and/ or Yuma bats might find habitat somewhere on
the hills in the general vicinity of the project site but they are not expected to use
the subject lot. The proposed project will not impact any special status bat species.
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 56
APPENDIX 3. Photos of the 0.57-acre lot located at 830 Orcutt Road, San Luis
Obispo, CA
Photo 1. View of the front of the subject lot located at 830 Orcutt Road.
The lot is currently covered by landscape trees and shrubs along with
weedy grasses and forbs.
Photo 1. View of the front of the subject lot located at 830 Orcutt Road
showing the landscaping that currently covers the lot. The tall trees are
planted coastal redwoods..
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 57
Photo 3. View of the ephemeral creek showing the culvert that runs under
Orcutt Road. The creek is lined mostly by ornamental plants and weedy
grasses and forbs.
Photo 4. View of the ephemeral creek showing the culvert that runs under
Orcutt Road. The creek is lined mostly by ornamental plants and weedy
grasses and forbs. A few native coast live oaks and toyons also occur
along the creek. The coast live oak and Peruvian pepper trees along the
upper bank (right side of photo) will not be removed.
.
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 58
Photo 5. Shows the large Eucalyptus trees at the base of the creek bank
near the creek channel that will be removed. The subject lot and home
are in the background.
ORCUTT MIXED USE830 ORCUTT ROAD | SAN LUIS OBISPO | CALIFORNIAARCHITECTURAL REVIEW | REVISIONS20.0727bracket
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Dgaribaldimcmillanduncan ORCUTTLAURELmutsuhitolawrence*PROJECT SITE830 ORCUTT ROADVICINITY MAPSITE AERIAL830 ORCUTTPROJECT TEAMDEVELOPER | OWNER830 Orcutt, LLC9275 N Forty RoadAtascadero, CA 93422ARCHITECTBracket Architecture OfficePO Box 1810San Luis Obispo, CA 93406Contact: Bryan Ridley | br@bracketao.com | 805 704 0535CIVIL ENGINEERAshley & Vance Engineering, Inc.1413 Monterey StreetSan Luis Obispo, CA 93401Contact: Ken Brown | ken@ashleyvance.com | 805 545 0010TABLE OF CONTENTSProject Information, Development Statement + Table of ContentsSite ContextProject Design + Design Exceptions + Revisions StatementProject DataExisting + Demolition Site PlanTree Removal PlanSite PlanOverall Building Floor PlansOverall Roof PlanSite + Building SectionsTypical Dwelling Unit Floor PlansCommercial Unit Floor PlanCharacter RenderingsElevationsSignageMaterials + ColorsLandscape PlanLandscape PaletteLandscape Water Use CalculationsSite + Building FurnishingsC-1.1 Demolition PlanC-1.2 Site PlanC-2.1 Grading and Drainage PlanPAGE23456789-11121314-161718-2425-2728-2930313233-3435363738DEVELOPMENT STATEMENTThis project proposes the demolition of the existing single-family residence and accessory buildings, to prepare the project site for the construction of a mixed-use collection of multi-family residential and commercial use buildings. The fifteen multi-family dwelling units are townhome apartments for rent, and parking is primarily provided in associated private garages with some supplemental surface parking.AFFORDABLE HOUSING + INCENTIVESThe project proposes to dedicate 10% of the dwelling units for low income households. Per the calculations that follow, 10% of the proposed dwelling units are reserved and rent-restricted for low income households in accordance with California Government code section 65915. Therefore two 1-bedroom apartments of the fifteen total apartments proposed are provided for such purposes. The density bonus provided for these low income dwelling units is 20%, though the project proposes to require a lesser density bonus of 4.3% to achieve these affordable housing goals on a mixed-use site. This is a privately funded project and does not utilize public funding.Affordable Housing Requirement for Density Bonus and Concession: Provide 10% Low Income 1.5 dwelling units [ 15 dwelling units × 10% ]Affordable Units Provided by this Project: 2 1-bedroom dwelling units 2.0 dwelling unitsPer SLOMC 17.140.070(A)(1) the developer shall receive one incentive or concession in addition to the density bonus requested. The incentive requested is a relaxation of creek setback standards for the subject property. The relaxation of the creek setback standards is necessary for the inclusion of the low income dwelling units and increased density. The 20’ creek setback combined with the 10’ 3rd story creek setback would result in the elimination of two 2-bedroom apartments which reduces the project’s density below the maximum and has the effect of making the inclusion of affordable housing untenable.This project DOES NOT request residential parking ratios as outlined in SLOMC 17.070.140(K).CEQA STATUSThis environmentally benign project is categorically exempt from CEQA per CEQA guideline 15332 as the project satisfies the conditions of a class 32 in-fill development project.PUBLIC ARTThe requirements of the Public Art Ordinance shall be met through payment of an in-lieu fee and are applicable only to the non-residential building identified in the project plans as Building D. The fee is determined by the amount equal to one-half of one percent (0.5%) of that portion of the total construction costs in excess of $100,000, not to exceed $50,000 for each building permit. The expected project cost is $214,250 for the 1,714 square foot building and therefore:($214,250-$100,000) × 0.5% = $571.252bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
SITE CONTEXTThe project site is 0.57 acres situated along the north side of a broad section of Orcutt Road in the Service Commercial (C-S) zone. The C-S zoning is applied in this vicinity only on the north side of Orcutt Road and only where properties abut the right-of-way. Further removed from the activity of Orcutt Road to the north Manufacturing zoning takes over, defined by a haphazard collection of simple utilitarian buildings. To the south, across the street, various residential planned developments have been constructed or are under construction, forming clusters of townhomes and apartments. Current pedestrian activity along Orcutt Road is limited but expected to increase with the construction of the nearby mixed use “Connect” project to the east and with this development as well, with many services available to the west centered around the intersection of Orcutt Road and Broad Street.Presently, a single-story home built in 1949 (per SLO County Assessor’s Office) occupies the site with an accessory detached garage. The home is setback from the right-of-way, screened by vegetation, and does not create any sense of neighborhood or prominence. It is a leftover structure that has outlived the changes in development patterns and land use updates and therefore will be demolished or removed entirely from the site to allow for the proposed development. It lacks character defining features and doesn’t demonstrate any need for preservation.3197 DUNCAN3076 DUNCANCORNER OF ORCUTT + MACMILLAN3055 MACMILLAN3195 MACMILLAN810 ORCUTT830 ORCUTT3138 MACMILLAN3bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
PROJECT DESIGNOrcutt Mixed Use is a collection of four buildings -three residential (A, B, C), one commercial (D)- to establish a mixed use site in the Service-Commercial (C-S) zone along Orcutt Road. The buildings are arranged to provide and maintain “logical and safe access to the site” [CDG 3.1.A(5)] along with clear pedestrian circulation paths in between to well-defined individual townhome and commercial suite entries. [CDF 3.1.B(2g)] The simplicity of the building footprints allows for subtle and clever patterning of pronounced building offsets from unit to unit, with larger scale roof slope gestures carving a serrated roofline against the sky. The composite roof form offers a collection of pitched roofs that are “multi-planed to avoid large monotonous expanses”.” [CDG 3.1.B(5b)] At all times the building walls and roofs harmonize rhythmically and express dynamic variation without adding unnecessary complexity and decoration.The public frontage of the project is framed by a building of rowhouses to the west, and the commercial building to the east. The 3-story mass of residential building A is softened with material shifts, patterning, and smaller projecting masses to scale down and create “interesting rooflines, building shapes, and patterns of shade and shadow.” [CDG 3.1.A(1)] This building utilizes the affordable housing incentive request to relax the 50’ setback for ground floor residential in mixed use projects. Building design and style in the immediate surroundings is eclectic with largely scaled, simple, and boxy structures comprising the manufacturing and service-commercial areas. Flat and pitched roofs are common, as are broad walls with simple offsets for shade and shadow. Orcutt Mixed Use adopts a contemporary interpretation of the surrounding context, [CDG 3.1.C] translating the simple forms through the lens of residential and small scale commercial patterns. This results in a collection of buildings compatible with the immediate context but that also positions a modern architecture appropriate for denser, mixed use developments.Materials in use at nearby properties on the north side of Orcutt Road include stucco, pigmented and painted concrete masonry units, horizontal clapboard siding, corrugated sheet metal, and vertical formed sheet metal panels. Across the street, where development has formed in residential clusters detached from the streetscape, materials are far more traditionally applied in what could be called Mediterranean and Cottage flavors. The project borrows from and interprets the contextual palette of materials from the industrial use of sheet metal to a more appropriate and durable use of stucco and fiber cement boards and panels for this mixed use site. Ribbed integral color fiber cement panels echo the scale of corrugated sheet metal. Fiber cement vertical board and batten follows the pattern of formed sheet metal panels. Stucco offers a clean background and avoids excessive and competing textures. Scaled, textured, and integrally colored fiber cement planks present a durable and warm vision of natural wood without the maintenance and durability concerns. Body colors are light with medium to medium-dark tones joining the architecture for differentiation and emphasis.Landscape is part of the overall site design and balances the buildings and hardscape with the living and seasonable beauty of various plantings. [CDG 3.1.C(3)] Along with the five street trees proposed along Orcutt Road, several additional trees are proposed to provide soft balance with the multi-story buildings. At the grade plane a blend of meadow grasses and shrubs establish layered transitions to building surfaces and guide circulation paths. All landscape plantings are drought-tolerant.Signs are located to identify the specific uses on site and offer an appropriate scale of identification both to pedestrians and vehicles. [CDG 3.1.A(6)]The trash enclosure is located adjacent to the vehicular entry of the site for ease of access and to minimize disruption to the residential community on pick up days. The design of the enclosure echoes the form and material palette of the buildings and conceals the waste bins from view, while also screening the surface lot parking from the public sidewalk.DESIGN EXCEPTIONSFollowing the City of San Luis Obispo’s Mixed-Use Development Guidelines the project was designed so that the pedestrian environment is enhanced along Orcutt Road with dense landscaping, human scaled building and site entry elements. [17.70.130(D)(1)(a)]Because of the relatively narrow frontage width of the site the buildings do not orient parallel to the street -if they did they would wall off the entire depth of the site- instead the two lead buildings present narrower facades with pedestrian entries and leave the center of the site open visually and for vehicular and pedestrian circulation. Although the Community Design Guidelines discourage building lengths exceeding 150’ in length, [CDG 3.1.C(1)] building A is proposed at 160’ from front to back. This marginal extra length allows for the inclusion of the second low income dwelling unit and will be largely imperceptible as the extra building length is located 165’ from the right-of-way and at the rear of adjacent properties. This perpendicular building arrangement also allows for the garages to not dominate visually as they do not directly face the street. Many of the nearby properties employ this site configuration of building length perpendicular to the street.REVISIONS STATEMENTFollowing the public hearing of the San Luis Obispo Architectural Review Commission on July 6, 2020, the Orcutt Mixed Use project was revised to provide dedicated common outdoor space, enhanced landscaping, and additional material definition to visually activate the building elevations interior to the site. This was accomplished by:• Reducing the depth of the commercial building to create open space between Building D and Building C.• The open space in between the building is divided by a structured planter into a sheltered residential walkway and an active common courtyard with enhanced paving, landscaped edges, and accent trees.• Extended lengths of concrete walkways were narrowed to allow for a pairing of hardscape and walkable ground cover while maintaining 6’ minimum width.• The area adjacent to Sydney Creek along side residential Buildings B and C provides an elongated passive open space between the buildings and the adjacent off-site vegetation and new drought-tolerant plantings.• The variety of plantings was increased by adding walkable ground cover and another accent tree specimen.• The building elevations interior to the project were modified in material placement to create an aggregate patterning of the indigo and wood-look fiber cement siding elements. This reduces repetition and provides a visual “downbeat” when entering the mixed use site.4bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
PROJECT DATAAddress: 830 Orcutt RoadAPN: 053-202-026Zoning: C-S Service CommercialAdjacent Zoning: C-S (east and west) M (north) R-4-PD and C-C-PD (south across right-of-way)Lot Area: 24,920 square feet (0.57 acres)Current Use: Single Family ResidentialProposed Use: Mixed-Use Site with Residential and Commercial BuildingsGross Building Areas: Building A 3,031 sf Garage, 13,230 sf Residential Building B 1,122 sf Garage, 5,011 sf Residential Building C 1,122 sf Garage, 5,011 sf Residential Building D 1,500 sf General Retail and Personal ServicesLot Coverage: 75% Allowed 18,690 square feet 46% Proposed 11,436 square feetFloor Area Ratio: 1.5 Allowed 37,380 square feet 1.1 Proposed 26,971 square feet [ 31,171 sf total area – 4,200 sf for required parking ]Density Allowed: C-S Zone 13.7 density units [ 24 du/ac × 0.57 ac ] Density Bonus 16.48 density units [ 13.7 du × 20% for 10% low income per Table 8-2 ] 17.0 density units when rounded per SLOMC 17.140.040(B)Density Proposed: 2 1-bedroom dwelling units 1.32 density units [ 2 x 0.66 du ] 13 2-bedroom dwelling units 13.0 density units [ 13 x 1.0 du ] 15 total dwelling units 14.32 density unitsAffordable Housing: Requirement Provide 10% Low Income dwelling units, 1.5 dwelling units [ 15 dwelling units × 10% ] Provided 2 Low Income 1-bedroom dwelling units, Unit 01 and Unit 09Building Height: Allowed 20’ at 10’ street yard setback, 35’ at 15’ street yard setback Proposed 20’ maximum at 10’ street yard setback, 35’ maximum at 15’ street yard setbackConstruction Type + Occupancy: Type VB Occupancy Townhouses R-3 [ Buildings A-C ], Business B and Mercantile M [ Building D ]Common Open Space Active Residential Courtyard 640sf Passive Pedestrian Walk 1,240 sf Total 1,880 sfVehicle Parking Required: 2 1-bedroom dwelling units 1.5 [ 2 × 0.75 per bedroom ] 13 2-bedroom dwelling units 19.5 [ 26 × 0.75 per bedroom ] Guest 3.0 [ 1 per 5 dwellings × 15 dwellings ] Commercial 5.0 [ 1 per 300 sf x 1,500 sf ] Subtotal 30 spaces Bicycle Reduction 3 spaces [ 1 per 5 bicycles × 15 addition bicycle spaces to reduce commercial and guest parking demand, 10% maximum ] Total after reductions 27 spacesVehicle Parking Provided: Standard Spaces in Garages 28 [ 2 per 2-bedroom dwelling, 1 per 1-bedroom dwelling] Surface Parking 3 standard, 1 van accessible Total 32 spacesElectric Vehicle Charging: EV Ready 3 [ 10% of 30 required spaces ] EV Capable 15 [ one space for each residential garage provided per CalGreen ]Motorcycle Parking: Required 2 [ 1 per 20 parking spaces × 30 spaces required ] Provided 2 accounted for in any of the private garages where there is an excess of 7 parking spaces provided over the requirement of 21 parking spacesBicycle Parking: Residential 30 [ 2 per dwelling × 15 dwellings located in garages] Guest 3 [ 1 per 5 dwellings × 15 dwellings ] Commercial 1.5 [ 1 per 1,000 sf × 1,500 sf ] For Parking Reduction 15 [ equivalent to 3 vehicle parking space reduction ] Total 50 bicycle spaces [ 30 located in garages, 5 long-term, 15 short-term ]Accessible Dwelling Units: Required 2 dwellings [ 15 dwellings × 10%, per CBC 1102A.3.1 at least 10% of the number of multi-story apartments in buildings with no elevator on a site must comply with subsections 1-4 as applicable ] Provided Unit 10 and Unit 11 fulfill accessible dwelling unit requirements with entry level powder room and habitable room5bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
EXISTING + DEMOLITION SITE PLAN1” = 20’-0”EXISTING RESIDENCETO BE DEMOLISHEDEXISTING PAVED AREASTO BE DEMOLISHED, TYPICALORCUTT ROADEXISTING GARAGETO BE DEMOLISHEDTREE, SHRUBS, AND GROUNDCOVER TO BE REMOVED, TYPICAL OF ALL LANDSCAPE ON-SITE.SEE TREE REMOVAL PLAN FOR SIZE AND SPECIES.SEE LANDSCAPE PLAN FOR NEW TREES AND OTHER PLANTINGSSITE UTILITIES TO BE INSTALLED PER CIVIL ENGINEERING DESIGNOVERHEAD UTILITIES TO BE REMOVEDEUCALYPTUS TREES TO BE REMOVEDOFF-SITE TREES TO REMAIN20’ CREEK SETBACKLINE OF AVERAGED TOP OF BANK PER SITE VISIT WITH NATURAL RESOURCES MANAGER ON JANUARY 13, 2020 [SLOMC 17.70.030(C)]6bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
TREE REMOVAL PLAN1” = 20’-0”ORCUTT ROADONSITE TO REMOVE68” EUCALYPTUS56” EUCALYPTUS60” EUCALYPTUS36” PEPPER24” OAK10” PINE12” REDWOOD10” REDWOOD6”, 8”, 10” PALM14” REDWOOD13” REDWOOD16” PEPPER 16” PEPPER8” PEPPER14” PEPPER6” PEPPER20” PEPPER8” PEPPEROFFSITE TO REMAIN24” OAK72” PEPPER18” OAK12” OAK8”, 12”, 12” EUCALYPTUS1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.A.B.C.D.E.TREE INDEX123BACD657891011121314161718E154ALL SHRUBS AND GROUNDCOVER ON-SITE TO BE REMOVEDNEIGHBORING TREES OVERHANGING THE PROPERTY LINE TO BE PRUNED UNDER THE SUPERVISION OF A CERTIFIED ARBORISTNEIGHBORING TREES OVERHANGING THE PROPERTY LINE TO BE PRUNED UNDER THE SUPERVISION OF A CERTIFIED ARBORIST7bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
T234110'-0"15'-0"6'-2"5'-0"26'-0" drive aisle providesladder access perCA Fire Code Appendix D44'-6" parking bay2'-2"61'-0" parking bay24'-0" driving aisle64'-0" parking bay8'-6"8'-6"8'-6"9'-0"8'-0"6'-112"4'-6"7'-2"11'-2"8'-0"10'-412"15'-6"20'-0"20'-0" setback2'-7"5'-4"7'-2"9'-11"4'-10"8'-6"15'-0"4'-10"17'-2"6'-0" minUNIT 08 SINGLE-STORYCOMMERCIALUNIT 15UNIT 14UNIT 12UNIT 11UNIT 13FIRE ACCESS ROADUNIT 10UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT01UNIT09SITE PLAN1” = 20’-0”SPLIT RAIL FENCESETBACK FROM TOP OF BANK NOTED AT EACH BUILDING CORNERSITE PRIVACY FENCE AT NORTH PROPERTY LINESINGLE MANEUVER FROM GARAGE (REVERSE)SINGLE MANEUVER FROM GARAGE (REVERSE)ELECTRIC UTILITYTRANSFORMEREV READY PARKING(3) REQUIRED10’ SETBACK FOR BUILDINGS< 20’ IN HEIGHT50’ SETBACK FOR GROUND LEVEL DWELLING UNITS, DESIGN EXCEPTION PER SLOMC 17.70.130(D)(1)(a)15’ SETBACK FOR BUILDINGS> 20’ IN HEIGHTBICYCLE PARKING, (4) LONG TERMBICYCLE PARKING, (1) LONG TERMSTREET LIGHT PER ENGINEERING STANDARDS 7520 + 7910 FIRE RISER ROOM WITH EXTERIOR DOOR ACCESS, FDC AT SOUTH WALLDOUBLE-DETECTOR CHECK VALVE SCREENED BY LANDSCAPECOMMON OPEN SPACE COURTYARDCOMMON OPEN SPACEPASSIVE PEDESTRIAN WALKBICYCLE PARKING, (12) SHORT TERMBICYCLE PARKING, (3) SHORT TERM5’ SETBACK FOR PARKING LOTS AND SIGNSSITE PRIVACY FENCE + GATEAT WEST PROPERTY LINE6’ WIDE PATHWAYS INCLUDING 18” WALKABLE GROUND COVER STRIPIN GROUND PLANTER, SEE LANDSCAPE PLANTRASH, RECYCLING + ORGANICS ENCLOSURE, COVEREDREQUESTED EXCEPTION OF CREEK SETBACKS [ 20’ + 10’ AT UPPER LEVEL ] BYAFFORDABLE HOUSING INCENTIVELINE OF TOP OF BANKPER SITE VISIT WITH NATURAL RESOURCES MANAGER ON JANUARY 13, 202080 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
SINGLE-STORYCOMMERCIALUNIT 15UNIT 14UNIT 12UNIT 11UNIT 13UNIT 10FIRST FLOOR OVERALL PLAN1” = 20’-0”UNIT01UNIT09UNIT 08 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02SEE PAGES 14-17 FOR PLAN ENLARGEMENTSLOWINCOMELOWINCOMEACCESSIBLEACCESSIBLE90 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
SECOND FLOOR OVERALL PLAN1” = 20’-0”SINGLE-STORYCOMMERCIALUNIT 15UNIT 14UNIT 12UNIT 11UNIT 13UNIT 10UNIT 08 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT01UNIT09MECHSEE PAGES 14-17 FOR PLAN ENLARGEMENTSMECHANICAL EQUIPMENT AREA, TYPICAL, SET IN FROM PERIMETER TO LIMIT VISIBILITY.100 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
THIRD FLOOR OVERALL PLAN1” = 20’-0”UNIT 15UNIT 14UNIT 12UNIT 11UNIT 13 UNIT 10UNIT 08 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT01UNIT09SEE PAGES 14-17 FOR PLAN ENLARGEMENTS110 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
ROOF OVERALL PLAN1” = 20’-0”MECHANICAL EQUIPMENT AREA, TYPICAL, SET IN FROM PERIMETER TO LIMIT VISIBILITY.ROOF APERTURE120 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
top of parapet239.0221.5first floor (bldg A)232.58second floor242.67third floorground floor221.0avg natural grade (bldg D)220.25256.45max allowed height (bldg A)221.45avg natural grade (bldg A)top of parapet236.0ground floor221.0avg natural grade (bldg D)220.25232.58second floor242.67third floortop of parapet236.0max allowed height (bldg D)255.2518'-0"222.75avg natural grade (bldg B)222.5first floor (bldg B)256.45max allowed height (bldg B)max allowed height (bldg C)221.0avg natural grade (bldg C)221.2max allowed height (bldg D)255.25first floor (bldg C)220.026'-0" drive aisle providesladder access perCA Fire Code Appendix DEAST-WEST SECTION1/16”=1’0”NORTH-SOUTH SECTION1/16”=1’0”BUILDING CBUILDING BBUILDING ABUILDING DBUILDING DMECHANICAL EQUIPMENT AREA, TYPICAL, SET IN FROM PERIMETER TO LIMIT VISIBILITY.13bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
2ND FLOOR653 sf3RD FLOOR653 sfUNIT AREA1,598 sf TOTAL1ST FLOOR292 sf [368 GARAGE]BED 2STAIRSSTAIRSSTAIRSTYPICAL 2-BEDROOM TOWNHOME FLOOR PLANS | UNITS 02-07 AND 12-151/8”=1’0”BED 1LIVINGKITCHEN+DININGDENGARAGEENTRYBATHSTORAGE14bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
1ST FLOOR292 sf [368 GARAGE]2ND FLOOR672 sf3RD FLOOR672 sfUNIT AREA1,636 sf TOTALACCESSIBLE 2-BEDROOM TOWNHOME FLOOR PLANS | UNITS 10 + 111/8”=1’0”BED 2STAIRSSTAIRSSTAIRSBED 1LIVINGKITCHEN+DININGDENGARAGEENTRYBATHSTORAGE2-BICYCLE OVER-HEAD HOIST15bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
TYPICAL ONE-BEDROOM UNIT TOWNHOME FLOOR PLAN | UNITS 01 + 091/8”=1’0”1ST FLOOR161 sf [195 GARAGE]UNIT AREA734 sf TOTAL2ND FLOOR335 sf3RD FLOOR238 sfBATHLDRYSTAIRSKITCHENGARAGEENTRYLIVINGPWDRBEDROOFSTORAGE16bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
GROUND FLOOR1,500 sfRESTROOMRESTROOMSUITE 02SUITE 01COMMERCIAL UNIT FLOOR PLAN1/8”=1’0”FIRE RISER CLOSETELECTRICAL CLOSET17bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
ORCUTT ROAD VIEW AT BUILDING A18bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
ORCUTT ROAD VIEW AT BUILDING D19bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
SITE ENTRY AT BUILDING D20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
SITE ENTRY AT BUILDING A21bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
SITE ENTRY AT DRIVE AISLE22bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
MIXED-USE CONNECTION23bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
RESIDENTIAL COURTYARD LOOKING WEST24 AbracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
RESIDENTIAL COURTYARD LOOKING EAST24 BbracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
EAST ELEVATION 1/16”=1’-0”SOUTH ELEVATION 1/16”=1’0”NICHIHA VINTAGEWOOD FIBER CEMENT PANEL- SPRUCEVINYL WINDOW FRAME- WHITEMERLEX STUCCO FINISH MEDIUM SAND TEXTURE- CRYSTAL SKYNICHIHA RIBBED FIBER CEMENT PANEL- INDIGO SHEEET METAL MECHANICAL SCREENWALL MOUNTED GREENSCREEN PANELSMERLEX STUCCO FINISH -TITANIUM NICHIHA FIBER CEMENT BOARD + BATTEN - IRON ORE EAVES | MERLEX STUCCO FINISH -TITANIUM 25bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
WEST ELEVATION 1/16”=1’0”NORTH ELEVATION 1/16”=1’0”MERLEX STUCCO FINISH MEDIUM SAND TEXTURE- CRYSTAL SKYNICHIHA VINTAGEWOOD FIBER CEMENT PANEL- SPRUCECONTROL JOINT PATTERININGNICHIHA RIBBED FIBER CEMENT PANEL- INDIGO 26bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
EAST ELEVATION DRIVE AISLE1/16”=1’0”WEST ELEVATION DRIVE AISLE1/16”=1’0”27bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
SOUTH ELEVATION SIGNS1/8”=1’0”SIGN SUMMARYWALL SIGN 0111’ x 3’ = 33 sf [ approx. 8% of wall area ]WALL SIGN 02 [ see next page ]4’ x 4’ = 16 sfWALL SIGN 03 [ see next page ]4’ x 4’ = 16 sfMONUMENT | SITE SIGN4’ x 4’ = 16 sfTOTAL SIGN AREA81 sf [ 200 sf allowed in C-S zone ]METAL NUMBERS WITH STANDOFFSWALL SIGN 01TENANT AMONUMENT | SITE SIGN28bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
WEST ELEVATION SIGNS1/8”=1’0”DIMENSIONAL NUMBERS + LETTERSWALL SIGN 02TENANT AWALL SIGN 03TENANT B29bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
LEGEND1-2 Merlex Stucco Finish Medium Sand Texture - X-50 Crystal White3-4 Nichiha Vintagewood Fiber Cement Panel - Spruce5-6 Nichiha Ribbed Fiber Cement Panel - Indigo7 Nichiha Fiber Cement Board + Batten 8 Wall Mounted Greenscreen Panels9 Merlex Stucco Finish - P.1661 Titanium [Trash Enclosure]10 Dark Gray - SW 7069 Iron Ore [Fascia, Trim, And Garage]11 Light Gray - SW 7660 Earl Grey12 Accent Pink - SW6605 Charisma [Exterior Doors]13 Vinyl Window Frames, White51788613234MATERIALS + COLORS121091130bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
LANDSCAPE PLAN1/16”=1’0”BUILDING ABUILDING DBUILDING CBUILDING BSPLIT RAIL FENCESCREEN SHRUBACCENT TREESACCENT TREESGROUNDCOVER EDGE TO 6’ WALKWAYSSHADE TREESITE PRIVACY FENCE6’ MAX.BORDER SHRUBASPHALT DRIVE AISLECONCRETE FLATWORKCONCRETE APRONSTREET TREE, TYP OF (5)CONCRETE PADS WITH GROUNDCOVER BETWEENRAISED PLANTERMEADOW GRASSES310 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
LANDSCAPE PALETTE123 43456LEGENDUse | Common Name Botanical Name Water Use1 Street Tree | Strawberry Tree Arbutus ‘Marina’ L2 Shade Tree | Shoestring Acacia Acacia stenophylla VL3 Accent Tree | Western Redbud Cercis occidentalis L4 Planter Shrub | New Zealand Flax Phormium ‘Black Adder’ M5 Planter Shrub | New Zealand Flax Phormium ‘Yellow Wave’ M6 Border Shrub | Hummingbird Sage Salvia spathacea L7 Border Shrub | Mediterranean Spurge Euphorbia characias L8 Screen Shrub | Pittosporum Pittosporum tenuifolium M9 Meadow | Orange New Zealand Sedge Carex testacea L10 Meadow | Berkeley Sedge Carex divulsa L11 Groundcover | Silver Carpet Dymondia margaretae L12 Accent Tree | Golden Spirit Smoke Cotinus coggygria ‘Ancot’ L 109287121132bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
InstructionsCells with blue background are for entering dataResults show in cells with tan backgroundErrors will show in RED text.1) Select type of project from drop down menuType of Project (ETAF)*Non-ResidentialFor mixed-use projects please select Non-residential.ETo of City from MWELO data43.80ETo (inches/year) 2) Enter spray irrigated landscape area in square feet0Overhead Landscape Area (ft2)3) Enter drip irrigated landscape area in square feet3212Drip Landscape Area (ft2)4) Enter Special Landscape Area (SLA) in square feet0SLA (ft2)Total Landscape Area (LA)3,212ft2If project is using only Recycled Water, enter all data in SLA field. Do not enter values in Overhead and Drip Landscape fields.*Residential projects will have an Evapotranspiration Adjustment Factor (ETAF) of 0.55. Non-residential projects will have an ETAF of 0.45. Results:4) MAWA results appear in the tan cells (ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA] 39,251.3Gallons per year52HCF (Hundred Cubic Feet) per year0.120Acre-feet per yearDefinitionsMAWAMaximum Applied Water AllowanceEToEvapotranspiration Reference Value. Standard measurement of environmental parameters which affect the water use of plants. Taken from State MWELO.0.62Conversion Factor (acre-inches/acre per year converted to gallons/square foot per year)ETAFA factor given to project types, when applied to ETo, adjusts for plant factors and irrigation efficiency. The ETAF for new and existing (non-rehabilitated) Special Landscape Areas shall not exceed 1.0. The ETAF for existing non-rehabilitated landscapes is 0.8.LALandscape Area. All planting areas, turf areas, and water features in a landscape design plan.SLASpecial Landscape Area. An area of the landscape dedicated solely to edible plants, recreational areas, areas irrigated with recycled water, or water features using recycled water, and areas dedicated to active play such as parks, sports fields, golf courses, and where turf provides a playing surface.San Luis ObispoTan Cells Show Results Enter Value in Blue CellsMaximum Applied Water Allowance CalculationsLANDSCAPE WATER USE CALCULATIONS33bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
InstructionsPlant Water Use TypePlant FactorCells with blue background are for entering dataVery Low 0 - 0.1Results show in cells with tan backgroundLow 0.1 - 0.3Errors will show in RED text.Moderate 0.3 - 0.6High 0.6 - 1.01) Enter Plant Factor (PF)The plant factor used shall be from WUCOLS or from horticultural researchers with academic institutions or professional associations as approved by the California Department of Water Resources (DWR). (23 CCR § 492.4)HydrozonePlant Water Use Type (low, moderate, high)Plant Factor (PF)Hydrozone Area (HA) (ft2) Without SLAEnter Irrigation Type (PF x HA (ft2))/IEZone 1 Low0.15605 Drip Irrigation112.042) Enter non-SLA Hydrozone Area (HA) in square feet.Zone 2 Low0.152,224 Drip Irrigation411.85If project uses Recycled Water exclusively, enter all Hydrozone information.Zone 3 Moderate0.45275 Drip Irrigation152.783) Select Irrigation Type from drop-down menu.Zone 4 Moderate0.45108 Drip Irrigation60.00Drip System Irrigation Efficiency (IE) 0.81Zone 5Spray System Irrigation Efficiency (IE) 0.75Zone 6Zone 74) ETWU results show at the bottom of the pageZone 8Zone 9Total Landscape Area (LA) must be equal to the LA in the MAWA calculator.Zone 10ETWU must be equal to or less than MAWA. Mistakes will show in RED.Zone 11Zone 12Zone 13DefinitionsZone 14ETWUEstimated Total Water Use. Total water used for lanscape.Zone 15EToEvapotranspiration Reference ValueZone 160.62Conversion Factor. Acre-inches to Gallons-Square foot.Zone 17PFPlant Factor. Multiplied by ETo to estimate amount of water needed by plantsZone 18HAHydrozone. Lanscaped area having plants with similar water needs.Zone 19IEIrrigation Efficiency. 0.75 for overhead spray and 0.81 for drip systems.Zone 20SLASpecial Lanscape AreaHA3,212736.67SLATotal LA3,212 Results:MAWA= 39,251.3ETWU= 20,004.9Gallons26.7HCF (Hundred Cubic Feet) per year0.0614Acre-feet per yearEstimated Total Water UseEnter Values in Blue CellsTan Cells Show ResultsETWU complies with MAWA ETo x 0.62 x [((PF x HA)/IE) + SLA]LANDSCAPE WATER USE CALCULATIONS34bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
SITE + BUILDING FURNISHINGS145623LEGEND1 Wall Mount Downlighting, Night-Sky Compliant2 Vertical Board Fence3 Split Rail Fence4 Bicycle Hoist (2 per dwelling unit, mounted to garage ceiling), by RAD5 Bicycle Rack, by Peak6 Bicycle Locker, by Madrax35bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0727Architectural Review | Revisions
XXXXXXXXXXXXXXXXWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEGGSSSSSSSSSSSSSSSSABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2019 All Jobs\19607 - 830 Orcutt (Civil)\02_Working Drawings\Preliminary\02_ONSITE\DEMOLITION SHEET.dwg, C-1.1, Jul 23, 2020 4:46pm, FernandoPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method,in whole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LRevisions:Project Engineer:Project Manager:Date:AV Job No:Scale: PER PLANSheet Size:24" x 36"Ext:N010 10 20HORIZONTAL SCALE: 1" = 10' DEMOLITION NOTESEXISTING TREE TO BE REMOVED AND DISCARDED.EXISTING FENCE TO BE REMOVED AND DISCARDEDEXISTING CONCRETE/BRICK WORK/ ROACK TO BE REMOVED AND DISCARDEDEXISTING OVERHEAD UTILITY TO BE REMOVED PER PG&E HANDOUT PACKAGEAND SPECIFICATIONSEXISTING STRUCTURE TO BE DEMOLISHED, REMOVED, AND DISCARDEDEXISTING ASPHALT TO BE DEMOLISHED, REMOVED, AND DISCARDEDEXISTING GAS LINE/GAS METER TO BE REMOVED AND DISCARDEDEXISTING TO REMAIN. PROTECT IN PLACEEXISTING CONCRETE DRIVEWAY AND/OR SIDEWALK TO BE REMOVED ANDDISCARDEDEXISTING WATER METER TO BE REMOVED AND SALVAGEDEXISTING UTILITY VAULT TO BE REMOVED AND DISCARDED PER UTILTY HANDOUTAND SPECIFICATIONSEXISTING LANDSCAPING TO BE REMOVED AND DISCARDED123456789101112GENERAL NOTES: 1. ALL DEMOLITION AND GRADING SHALL BE IN COMPLIANCE WITH THERECOMMENDATIONS CONTAINED IN THE SOILS REPORT PREPARED BY GEO SOLUTIONS,INC. FILE NO. SL11240-1, DATED JUNE 18, 2019 AND ALL ADDENDA TO THE REPORTSHALL BE CONSIDERED PART OF THESE PLANS. CONTRACTOR SHALL CONTACT SOILSENGINEER PRIOR TO START OF DEMOLITION WORK.2. SEE ARCHITECT'S PLAN FOR ADDITIONAL DEMOLITION AND REMOVAL INFORMATION.3. SEE TREE PROTECTION AND REMOVAL PLAN FOR ADDITIONAL TREE PROTECTION ANDREMOVAL INFORMATION.DIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGORCUTT MIXED USE830 ORCUTT STREETSAN LUIS OBISPO, CAKBBFG307.23.202019607DEMOLITION PLANC-1.11.2.3.4.5.119111111111111111114" REDWOODBRUSHBRUSH10" REDWOOD12" REDWOODBRUSHBRUSH24" OAK36" PEPPERWOOD60" EUCALYPTUS56" EUCALYPTUS68" EUCALYPTUS111222211222FENCEFENCEFENCEFENCEFENCEFENCEDOGRUN2FENCE4OVERHEADUTILITIES33BRICKCONCRETE3CONCRETE3ROCK3BRICK3BRICK3BRICK3CONCRETE16" PEPPERWOOD16" PEPPERWOOD18" PEPPERWOOD6" TREE14" PEPPERWOOD8" PEPPERWOOD5HOUSE5GARAGESHED56AC6AC6AC6AC6AC6AC2GAS8999910731212121211ORCUTT ROAD36
7
XXXXXXXXXXXXXXXXWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGSSSSSSSSSSSSSSSSABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2019 All Jobs\19607 - 830 Orcutt (Civil)\02_Working Drawings\Preliminary\02_ONSITE\DEMOLITION SHEET.dwg, C-1.2, Jul 23, 2020 4:46pm, FernandoPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method,in whole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LRevisions:Project Engineer:Project Manager:Date:AV Job No:Scale: PER PLANSheet Size:24" x 36"Ext:N010 10 20HORIZONTAL SCALE: 1" = 10' DIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGORCUTT MIXED USE830 ORCUTT STREETSAN LUIS OBISPO, CAKBBFG307.23.202019607SITE PLANC-1.21.2.3.4.5.119ORCUTT ROADSINGLE STORYCOMMERCIALUNIT 12UNIT 11UNIT 10UNIT 15UNIT 14UNIT 13TRASHENCLOSURE/RECYCLINGLSLSLSLSLSLS COURTYARDLSLSLSLSLSLSTRANSFORMERRAISED PLNTRPLNTRPLNTRPLNTRPLNTRPLNTRDRIVE AISLEEV READYPARKINGEV READYPARKING20.0'4'6'6.0'8.0'9.0'8.5'8.5'8.5'26.0'26.0'24.0'7.0'10.0'26.0'UNIT 01UNIT 02UNIT 03UNIT 04UNIT 05UNIT 06UNIT 07UNIT 08UNIT 09CONCRETE WALKCONCRETE WALKCONCRETE WALKCONCRETE WALKCONCRETE WALKCONCRETE SIDEWALKCONCRETE SIDEWALKSTD CITYDRIVEWAYDRIVE AISLEDRIVE AISLECONCRETE WALKCONCRETE WALKCONCRETE WALKLS15.0'BUILDINGSETBACK (>20' H)10.0'BUILDINGSETBACK (<20' H)BIKEPARKINGBIKEPARKING18.5'TYP.WALL WITH WEEP HOLES AND HANDRAILS.SEE ARCHITECTURAL PLAN ANDSTRUCTURAL PLANTOP OF BANK PER CITY OFSLO ORDINANCE NO. 1269(1994 SERIES)37
7
SWWWWWWWGGGGGGGGGSDSDSDSDSD SDSDSDSDSDSDSSSSSSSEEEEEFWWXXXXXXXXXXXXXXXWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGSSSSSSSSSSSSSSSSABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2019 All Jobs\19607 - 830 Orcutt (Civil)\02_Working Drawings\Preliminary\02_ONSITE\GRADING SHEET.dwg, C-2.1, Jul 23, 2020 4:46pm, FernandoPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method,in whole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LRevisions:Project Engineer:Project Manager:Date:AV Job No:Scale: PER PLANSheet Size:24" x 36"Ext:NDIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGSITE CONSTRUCTION NOTES:CONSTRUCT ASPHALT DRIVEWAY SECTIONCONSTRUCT TRASH ENCLOSURE. SEE ARCHITECTURAL PLANSCONSTRUCT 4" PCC FLATWORK.LANDSCAPING. SEE LANDSCAPE ARCHITECT PLANSINSTALL ADA PARKING AND SIGNAGE. SEE ARCHITECTURAL PLANSCONSTRUCT 0-INCH CONCRETE CURBCONSTRUCT 6-INCH CONCRETE CURBCONSTRUCT CONCRETE SITE WALL. SEE ARCHITECTURAL PLANS AND STRUCTURAL PLANS12345678GENERAL NOTES:SEE DEMOLITION AND PROTECTION PLAN FOR ADDITIONAL INFORMATION.ALL DEMOLITION AND GRADING SHALL BE IN COMPLIANCE WITH THE RECOMMENDATIONS CONTAINED INTHE SOILS REPORT PREPARED BY GEO SOLUTIONS , FILE NO. SL0xxxx-1, DATED xxxxxxx xx, 201x AND ALLADDENDA TO THE REPORT SHALL BE CONSIDERED PART OF THESE PLANS. CONTRACTOR SHALL CONTACTSOILS ENGINEER PRIOR TO START OF DEMOLITION WORK.CONTACT: KRAIG R. CROZIER, PE PHONE: (805) 543-8539RIGHT OF WAY CONSTRUCTION NOTES:CONSTRUCT 6" OF A.C. PAVING OVER 6" OF CLASS II BASE PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 2210 AND PUBLIC WORKS INSPECTOR.CONSTRUCT 20' WIDE DRIVEWAY PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 2110, 2111,2115, 2116.CONSTRUCT 6' ATTACHED SIDEWALK PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4110 AND4910.REMOVE AND REPLACE EXISTING CONCRETE CURB AND GUTTER AND REPLACE WITH 6"CONCRETE CURB AND 18" GUTTER PER CITY OF SAN LUIS OBISPO STANDARD 4030. MATCHEXISTING FLOWLINE.1234010 10 20HORIZONTAL SCALE: 1" = 10' ORCUTT MIXED USE830 ORCUTT STREETSAN LUIS OBISPO, CAKBBFG307.23.202019607GRADING ANDDRAINAGE PLANC-2.11.2.3.4.5.119STORM DRAIN CONSTRUCTION NOTES:INSTALL ROOF DRAIN CONNECTIONINSTALL 4-INCH PEDESTRIAN RATED ATRIUM GRATE DRAININSTALL 12-INCH TRAFFIC RATED FLAT GRATE DRAININSTALL STORM DRAIN MANHOLEINSTALL 4-INCH CLASS 100 PVC STORM DRAIN LINE PER MANUFACTURERS SPECIFICATIONS ANDRECOMMENDATIONSINSTALL 6-INCH CLASS 100 PVC STORM DRAIN LINE PER MANUFACTURERS SPECIFICATIONS ANDRECOMMENDATIONSSD1SD2SD3SD4SD5SD6STORM CHAMBERS2600 CU FTNEW TRANSFORMER. SEEPG&E HANDOUT PACKAGE4'TYP.4'(218.75) TC(218.2) FLMATCH (E)220.97 FS12341134(218.85) ESMATCH (E)(218.33) ESMATCH (E)(219.15) TC(218.7) FLMATCH (E)(218.80) ESMATCH (E)(218.8) ESMATCH (E)(E) SANITARY SEWER(E) 12" C.I.P. WATER MAIN(E) GASMAINNEW UNDERGROUNDELECTRIC LINE. SEEPG&E HANDOUTSD2SD3SD5SD612567SD1SD1SD1SD1SD1SD1SD1SD2SD2SD3SD4(E) FIRE HYDRANTAPPROX. 150' AWAYSD5SD5SD31111333333333333444444444444SINGLE STORYCOMMERCIAL221.0 FFBUILDING A222.0 FFBUILDING B222.5 FFBUILDING C222.0 FFBUILDING A222.5 FFBUILDING A221.5 FF220.5 FS219.0 FS221.47 FS221.47 FS221.97 FS221.97 FS222.47 FS222.47 FS222.47 FS222.47 FS(E) CURB, GUTTER, ANDSIDEWALK TO REMAIN(E) CURB, GUTTER, ANDSIDEWALK TO REMAIN(E) 8" SEWER MAIN221.47 FS221.4 FS221.4 FS221.9 FS221.9 FS222.4 FS222.4 FS222.4 FS222.4 FS222.47 FS222.27 FS222.24 FS222.27 FS222.24 FS222.27 FS222.24 FS221.77 FS221.74 FS221.77 FS221.74 FS222.47 FS222.47 FS221.97 FS221.97 FS222.47 FS222.27 FS221.47 FS221.47 FS221.47 FS221.27 FS221.27 FS221.24 FS221.24 FS221.27 FS221.24 FS222.24 FS218.6 FL218.7 FL219.2 FS219.1 FS219.3 FS219.2 FS220.9 FSMAX10%MAX2%7%2 - 1 FT. STEPS - 6" EA.LANDSCAPE WALL -SEE ARCH. PLAN10%220.6 FS220.97 FS220.7 FS220.4 TG220.8 FS6.8%220.4 FSMAX2%MAX2%220.6 FS220.9 FG2%2%221.5 FSMAX2%MAX2%MAX2%MAX2%219.5 FS219.4 FS219.7 FSSS P.O.C.SS P.O.C.SSP.O.C.SSP.O.C.SS C.O.WATERP.O.C.GASP.O.C.GAS P.O.C.GAS P.O.C.WATER P.O.C.WATER P.O.C.221.77 FS221.74 FS221.97 FS221.77 FS221.74 FS221.77 FS221.73 FS221.97 FS221.97 FS221.97 FS221.97 FS221.97 FS222.27 FS222.23 FS222.47 FS222.27 FS222.24 FS222.27 FS222.24 FS222.47 FS222.47 FS222.47 FS222.47 FS222.47 FS222.3 FS222.3 FS222.3 FS222.3 FS223.0 TW217.0 FG223.0 TW217.0 FG223.0 TW219.0 FG223.0 TW222.5 FG222.5 TW219.5 FG222.5 TW220.0 FGWALL WITH WEEP HOLES AND HANDRAILS.SEE ARCHITECTURAL PLAN ANDSTRUCTURAL PLANLANDSCAPE WALL WITH WEEP HOLES.SEE ARCHITECTURAL PLAN220.2 FG221.5 FS221.6 FS221.5 FS221.4 TG220.4 FS220.2 TG221.7 FS221.9 FS220.0 FG220.0 FGNEW COMMERCIAL WATERMETER AND VAULTNEW DOMESTICWATER METERLANDSCAPEWATER METER887INSTALL 30 SF x 2' DEEP OF FACING CLASSRSP PER CALIFORNIA STD. SPECIFICATIONSSECTION 72 - METHOD CLASS B220.7 IE(E) SS LATERAL TO BEABANDONED(E) GAS LINE TO BEABANDONEDTOP OF BANKTOP OF BANK PER CITY OFSLO ORDINANCE NO. 1269(1994 SERIES)(218.46) EG(219.0) EG(219.45) EG(211.53) EG(218.68) EGFLOOD ZONE LIMIT - ZONEX PER NATIONAL FLOODHAZARD FIRMETTE PLANFLOOD ZONELIMIT - ZONE X(215.9) EG(213.7) EG(217.0) EG(214.86) EGFLOOD ZONELIMIT - ZONE XFLOOD ZONELIMIT - ZONE XNEW STREET LIGHTPER CITY OF SLOSTD. 7910WATER CONSTRUCTION NOTES:INSTALL 2" WATER SERVICE WITH COMMERCIAL METER PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 6210, 6110, AND 6020. SEE MECHANICAL PLANS FOR SIZE FROM METER TOBUILDING.INSTALL 2" WATER SERVICE TO MANIFOLD WITH TWO 1" METERS PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 6020, 6110, 6210 AND 6260. SEE MECHANICAL PLANS FOR SIZE FROM METERTO BUILDING.INSTALL 4" PVC FIRE LINE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6330, 6530 AND6020. FIRE SPRINKLER ENGINEER TO VERIFY SERVICE SIZE PRIOR TO COMMENCEMENT OFCONSTRUCTION.INSTALL 4" FIRE DOUBLE CHECK VALVE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6420.EXISTING WATER METER TO BE REUSED FOR IRRIGATION PURPOSES ONLY. SEE LANDSCAPEPLAN FOR ADDITIONAL INFORMATION.INSTALL 4" PVC FIRE LINE FROM BACFLOW PREVENTER TO FIRE RISER IN BUILDING. SEE FIRESPRINKLER PLANS AND ARCHITECTURAL PLANS.FIRE SPRINKLER RISER PER FIRE PROTECTION PLANS. CONTRACTOR TO VERIFY SERVICE SIZEWITH FIRE SPRINKLER ENGINEER PRIOR TO COMMENCEMENT OF CONSTRUCTION.INSTALL THRUST BLOCK PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 8610 AND COUNTYOF SAN LUIS OBISPO STANDARD W-1, W-1A.INSTALL FIRE HYDRANT ASSEBLY PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6310.W1W2W3W4W5W6W7W8W9W1W2W5W3W4W6820'SD36" SS PVCLATERAL6" LANDSCAPE CURB WALL WITH WEEPHOLES AND HANDRAILS. SEEARCHITECTURAL PLANRWRW(E) 8" RECYCLED WATER MAINW3W9220.97 FSW3W3W3W3RAISED PLANTER -SEE ARCH PLANS220.2 FG38
Meeting Date: July 6, 2020
Item Number: 3
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 830 Orcutt Road FILE NUMBER: ARCH-0764-2019, AFFH-0210-
2020, & USE-0209-2020
APPLICANT: 830 Orcutt, LLC REPRESENTATIVE: Bryan Ridley
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
PROJECT DESCRIPTION AND SETTING
The proposed project includes the redevelopment of an existing commercial property to include two
three-story residential structures consisting of 15 residential units and a one-story 1,714 square-foot
commercial building. The project will include demolishing the existing single-family residence and
detached garage. The project includes a density bonus of 5% and includes a request for an alternative
incentive to relax development standards for the creek setback requirement to allow a 2-foot setback,
where 20 feet is normally required. The project also includes requests to allow residential uses on the
ground floor within the first 50 feet of the structure along the street frontage, and a request for a 10
percent parking reduction to reduce the required parking by 3 spaces by providing 15 additional
bicycle parking spaces (Attachment 1, Project Plans).
General Location: The 24,920-square foot
project site is located on developed property
along Orcutt Road, with direct access from
Orcutt Road. The site is adjacent to Sydney
Creek along the east property line.
Present Use: single-family residence and
detached garage
Zoning: Service Commercial (C-S) zone
General Plan: Services & Manufacturing
Surrounding Uses:
East: Commercial Services
West: Vacant Commercial
North: Auto Services
South: Multi-Family Housing & Mixed-Use
PROPOSED DESIGN
Architecture: Contemporary
Design details: Shed roof system, upper level balconies, greenscreen panels, and extended eaves.
Materials: Fiber cement vertical and horizontal panel siding, stucco with sand finish, vinyl window
frames, and anodized aluminum storefront.
Colors: Light gray (primary), dark gray, black, and wood siding (secondary), with accent pink doors and
white window frames.
Figure 1: Subject Property
ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020 (830 Orcutt)
Page 2
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community
Design Guidelines (CDG), 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
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and CDG. Staff has identified the discussion items below related to consistency with CDG
Chapters 2 (General Design Principles), and Chapter 3.1 (Commercial Project Design).
Highlighted Sections Discussion Items
Chapter 2 – General Design Principles
§2.1 - Site Design
The project site is located on a parcel zoned C-S, with residential uses
to the north, east, and south, and commercial uses to the west. The CDG
state that each project should be designed with careful consideration
of site character and constraints and minimize changes to natural
features. The ARC should discuss how the project fits in with the best
examples of appropriate site design and architecture in the vicinity of
the site. The ARC should discuss whether the project site activities
(residential on the ground level along the street frontage) are logically
oriented so that the project will operate efficiently and effectively for
all users.
§2.1.C – Building Design
The CDG state that the building designs should exhibit proportion,
continuity, harmony, simplicity, rhythm, and balance; present well-
articulated building elevations relieved by shadow or texture interest;
demonstrate attention to detailing and articulation to visually reduce
apparent mass; and employ materials appropriately for durability and
authenticity. The CDG states that “elevations which do not directly face
a street should not be ignored or receive only minimal architectural
treatment”; the ARC should discuss whether the proposed
development demonstrates a consistent use of colors, materials, and
detailing throughout all elevations of the buildings.
Figure 2: Rending of the project as seen from Orcutt Road
ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020 (830 Orcutt)
Page 3
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 mixed-use development provides sufficient
design factors to contribute to neighborhood compatibility; design
theme, building scale/size, setbacks and massing, colors, textures, and
building materials.
PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Front Yard
Side Yard
Rear Yard
10 feet
6 feet
2 feet
10 feet
None Required
None Required
Creek Setback 2 feet 20 feet
Upper Story Step back
Creek Frontage
Street Frontage
2 feet
15 feet
10 feet along the third level
15 feet for structures over 35-
feet in height
Ground Floor Residential uses
Setback
0 feet 50 feet
Maximum Height of Structures 35 feet 35 feet
Density 14.39 (5% bonus) 13.7
Affordable Housing 2 Units (Low-income) 2 Units
Building Coverage 47% 75%
Floor Area Ratio (FAR) 1.1 1.5
Signage
Number of Signs
Area of Signs
2 per tenant
81 square feet
2 per tenant
200 square feet
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
32
3 EV Ready; 15 EV Capable
50
2
30
3 EV Ready; 15 EV Capable
35
2
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 based on consistency with Community Design Guidelines (CDG). An
action recommending consistency of the application will be forwarded to the Planning
Commission for final action. This action may include recommendations for conditions to
address further consistency with the CDG.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues, with references to specific CDG.
ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020 (830 Orcutt)
Page 4
6.3 Recommend denial based on findings of inconsistency with CDG. An action recommending
inconsistency of the application should include recommended 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
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, July 6, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday, July
6, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini (5:08 p.m.), Mandi Pickens, Vice
Chair Christie Withers and Chair Allen Root
Absent: Commissioner Micah Smith
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
CONSIDERATION OF MINUTES
1.Minutes of the Architectural Review Commission meeting of June 1, 2020 and June 15,
2020.
ACTION: MOTION BY VICE CHAIR WITHERS SECOND BY COMMISSIONER
PICKENS, CARRIED 5-0-1 (Commissioner Smith absent), to approve the minutes of the
Architecture Review Commission meetings of June 1, 2020 and June 15, 2020.
PUBLIC HEARING
2.Project Address: 1035 Madonna Road; Case #: ARCH-0796- 2019; Zone: Neighborhood-
Commercial Zone (N-C) San Luis Ranch Specific Plan; Arris Studio, Thom Jess,
applicant. Review of a four-story, 200 room dual brand hotel in the San Luis Ranch Specific
Plan area; The project is consistent with the previously certified FEIR and SEIR for the San
Luis Ranch Specific Plan and no additional environmental review is required per CEQA.
Contract Planner John Rickenbach presented the staff report and responded to Commissioner
inquiries.
Minutes – Architectural Review Commission Meeting of July 6, 2020 Page 2
Applicant representative, Heather Wiebe, responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER PICKENS SECOND BY VICE CHAIR
WITHERS CARRIED 5-0-1 (Commissioner Smith absent), to recommend that the Planning
Commission approve the project with the following recommendations:
Consider using a commercial-grade lap siding product to ensure durability
3.Project Address: 830 Orcutt Road; Case #: ARCH-0764-2019, AFFH-0210-2020, USE-
0209-2020; Zone: Commercial Services (C-S) zone; 830 Orcutt, LLC, owner/applicant.
Review of a mixed-use project consisting of 15 residential units and 1,714 square feet of
commercial space within the Commercial Services (C-S) zone. The project includes a density
bonus of 5% including a request for an alternative incentive to relax development standards
for the creek setback requirement and a request to allow residential uses on the ground floor
within the first 50 feet of the structure along the street frontage, the project also includes a
request for a 10 percent parking reduction. Project is categorically exempt from environmental
review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Bryan Ridley, responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER SECOND BY COMMISSIONER
DEMARTINI, CARRIED 5-0-1 (Commissioner Smith absent), to recommend that the project
be continued to a date uncertain with the following recommendations to the applicant and staff:
Provide additional information regarding the applicability of the Housing Accountability
Act in relation to the project’s requested exceptions.
Consider providing a residential gate along the pedestrian entrance to the residential units
along the east property line, for the safety of the residents.
The project should address consistency with Community Design Guideline 2.1.C, where
site activities are logically located so that the project will operate efficiently and effectively
for the needs of all uses, specifically the relationship to open space and the adjacent creek.
Consider providing community space oriented toward the creek.
The project should be revised to provide further articulation of each building’s mass along
the drive aisle.
Minutes – Architectural Review Commission Meeting of July 6, 2020 Page 3
Additional landscaping should be provided to soften and create a counterpoint to the
architectural design, landscaping should include organic elements.
The project should be redesigned to provide private or common open spaces for residents,
consideration should be provided for common open space between the commercial and
residential units, and along the creek, balconies should also be added to the residential
units.
Consider adding alternative pavers along the drive aisle and parking areas that coordinates
with landscaping and open areas.
4.Project address: 1137 Peach Street; Case #: ARCH-0568-2019, SBDV-0571-2019, EID-
0800-2019; Zone: R-2-H; Levi Seligman, owner/applicant. Review of five new two-
bedroom, two-story single-family residences, each with an attached two-car garage. The
project site is within the Mill Street Historic District and includes the retention of five, two-
bedroom, single-story residences, which are on the Contributing List of Historic Properties.
The project also includes a common-interest subdivision to create ten lots, each will contain
one of the ten residences. The applicant has requested exceptions from development standards
to allow interior side setbacks to be reduced and to allow required parking to be provided in
tandem. A Mitigated Negative Declaration of environmental review (CEQA) is proposed.
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to
Commissioner inquiries.
Applicant representative, Will Ruoff, responded to Commissioner inquiries.
Public Comments:
Levi Seligman
Jeremy Weintraub
Timothy & Sharon Watson
Josh Frantz
End of Public Comment--
ACTION: MOTION BY VICE CHAIR WITHERS SECOND BY COMMISSIONER
PICKENS, CARRIED 3-2-1 (Commissioners Beller and DeMartini dissenting, Commissioner
Smith absent), to recommend that the Planning Commission approve the project with the
following recommendation:
Consider adding trees from the approved “street tree” list along the fence of the shared
driveway with similar spacing as required for street trees, adding shade to the driveway
and a more organic separation between the existing properties.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
Minutes – Architectural Review Commission Meeting of July 6, 2020 Page 4
ADJOURNMENT
The meeting was adjourned at 8:02 p.m. The next Regular Meeting of the Architectural Review
Commission is scheduled for Monday, July 20, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 08/03/2020
State Housing Accountability Act and Density Bonus Law Summary
State Housing Accountability Act and Density Bonus Law . The Housing Accountability Act (HAA),
codified in Government Code § 65589.5, applies to any “housing development project”, and was
amended last year to include “mixed-use developments consisting of residential and nonresidential
uses with at least two-thirds of the square footage designated for residential use.” Government
Code § 65589.5(h)(2)(B)1. The proposed project is a mixed-use project where more than two thirds
of the project’s square footage is devoted to residential use. As such, if the project complies with all
applicable objective standards, then certain findings are required in order for the agency to lawfully
(1) deny the project; or ( 2) reduce or impose conditions which have the effect of reducing the
project’ s density. In 2017, the State legislature amended the HAA to require that the findings be
supported by a preponderance of the evidence in the record and the agency bears the burden of
proof. By design, the legislature has crafted the findings to be difficult for agencies to make findings
to deny a project. Specifically, in order to deny a HAA project or reduce density, the agency must
find that:
“The housing development project would have a specific, adverse impact upon the
public health or safety unless the project is disapproved or approved upon the
condition that the project be developed at a lower density...and there is no feasible
method to satisfactorily mitigate or avoid the adverse impact…other than
disapproval…or the approval…at a lower density” Gov. Code § 65589.5(j)(1)(A)&(B)
A “specific, adverse impact” is defined to mean a “significant, quantifiable, direct, and unavoidable
impact, based on objective, identified written public health or safety standards, policies, or
conditions as they existed on the date the application was deemed complete.” Government Code §
65589.5(j)(1). Accordingly, the City Council may only lawfully deny the project or reduce its density
if it determines the project or the additional density causes a specific adve rse health or safety
impact. Standards such as “compatibility” can be lawfully used to impose design conditions but
cannot be used to deny a housing project or reduce density. The reason is because the standard of
compatibility is subjective in nature and not necessarily related to public health and safety and the
HAA requires the specific adverse impact be based on objective health and safety standards. Also,
even if the City identifies a specific adverse impact, the City has the obligation to prove that “there
is no feasible method to satisfactorily mitigate or avoid the adverse impact… other than the
disapproval of the housing development project or the approval of the project upon the condition
that it be developed at a lower density.” Government Code § 65589.5(j)(1)(B).
Density Bonus Law. It should be noted that the protections in the HAA and the density bonus
provisions in the Density Bonus Law (DBL), discussed below, work in concert with one another.
1 Government Code § 65589.5 (h)(2)(B) Mixed-use developments consisting of residential and nonresidential uses with
at least two thirds of the square footage designated for residential use.
ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020 (830 Orcutt)
Page 2
Specifically, Government Code § 65589.5(j)(3) states that: “…the receipt of a density bonus pursuant
to § 65915 shall not constitute a valid basis on which to find a proposed housing development
project is inconsistent, not in compliance, or not in conformity, with an applicable plan, program,
policy, ordinance, standard, requirement, or other similar provision specified in this subdivision.” In
other words, the legislature has determined that the benefits afforded by the DBL do not render the
protections in the HAA inapplicable.
The DBL, codified in Government Code § 65915, mandates that public agencies provide a density
bonus and relax development standards through incentives, concessions or waivers if a proposed
project includes a prescribed percentage of affordable housing. The level of the density bonus and
the number of incentives or concessions is dependent on the amount of affordable housing provided
and the level of affordability. A city cannot require a developer to provide a greater percentage of
units or deeper level of affordability than prescribed by the statute in order to qualify for the density
bonus. See Latinos Unidos del Valle de Napa y Solano v. County of Napa, 217 Cal. App. 4th 1160
(2013). For this project, the applicant is requesting a density bonus that would increase the total
number of density units to 16.48, rounded up to 17 density units pursuant to Section 17.140.040.B,
resulting in a 20% density bonus. To receive a 20% density bonus (Gov. Code § 69515(f)(2)), the
applicant must provide 10% of base units restricted to low income households, as outlined in Zoning
Regulation Chapter 17.140.040(E), which equals 2 low income units. The applicant has proposed 2
one-bedroom units to be dedicated to low income units. Gov. Code § 65915(d)(2)(C) and Zoning
Regulations Chapter 17.140.070(A) states that one (1) incentive or concession shall be granted for
housing developments that include at least 10% for low income households. The City must also
ensure that the affordable units will remain affordable for 55 years and that the rents will not exceed
those permitted by State law (Gov. Code § 65915(c)(1). On top of this requirement, Gov. Code §
65915(e)(1) mandates that “in no case may a city…apply any development standard that will have
the effect of physically precluding the construction of a development meeting the criteria of
subdivision (b) at the densities or with the concessions or incentives permitted by this [the DBL].” In
other words, the DBL law requires a city to relax its development standards in order for the project
to physically incorporate the additional units permitted under the law.
Similar to the HAA, there are protections for projects using the DBL. No grounds are provided that
would allow a city to deny a density bonus; rather, "a city … shall grant one density bonus…." (Gov.
Code § 65925(b)(1); see also Wollmer v. City of Berkeley, 193 Cal. App. 4th 1329, 1330 (2011)
("Wollmer") ("Section 65915 mandates that local governments provide a density bonus…"
(emphasis added).
Developers can also request modifications of development standards by requesting either
incentives/concessions (they are the same) or waivers. Incentives or concessions refer to
“regulatory incentives” that provide “identifiable and actual cost reductions” to provide for the
affordable housing (Gov. Code § 65915(k)); in other words, they are provided to allow for
modifications that result in an actual reduction of costs to the project so the affordable housing is
economically feasible. Waivers of development standards are provided under Government Code §
65915(e) if the usual development standards would “physically preclude” a development from being
constructed with the density bonus requested; a project with a 35% greater density may require
ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020 (830 Orcutt)
Page 3
modifications of development standards to fit on a site. Necessary waivers may only be denied if
the agency can make a finding based on substantial evidence that the waiver is contrary to state or
federal law, would have an adverse impact on property listed on the California Historica l Register,
or would cause a “specific, adverse impact” upon the public health, safety, or the physical
environment, and for which there is no feasible method to satisfactorily mitigate or avoid the
specific adverse impact. The definition of “specific, adverse impact” is the same as that in the HAA
– i.e. a “significant, quantifiable, direct, and unavoidable impact, based on objective, identified
written public health or safety standards, policies, or conditions as they existed on the date the
application was deemed complete.”
This project includes one waiver of otherwise applicable property development standards to allow
structures within the creek setback area for up to 2 feet from the top of the creek bank, where 20
feet is normally required. The stated purpose of these modifications is to allow for the physical
construction of the additional density units. Under density bonus law, th is modification is properly
analyzed as a waiver, not an incentive. In order to deny these waivers, the City would be required
to make the statutory findings based on the standards as discussed and defined above. Again, to
use the example noted above, the City cannot simply deny the waivers based on findings that the
reduction in site development standards is not “compatible” with the neighborhood. Under State
law, the City must identify either a violation of state or federal law, an impact on a historic property,
or a specific adverse impact on the public health, safety, or the physical environment that is directly
caused by the waiver, and determine that there is no feasible way to satisfactorily mitigate it or find
an alternative.