HomeMy WebLinkAbout10-14-2020 PC Agenda PacketCity of San Luis Obispo, Agenda, Planning Co mmission
Agenda
PLANNING COMMISSION
Wednesday, October 14, 2020
6:00 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 Planning Commission (PC) are allowed to attend the meeting via
teleconference and participate in the meeting to the same extent as if they were present.
Using the most rapid means of communication available at this time, members of the public are
encouraged to participate in PC meetings in the following ways:
1. Remote Viewing - Members of the public who wish to watch the meeting can view:
• Televised live on Charter Cable Channel 20
• View a livestream of the meeting on the City’s YouTube channel: http://youtube.slo.city
• View the Webinar (recommended for the best viewing quality):
➢ Registration URL: https://attendee.gotowebinar.com/register/2607559305333120783
➢ Webinar ID: 539-674-883
➢ Telephone Attendee: (213) 929-4232; Audio Access Code: 339-997-274
2. Public Comment - The PC will still be accepting public comment for items within their purview.
Public comment can be submitted in the following ways:
• Mail or Email Public Comment
➢ Received by 3:00 PM on the day of meeting - Can be submitted via email to
advisorybodies@slocity.org or U.S. Mail to City Clerk at: 990 Palm St. San Luis Obispo, CA
93401
➢ Emails sent after 3:00 PM – 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 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.
Planning Commission Agenda for October 14, 2020 Page 2
CALL TO ORDER: Chair Hemalata Dandekar
ROLL CALL : Commissioners Michael Hopkins, Steve Kahn, Nicholas Quincey,
Michelle Shoresman, Mike Wulkan, Vice-Chair Robert Jorgensen, and
Chair Hemalata Dandekar
CONSIDERATION OF MINUTES
1. Minutes of the Planning Commission meeting of September 23, 2020.
PUBLIC COMMENT
At this time, people may address the Commission about items not on the agenda. Comments are
limited to three minutes per person. Items raised at this time are generally referred to staff and, if
action by the Commission is necessary, may be scheduled for a future meeting.
PUBLIC HEARINGS
Note: Any court challenge to the action taken on public hearing items on this agenda may be
limited to considering only those issues raised at the public hearing or in written correspondence
delivered to the City of San Luis Obispo at, or prior to, the public h earing. If you wish to speak,
please give your name and address for the record. Please limit your comments to three minutes;
consultant and project presentations limited to six minutes.
2. 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. The project is consistent with a Mitigated Negative
Declaration of Environmental Review, adopted on February 5, 2019; Project address: 650
Tank Farm Road; Case #: ARCH-0755-2019; Zone: C-S-SP; Agera Grove Investments,
LLC , owner/applicant. (Rachel Cohen – 60 minutes)
Recommendation: Adopt the draft Resolution approving Major Development Review for the
project based on findings and subject to conditions of approval.
3. 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); 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. (Kyle Bell – 60 minutes)
Recommendation: Adopt the draft Resolution approving the project subject to findings and
conditions of approval.
Planning Commission Agenda for October 14, 2020 Page 3
4. 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 27.5% as
an Affordable Housing Incentive; and exceptions from development standards to reduce th e
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); Project Address: 207 Higuera;
Case # ARCH-0090-2020; Zone C-R-MU; 207 Higuera LLC, applicant. (Walter Oetzell –
60 minutes)
Recommendation: Adopt a draft Resolution granting Major Development Review approval
for the project, subject to findings and conditions of approval.
COMMENT AND DISCUSSION
4. Staff Updates & Agenda Forecast
ADJOURNMENT
The next Regular Planning Commission meeting is scheduled for Wednesday, October 28,
2020, at 6:00 p.m., via teleconference.
APPEALS
Any decision of the Planning Commission is final unless appealed to City Council within 10 days of
the action (Recommendations to City Council cannot be appealed since they are not a final action).
Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal
forms are available at the Community Development Department office, City Clerk’s office, or on the
City’s website (www.slocity.org). The appropriate appeal fee must accompany the appeal
documentation.
LISTENING ASSISTIVE DEVICES are available for the hearing impaired--please see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible to the public.
Upon request, this agenda will be made available in appropriate alternative formats to persons with
disabilities. Any person with a disability who requires a modification or accommodation in order
to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7100
at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805)
781-7410.
Planning Commission regular meetings are televised live on Charter Channel 20. Agenda related
writings or documents provided to the Planning Commission are available for public inspection
on the City’s website: http://www.slocity.org/government/advisory-bodies. Meeting video
recordings can be found on the City’s website: http://www.slocity.org/government/department-
directory/city-clerk/on-demand-meeting-videos
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This page is intended to be blank so that you can print double-sided.
City of San Luis Obispo, Council Agenda, City Hall, 99 0 Palm Street, San Luis Obispo
Minutes - Draft
Planning Commission
Minutes
Planning Commission
Regular Meeting
Wednesday, September 23, 2020
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, September 23, 2020 at 6:00 p.m., via teleconference, by Chair Dandekar.
ROLL CALL
Present: Commissioners Michael Hopkins, Steve Kahn, Nicholas Quincey, Michelle
Shoresman, Mike Wulkan, Vice-Chair Robert Jorgensen, and Chair Hemalata
Dandekar
Absent: None
Staff: Community Development Director Michael Codron, Principal Planner Tyler
Corey, Contract Planner John Rickenbach, Associate Planner Kyle Bell,
Assistant City Attorney Roy Hanley, and Deputy City Clerk Kevin Christian
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
1.CONSENT AGENDA – CONSIDERATION OF MINUTES
ACTION: MOTION BY VICE CHAIR JORGENSEN, SECOND BY COMMISSIONER
WULKAN, CARRIED 7-0-0 to approve the Planning Commission Minutes of September 9,
2020 with modifications.
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September 23, 2020
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PUBLIC HEARING
2. Review of Vesting Tentative Tract Map (VTTM) to subdivide Lot 7 of previously approved
Tract 3096 into 11 parcels ranging in size from 0.30 to 2.77 acres, and Specific Plan
Amendments (SPA) to the San Luis Ranch Specific Plan (SLRSP) to increase the number of
residential units from 580 to 654 for increased affordable housing, update of design guidelines
for mixed-use development on the Neighborhood Commercial site, relocation of Community
Garden location in previously approved Tract 3096, and minor updates to reduce the
anticipated amount of floor area of commercial space from 150,000 square feet to 139,000
square feet and a reduction in office space from 100,000 to 97,000 square feet. An addendum
has been prepared with a determination that the proposal is consistent with the certified Final
EIR and Supplemental Final EIR for the San Luis Ranch Specific Plan. Project address: 1035
Madonna Road; Case #: SPEC-0172-2020 & SBDV-0173-2020; Zone: San Luis Ranch
designations NG-10, NG-23, NG-30, AG and Neighborhood Commercial (NC); MI San
Luis Ranch, LLC, applicant.
Contract Planner John Rickenbach, Senior Planner Brian Leveille, and Community
Development Director Michael Codron presented the staff report and responded to
Commission inquiries.
Applicant representatives, John Fowler (President/CEO People’s Self Help Housing) and
Rachel Kovesdi (Planning Consultant), provided information on the development plan and
responded to Commission inquiries.
Chair Dandekar opened the public hearing.
Public Comment:
None
Chair Dandekar closed the public hearing.
ACTION: MOTION BY COMMISSIONER KAHN, SECOND BY COMMISSIONER
WULKAN, CARRIED 5-1-1 (QUINCEY OPPOSED, HOPKINS RECUSED) to adopt a
Resolution entitled,
“A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING APPROVAL OF A SPECIFIC PLAN AMENDMENT FOR THE
SAN LUIS RANCH SPECIFIC PLAN, IN ORDER TO ALLOW UP TO 139,300 SF OF
COMMERCIAL, 97,000 SF OF OFFICE, AND 654 RESIDENTIAL UNITS WITHIN
THE PLAN AREA; APPROVAL OF VESTING TENTATIVE TRACT MAP 3142
WITHIN PREVIOUSLY APPROVED VESTING TENTATIVE TRACT MAP 3096 TO
CREATE 11 LOTS IN THE NC ZONE OF THE SAN LUIS RANCH SPECIFIC PLAN,
FOR THE COMMERCIAL, OFFICE, AND RESIDENTIAL UNITS WITHIN THESE
LOTS, AS ALLOWED UNDER THE SPECIFIC PLAN AMENDMENT; AND A
DETERMINATION THAT THE PROJECT IS CONSISTENT WITH THE
CERTIFIED FINAL EIR AND FINAL SUPPLEMENTAL EIR FOR SAN LUIS
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RANCH SPECIFIC PLAN WHEN CONSIDERED IN CONJUNCTION WITH AN
ADDENDUM APPROVED BY THE CITY COUNCIL ON AUGUST 18, 2020; AS
REPRESENTED IN THE AGENDA REPORT AND ATTACHMENTS DATED
SEPTEMBER 23, 2020 (1035 MADONNA ROAD, SPEC-0172-2020)” amended as
presented concerning COA 30 and COA 31.
The Commission gave the following direction for inclusion in the Development Plan:
- Ensure that compatible design considerations are included for Lot 4 adjacent to the
affordable housing.
- Ensure the loading/unloading area doesn’t infringe on the residential parking area for the
affordable housing.
- Install a masonry wall instead of a wood fence and a 5 foot landscape buffer between the
parking lot for lot 11 and the adjacent single family (NC-23) housing area to the south.
- Consider adding a pedestrian crossing of Dalidio Drive mid-block between the traffic circle
and Madonna Road.
- Bike parking for Lot 11 should include charging stations for e-bikes and parking for large
bikes, such as cargo bikes.
RECESS
The Commission recessed at 7:53 and reconvened at 8:05 with all Commissioners present.
3. Conceptual review of a mixed-use project consisting of 280 residential units and 15,000 square
feet of commercial space, the project also includes a General Plan Map amendment and Airport
Area Specific Plan amendment to rezone the property from Business Park (BP-SP) to
Commercial Services (C-S-SP). The project will include preparation of an Environmental
Impact Report. Project address: 600 Tank Farm Road; Case #: ARCH-0216-2020; Zone:
BP-SP; Covelop Holdings, LLC, applicant.
Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries.
Applicant representatives, Steven Peck of Peck Planning and Damien Mavis of Covelop, Inc.,
provided an overview of the project, focusing on traffic circulation, considerations for
amending the land use, compatibility with the existing Airport Land Use plans, and the
proposed housing affordability.
Chair Dandekar opened the public hearing.
Public Comment:
Pam Ricci
Chair Dandekar closed the public hearing.
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The Commission provided the following direction and comments to staff and the developer for
possible enhancements to be included in their final proposal:
- Consider the circulation interrelationship of this and other nearby developments as a whole
and their impact on bicycling and pedestrian connectivity in the immediate area as well as
to further destinations in the City.
- Consider increasing the number of units.
- Ensure compatibility of the commercial services for this project and adjacent sites.
- Design of building adjacent to Tank Farm should be orientated to Tank Farm if they serve
the general public rather than just the development.
- Provide a more prominent direct pedestrian connection between the residential and
commercial areas – minimize crossing of parking areas.
- Consider broadening the proposed 1.5-mile local preference zone.
- Consider opportunities to enhance connectivity across the emergency bridge.
COMMENT AND DISCUSSION
4. Agenda Forecast – Principal Planner Tyler Corey provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 9:33 p.m. The next Regular Planning Commission meeting is
scheduled for Wednesday, October 14, 2020, via teleconference.
APPROVED BY THE PLANNING COMMISSION: XX/XX/2020
Item 1
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Major Development 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-foot single story clubhouse.
PROJECT ADDRESS: 650 Tank Farm
Road
BY: Brandi Cummings, Contract Planner
Phone: (805) 781-7524
E-mail: brandi.cummings@swca.com
FILE NUMBER: ARCH-0755-2019
ESTIMATED TIME: 60 Minutes
FROM: Tyler Corey, Principal Planner
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) approving Major Development Review for the project
based on findings and subject to conditions of approval.
SITE DATA
SUMMARY
The applicant, Agera Grove Investments, LLC, has proposed a three-story mixed-use development
consisting of 249 residential units throughout 18 separate buildings, a residential clubhouse, and
17,500 square feet of commercial space in a single two-story building. The 249 residential units would
include 20 two-bedroom units that would be deed-restricted for moderate income households, and a
mix of 19 one-, two-, and three-bedroom units deed-restricted for very low- and low-income
households.
Applicant Agera Grove Investments, LLC
Representative RRM Design Group
Zoning Service Commercial, Conservation Open
Space (C-S-SP, C/OS-SP)
General Plan Services and Manufacturing, Open Space
Site Area 12.75 acres
Environmental
Status
An Initial Study of environmental impact
with a recommendation for a Mitigated
Negative Declaration (IS/MND) was
adopted on February 5, 2019
Meeting Date: October 14, 2020
Item Number: 2
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Figure 1: Rendering looking north from the clubhouse
1.0 PLANNING COMMISSION’S PURVIEW
Review project architecture for consistency with the General Plan, Zoning Regulations, Community
Design Guidelines (CDG), and applicable City development standards and guidelines. Planning
Commission (PC) review for Major Development is required for projects which include more than
10 residential units or more than 10,000 square feet of nonresidential space.
2.0 BACKGROUND
On December 12, 2018, the Planning Commission reviewed and approved a resolution in support of
the 650 Tank Farm Mixed-Use Project which included an Airport Area Specific Plan Amendment,
General Plan Amendment, conversion of the mobile home park to another use (Conversion Impact
Report), rezone of the site project, conceptual site plan, and the initial study/mitigated negative
declaration (IS/MND) prepared for the project.
On February 5, 2019, the City Council considered the Planning Commission’s recommendation and
adopted a Resolution adopting the Final IS-MND for the 650 Tank Farm Mixed-Use Project which
included the Airport Area Specific Plan Amendment, General Plan Amendment, and the associated
Conversion Impact Report, conceptual site plan; 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 (see Attachments 7 and 8).
Neither the Planning Commission or the City Council reviewed detailed architectural design and site
layout of the project during the first phase of review, however, the Planning Commission did provide
feedback on certain items to be included in the final architectural design and site plan. Discussion
regarding this direction is provided in Section 6.6 below.
In November 2019, the applicant submitted the Major Development for review. Major Development
review includes recommendations from the Tree Committee and the Architectural Review
Commission (ARC) to the Planning Commission for final decision on site and building design. The
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project was reviewed by the Tree Committee on August 10, 2020 and the ARC on August 17, 2020
(see Attachments 3 and 4). Further discussion on the recommendations from these review bodies is
provided in Section 5.0 below.
3.0 PROJECT DESCRIPTION
The proposed project is a mixed-use development that includes 17,500 square feet of commercial
space and 249 residential units. Generally, the project is comprised of 20 structures, several parking
areas, recreational areas, pedestrian and vehicle access, and large landscaping areas (see Attachment
2, Project Site Plan).
The commercial portion of the project is located adjacent to Tank Farm Road and is comprised of a
single two-story building. The building would include two separate lease areas separated by a
common lobby.
The residential component of the project would occupy a majority of the site and would include six
different building types. The 249 units would be distributed into 60 studio units, 69 one-bedroom
units, 119 two-bedroom units, and one three-bedroom unit. All of the two-bedroom townhome style
units would contain a two-car garage. A portion of the one- and two-bedroom flat style units would
provide affordable housing. This would include 20 two-bedroom units that would be available for
moderate income households, and a mix of 19 one-, two-, and three-bedroom units available for very
low- and low-income households. The mix of buildings are shown below in Table 1.
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
In addition, one common amenity clubhouse of 4,325 square-feet would be constructed near the center
of the site and would provide a pool and jacuzzi inside a fenced and gated patio, a shaded patio area
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with outdoor kitchen and dining area, a lounge area with fire pit, and a wooden deck and synthetic
turf for outdoor events and recreation.
A pedestrian path would be installed along the western side of the project site along Acacia Creek
that would connect to the Damon-Garcia Sports Complex. Other recreation areas would be included
throughout the residential areas including lounge areas, a community garden, and a tot lot.
The project provides 438 parking spaces for automobiles (96 spaces in garages). According to the
Zoning Regulations and the Airport Area Specific Plan, 430 spaces are required. Carports with solar
shade structures would be installed that would provide covered parking for 44 vehicles. The remaining
290 spaces would be uncovered. There will also be 60 short-term bicycle parking spaces provided
throughout the site and 479 long-term bicycle parking spaces provided in-unit.
The project includes the widening of Tank Farm Road along the frontage of the site for sidewalk,
roadway improvements, and street trees (no street trees currently exist along the frontage). Main
access to the site is proposed with a new bridge over Orcutt Creek from the signalized intersection at
Tank Farm and MindBody.
The project has been designed to comply with the Airport Area Specific Plan and City of San Luis
Obispo Municipal code.
4.0 PROJECT STATISTICS
Table 2: Project Statistics
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
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
(includes parking and
driveways)
23.6% 90%
Floor Area Ratio (FAR) 0.57 0.6
Minimum Landscaped
Space
27.5% 10%
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
438
41 EV Ready; 190 EV Capable
56 short-term/ 482 long-term
20
408
41 EV Ready; 190 EV Capable
56 short-term / 481 long-term
20
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Site Details Proposed Allowed/Required
Environmental Status A Mitigated Negative Declaration was adopted on December 12, 2018
(SCH #2018111054)
5.0 PREVIOUS ADVISORY BODY REVIEWS
Planning Commission: On 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
Amendment, General Plan Amendment, Conversion Impact Report, rezone of the site project and
the IS/MND prepared for the project. In addition, the Commission provided 12 directional items to
the applicant to consider regarding the site and architectural design. These items and how the
applicant has responded are provided in Section 6.6, below.
Tree Committee: On August 10, 2020, the Tree Committee reviewed the proposed project in terms of
its consistency with the policies and standards set forth in San Luis Obispo Municipal Code (SLOMC)
§12.24 (Tree Regulations), specifically related to compensatory tree plantings. The Tree Committee
voted 4-1-0 (Chair Bate recused) to recommend that the Planning Commission approve the tree
removal request and replanting plan, with recommendations that have been incorporated as conditions
of approval. The recommendations include a requirement that replacement trees be a minimum 24-
inch box size, focal point trees be a minimum 36-inch box size, that any olive trees be fruitless (Swan
Hill variety), and that to the extent feasible, trees along the boundary of Damon Garcia and the eastern
edge of the Lazy Acres RV storage area be retained.
Architectural Review Commission: On August 17, 2020, the ARC reviewed the project design and
with a vote of 4:0 recommended that the PC find the project consistent with the AASP and CDG with
direction to address articulation and massing of the rear (garage side) face of the two-story townhomes
(Building types A and F). Suggestions from the ARC on how to address articulation and massing
included: adjusting tonality and brickwork, provide contrast, provide materiality, apply a mix of
techniques and aesthetic details, and demonstrate a higher level of attention to provide four-sided
architecture. The plans included as Attachment 2 to this staff report reflect revised plans in response
to the ARC suggestions. Further discussion on the changes made in response to this direction is
provided in Section 6.7 below.
The Planning Commission, Tree Committee, and ARC minutes are provided as Attachments 3, 4, and
5.
6.0 PROJECT ANALYSIS
The proposed improvements must conform to the standards and limitations of the Zoning Regulations
and Engineering Standards and be consistent with the applicable CDG. Staff has evaluated the project
and identified discussion items for the PC to consider in order to ensure the project responds to Tree
Committee and ARC direction and is in substantial compliance with the applicable standards.
6.1 Consistency with the General Plan
The project is consistent with the General Plan as it includes a mix of housing type styles, density,
and affordability, and is located in proximity to nearby retail, parks, and services (Land Use Element
Policy 1.5, 2.3.6, 2.2.7, 3.8.5, 4.2.1; Housing Element Goals 2, 4, 6). In addition, the project has
components that support multi-modal and circulation-oriented policies (Circulation Element Policies
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3.1.7, 4.1.1, 5.1.2; Land Use Element Policies 10.1, 10.4).
6.2 Consistency with the AASP
The project is consistent with the AASP as amended per Ordinance No. 1658 (2019 Series), which
added the following language to Section 4.2.2 Service Commercial to state “The redevelopment of
the site of the Hidden Hills Mobilodge Mobile Home Park and recreational vehicle storage at 650
Tank Farm Road shall be limited to a commercial and residential mixed-use development with a
predominantly residential component.”
6.3 Consistency with the ALUP
The AASP amendment was reviewed by the ALUC on October 17, 2018 and November 16, 2018.
By a 5-2 vote at the November 16, 2018 meeting, the ALUC found the proposed project consistent
with the ALUP under the authority of Section 2.7 of the ALUP. In particular, the ALUC noted that
the project’s mix of uses would have lower population densities on the site during peak aircraft
operations and that the overflight pattern for the San Luis Obispo County Regional Airport avoided
the project site. Noise exposure was determined to be acceptable based on the most up-to-date airport-
related noise modeling.
The ALUC included several conditions of approval to the project’s consistency finding. These
conditions have been incorporated into the resolution’s conditions of approval (Attachment 1, Draft
Resolution).
6.4 Consistency with the Zoning Regulations
As proposed, the project is consistent with Section 17.70.130 – Mixed-Use Development of the
Zoning Regulations. The Regulations identify specific development standards and requirements for
mixed-use projects, including performance standards. The project design complies with the objective
design criteria and performance standards for mixed-use development, and is consistent with the
provisions and requirements for lot coverage, floor area ratio, building heights, setbacks, and parking
requirements for the C-S zone within the AASP (see Section 4.0 Project Statistics).
In-Unit Bicycle Storage: The applicant is proposing to provide the required long-term bicycle parking
for the residential units inside the units themselves. Staff has identified that usability of in-unit bicycle
parking on upper second and third floor units may be challenging, as the buildings are without
elevators and tenants are unlikely to carry bicycles up the stairs. The City’s bicycle parking
requirements for long-term bicycle storage do not specify the location of these spaces. However, the
2013 Bicycle Transportation plan states that long-term bicycle parking is to be provided in a secure,
weather-protected manner and location. Long-term parking type will be a bicycle locker, a locked
room with standard racks and access limited to bicyclists only, or standard racks in a monitored
location. The Planning Commission should discuss the location of the long-term bicycle parking
locations for upper floor units. Staff has included draft condition of approval no. 14 in the resolution,
for Planning Commission consideration, that requires the building plan submittal to provide long-
term bicycle storage for upper floor units on a ground level location rather than in-unit.
6.5 Architectural Design
Architecture: Contemporary
Design Details: Balconies, covered porches, ample windows
Materials: Brick and stone veneers, fine sand finished stucco, metal railings
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Colors: The plans provide two different color schemes (see Attachment 2, Project Plans, Sheet
A20). Colors are generally neutral earth-tones that complement the stone and brick materials,
including white, beige, slate blues, and greys.
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).
In general, the General Plan, Zoning Regulations, AASP, and CDG require that the project have an
architectural character that will contribute to the Airport Area. Building designs should be simple,
expressive, and distinct and reference the area’s agricultural tradition. Buildings should use
articulation to provide interest and a human scale. Materials should be reflective of natural materials
and tones that are found in the surrounding landscape and should be made of natural, rather than fake,
material. Additionally, the CDG states that “elevations which do not directly face a street should not
be ignored or receive only minimal architectural treatment”. A complete list of the relevant General
Plan, Zoning Regulations, AASP, and CDG standards can be found in Attachment 6.
6.6 Planning Commission Direction Items
The Planning Commission provided the following direction regarding the final project design during
their review in December 2018 as a part of the Airport Area Specific Plan Amendment, General Plan
Amendment, Conversion Impact Report, rezone of the site project, conceptual site plan, and the
initial study/mitigated negative declaration (IS/MND):
PC Directional Item #1: Confirm access points and how circulation will work. Main access easement
from the project site across Orcutt Creek to the adjacent property to the east will need to be verified
prior to issuance of building permit.
Response: A condition of approval has been added to ensure the easement across Orcutt Creek is
obtained. Sheet A3 of the Site Plan (Attachment 2) shows the access points in and out of the project
site and across Orcutt Creek.
PC Directional Item #2: Include a bicycle/pedestrian connection across Acacia Creek (via the
existing bridge to the Digital West site).
Response: Sheet A3 of the Site Plan (Attachment 2) shows a bicycle/pedestrian connection across
Acacia Creek.
PC Directional Item #3: Provide a bicycle/pedestrian connection to the existing Damon Garcia
Sports Field pedestrian paths.
Response: Sheet A3 of the Site Plan (Attachment 2) shows a concrete pedestrian connection to Damon
Garcia Sports Fields. A bicycle connection will be provided across Acacia Creek that connects to the
bike path as planned for in the Bicycle Transportation Plan.
PC Directional Item #4: Provide a pedestrian friendly site plan that includes walkways outside the
drive aisles, along the creek corridors, and to adjacent uses/properties.
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Response: Sheet A3 of the Site Plan (Attachment 2) shows pedestrian walkways throughout the site
and along Acacia Creek, Orcutt Creek, across Acacia Creek to 600 Tank Farm, and across Orcutt
Creek to the Northwest Corner development.
PC Directional Item #5: Consider where outdoor residential activities are located and how the noise
is buffered and consistent with City standards.
Response: Residential recreational areas including the clubhouse, pool and jacuzzi, shaded patio area
with outdoor kitchen and dining area, lounge area with fire pit, and wooden deck and synthetic turf
for outdoor events and recreation are located to the center of the site and would be buffered from
vehicular traffic noise by the residential buildings.
PC Directional Item #6: Balconies and decks of residential units near Tank Farm Road should be
located on the interior side of the building to reduce noise exposure.
Response: The units nearest Tank Farm Road (Building B) would be shielded by the commercial
building along Tank Farm Road, distance, and trees located along the creek corridors and along Tank
Farm Road. The balconies and decks are proposed to be located on the exterior sides of the buildings.
PC Directional Item #7: Decks/balconies should be a minimum of six feet in depth for usability.
Consider providing more separation between the commercial / mixed-use buildings and the nearest
residential buildings.
Response: All residential balconies and decks are a minimum of six feet deep, with the exception of
Building type B, which has a ground floor deck depth of five feet four inches, and second and third
floor balcony depths of 5 feet. See Table 3, below, for all deck a nd balcony dimensions. Parking for
the commercial use is provide to the rear of the building, which provides a buffer to the nearest
residential building.
Table 3: Deck and Balcony Dimensions
Building Type Dimensions
Ground Floor Second Floor Third Floor
Building A and F n/a 8’-4”w X 7’-9”d n/a
Building B 13’w X 5’-4”d 12’w X 5’d 12’w X 5’d
Building C & D 15’w X 6’-2”d 15’w X 6’-4”d 11’w X 6’-4”d
Building E 15’w X 6’-2”d 15’w X 6’-2”d 13’-6“w X 6’-2”d
PC Directional Item #8: Consider where commercial related activities (e.g. deliveries, customer
visitations, etc.) are located in relationship with the residential units on the site.
Response: Commercial uses on the site would be located in Building H, which is the building closest
to Tank Farm Road. Parking for this use is provide adjacent to the building, which provides a buffer
to the nearest residential building.
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PC Directional Item #9: Use appropriate native and riparian plant species within the creek
corridors.
Response: Mitigated Negative Declaration Mitigation Measure BIO-3 requires that the applicant
remove non-native invasive plant species in temporarily disturbed areas within riparian and wetland
habitat and revegetate with native plant species. The applicant is preparing a creek
restoration/mitigation plan that will be reviewed by all permitting agencies. Removal of non-native
and invasive plant and shrub species will improve the health of the native trees located in the riparian
corridors.
PC Directional Item #10: Provide an overall site landscape plan that does not include invasive
species.
Response: A landscape plan is provided on Sheet L25 (Attachment 2). The species list includes a
mix of native and drought tolerant species. The Tree Committee did not have any comments on plant
species, other than any olive trees be fruitless (Swan Hill variety).
PC Directional Item #11: Incorporate more common spaces for interaction and play into the site
design. This would include outdoor spaces, including “tot lots,” as well as indoor common spaces
within the mixed-use buildings.
Response: In addition to the clubhouse, pool and jacuzzi, shaded patio area with outdoor kitchen and
dining area, lounge area with fire pit, and wooden deck and synthetic turf, other recreation areas
would be included throughout the residential areas including lounge areas, a community garden, and
a tot lot.
6.7 Architectural Review Commission Directional Items
As noted above in Section 5.0, the ARC reviewed the architecture of the project in August 2020 and
recommended one direction item to be reviewed and evaluated prior to the Planning Commission
taking final action on the project. The applicant has made the following changes in response to the
directional items.
ARC Directional Item #1: Vary the elevation on the back side of Buildings A and F (townhome
building and mixed-use building, all areas where garages interface aisleway) to address articulation
and massing.
Response: The applicant has provided revised elevations for Buildings A and F (see Sheet A5 and
A13 of the Site Plan, Attachment 2). Figures 2 and 3, below show the original and revised elevations.
Revisions include changes to the massing of the rear elevation to be more consistent with the
appearance of the front elevations. Adjustments to plate heights of the roof were made to reduce the
single ridge line appearance, awnings were added over the garages, and additional stone material was
incorporated to reduce white space.
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Figure 2: Building A original elevation (top) and revised (bottom)
Figure 3: Building F original elevation (top) and revised (bottom)
Details of the garage awnings are shown below in Figure 4.
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Figure 4: Garage door awnings: flat (left) and sloped (right)
7.0 ENVIRONMENTAL REVIEW
An Initial Study (IS) was prepared in accordance with the California Environmental Quality Act
(CEQA) to evaluate the potential environmental effects of the Airport Area Specific Plan
Amendment, General Plan Amendment, Conversion Impact Report, rezone, and conceptual mixed-
used project. A Mitigated Negative Declaration (MND) was adopted by the City Council on February
5, 2019 (https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents/-folder-1977). The proposed
mixed-used project is consistent with the conceptual mixed-used project evaluated in the adopted
MND; no further CEQA analysis is required.
8.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including: Planning,
Engineering, City Arborist, Transportation, Building, Utilities, and Fire. Comments have been
incorporated into the draft resolutions as conditions of approval.
9.0 ACTION ALTERNATIVES
9.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
9.2 Recommend denial of the project. An action recommending denial of the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, CDG, Zoning Regulations, or other policy documents.
10.0 ATTACHMENTS
1. Draft Resolution
2. Project Plans
3. Tree Committee Minutes 8.10.2020
4. ARC Minutes 8.17.2020
5. PC Minutes 12.12.2018
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6. Table of Relevant General Plan, Zoning Regulations, AASP, and CDG Standards
7. City Council Resolution No. R-10980 (2019 Series)
8. Ordinance No. O-1658 (2019 Series)
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RESOLUTION NO. XXXX-20
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
MAJOR DEVELOPMENT REVIEW APPROVAL OF A MIXED-USE
DEVELOPMENT INCLUDING A CONSISTENCY DETERMINATION
FOR ENVIRONMENTAL REVIEW AS REPRESENTED IN THE
PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS
DATED OCTOBER 14, 2020
(650 TANK FARM ROAD FILE #ARCH-0755-2019)
WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a web based
public hearing on August 10, 2020 and recommended approving the proposed tree removal and
replanting plan associated with an architectural review application ARCH-0755-2019, Agera
Grove Investments, LLC, applicant, with the addition of specific conditions of approval; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on August 17, 2020 for the purpose of reviewing an
architectural review application ARCH-0755-2019, Agera Grove Investments, LLC, applicant and
recommended the Planning Commission find the project consistent with the Community Design
Guidelines with direction regarding variation of the rear elevations of Buildings A and F; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on October 14, 2020 for the purpose of reviewing a Major Development
review application ARCH-0755-2019, Agera Grove Investments, LLC, applicant, for a mixed-use
development project; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission hereby grants final
approval to the project (ARCH-0755-2019), based on the following findings:
1.The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site
constraints and the scale and character envisioned for the site per Section 4.2.2 of the
Airport Area Specific Plan which states that “The redevelopment of the site of the Hidden
Hills Mobilodge Mobile Home Park and recreational vehicle storage at 650 Tank Farm
Road shall be limited to a commercial and residential mixed-use development with a
predominantly residential component.”
2.The project is consistent with the Housing Element because the project provides a variety
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of residential types, sizes, and styles of dwellings (HE 5.4). The project supports Housing
Element policies related to inclusion and expansion of affordable housing units within the
City (HE 1.1, 1.2, 2.1, 2.2, 7.1, 7.2, and 8.1).
3. The project is consistent with the Airport Area Specific Plan because the project is
consistent with policy direction for the area included in the General Plan, and in particular
with the following General Plan policies: LUE Policy 1.5 Jobs/Housing Relationship,
because the project provides additional housing opportunities at a location close to major
employers and multimodal transportation facilities; LUE Policy 2.2.6 and 2.2.7, which
promote quality neighborhoods and infill development, because the project is located
within walking distance to nearby employers as well as retail uses and other services of
the Marigold Shopping Center; and Circulation Element policies 3.1.7 Transit Service
Access, 4.1.1 Bicycle Use, and 5.1.2 Sidewalks and Paths, because SLO Transit Routes 1
and 3 provide service to the project site area and because the project would provide
improvements to bicyclist and pedestrian facilities in the project area.
4. The design of the project is consistent with the Community Design standards of the Airport
Area Specific Plan and incorporates articulation, massing, and a mix of color/finish
materials that are compatible with the neighborhood and complementary to other
development within the immediate vicinity.
5. The project design is consistent with the Community Design Guidelines by providing a
variety of architectural treatments that add visual interest and articulation to the building
design that complements the design and scale of the existing structures in the
surrounding neighborhood (CDG, Chapter 5.4).
6. The project is consistent with the Zoning Regulations for Mixed-Use Projects (Section
17.08.072), since the proposed building design complies with design and performance
standards for mixed-use development and is consistent with all property development
standards for the Commercial Retail (C-R) zone.
Section 2. Environmental Review. An Initial Study (IS) was prepared in accordance with
the California Environmental Quality Act (CEQA) to evaluate the potential environmental effects
of the Airport Area Specific Plan Amendment, General Plan Amendment, Conversion Impact
Report, rezone, and conceptual mixed-used project. A Mitigated Negative Declaration (MND) was
adopted by the City Council on February 5, 2019. The proposed mixed-used project is consistent
with the conceptual mixed-used project evaluated in the adopted MND because the MND reviewed
17,500 square feet of commercial space and 249 residential units. The MND also evaluated the
development of 19 three-story buildings, laid out in a conceptual site plan similar to the site plan
submitted with this application. All mitigation measures from the MND would be applied to this
project. No further CEQA analysis is required.
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MITIGATION MEASURES
Air Quality Mitigation
Mitigation Measure AQ-l(a). The applicant shall define and incorporate into project design the
following emissions reduction measures to ensure daily ozone precursor emissions would not
exceed the SLOAPCD 25 lbs/day threshold:
• Use low-VOC architectural coatings for both interior and exterior surfaces on all
buildings.
• Use water-based or low-VOC cleaning products.
• Provide and require the use of battery powered or electric landscape maintenance
equipment for new development.
In addition, to comply with SLOAPCD guidelines for operational em1ss10ns mitigation, the
applicant shall define and incorporate into project design at least four of the following standard
emission reduction measures from the SLOAPCD CEQA Air Quality Handbook (Table 3-5):
• Provide a pedestrian friendly and interconnected streetscape with good access to/from
the development for pedestrians, bicyclists, and transit users to make alternative
transportation more convenient, comfortable, and safe.
• Provide shade over 50% of parking spaces to reduce evaporative emissions from
parked vehicles.
• Incorporate traffic calming modification into project roads to reduce vehicle speeds
and increase pedestrian and bicycle usage and safety.
• Work with SLOCOG to create, improve, or expand a nearby 'Park and Ride' lot with
car parking and bike lockers in proportion to the size of the project.
• Implement on-site circulation design elements in parking lots to reduce vehicle
queuing and improve the pedestrian environment.
• Provide employee lockers and showers to promote bicycle and pedestrian use. One
shower and 5 lockers for every 25 employees is recommended.
• Exceed Cal Green standards by 25% for providing on-site bicycle parking: both short
term racks and long-term lockers, or a locked room with standard racks and access
limited to bicyclists only.
• Provide improved public transit amenities (covered transit turnouts, direct
pedestrian access, bicycle racks, covered bench, smart signage, route information
displays, lighting, etc.)
• Provide bicycle-share program for development.
• Provide neighborhood electric vehicles/car-share program for the development.
• Provide dedicated parking for carpools, vanpools, and/or high-efficiency vehicles to
meet or exceed Cal Green Tier 2.
• Provide vanpool, shuttle, mini bus service (alternative fueled preferred).
• Provide child care facility on site.
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• Implement programs to reduce employee vehicle miles traveled (e.g. incentives, SLO
Regional Rideshare trip reduction program, vanpools, onsite employee housing,
alternative schedules (e.g. 9-80s, 4-1 Os, telecommuting, satellite work sites etc.).
• Provide a lunchtime shuttle to reduce single occupant vehicle trips and/or coordinate
regular food truck visits.
• Provide free-access telework terminals and/or wi-fi access in multi-family projects.
• Meet or exceed Cal Green Tier 2 standards for providing EV charging infrastructure.
• Install 1 or more level 2 or better EV charging stations.
• Meet or exceed Cal Green Tier 2 standards for building energy efficiency.
• Design roof trusses to handle dead weight loads of standard solar-heated water and
photovoltaic panels.
Mitigation Measure AQ-l(b). The applicant shall implement the following dust control
measures so as to reduce PM10 emissions in accordance with SLOAPCD requirements.
• Reduce the amount of the disturbed area where possible;
• Water trucks or sprinkler systems shall be used during construction in sufficient
quantities to prevent airborne dust from leaving the site. Increased watering
frequency shall be required whenever wind speeds exceed 15 mph. Reclaimed (non-
potable) water shall be used whenever possible;
• All dirt stock pile areas shall be sprayed daily as needed;
• Permanent dust control measures identified in the approved project revegetation and
landscape plans shall be implemented as soon as possible following completion of
any soil disturbing activities;
• Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading shall be sown with a fast germinating , non-invasive grass
seed and watered until vegetation is established;
• All disturbed soil areas not subject to revegetation shall be stabilized using approved
chemical soil binders, jute netting, or other methods approved in advance by the
SLOAPCD;
• All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as
possible after grading unless seeding or soil binders are used;
• Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved
surface at the construction site;
• All trucks hauling dirt, sand, soil, or other loose materials are to be covered or shall
maintain at least two feet of freeboard (minimum vertical distance between top of
load and top of trailer) in accordance with California Vehicle Code Section 23114;
• Install wheel washers where vehicles enter and exit unpaved roads onto streets, or
wash off trucks and equipment leaving the site;
• Sweep streets at the end of each day if visible soil material is carried onto adjacent
paved roads. Water sweepers with reclaimed water shall be used where feasible;
Mitigation Measure AQ-l(c). The following standard air quality mitigation measures shall be
implemented during construction activities at the project site:
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• Maintain all construction equipment in proper tune according to manufacturer's
specifications;
• Fuel all off-road and portable diesel-powered equipment with ARB certified motor
vehicle diesel fuel (non-taxed version suitable for use off-road);
• Use diesel construction equipment meeting ARB's Tier 2 certified engines or cleaner
off- road heavy-duty diesel engines, and comply with the State Off-Road Regulation;
• Use on-road heavy-duty trucks that meet the ARB's 2007 or cleaner certification
standard for on-road heavy-duty diesel engines, and comply with the State On-Road
Regulation;
• Construction or trucking companies with fleets that do not have engines in their fleet
that meet the engine standards identified in the above two measures (e.g. captive or
NOx exempt area fleets) may be eligible by proving alternative compliance;
• All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs
shall be posted in the designated queuing areas and or job sites to remind drivers and
operators of the 5-minute idling limit;
• Diesel idling within 1,000 feet of sensitive receptors is not permitted;
• Staging and queuing areas shall not be located within 1,000 feet of sensitive
receptors;
• Electrify equipment when feasible;
• Substitute gasoline-powered in place of diesel-powered equipment, where feasible;
and
• Use alternatively fueled construction equipment on-site where feasible, such as
compressed natural gas, liquefied natural gas, propane or biodiesel.
AQ-1, AQ-2, and AQ-3 Monitoring Program: The Community Development Department shall
verify compliance prior to issuance of grading or construction permits. The contractor or builder
shall designate a person or persons to monitor fugitive dust emissions as necessary during
construction to minimize dust complaints, reduce visible emissions below 20 percent opacity, and
to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when
work may not be in progress. The name and telephone number of such persons shall be provided
to the SLOAPCD Compliance Division prior to the start of any grading, earthwork or demolition.
The Community Development Department shall site inspect to ensure construction activities are
completed in accordance with approved plans, and development is in accordance with approved
plans prior to occupancy clearance. Community Development staff shall verify installation of
operational emissions reduction measures in accordance with approved building plans.
Biological Resources Mitigation
Mitigation Measure BIO-l(a). Prior to the start of vegetation management activities on the project
site, or prior to the start of any construction activity within potential off-site improvement areas,
the developer shall ensure an approved biologist conducts surveys for special status plant species
throughout suitable habitat. Surveys shall be conducted when plants with potential to occur are in
a phenological stage conducive to positive identification (i.e., usually during the blooming period
for the species), a qualified biologist shall conduct surveys for special status plant species
throughout suitable habitat within all potential vegetation management areas. Reference sites must
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be visited prior to botanical surveys to confirm target species are detectable. Valid
botanical surveys will be considered current for up to five years; if construction has not
commenced within five years of the most recent survey, botanical surveys must be repeated.
Mitigation Measure BIO-l(b). If special status plant species are discovered within the project site
or potential off-site improvement areas, an approved biologist shall flag and fence these locations
before construction activities start to avoid impacts. During vegetation management activities, any
special status plants identified during the survey must be flagged for avoidance.
Mitigation Measure BIO-l(c). If avoidance is not feasible; all impacts shall be mitigated at a
minimum ratio of 2:1 (number of acres or individuals restored to number of acres or individuals
impacted) for each species as a component of habitat restoration. A qualified biologist shall prepare
and submit a restoration plan to the City for approval. The approved Plan shall be implemented by
the applicant with the City verifying that the success criteria have been met. The restoration plan
shall include, at a minimum, the following components:
• Description of the project/impact site (i.e., location, responsible parties, areas to
be impacted by habitat type);
• Goal(s) of the compensatory mitigation project [type(s) and area(s) of habitat to
be established, restored, enhanced, and/or preserved; specific functions and
values of habitat type(s) to be established, restored, enhanced, and/or preserved];
• Description of the proposed compensatory mitigation site (location and size,
ownership status, existing functions and values);
• Implementation plan for the compensatory mitigation site (rationale for expecting
implementation success, responsible parties, schedule, site preparation, planting
plan [including species to be used, container sizes, seeding rates, etc.]);
• Maintenance activities during the monitoring period, including weed removal and
irrigation as appropriate (activities, responsible parties, schedule);
• Monitoring plan for the compensatory mitigation site, including no less than
quarterly monitoring for the first year, along with performance standards, target
functions and values, target acreages to be established, restored, enhanced, and/or
preserved, and annual monitoring reports to be submitted to the City for a
minimum of five years at which time the applicant shall demonstrate that
performance standards/success criteria have been met;
• Success criteria based on the goals and measurable objectives; said criteria to be,
at a minimum, at least 80% survival of container plants and 30% relative cover by
vegetation type;
• An adaptive management program and remedial measures to address any
shortcomings in meeting success criteria;
• Notification of completion of compensatory mitigation and agency confirmation;
and
• Contingency measures (initiating procedures, alternative locations for
contingency compensatory mitigation, funding mechanism).
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Mitigation Measure BI0-2(a). The following Best Management Practices (BMPs) shall be
implemented for project construction activities within the work area.
• No pets or firearms shall be allowed at the project site during construction activities.
• All trash that may attract predators must be properly contained and removed from the
work site. All such debris and waste shall be picked up daily and properly disposed of
at an appropriate site.
• All refueling, maintenance, and staging of equipment and vehicles shall occur at least
50 feet from defined edges of riparian and wetland vegetation, and Acacia Creek and
Orcutt Creek, and in a location where a spill would not drain toward aquatic habitat.
A plan must be in place for prompt and effective response to any accidental spills
prior to the onset of work activities. All workers shall be informed of the appropriate
measures to take should an accidental spill occur.
• Pallets or secondary containment areas for chemicals, drums, or bagged materials
shall be provided. Should material spills occur, materials and/or contaminants shall be
cleaned from the project site and recycled or disposed of to the satisfaction of the
Regional Water Quality Control Board.
• Prior to construction activities within 30 feet of potentially jurisdictional features,
including Acacia Creek and Orcutt Creek, the drainage features shall be fenced with
orange construction fencing and signed to prohibit entry of construction equipment
and personnel unless authorized by the City. Fencing should be located a minimum of
30 feet from the edge of the riparian canopy or top of bank and shall be maintained
throughout the construction period for each phase of development. Once all phases of
construction in this area are complete, the fencing may be removed.
• Erosion control and landscaping specifications allow only natural-fiber,
biodegradable meshes and coir rolls, to prevent impacts to the environment and to
fish and terrestrial wildlife.
• All vehicles and equipment shall be in good working condition and free of leaks.
• Construction work shall be restricted to daylight hours (7:00 AM to 7:00 PM) to
avoid impacts to nocturnal and crepuscular (dawn and dusk activity period) species.
• Concrete truck and tool washout shall be limited to locations designated by a
qualified biologist or a Qualified Storm-water Practitioner such that no runoff will
reach Acacia Creek or Orcutt Creek.
• All open trenches shall be constructed with appropriate exit ramps to allow species
that accidentally fall into a trench to escape. Trenches will remain open for the
shortest period necessary to complete required work.
• No water will be impounded in a manner to attract sensitive species.
Mitigation Measure BI0-2(b). Prior to the initiation of construction activities (including staging
and mobilization), all personnel associated with project construction shall attend a Worker
Environmental Awareness Program (WEAP) training. The training shall be conducted by a
qualified biologist, to aid workers in recognizing special status resources that may occur in the
project area. The specifics of this program shall include identification of the sensitive species and
habitats, a description of the regulatory status and general ecological characteristics of sensitive
resources, and review of the limits of construction and avoidance measures required to reduce
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impacts to biological resources within the work area. A fact sheet conveying this information shall
also be prepared for distribution to all contractors, their employers, and other personnel involved
with construction of the project. All employees shall sign a form provided by the trainer
documenting they have attended the training.
Mitigation Measure BI0-2(c). The following shall be implemented to avoid and minimize
potential impacts to California Red-legged Frog.
• A pre-construction survey of the proposed disturbance footprint (within the project
site or potential off-site improvement areas) for California red-legged frog shall be
conducted by a qualified biologist within 48 hours prior to the start of project
construction to confirm this species is not present in the work area.
• In the event the pre-construction survey identifies the presence of individuals of
CRLF, or if individuals of these species are encountered during construction, then the
applicant shall stop work and comply with all relevant requirements of the Federal
Endangered Species Act prior to resuming project activities.
• Only City- and USFWS-approved biologists shall participate in activities associated
with the capture, handling, and monitoring of CRLF.
• If activities occur between November 1 and April 30, the qualified biologist shall
conduct a pre-activity clearance sweep prior to start of project activities on the
morning following any rain events of 0.1 inch or greater.
Mitigation Measure BI0-2(d). A qualified biologist shall conduct a pre-construction survey
within 48 hours of initial ground disturbing activities associated with any off-site improvements,
including modifications to the existing crossing over Acacia Creek or the development of a new
crossing over Orcutt Creek. The survey area shall include any proposed disturbance area(s) and all
proposed ingress/egress routes. If any of these species are found and individuals may be injured
or killed by work activities, the biologist shall be allowed sufficient time to move them from the
project site before work activities begin. The biologist(s) shall relocate any coast range newts, two-
striped garter snakes, and/or western pond turtles the shortest distance possible to a location that
contains suitable habitat that is not likely to be affected by activities associated with the project.
Mitigation Measure BI0-2(e). The applicant shall implement the following to avoid and minimize
potential impacts to steelhead.
• Construction associated with the widening of the existing crossing over Acacia
Creek shall be restricted to periods of dry weather from April 16 through October
31, and shall not be conducted within 48 hours after a rain event of 0.25 inch or
greater, or until an approved biologist confirms there is no longer a chance for
flowing water to enter the work area.
• Widening of the existing crossing shall follow the design standards developed by
the City of San Luis Obispo and shall be developed in a manner that does not
impede wildlife movement.
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Mitigation Measure BI0-2(f). The following actions shall be undertaken to avoid and minimize
potential impacts to nesting birds:
• For construction activities occurring during the nesting season (generally February 1
to September 15), surveys for nesting birds covered by the California Fish and Game
Code and the Migratory Bird Treaty Act no more than 14 days prior to vegetation
removal. The surveys shall include the disturbance area plus a 500-foot buffer around
the site. If active nests are located during the pre-construction survey or during
construction, all construction work shall be conducted outside a buffer zone from the
nest to be determined by the qualified biologist. The buffer shall be a minimum of 50
feet from the nest tree for non-raptor bird species and at least 300 feet from the nest
tree for raptor species. Larger buffers may be required depending upon the status of
the nest and the construction activities occurring in the vicinity of the nest. The buffer
area(s) shall be closed to all construction personnel and equipment until the adults
and young are no longer reliant on the nest site. A qualified biologist shall confirm
that breeding/nesting is completed and young have fledged the nest prior to removal
of the buffer.
• To account for most nesting birds, removal of vegetation within suitable nesting bird
habitats should be scheduled to occur in the fall and winter (between September 16
and January 31), and after the young have fledged.
• If a suspected American bald eagle nest is discovered during the pre-construction
survey, then the applicant shall consult with the City, USFWS, and CDFW regarding
appropriate nest buffers and nest monitoring. If a nest is discovered with construction
underway, a no- activity buffer a minimum of 660 feet from the nest must be
implemented, or as otherwise directed by CDFW and USFWS, until appropriate
authorizations are obtained. Any subsequent buffer adjustments shall be made in
consultation with the City, CDFW and USFWS and shall rely on monitoring
observations and activity at the site. Additional avoidance measures for special status
bird nests such as American bald eagle nests are often required, and would be
developed in consultation with the City, CDFW and USFWS.
• The Worker Environmental Awareness Program (Mitigation Measure BIO-2[b]) shall
provide good housekeeping practices of equipment and materials that discourage
nests being established within the construction area.
Mitigation Measure BI0-2(g). The following actions shall be undertaken to avoid and minimize
potential impacts to roosting bats:
• Prior to issuance of grading permits, a qualified biologist shall conduct a survey of
existing structures within the project site to determine if roosting bats are present. The
survey shall be conducted during the non-breeding season (November through
March). The biologist shall have access to all interior attics, as needed. If a colony of
bats is found roosting in any structure, further surveys shall be conducted sufficient to
determine the species present and the type of roost (day, night, maternity, etc.) If the
bats are not part of an active maternity colony, passive exclusion measures may be
implemented, in close coordination with CDFW. These exclusion measures must
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include one-way valves that allow bats to exit the structure but are designed so that
the bats may not re-enter the structure.
• If a bat colony is excluded from the project site, appropriate alternate bat habitat as
determined by a qualified biologist shall be installed on the project site or at an
approved location offsite.
• Prior to removal of any trees, a survey shall be conducted by a qualified biologist to
determine if any of the trees proposed for removal or trimming harbor sensitive bat
species or maternal bat colonies. If a non-maternal roost is found, the qualified
biologist, in close coordination with CDFW shall install one-way valves or other
appropriate passive relocation method. For each occupied roost removed, one bat box
or alternate roost structure shall be installed in similar habitat and should have similar
cavity or crevices properties to those which are removed, including access,
ventilation, dimensions, height above ground, and thermal conditions. Maternal bat
colonies may not be disturbed.
BIO-l(a) to BI0-2(g) Monitoring Program: The Environmental Monitor shall monitor
environmental compliance of the construction activities throughout the construction period or as
stipulated in the species- or resource-specific mitigation measure and provide monitoring reports
to the City.
Mitigation Measure BIO-3. Temporary impact areas shall be restored at a one to one (1:1) ratio
(one acre of restoration for each acre of impact) to offset temporary losses in wetland, stream, or
riparian function. Permanent impacts on jurisdictional areas shall be offset through creation,
restoration, and/or enhancement of in-kind habitats at a minimum ratio of 2:1. Permitting agencies
(CDFW, USACE, RWQCB) may require a higher mitigation ratio associated with applicable
permits. Furthermore, non-native invasive plants in temporarily-disturbed areas within riparian
and wetland habitats and within City's 35-foot creek setback from Orcutt Creek and Acacia Creek
shall be removed, and such areas shall be revegetated using native plants. Any restoration efforts
shall include an invasive plant removal element.
A Mitigation and Monitoring Plan is required to outline the approach that will be taken for
restoration and habitat creation or enhancement. Once approved, the applicant will be responsible
for Plan implementation, and the City will verify success of the Plan. The Plan shall be prepared
by a qualified restoration ecologist. The plan shall include, but not be limited to the following
components:
• Description of the project/impact site,
• Goal(s) of the compensatory mitigation,
• Description of the proposed compensatory mitigation-site,
• Implementation plan for the compensatory mitigation-site ,
• Maintenance activities during the monitoring period,
• Monitoring plan for the compensatory mitigation-site,
• Success criteria and performance standards,
• Reporting requirements, and
• Contingency measures and funding mechanisms.
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BIO-3 Monitoring Plan: The Environmental Monitor shall monitor environmental compliance of
the construction activities throughout the construction period or as stipulated in the Mitigation and
Monitoring Plan and provide monitoring reports to the City.
Cultural Resources Mitigation
Mitigation Measure CR-2(a). In accordance with the City's Conservation and Open Space
Policies 3.5.6 and 3.5.7, a qualified principal investigator, defined as an archaeologist who meets
the Secretary of the Interior's Standards for professional archaeology (hereafter qualified
archaeologist), shall be retained to carry out all mitigation measures related to archaeological
resources.
Monitoring shall involve inspection of subsurface construction disturbance in the immediate
vicinity of known sites, or at locations that may harbor buried resources that were not identified
on the site surface. A Native American monitor shall also be present because the area is a
culturally-sensitive location. The monitor(s) shall be on-site on a full-time basis during
earthmoving activities, including grading, trenching, vegetation removal, or other excavation
activities.
Mitigation Measure CR-2(b). If cultural resources are encountered during ground-disturbing
activities, work in the immediate area must halt and an archaeologist meeting the Secretary of the
Interior's Professional Qualifications Standards for archaeology (NPS 1983) shall be contacted
immediately to evaluate the find. If the discovery proves to be significant under CEQA, additional
work such as data recovery excavation and Native American consultation may be warranted to
mitigate any significant impacts.
Mitigation Measure CR-2(c). If cultural resources are encountered during ground-disturbing
activities, an extended phase I (XPI) testing program, utilizing standard shovel test pits and/or hand
auguring at arbitrary levels, shall be conducted in the vicinity of the encounter. If the XPI program
identifies subsurface deposits, a Phase II evaluation program shall be prepared to determine
whether development would significantly impact identified resources.
If the Phase II evaluation program identifies identified resources as significant, a Phase III data
recovery program shall be prepared and implemented. The purpose of the Phase III data recovery
program is to recover, analyze, interpret, report, curate, and preserve archaeological data that
would otherwise be destroyed.
The testing and evaluation programs shall be prepared by a qualified archaeologist, and shall be
submitted for review and approval by the City. The qualified archaeologist shall monitor
compliance with testing and evaluation program requirements during implementation of the testing
and evaluation programs.
CR-2(a, band c) Monitoring Plan: The City shall confirm the qualifications of and approve the
applicant's choice of a qualified archaeologist. The City shall inspect the site periodically during
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grading and demolition to ensure compliance with this measure. The City shall review construction
plans and periodically inspect project construction to ensure compliance with these measures.
Mitigation Measure CR-3(a). Prior to the commencement of ground disturbing activities under
the project that are greater than six feet in depth, a qualified professional paleontologist shall be
retained to conduct paleontological monitoring during project ground disturbing activities. The
Qualified Paleontologist (Principal Paleontologist) shall have at least a Master's Degree or
equivalent work experience in paleontology, shall have knowledge of the local paleontology, and
shall be familiar with paleontological procedures and techniques.
Ground disturbing construction activities (including grading, trenching, drilling with an auger
greater than 3 feet in diameter, and other excavation) within previously undisturbed sediments at
depths greater than six feet shall be monitored on a full-time basis. Monitoring shall be supervised
by the Qualified Paleontologist and shall be conducted by a qualified paleontological monitor, who
is defined as an individual who meets the minimum qualifications per standards set forth by the
SVP (2010), which includes a B.S. or B.A. degree in geology or paleontology with one year of
monitoring experience and knowledge of collection and salvage of paleontological resources.
The duration and timing of the monitoring shall be determined by the Qualified Paleontologist. If
the Qualified Paleontologist determines that full-time monitoring is no longer warranted, he or she
may recommend reducing monitoring to periodic spot-checking or cease entirely. Monitoring
would be reinstated if any new ground disturbances are required and reduction or suspension
would need to be reconsidered by the Qualified Paleontologist. Ground-disturbing activity that
does not exceed six feet in depth within Quaternary alluvium would not require paleontological
monitoring.
Mitigation Measure CR-3(b). In the event that a paleontological resource is discovered, the
monitor shall have the authority to temporarily divert the construction equipment around the find
until it is assessed for scientific significance and collected. Once salvaged, significant fossils shall
be identified to the lowest possible taxonomic level, prepared to a curation-ready condition, and
curated in a scientific institution with a permanent paleontological collection along with all
pertinent field notes, photos, data, and maps. Curation fees are assessed by the repository, and are
the responsibility of the project owner.
Mitigation Measure CR-3(c). At the conclusion of laboratory work and museum curation, a final
report shall be prepared describing the results of the paleontological mitigation monitoring efforts
associated with the project. The report shall include a summary of the field and laboratory methods,
an overview of the project geology and paleontology, a list of taxa recovered (if any), an analysis
of fossils recovered (if any) and their scientific significance, and recommendations. The report
shall be submitted to the lead agency(s) for the project. If the monitoring efforts produced fossils,
then a copy of the report shall also be submitted to the designated museum repository.
CR-3 (a, b, and c) Monitoring Plan. Prior to initial ground disturbance, the City shall confirm
the qualifications of and approve the applicant's choice of the qualified paleontologist. The City
shall inspect the site periodically during grading and demolition to ensure compliance with this
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measure. The City shall review construction plans and periodically inspect project construction to
ensure compliance with these measures. The City shall review and approval the Final
Paleontological Monitoring Report.
Geology and Soils Mitigation
Mitigation Measure GEO-1. A geotechnical study shall be prepared for the project site prior to
site development. This report shall include an analysis of the liquefaction potential of the
underlying materials according to the most current liquefaction analysis procedures. If the site is
confirmed to be in an area prone to seismically-induced liquefaction, appropriate techniques to
minimize liquefaction potential shall be prescribed and implemented. In addition to a liquefaction
analysis, the Geotechnical Study shall include an evaluation of the potential for soil settlement and
soil expansion beneath the project site. All on-site structures shall comply with applicable methods
of State and Local Building Codes.
Future development of the site shall incorporate all applicable engineering requirements and
recommendations as presented in the Geotechnical Study. Suitable measures to reduce
liquefaction, settlement, and soil expansion impacts may include one or more of the following
techniques , as determined by a registered geotechnical engineer:
• Specialized design of foundations by a structural engineer;
• Removal or treatment of liquefiable soils to reduce the potential for liquefaction;
• In-situ densification of soils or other alterations to the ground characteristics; or
• Other alterations to the ground characteristics.
• Excavation and re-compaction of on-site or imported soils;
• Treatment of existing soils by mixing a chemical grout into the soils prior to re-
compaction; or
• Foundation design that can accommodate certain amounts of differential settlement
such as post tensional slab and/or ribbed foundations designed in accordance with the
California Building Code.
GEO-1 Monitoring Plan. The Community Development Department shall verify compliance
prior to issuance of grading permits. The Community Development Department shall site inspect
to ensure development is in accordance with approved plans prior to occupancy clearance.
Community Development staff shall verify installation in accordance with approved building
plans.
Hydrology and Water Quality Mitigation
Mitigation Measure HYD-1. The applicant shall prepare the conditional letter of map revision
(CLOMR) application and obtain an official letter of map revision (LOMR) from FEMA.
HYD-1 Monitoring Plan. The City will confirm that FEMA has approved the CLOMR prior to
issuance of a grading permit, and LOMR prior to issuance of a building permit.
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Noise Mitigation
Mitigation Measure N-1. Within 150 feet, the project site developer shall implement the
following measures, or similar combination of measures, which demonstrate that interior
residential noise levels in residences exposed to Tank Farm Road would be reduced to the City's
45 dBA CNEL interior noise standard. Furthermore, as shown conceptually, final building design
and location of buildings shall collectively provide an effective attenuation shield from Tank Farm
road noise for active outdoor areas within the development with the intent to achieve 60 dBA
CNEL or less at a distance of 250 feet from the centerline of Tank Farm Road. Interior noise
reduction shall be achieved through a combination of standard interior noise reduction techniques,
which may include (but are not limited to):
• In order for windows and doors to remain closed, mechanical ventilation such as air
conditioning shall be provided for all units exposed to Tank Farm Road (passive
ventilation may be provided, if mechanical ventilation is not necessary to achieve
interior noise standards, as demonstrated by a qualified acoustical consultant).
• All exterior walls shall be constructed with a minimum STC rating of 50.
• All windows and glass doors shall be rated STC 39 or higher such that the noise
reduction provided will satisfy the interior noise standard of 45 dBA CNEL.
• An acoustical test report of all the sound-rated windows and doors shall be provided
to the City for review by a qualified acoustical consultant to ensure that the selected
windows and doors in combination with wall assemblies would reduce interior noise
levels sufficiently to meet the City's interior noise standard.
• All vent ducts connecting interior spaces to the exterior (i.e., bathroom exhaust, etc.)
shall have at least two 90 degree turns in the duct.
• All windows and doors exposed to Tank Farm Road shall be installed in an
acoustically- effective manner. Sliding window panels shall form an air-tight seal
when in the closed position and the window frames shall be caulked to the wall
opening around the perimeter with a non-hardening caulking compound to prevent
sound infiltration. Exterior doors shall seal air-tight around the full perimeter when in
the closed position.
• The applicant shall submit a report to the Community Development Department by a
qualified acoustical consultant certifying that the specific interior noise reduction
techniques included in residential, hotel, and office components of the project would
achieve interior noise levels that would not exceed 45 dBA CNEL.
N-1 Monitoring Plan. The Community Development Department shall verify compliance prior
to approval of the building plans and shall verify installation in accordance with approved building
plans.
Mitigation Measure N-2(a). For all construction activity at the project site that exceeds 60 dBA
at the property line with the existing residence to the southeast, the following noise attenuation
techniques shall be employed to ensure that noise levels are maintained within levels allowed by
the City of San Luis Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such
techniques shall include:
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• Sound blankets on noise-generating equipment.
• Stationary construction equipment that generates noise levels above 60 dBA at the
project boundaries shall be shielded with barriers that meet a sound transmission class
(a rating of how well noise barriers attenuate sound) of 25.
• All diesel equipment shall be operated with closed engine doors and shall be
equipped with factory-recommended mufflers.
• For stationary equipment, the applicant shall designate equipment areas with
appropriate acoustic shielding on building and grading plans. Equipment and
shielding shall be installed prior to construction and remain in the designated location
throughout construction activities.
• Electrical power shall be used to power air compressors and similar power tools.
• The movement of construction-related vehicles, with the exception of passenger
vehicles, along roadways adjacent to sensitive receptors shall be limited to the hours
between 7:00 AM and 7:00 PM, Monday through Saturday. No movement of heavy
equipment shall occur on Sundays or official holidays (e.g., Thanksgiving, Labor
Day).
• As needed, temporary sound barriers shall be constructed between the construction
site and the single-family residence to the southeast.
Mitigation Measure N-2(b). The contractor shall inform the property owner of the single-family
residence to the southeast of the project site of proposed construction timelines and noise
complaint procedures to minimize potential annoyance related to construction noise. Proof of
mailing the notice shall be provided to the Community Development Department before the City
issues a zoning clearance. Signs shall be in place before beginning of and throughout grading and
construction activities. Noise-related complaints shall be directed to the City's Community
Development Department.
Plan Requirements and Timing. Construction plans shall note construction hours, truck routes,
and construction Best Management Practices (BMPs) and shall be submitted to the City for
approval prior to grading and building permit issuance for each project phase. BMPs shall be
identified and described for submittal to the City for review and approval prior to building or
grading permit issuance. BMPs shall be adhered to for the duration of the project. The applicant
shall provide and post signs stating these restrictions at construction site entries. Signs shall be
posted prior to commencement of construction and maintained throughout construction. Schedule
and neighboring property owner notification mailing list shall be submitted 10 days prior to
initiation of any earth movement. The Community Development department shall confirm that
construction noise reduction measures are incorporated in plans prior to approval of
grading/building permit issuance.
All construction workers shall be briefed at a pre-construction meeting on construction hour
limitations and how, why, and where BMP measures are to be implemented. A workday
schedule will be adhered to for the duration of construction for all phases.
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N-2(a and b) Monitoring Plan. City staff shall ensure compliance throughout all construction
phases. Building inspectors and permit compliance staff shall periodically inspect the site for
compliance with activity schedules and respond to complaints.
Transportation and Traffic Mitigation
Mitigation Measure T-1. The project applicant shall pay fair share costs for required intersection
improvements to address the project's identified queueing impact at the Broad Street/Tank Farm
Road intersection. Required intersection improvements include:
• Broad Street/Tank Farm Road: Re-stripe the existing cross-sectional width to provide
a second southbound left tum lane.
Alternatively, the identified queueing impact at the Broad Street/Tank Farm Road intersection
would be eliminated if the applicant provides a vehicular connection to the adjacent site to the east,
which would allow use of the traffic signal way at Industrial Way.
T-1 Monitoring Plan. The City shall verify payment of fair share costs (or inclusion of a vehicular
connection to the adjacent site to the east on project site plans) upon acceptance by the City of
final design plans.
Mitigation Measure T-2. The project applicant shall pay fair share costs for required intersection
and segment improvements to address the project's contribution to identified cumulative
intersection and segment level of service and queueing impacts. Required intersection
improvements include:
• Tank Farm Road/South Higuera Street: Install a second southbound left tum lane.
• Tank Farm Road/Santa Fe Road: Install a multi-lane roundabout.
• Broad Street/Industrial Way: Convert the east and west approaches from split phasing
to permissive phasing and restripe both approaches to provide dedicated left tum
lanes and shared through/right tum lanes.
• Broad Street/Tank Farm Road: Add a second southbound left tum lane, add a
dedicated northbound right tum lane, convert the westbound right tum lane to a
shared through/right lane, and establish time-of-day timing plans.
Required segment improvements include:
• Tank Farm Road from Old Windmill Lane to Santa Fe Road: Roadway widening.
T-2 Monitoring Plan. The City shall verify payment of fair share costs upon acceptance by the
City of final design plans and in accordance with the timing of improvements.
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Utilities and Service Systems Mitigation
Mitigation Measure UT-1. Prior to issuance of grading permits, the applicant shall define and
incorporate into the project design an Inflow and Infiltration reduction strategy consistent with the
City's Wastewater Infrastructure Renewal Strategy. Prior to issuance of a certificate of occupancy,
the developer shall be required to implement, and demonstrate off-site sewer rehabilitation that
results in quantifiable inflow and infiltration reduction in the City's wastewater collection system
in sub-basin Al, A2, A3, A4, B.2 or B.3 in an amount equal to offset the project's wastewater flow
increase. This may be satisfied by one of the following:
• Sufficient reductions in wastewater flow within sub-basins Al, A2, A3, A4, B.2 or
B.3, commensurate with the additional wastewater flow contributed by the project, to
be achieved by the verified replacement of compromised private sewer laterals, or
public sewer mains, either by the developer, or any property owner located within
said basins; or
• Participation in a sewer lateral replacement program, or similar inflow and infiltration
reduction program to be developed by City if program is in place prior to issuance of
certificate of occupancy; or any other off-site sewer rehabilitation proposed by the
developer and approved by the Utilities Director, which will achieve a reduction in
wastewater flow commensurate with the additional wastewater flow contributed by
the project. The final selection of the inflow and infiltration reduction project will be
approved by the Utilities Director.
UT-1 Monitoring Plan. The Community Development Department shall verify compliance prior
to issuance of grading permits.
Mitigation Measure UT-2. Prior to issuance of grading permits, the applicant shall define and
incorporate into the project design water reduction measures consistent with the City's Recycled
Water Master Plan. Prior to issuance of a certificate of occupancy, the developer shall be required
to implement, and demonstrate water offsets that result in quantifiable water demand reductions
in the City's potable water distribution system with an amount equal to offset the project's water
flow increase. This may be satisfied by one of the following:
• Sufficient reductions in potable water demands, commensurate with the additional
water demands contributed by the project, to be achieved by verified conversions of
existing irrigation system from potable water to recycled water systems located
within the City's potable water distribution system;
• Participation in the construction of new mains for the recycled water transmission
system; or construction of any other recycled water main proposed by the developer
and approved by the Utilities Director, which will achieve a reduction in potable
water demands commensurate with the additional water demands contributed by the
project.
UT-2 Monitoring Plan. The Community Development Department shall verify compliance prior
to issuance of grading permits.
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Section 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission does hereby grant
final approval of the architectural review application ARCH-0755-2019 for a mixed-use
development project located at 650 Tank Farm Road, subject to the following conditions:
Planning Division – Community Development Department
1. Final project design and construction drawings submitted for a building permit shall be
in substantial compliance with the project plans approved by the ARC. A separate, full-
size sheet shall be included in working drawings submitted for a building permit that
lists all conditions of project approvals listed as sheet number 2.
2. Reference shall be made in the margin of listed items as to where in plans requirements
are addressed. Any change to approved design, colors, materials, landscaping, or other
conditions of approval must be approved by the Director or Architectural Review
Commission, as deemed appropriate.
3. Plans submitted for a building permit shall call out the colors and materials of all
proposed building surfaces and other improvements. Colors and materials shall be
consistent with the color and material board submitted with Architectural Review
application.
4. The locations of all lighting, including bollard style landscaping or path/parking
lighting, shall be included ·in plans submitted for a building permit. All wall-mounted
lighting fixtures shall be clearly called out on building elevations included as part of
working drawings. Any wall mounted lighting installed above the first floor on the
exterior elevations shall be minimal and consider its impact on the surrounding
neighborhood. All wall-mounted lighting shall complement building architecture,
subject to the approval of the Community Development Director. The lighting schedule
for the building shall include a graphic representation of the proposed lighting fixtures
and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded
to ensure that light is directed downward consistent with the requirements of the City's
Night Sky Preservation standards contained in Chapter 17.70.100 of the Zoning
Regulations.
5. Plans submitted for a building permit shall include window details indicating the type
of materials for the window frames and mullions, their dimensions, and colors. Plans
shall include the materials and dimensions of all lintels, sills, surrounds recesses and
other related window features. Plans shall demonstrate the use of high-quality materials
for the windows that reflect the architectural style of the project and are compatible
with the neighborhood character, to the approval of the Community Development
Director.
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6. Plans submitted for a building permit shall include balcony railing details indicating
the type of materials, picket details, dimensions and colors. Plans shall demonstrate the
use of high-quality materials for the railings that reflect the architectural style of the
project and are compatible with the neighborhood character, to the approval of the
Community Development Director.
7. Plans submitted for a building permit shall include all trim, awning and trellis details
indicating the type of materials, dimensions and colors. Plans shall demonstrate the use
of high-quality materials that reflect the architectural style of the project and are
compatible with the neighborhood character, to the approval of the Community
Development Director.
8. Mechanical and electrical equipment shall be located internally. With submittal of
working drawings, the applicant shall include sectional views of the building, which
clearly show the sizes of any proposed condensers and other mechanical equipment. If
any condensers or other mechanical equipment is to be placed on the roof, plans
submitted for a building permit shall confirm that parapets and other roof features will
adequately screen them. A line-of-sight diagram may be required to confirm that
proposed screening will be adequate. This condition applies to initial construction and
later improvements.
9. A final landscaping plan, including all irrigation details, shall be submitted to the
Community Development Department along with working drawings. The legend for
the landscaping plan shall include the sizes and species of all groundcovers, shrubs,
and trees with corresponding symbols for each plant material showing their specific
locations on plans.
10. The applicant shall provide a final landscaping plan that includes the following:
a. 24-inch box size replacement trees,
b. 36-inch box size replacement trees for focal point trees,
c. Olive trees shall be Swan Hill fruitless variety, and
d. To the extent feasible trees, along the boundary of Damon Garcia and the
eastern edge of the Lazy Acres RV storage area be retained.
11. The location of any required backflow preventer and double-check assembly shall be
shown on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed.
Where possible, as determined by the Utilities Director, equipment shall be located
inside the building within 20 feet of the front property line. Where this is not possible,
as determined by the Utilities Director, the back-flow preventer and double-check
assembly shall be located in the street yard and screened using a combination of paint
color, landscaping and, if deemed appropriate by the Community Development
Director, a low wall. The size and configuration of such equipment shall be subject to
review and approval by the Utilities and Community Development Directors.
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12. The location of any required transformer shall be shown on the site plans submitted for
a building permit and shall be notched into the building or screened to the satisfaction
of the Community Development Director.
13. The project shall comply with conditions outlined in City Council Resolution No.
10980 (2019 Series), including:
a. The 13 remaining tenants of the Hidden Hills Mobilodge Mobile Home Park
shall be given right of first refusal for the affordable housing units, and should
any of these former tenants not be qualified for the affordable housing units,
they shall be given right of first refusal for the first available non-restricted
housing units.
b. The applicant shall provide relocation assistance to the thirteen resident tenants
who are currently renting mobile homes on the project site, as and to the extent
specified in Chapter 5.45, Section 5.45.080.B.4. of the San Luis Obispo
Municipal Code, which provides as follows: "The expense of assuming tenancy
in comparable housing. Assistance with these expenses shall be available to
resident tenants. The amount of such payment shall be based upon consideration
of (a) moving costs; (b) first month's rent, last month's rent, and security deposit
at the replacement housing; and (c) for lower, very low, and extremely low
income residents, the differential between the rental rate at the mobile home
park being converted and the replacement housing during the first year of
relocation." For the original four resident tenants, such relocation assistance
shall be provided to each tenant until the project is complete or units are
available within the project, whichever is later, but not to exceed three years
from the date of termination of tenancy for each of the four tenants. The
Community Development Director shall determine whether the housing
accommodation is "comparable housing" considering such factors as
availability, number of bedrooms and bathrooms, condition, location and
amenities.
14. Plans submitted for building permit shall include revised Site Plan and Floor Plans that
provide long-term bicycle storage for upper second and third floor units on a ground
level location rather than in-unit. Floor Plans for ground level units shall clearly
demonstrate adequate in-unit space for bicycle storage.
15. Plans submitted for building permit shall include design details for the pedestrian path
between the project and Damon Garcia Sports Fields to the satisfaction of the Public
Works and the Parks and Recreation Departments.
16. Prior to issuance of a building permit, the applicant shall record an agreement, in a form
subject to the approval of the City Attorney, ensuring that the project includes 39 deed
restricted affordable housing units: 13 very low, 6 low and 20 moderate income
households. The affordable housing units shall be constructed at the same time, or
before, the market units are constructed.
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Engineering Division – Public Works/Community Development
17. The development project plans shall be consistent with the tentative map and any
subsequent conditions of approval related to Vesting Tentative Parcel Map SLO 19-
0109 (SBDV-0261-2020).
18. The public improvements related to this development shall be approved or substantially
approved to the satisfaction of the Public Works and Community Development
Departments prior to building permit issuance for the development project.
19. Final roadway alignment shall be consistent with the AASP, Bike Plan, and City
Engineering Standards except where the applicant has requested and been granted a
formal design exception.
20. The project shall include the installation of public street lighting and all associated
facilities including but not limited to conduits, sidewalk vaults, fusing, wiring and
luminaires along all public streets and intersections per City Engineering Standards.
21. A separate improvement plan application, review fee, and inspection fee will be
required in accordance with the Engineering fee schedule in effect at the time of plan
submittal. The plans and supporting documents shall be in accordance with the codes
and standards in effect at the time of application.
22. A separate demolition permit will be required for the removal of the existing non-
exempt structures.
23. The building plan submittal shall include a complete topographic survey and/or existing
site development plans showing all existing structures, site improvements, utilities,
water wells, and trees. The plan shall clarify the limits of the demolitions and
improvements to remain. The plan shall show and note the proposed disposition of the
several water wells and appurtenances.
24. The building plan submittal shall include a complete tree summary show the diameter
and species of trees. The plan shall clarify the trees to remain and the trees to be
removed. Trees to remain may require a tree preservation plan per City Engineering
Standards.
25. Invasive plant species shall be removed or eradicated along and within the respective
Acacia and Orcutt Creek corridors to the satisfaction of the Planning Division and
Natural Resources Manager and consistent with the restoration plans submitted for
agency permitting.
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26. Agency permits required for any work within the creek corridors shall be secured prior
to commencing with any demolitions, grading, and construction within the
jurisdictional areas. Any jurisdictional permits from the Army Corp, Fish and Wildlife,
or Regional Water Quality Control Board required for the drainage, site improvements,
street and road improvements shall be issued prior to plan approval and/or commencing
with work within the respective waterways. Permit conditions shall be reflected on the
approved plans and/or development submittal supporting documents.
27. A SWPPP and Waste Discharger Identification Number (WDID) shall be issued and
referenced on the grading, erosion control, and stormwater control plan sheets prior to
permit issuance.
28. The limits of demolitions, culvert removal, rubble removal, and creek
cleaning/restoration in the area of the existing Acacia Creek crossing shall be approved
to the satisfaction of the City Biologist and Natural Resources Manager.
29. The limits of improvements within the creek corridors required for the Tank Farm Road
widening shall be approved by the Public Works Director in collaboration with the City
Biologist and Natural Resources Manager. Additional silt and debris removal may be
required within the culverts and at their downstream outlets.
30. The development plans, building plans, and public improvement plans shall show and
note compliance with the City’s Drainage Design Manual, Floodplain Management
Regulations, and Post Construction Stormwater Regulations (PCRs).
31. The project plans and reports shall show that the new structures will be located outside
of the Special Flood Hazard Area (SFHA) or shall be constructed with finish floors at
least 1’ above the Base Flood Elevation(s). A Conditional Letter of Map Revision
(CLOMR) shall be processed and approved prior to grading or placement of fill within
the SFHA. The final Letter of Map Revision (LOMR) shall be processed within 6
months of the completion of grading and shall be finally approved prior to building
permit issuance
32. The drainage report and flood zone analysis shall include the limits and depth of
flooding along Orcutt Creek where located outside of the FEMA mapped SFHA.
33. This project site shall include the private and public improvements related to this
common plan for evaluation of the Post Construction Requirements (PCRs).
Temporary treatment facilities may be proposed for any minor off-site access
roadways.
34. An Operation and Maintenance Manual will be required with the building permit
application submittal. A separate Private Stormwater Conveyance Agreement shall be
recorded prior to approvals.
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35. Unless specifically approved by the Public Works Department all stormwater control
measures (SCMs) shall be located on private property and shall be maintained by the
property owner, a Property Owner Association, or Homeowner Association.
36. Access controls for the proposed new bridge across Acacia Creek shall be approved to
the satisfaction of the Fire Department and shall be in accordance with City
Engineering Standards. An offsite easement or license agreement may be required from
the property owner at 600 Tank Farm to construct the westerly bridge abutment.
37. Unless a phased construction plan is approved by the Community Development
Department, all access roads, required secondary access, fire department access, and
any required fire hydrant installations shall be completed prior to commencing with
combustible construction.
38. The access roadway and signalized intersection improvements located at the Tank Farm
Road-Mind Body intersection shall be completed prior to final inspection approvals
and occupancy unless an alternative access is approved to the satisfaction of the Public
Works and Community Development Departments.
39. The access road(s) shall comply with City Standards and guidelines, ADA standards,
and the California Building Code.
40. The developer shall exhaust reasonable efforts to complete the final design and
construction of the off-site access roadway to the ultimate plan to limit the amount of
throw away improvements. Phased, partial, or temporary improvements may be
considered and shall be approved to the satisfaction of the Public Works and
Community Development Departments. Temporary improvements may include water
quality treatment Best Management Practices (BMPs).
41. An offsite easement or license agreement may be required from the property owner at
660 Tank Farm/3985 Broad to construct the secondary access roadway and signalized
intersection improvements.
42. Offers of dedication will be required for the Tank Farm Road widening and for the
completion of the Tank Farm Road-Mind Body intersection improvements.
43. Street naming of the private streets and site addressing shall be established through the
building permit process in accordance with City guidelines.
44. The Tank Farm Road improvements shall conform to any existing built-out
improvements or shall provide for a reasonable transition to the existing unimproved
sections to the satisfaction of the Public Works Department.
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45. With respect to any off-site improvements, prior to the approval of the development
improvement plans or the filing of the Parcel Map, the developer/subdivider shall
either:
a. Clearly demonstrate their right to construct the improvements by showing
access to, title or interest in the property in a form acceptable to the City
Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts
to acquire interest to the subject property and request that the City assist in
acquiring the property required for the construction of such improvements and
exercise its power of eminent domain in accordance with Government Code
Section 66462 .5 to do so, if necessary. Subdivider shall also enter into an
agreement with the City to pay all costs of such acquisition including, but not
limited to, all costs associated with condemnation. Said agreement shall be in a
form acceptable to the City Engineer and the City Attorney. If condemnation
proceedings are required, the subdivider shall submit, in a form acceptable to
the City Engineer, the following documents regarding the property to be
acquired:
i. Property legal description and sketch stamped and signed by a Licensed
Land Surveyor or Civil Engineer authorized to practice land surveying
in the State of California.
ii. Preliminary title report including chain of title and litigation guarantee;
iii. Appraisal of the property by a City approved appraiser. In the course of
obtaining such appraisal, the property owner(s) must be given an
opportunity to accompany the appraiser during any inspection of the
property or acknowledge in writing that they knowingly waived the
right to do so;
iv. Copies of all written correspondence with off-site property owners
including purchase summary of formal offers and counter offers to
purchase at the appraised price.
v. Prior to submittal of the aforementioned documents for City Engineer
approval, the Subdivider shall deposit with the City all or a portion of
the anticipated costs, as determined by the City Attorney, of the
condemnation proceedings. The City does not and cannot guarantee that
the necessary property rights can be acquired or will, in fact, be
acquired. All necessary procedures of law would apply and would have
to be followed.
46. The development plans shall include all final line-of-sight analysis at applicable
intersections to the satisfaction of the Public Works Department. Fence heights and
plantings in the areas of control shall be reviewed in conjunction with the analysis. A
separate recorded declaration, covenant, agreement or Notice of Requirements for
private property owner maintenance of sight lines may be required.
47. The parking and site development shall show and note compliance with the City’s
Parking and Driveway Standards, Community Design Guidelines, and the AASP.
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48. Mailbox unit (MBUs) shall be provided on-site to the satisfaction of the Postal Service
and the City Planning Division. The number and location shall consider access,
convenience, and circulation requirements.
49. Private site lighting shall be provided per City Engineering Standards. Unless otherwise
waived or approved for deferral by the City, the secondary access roadway/bikeway to
the signal at Tank Farm Road shall include street/pathway lighting per City
Engineering Standards and the City's Bike Plan.
50. The development/improvement plan submittal shall include a complete construction
phasing plan in accordance with the conditions of approval, City codes, and standards.
A truck circulation plan and construction management and staging plan shall be
included with the improvement plan submittal. General truck routes shall be submitted
for review and acceptance by the City. The engineer of record shall provide a summary
of the extent of cut and fill with estimates on the yards of import and export material.
The summary shall include rough grading, utility trench construction, road
construction, AC paving, concrete delivery, and vertical construction loading estimates
on the existing public roadways. The developer shall either; 1) complete roadway
deflection testing before and after construction to the satisfaction of the City Engineer
and shall complete repairs to the pre-construction condition, or 2) shall pay a roadway
maintenance fee in accordance with City Engineering Standards and guidelines, or 3)
shall propose a pavement repair/replacement program to the satisfaction of the City
Engineer.
51. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall
be served to each proposed lot to the satisfaction of the Public Works Department and
serving utility companies. All public and private sewer mains shall be shown on the
development/improvement plans and shall be constructed per the City’s adopted codes
and City Engineering Standards unless a waiver or alternate standard is otherwise
approved by the City. The plans shall clearly delineate and distinguish the difference
between public and private improvements.
52. All new wire utilities shall be placed underground. The underground placement shall
be completed without a net increase in utility poles located within the public right-of-
way unless specifically approved to the satisfaction of the Public Works and
Community Development Departments.
53. The existing overhead wire services and service poles that are located on this parcel
shall be removed or services placed underground within the limits and standards of the
supplying utility companies.
54. City recycled water or another non-potable water source, shall be used for construction
water (dust control, soil compaction, etc.). An annual Construction Water Permit is
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available from the City’s Utilities Department for the use of recycled water. Recycled
water is readily available near the intersection of Tank Farm Road and Orcutt Road.
Transportation Division - Public Works Department
55. Transportation Impact Fees. Prior to issuance of building permits, the project shall
pay all required transportation impact fees, including participation in the Citywide
Transportation Impact Fee Program and the County’s Highway 227 Impact Fee
Program.
56. Transportation Fair Share Mitigation Fees. Prior to issuance of building permits,
the project shall contribute fair share mitigation fees towards the following future
transportation improvements:
a. Broad Street/Tank Farm Road intersection: Restripe the intersection to provide
a second southbound left-turn lane, add a dedicated northbound right-turn lane,
convert the westbound right-turn lane to a shared through/right lane, and
establish time of day signal timing plans (satisfied through payment of Citywide
Transportation Impact Fees)
b. S. Higuera Street/Tank Farm Road intersection: Install a second southbound
left-turn lane and westbound bike box (satisfied through payment of Citywide
Transportation Impact Fees)
c. Tank Farm Road/Santa Fe Road intersection: Install a multi-lane roundabout
(satisfied through payment of Citywide Transportation Impact Fees)
d. Tank Farm Road: Widen roadway between Old Windmill Lane and Santa Fe
Road consistent with the ultimate roadway section identified in the Airport Area
Specific Plan, including four travel lanes, a center median/turn lane, bike lanes,
a landscaped parkway, and off-street Class I multiuse paths (satisfied through
payment of Citywide Transportation Impact Fees)
e. Broad Street/Industrial Way intersection: Convert the east and west approaches
from split signal phasing to permissive signal phasing and restripe both
approaches to provide dedicated left-turn lanes and shared through/right-turn
lanes.
57. Site Access. Prior to issuance of occupancy permits, vehicular access to the project site
shall be provided via two points: limited access via a single right-in/right-out driveway
with a dedicated westbound right-turn pocket along Tank Farm Road, and full access
via a new northbound leg of the signalized Tank Farm Road/Mindbody intersection.
58. Tank Farm/Mindbody Intersection. To accommodate access at the Tank
Farm/Mindbody intersection, various intersection improvements and traffic signal
modifications shall be completed to the satisfaction of the Public Works Director.
Required traffic signal improvements at the Tank Farm/Mind Body include
modifications to signal poles, signal heads, cables, pedestrian signals and push buttons,
controller programing, cabinet equipment, video detection, battery backups and all
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other necessary equipment for the traffic signal to function in its intended purpose per
Caltrans and City of San Luis Obispo Standard Specifications. Intersection
improvements include installation of a dedicated eastbound left turn pocket (with
concrete median), a westbound right-turn pocket, ADA curb ramps on the northern
corners, pedestrian and bicycle crossing treatments at the north leg of the intersection,
and construction of the new on-site roadway serving as the north leg of the intersection.
59. If the Tank Farm/Mindbody intersection and traffic signal improvements and new
north-south access road within the 660 Tank Farm site are constructed by others prior
to development of the 650 Tank Farm project, the project applicant shall be responsible
for a fair share contribution towards 50 percent of these costs via a private
reimbursement agreement or other mechanism to the satisfaction of the Community
Development Director.
60. Tank Farm Road Frontage Improvements. Prior to issuance of occupancy permits,
the project shall reconstruct the Tank Farm Road site frontage to current City
Engineering Standards. Frontage improvements shall include widening the northern
side of Tank Farm Road to a cross section that substantially conforms with the ultimate
section identified in the Airport Area Specific Plan to the satisfaction of the Public
Works Director. Frontage improvements shall include widening to provide a
continuous second westbound auto lane, installation of curb and gutter, a landscaped
parkway at the back of curb, sidewalk-level Class IV bike lane, pedestrian sidewalk
and driveway/intersection transitions. Roadway widening at the western boundary of
the site frontage shall be designed to accommodate geometric transitions to a future
roundabout planned at the Tank Farm/Santa Fe intersection. Depending on timing of
related frontage improvements with development of the adjacent properties at 650 Tank
Farm Road and 600 Tank Farm Road, interim roadway striping and geometric
transitions may be approved to the satisfaction of the Public Works Director.
61. If the new north-south access road within the 660 Tank Farm site is required to be
constructed first as part of the 650 Tank Farm project, the roadway must be constructed
in a permanent manner (i.e. concrete curb & gutter, width for turn pockets, ADA curb
ramps, final pavement section, etc.) within the functional area of the Tank
Farm/Mindbody intersection. An ADA-compliant pedestrian connection shall be
provided along this access road to connect the Tank Farm Road sidewalk to the 650
Tank Farm on-site pedestrian system.
62. All on-site parking located along the site access driveway from Tank Farm Road shall
be set back a minimum of 40 feet from Tank Farm Road, measured from the back of
sidewalk.
63. All landscaping, entry signage/monuments or other vertical features exceeding 36
inches in height shall be located clear of applicable sight distance triangles at site access
driveways/intersections per City Engineering Standards.
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64. On-site paths intended for bicycle use shall be designed per City Engineering
Standards.
65. Unless otherwise approved by the Public Works Department, short-term bicycle
parking shall consist of “peak” style racks and be located as close to building entrances
as practicable.
66. Plans submitted for a building permit shall clearly depict the bicycle rack proposed,
location and dimensions of all short and long-term bicycle parking. Sufficient detail
shall be provided about the placement and design of bike racks and bicycle rooms to
demonstrate compliance with relevant Engineering Standards and Community Design
Guidelines, to the satisfaction of the Public Works and Community Development
Directors.
Utilities Department
67. The proposed utility infrastructure shall comply with the latest engineering design
standards effective at the time the building permit is obtained and shall have reasonable
alignments needed for maintenance of public infrastructure along public roads.
68. Due to shallow groundwater in this area, heat fused HDPE sewer lateral(s) shall be
installed per the engineering design standards and connected into the existing sewer
main.
69. If commercial uses in the project include food preparation, provisions for grease
interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s)
shall be provided with the design. These types of facilities shall also provide an area to
wash floor mats, equipment, and trash cans. The wash area shall be drained to the
sanitary sewer, and an environmental compliance permit shall be filed prior to issuance
of occupancy permit.
70. The project’s commercial and residential uses shall be metered separately. All
residential units are to be individually metered with a private meter after the City’s
master public service meter per MC 16.20.020. Privately owned sub-meters may be
provided for residential apartments upon approval of the Utilities Director.
71. Building permit submittal shall clarify size of existing and proposed water services and
water meters for the project.
72. Water service meter(s) shall be adequately sized to serve the project’s proposed units.
Residential units shall be separately metered from the non-residential/commercial
units, and service lines shall not cross parcel boundaries per MC 13.04.120
73. The project shall extend the existing 12” public water main within Tank Farm Road
approximately 200 feet to the western property boundary with 12” pipe.
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74. The project shall install an 8” recycled water main within Tank Farm Road
approximately 575 feet along the southern property line boundary for future connection
to Broad Street.
75. Recycled water or another non-potable water source shall be used for major
construction activities, such as grading and dust control as required under Prohibited
Water Uses; Chapter 17.07.070.C of the City’s Municipal Code. Recycled water is
available through the City’s Construction Water Permit program.
76. Projects having landscape areas greater than 500 square feet shall provide a Maximum
Applied Water Allowance calculation.
77. Projects generating more than two cubic yards of total waste shall comply with AB
1826, and local waste management ordinance to reduce greenhouse gas emissions.
78. Commercial and residential refuse services shall be separate unless a letter of
agreement between the tenants and a Conditional Exception Application from the
City’s Development Standards for Solid Waste Services are provided to the City with
the building permit submittal.
79. The project will be required to provide a plan for the disposal, storage, and collection
of solid waste material for both the residential and commercial components of the
project prior to issuance of building permits. The development of the plan shall be
coordinated with San Luis Garbage Company. The plan must be submitted for approval
by the City's Solid Waste Coordinator.
80. Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company
and refuse bins shall be sized to provide a reasonable level of service. Separate refuse
bins shall be accommodated within the site for the three (3) waste streams, trash,
recycling, and organics.
81. Driveways and access routes to all refuse receptacles shall be designed to accommodate
the size and weight of the garbage trucks; a written confirmation from the San Luis
Garbage Company shall be included in the building permit plans for the proposed
project.
Indemnification
82. The applicant shall defend, indemnify, and hold harmless the City and/or its agents,
officers, and employees from any claim, action, or proceeding against the City and/or
its agents, officers, or employees to attack, set aside, void, or annul the approval by the
City of this project, and all actions relating thereto, including but not limited to
environmental review (“Indemnified Claims”). The City shall promptly notify the
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applicant of any Indemnified Claim upon being presented with the Indemnified Claim,
and City shall fully cooperate in the defense against an Indemnified Claim.
On motion by __________________, seconded by ________________, and on the following roll
call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this day of October 14, 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
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650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA10439-02-LP188 SEPTEMBER 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 1 48 DU(1) 3-BED 1.5 1.5 DUTOTAL 196.5 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 2Item 2Packet Page 47Packet Page 47
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA20439-02-LP1920 FEBRUARY 20201” = 20’-0” (24X36 SHEET)01020 4002040 801” = 40’-0” (12X18 SHEET)EXISTING CONDITIONSATTACHMENT 2Item 2Packet Page 48Packet Page 48
TYPE1TYPE1TYPE2TYPE1TYPE1TYPE1TYPE1TYPE2TYPE1TYPE1TYPE1TYPE1TYPE1TYPE1650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA30439-02-LP188 SEPTEMBER 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 2Item 2Packet Page 49Packet Page 49
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-USEPLANNING COMMISION PACKAGEA40439-02-LP188 SEPTEMBER 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 2Item 2Packet Page 50Packet Page 50
BUILDING A - ELEVATIONS- 2-BED TOWNHOMES650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA50439-02-LP188 SEPTEMBER 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 2Item 2Packet Page 51Packet Page 51
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-USEPLANNING COMMISION PACKAGEA60439-02-LP188 SEPTEMBER 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 2Item 2Packet Page 52Packet Page 52
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA70439-02-LP188 SEPTEMBER 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 2Item 2Packet Page 53Packet Page 53
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-USEPLANNING COMMISION PACKAGEA80439-02-LP188 SEPTEMBER 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 2Item 2Packet Page 54Packet Page 54
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA90439-02-LP188 SEPTEMBER 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 2Item 2Packet Page 55Packet Page 55
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-USEPLANNING COMMISION PACKAGEA100439-02-LP188 SEPTEMBER 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 2Item 2Packet Page 56Packet Page 56
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA110439-02-LP188 SEPTEMBER 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 2Item 2Packet Page 57Packet Page 57
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-USEPLANNING COMMISION PACKAGEA120439-02-LP188 SEPTEMBER 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 2Item 2Packet Page 58Packet Page 58
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA130439-02-LP188 SEPTEMBER 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 2Item 2Packet Page 59Packet Page 59
130 SFELECT11311 SFFIRE RISER11863 SFACC.RESTROOM12962 SFACC.RESTROOM12862 SFACC.RESTROOM12796 SFELECTRICAL020130 SFWOMENS130130 SFMENS131306 SFSTORAGE109361 SFBIKESTORAGE111291 SFLEASINGOFFICE025962 SFASSEMBLY108608 SFGYM124435 SFCENTRALHALL13289 SFWARMINGAREA13412 SFOUTDOORSHOWERS136MAILBOXES650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA140439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING G - CLUBHOUSE FLOOR PLANGROUND FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)1ATTACHMENT 2Item 2Packet Page 60Packet Page 60
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA150439-02-LP188 SEPTEMBER 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 2Item 2Packet Page 61Packet Page 61
COMMERCIAL LEASESPACECOMMERCIAL LOBBYCOMMERCIAL LEASESPACEELEVATOR115'-2"48'-0"99' - 3"45' - 2"FIRE RISER ROOM650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA160439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING H - COMMERCIAL FLOOR PLAN - GROUND FLOORGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1ATTACHMENT 2Item 2Packet Page 62Packet Page 62
COMMERCIAL LEASESPACELOBBYELEVATORCOMMERCIAL LEASESPACE650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA170439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING H - COMMERCIAL FLOOR PLAN - SECOND FLOORSECOND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1ATTACHMENT 2Item 2Packet Page 63Packet Page 63
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA180439-02-LP188 SEPTEMBER 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 2Item 2Packet Page 64Packet Page 64
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA190439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16SITE SECTIONSATTACHMENT 2Item 2Packet Page 65Packet Page 65
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA200439-02-LP188 SEPTEMBER 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 2Item 2Packet Page 66Packet Page 66
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA210439-02-LP188 SEPTEMBER 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 2Item 2Packet Page 67Packet Page 67
PROPOSED 6'CONCRETEPEDESTRIAN PATH650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEC220439-02-LP1920 FEBRUARY 20201” = 40’-0” (24X36 SHEET)02040 800 40 80 1601” = 80’-0” (12X18 SHEET)CIVIL SITE PLANATTACHMENT 2Item 2Packet Page 68Packet Page 68
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEC230439-02-LP1920 FEBRUARY 2020PRELIMINARY GRADING PLAN1” = 40’-0” (24X36 SHEET)02040 800 40 80 1601” = 80’-0” (12X18 SHEET)ATTACHMENT 2Item 2Packet Page 69Packet Page 69
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEC240439-02-LP1920 FEBRUARY 2020PRELIMINARY STORMWATER PLAN1” = 40’-0” (24X36 SHEET)02040 800 40 80 1601” = 80’-0” (12X18 SHEET)ATTACHMENT 2Item 2Packet Page 70Packet Page 70
TYPE 1 BIKE RACK (2) 5-BIKE 10 SPACESTYPE 2 BIKE RACK (5) 3-BIKE 15 SPACES25 TOTAL BIKE SPACES650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEL250439-02-LP1920 FEBRUARY 20201” = 20’-0” (24X36 SHEET)01020 4002040 801” = 40’-0” (12X18 SHEET)LANDSCAPE SITE PLANPROPOSED CARPORTN.T.S.1ATTACHMENT 2Item 2Packet Page 71Packet Page 71
A WEATHER SENSING, 'SMART CONTROLLER' WILL BE USED TOMONITOR THE IRRIGATION WATER AND MANAGE DAILY WATERCONSUMPTION TO THE MINIMUM REQUIREMENTS FOR EACHHYDROZONE.ALL TREE, SHRUB, AND GROUNDCOVER AREAS WILL BE IRRIGATEDON SEPARATE HYDROZONES, SO THAT ONCE ESTABLISHED, WATERCAN BE REGULATED IN A MORE EFFICIENT MANNER.ALL PLANTING WILL RECEIVE DRIP OR BUBBLER IRRIGATION.ALL ABOVE GROUND UTILITIES WILL BE SCREENED WITHVEGETATION.I CERTIFY THAT THIS PLANT PALETTE COUPLED WITH THE IRRIGATIONSYSTEM DESCRIBED ABOVE WILL MEET OR EXCEED THE STATEMODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO).xJAKE MINNICKLANDSCAPE ARCHITECT | CA LICENSE NUMBER #6426IRRIGATION & PLANTING DESIGN CRITERIAAS WILL BE IRRIGATEDE ESTABLISHED, WATERANNER.ER IRRIGATION.ENED WITHWITH THE IRRIGATIONCEED THE STATENANCE(MWELO).26TERUB, AND GROUNDCOVER AREAE HYDROZONES, SO THAT ONCEULATED IN A MORE EFFICIENT MAG WILL RECEIVE DRIP OR BUBBLEGROUNDUTILITIES WILL BE SCREE.AT THIS PLANT PALETTE COUPLEDCRIBED ABOVE WILL MEET OR EXCER EFFICIENT LANDSCAPE ORDINCHITECT| CA LICENSE NUMBER #642ALL TREE, SHRON SEPARATCAN BE REGUALL PLANTINGALLABOVEGVEGETATIONICERTIFY THASYSTEM DESCMODEL WATExxJJAKE MINNICKLANDSCAPE ARWILL BE USED TOAGEDAILYWATERENTS FOR EACHSIGN CRITERIA'SMART CONTROLLER' WTIONWATERANDMANE MINIMUM REQUIREMEPLANTING DESSENSING,EIRRIGATON TO THE.ION & A WEATHER SMONITORTHCONSUMPTIOHYDROZONEIRRIGATMAXIMUM APPLIED WATER ALLOWANCE (MAWA):ESTIMATED TOTAL WATER USE (ETWU):SHADE STUDYEXISTING MATURE EUCALYPTUSSTAND TO REMAIN, TYP.EXISTING MATURE EUCALYPTUSSTAND TO REMAIN, TYP.TANK FARM ROADTANK FARM ROADSUMMER AT 9:00AMSUMMER AT 3:00PMTHIS STUDY ANALYZES THE APPROXIMATESHADE PATTERN CAST DURING THE SUMMERAT 9:00AM AND 3:00PM TO SHOW THEAVERAGE SHADING OF THE PARKING LOTAND DRIVE AISLES. ALL EXISTING ANDPROPOSED CONDITIONS WEREINCORPORATED INTO THIS STUDY FORACCURACY. THE RESULTS SHOW THAT ANAVERAGE OF 50% OF THE PARKING LOTAND DRIVE AISLES WILL BE SHADEDTHROUGHOUT THE DAY.650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEL260439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16WATER CALCULATIONS AND SHADE STUDYATTACHMENT 2Item 2Packet Page 72Packet Page 72
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-USEPLANNING COMMISION PACKAGEL270439-02-LP1920 FEBRUARY 20201” = 20’-0” (24X36 SHEET)01020 4002040 801” = 40’-0” (12X18 SHEET)TREE PLANATTACHMENT 2Item 2Packet Page 73Packet Page 73
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-USEPLANNING COMMISION PACKAGEL280439-02-LP188 SEPTEMBER 20201/2” = 1’-0” (24X36 SHEET)012 4TRASH ENCLOSUREATTACHMENT 2Item 2Packet Page 74Packet Page 74
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dExistingEasementConnection to Damon-GarciaSports FieldsSesloc670 Tank FarmNeighboring DevelopmentBroad StreetMindBodyPEDESTRIAN AND BIKE CIRCULATIONPEDESTRIAN CIRCULATIONPROPOSED ROAD650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEL290439-02-LP188 SEPTEMBER 2020PROPOSED CIRCULATION PLANATTACHMENT 2Item 2Packet Page 75Packet Page 75
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DBUILDING E19 UNITSBUILDING C121 UNITSBUILDING D20 UNITSBUILDING C221 UNITSS6S6S6S6S6S6S1S1S1S1S6S4S6S3B@16'S1S1S1S1S1S1S6 S6S5@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'LEGENDLED PARKING POLE LIGHTLED BOLLARDLED POST TOPLED WALL LIGHT650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEE300439-02-LP188 SEPTEMBER 20201” = 50’ (24X36 SHEET)0 25 50 100SITE LIGHTING PHOTOMETRIC PLANATTACHMENT 2Item 2Packet Page 76Packet Page 76
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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-USEPLANNING COMMISION PACKAGEE310439-02-LP188 SEPTEMBER 20201” = 50’ (24X36 SHEET)0 25 50 100SITE LIGTING PLANATTACHMENT 2Item 2Packet Page 77Packet Page 77
TREE COMMITTEE
Minutes
CALL TO ORDER
l\fonday,Augustl0,2020
Special l\feeting of the Tree Committee
A Special Meeting of the San Luis Obispo Tree Committee was called to order on Monday, August
10, 2020 at 5:30 p.m. via teleconference by Chair Alan Bate.
ROLL CALL
Present: Committee Members Scott Loosley, Elizabeth Lucas, Allen Root (5:35pm),
Vice Chair Jane Worthy, Chair Alan Bate
Absent: Committee Members Sean O'Brien and Rodney Thurman
Staff: Ron Combs, City Arborist; Kyle Bell, Associate Planner; Rachel Cohen,
Associate Planner; and Megan Wilbanks, Deputy City Clerk
APPROVAL OF MINUTES
1.Consideration of the Tree Committee Meeting Minutes of May 20, 2020.
ACTION: UPON MOTION OF COMMITTEE MEMBER LOOSLEY, SECONDED BY
COMMITTEE MEMBER LUCAS CARRIED 4-0-3 (Committee Members O'Brien, Root,
and Thurman absent) the Tree Committee approved the Minutes of May 20, 2020.
BUSINESS ITEMS
2.New Business:
a.Review of four tree removals and replanting plan of 12 trees as part of a mixed-use project
located at 1144 Chorro Street consisting of approximately 30,000 square feet of
commercial/office space and 50 residential dwelling units, within the Downtown Historic
District.
Associate Planner, Kyle Bell, provided a presentation and responded to Committee
mqumes.
Applicant representative, Mark Rawson with Copeland Properties, provided a presentation
and responded to Committee inquiries.
Minutes -Tree Committee Special Meeting of August 10, 2020 Page 1
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Public Comment:
None
End ofPublic Comment--
ACTION: UPON MOTION OF COMMITTEE MEMBER LOOSLEY, SECONDED BY
COMMITTEE MEMBER ROOT CARRIED 5-0-2 (Committee Members O'Brien and
Thurman absent) to recommend that the City Council approve the requested tree removal
with the following recommendations:
Use large deciduous trees along the street.
Allow forlarger cutouts in the sidewalk to accommodate both the existing and new trees.•
The contractor should utilize engineered structural soil.
The recommended size of the trees along the street is a 36-inch box.
The applicant should consider planting a variety other than jacaranda along Marsh.
Street and consider using a deciduous tree like Red Oak or Ginko Biloba.
Develop a Tree Protection Plan with the City Arborist.
Irrigation should be available for existing trees during construction and set up for the
new trees.
Balcony trees should not be considered part of the 1: 1 ratio forreplacing removed trees
along the street.
b.Review of a proposed tree removal of 206 onsite trees and replanting plan of 314 trees as
part of a mixed-use project located at 650 Tank Farm Road that includes 249 residential
units and 17,500 square feet of commercial space.
Associate Planner, Rachel Cohen, provided a presentation and responded to Committee
mqumes.
Applicant representative, Jake Minnick with RRM Design Group, provided a presentation
and responded to Committee inquiries.
Public Comment:
None
End ofPublic Comment--
ACTION: UPON MOTION OF COMMITTEE MEMBER LOOSLEY, SECONDED BY
COMMITTEE MEMBER LUCAS CARRIED 4-1-0 (Chair Bate recused due to a conflict
of interest) to recommend that the Planning Commission approve the requested tree
removal with the following recommendations:
Replacement trees should be placed in a minimum of24-inch box with focal point trees
planted in 36-inch boxes
Any Olive varieties planted on the site should be Swan Hill fruitless olive
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Trees on the boundary that can be retained should be reassessed at the time of
demolition. Consider retaining the mature trees along the boundary of the Damon
Garcia Soccer Field and the eastern edge of the Lazy Acres RV storage area
3.Old Business: 150 Chorro St. (Black walnut tree)
City Arborist Combs provided a presentation and responded to Committee inquiries.
COMMENT & DISCUSSION
4.Arborists Report:
a.Urban Forest Services staffing update
Steve Williams transferred to the Street Department. Mike Johnson is also planning to
leave the department. Due to COVID-19, it has been extremely difficult tobackfill those
positions. City Arborist Combs is considering retirement in December 2020.
b.San Luis Obispo Commemorative Grove update
Currently not accepting any more applications.
c.Tree Removal application fee changed to $157 .17 to reflect the Consumer Price Index
mcrease.
ADJOURNMENT
The meeting was adjourned at 7:08 p.m. The next Special Meeting of the Tree Committee is
scheduled for Tuesday, August 25, 2020 at 5:30 p.m. via teleconference.
APPROVED BY THE TREE COMMITTEE: 08/25/2020
Minutes -Tree Committee Special Meeting of August 10, 2020 Page 3
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, August 17, 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 17, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Michael DeMartini, Micah Smith, Vice Chair Christie Withers and
Chair Allen Root
Absent: Commissioners Richard Beller and Mandi Pickens
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 August 3, 2020.
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
SMITH CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to approve the minutes
of the Architectural Review Commission meeting of August 3, 2020.
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Minutes – Architectural Review Commission Meeting of August 17, 2020 Page 2
PUBLIC HEARINGS
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.
Contract Planner Brandi Cummings presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Pam Ricci and Scott Martin with RRM Design Group, responded to
Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
DEMARTINI CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to recommend
that the Planning Commission approve the project with the following recommendations:
Vary the backside elevations of Townhome Buildings A and F (the side where garages
interface with the drive aisle) to address articulation and massing.
Suggestions include: adjusting tonality and brickwork, providing contrast, providing
materiality, applying a mix of techniques and aesthetic details, and demonstrating a higher
level of attention to provide four-sided architecture.
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.
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Scott Martin with RRM Design Group and Damien Mavis with
Covelop, responded to Commissioner inquiries.
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Minutes – Architectural Review Commission Meeting of August 17, 2020 Page 3
Public Comments:
None
End of Public Comment--
ACTION: BY CONSENSUS (COMMISSIONERS BELLER AND PICKENS ABSENT)
THE COMMISSION PROVIDED THE FOLLOWING RECOMMENDATIONS TO THE
APPLICANT:
Incorporate more open space between the parking area and the commercial building
creating a plaza for patrons of the commercial businesses.
Incorporate more recessed windows to add articulation.
Identify fencing along Acacia Creek, promote Acacia Creek to be accessible to residents
as open space.
Consider ways to engage the street along the commercial building to encourage exterior
space along Tank Farm.
Consider adding small patios that relate to the retail use.
The residential and retail buildings would benefit from a common color pallet or more
compatible architectural styles.
Incorporate a serpentine pattern to the drive aisles on the site plan.
Create an interfacing element between the wood siding and the shed roof on the residential
units.
Incorporate a pronounced rafter tail (similar to the SESLOC building) on the edges of the
buildings to tie the commercial space with the residential.
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.
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).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Bryan Ridley with Bracket Architecture, responded to Commissioner
inquiries.
Public Comments:
Karla Hodgson
End of Public Comment--
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Minutes – Architectural Review Commission Meeting of August 17, 2020 Page 4
ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY VICE CHAIR
WITHERS CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to recommend that
the Planning Commission approve the project with the following recommendations to the
applicant:
Consider improving the rhythm of the siding over the drive aisle by changing the material
pattern to A-B-A-B (wood versus Indigo) rather than A-B-B-B.
Considering incorporating planters to create a vehicle buffer around the garages and to
introduce vertical landscaping to soften the architecture along the drive aisle.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 7:35 p.m. The next rescheduled Regular Meeting of the
Architectural Review Commission is scheduled for Monday, September 14, 2020 at 5:00 p.m. via
teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 09/14/2020
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City ofSan LuisObispo, Council Agenda, City Hall, 990 Palm Street, San Luis
Obispo
Minutes
Planning Commission
Regular Meeting
Wednesday, December 12, 2018
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, December 12, 2018 at 6:00 p.m. in the Council Chamber, located at 990 Palm
Street, San Luis Obispo, California, by Chair Fowler.
ROLL CALL
Present: Commissioners Hemalata Dandekar, Robert Jorgensen, John McKenzie,
Nicholas Quincey, Michael Wulkan, Vice-Chair Charles Stevenson, and Chair
John Fowler.
Absent: None.
Staff: Community Development Deputy Xzandrea Fowler, Assistant City Attorney
Jon Ansolabehere, Associate Planner Rachel Cohen, Associate Planner Kyle
Bell, Recording Secretary Summer Aburashed.
Pledge of Allegiance
Chair Fowler led the Pledge of Allegiance.
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
Carol Myser
End of Public Comment---
1. CONSENT AGENDA – CONSIDERATION OF MINUTES
ACTION: MOTION BY COMMISSIONER DANDEKAR, SECOND BY
COMMISSIONER MCKENZIE, CARRIED 6-0-0-1 (COMMISSIONER JORGENSEN
ABSTAINING) to approve the minutes of October 10, 2018, as presented.
ACTION: MOTION BY VICE-CHAIR STEVENSON, SECOND BY
COMMISSIONER WULKAN, CARRIED 7-0-0 to approve the minutes of October 24,
2018, as presented.
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Planning Commission Meeting Minutes
December 12, 2018
Page 2 of 5
PUBLIC HEARINGS
2. Review of General Plan Amendment, amendment to the Airport Area Specific Plan
AASP), Rezone, a Mobile Home park Conversion, and a Conditional Use Permit to
allow for a mixed-use project and a 30% mixed-use parking reduction located at 650
Tank Farm Road that includes 249 residential units and 17,500 square feet of
commercial space. Case #s: GENP-1065-2017, SPEC 0398-2017, EID 1066- 2017, USE
1067- 2017; BP-SP, C/OS-SP and R-2-SP Zones; Agera Grove Investments, LLC,
applicant
Associate Planner Rachel Cohen and Contract Project Planner Rob Mullane presented the
staff report and responded to Commission inquiries.
Applicant Representatives Pam Ricci and Eric Justesen, and the Applicant Matt Wade
provided an overview of the project and responded to Commission inquiries.
Chair Fowler opened the public hearing.
Public Comments
Donna Lewis
Steve Delmartini
Steve Hopkins
Audrey Bigelow
James Lopes
Sandra Rowley
Matt Wade (Applicant)
Chair Fowler closed the public hearing
ACTION: MOTION BY COMMISSIONER MCKENZIE, SECOND BY
COMMISSIONER WULKAN, CARRIED 7-0-0 to adopt Resolution No. PC1017-2018
entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS
OBISPO RECOMMENDING THE CITY COUNCIL ADOPT THE GENERAL PLAN
AMENDMENT, SPECIFIC PLAN AMENDMENT AND REZONE, AND MOBILE
HOME PARK CONVERSION INCLUDING A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL REVIEW AS REPRESENTED IN THE
PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS DATED
DECEMBER 12, 2018 (650 TANK FARM ROAD; EID-1066-2017, SPEC-0398-2017, &
GENP-1065-2017),” with conditions as modified, and the following direction provided:
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Planning Commission Meeting Minutes
December 12, 2018
Page 3 of 5
1. Confirm access points and how circulation will work. Main access easement from the
project site across Orcutt Creek to the adjacent property to the east will need to be
verified prior to issuance of building permit.
2. Include a bicycle/pedestrian connection across Acacia Creek (via the existing bridge to
the Digital West site).
3. Provide a bicycle/pedestrian connection to the existing Damon Garcia Sports Field
pedestrian paths.
4. Provide a pedestrian friendly site plan that includes walkways outside the drive aisles,
along the creek corridors, and to adjacent uses/properties.
5. Consider where outdoor residential activities are located and how the noise is buffered
and consistent with City standards.
6. Balconies and decks of residential units near Tank Farm Road should be located on the
interior side of the building to reduce noise exposure.
7. Decks/balconies should be a minimum of six feet in depth for usability.
8. Consider providing more separation between the commercial / mixed-use buildings and
the nearest residential buildings.
9. Consider where commercial related activities (e.g. deliveries, customer visitations, etc.)
are located in relationship with the residential units on the site.
10. Use appropriate native and riparian plant species within the creek corridors
11. Provide an overall site landscape plan that does not include invasive species.
12. Incorporate more common spaces for interaction and play into the site design. This would
include outdoor spaces, including “tot lots,” as well as indoor common spaces within the
mixed-use buildings.
13. Airport Area Specific Plan be amended to require that residential be a dominate
component of a mixed use development on this site.
ACTION: MOTION BY VICE-CHAIR STEVENSON, SECOND BY COMMISSIONER
MCKENZIE, CARRIED 7-0-0 to recommend that the City Council direct the applicant to
concurrently process the requested Use Permit when they apply for Design Review.
RECESS:
The Commission recessed at 8:17 p.m. and reconvened at 8:30 p.m. with all Commissioners
present.
3. Request to establish a high occupancy residential use to provide for seven occupants
where normally limited to five at 1267 Fredericks Street. Case #: USE 1859- 2018, R-2
Zone; SLOCA LLC % Sanjay Ganpule, applicant
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December 12, 2018
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Associate Planner Kyle Bell presented the staff report and responded to Commission
inquiries.
Applicant Representative, Pamela Jardini provided an overview of the project and responded
to Commission inquiries.
Chair Fowler opened the public hearing.
Public Comments
Steven Walker
Kathie Walker
Sandra Rowley
Chair Fowler closed the public hearing
ACTION: MOTION BY COMMISSIONER MCKENZIE SECOND BY
COMMISSIONER WULKAN, CARRIED 4-0-3 (COMMISSIONER DANDEKAR, VICE-
CHAIR STEVENSON, & CHAIR FOWLER VOTING NO) to adopt Resolution No.
PC1018-2018 entitled:
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A HIGH OCCUPANCY RESIDENTIAL USE TO PROVIDE FOR SEVEN
OCCUPANTS WHERE NORMALLY LIMITED TO FIVE. THE PROJECT IS
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW AS
REPRESENTED IN THE PLANNING COMMISSION AGENDA REPORT AND
ATTACHMENTS DATED DECEMBER 12, 2018 ( 1267 FREDERICKS STREET, USE-
1859- 2018)”, as presented with the following conditions.
Remove Finding No. 1 and replace with text above “As conditioned, the use will not
adversely affect the health, safety or welfare of persons living at the site or in the vicinity
because the site is of sufficient size to support the High-Occupancy Residential Use and the
proposed use complies with performance standards of the City’s Zoning Regulations.”
Modify SECTION 3 to reference the correct application and application number USE-1859-
2018.
Modify Condition No. 2 to reinstate the annual review.
Add following language to Condition No. 4, “Prior to occupancy by more than five persons
the existing driveway shall be improved with an all-weather surface, and four all-weather
parking spaces shall be provided with alley access per the attached project plans”
COMMENT AND DISCUSSION
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Planning Commission Meeting Minutes
December 12, 2018
Page 5 of 5
4. Staff Updates & Agenda Forecast – Deputy Community Development Xzandrea Fowler
provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 10:35 p.m. The Regular Meeting of the Planning Commission
for Wednesday, December 26, 2018 has been cancelled. The next Regular Planning
Commission meeting is scheduled for Wednesday, January 9, 2019, at 6:00 p.m., in the
Council Chamber, 990 Palm Street, San Luis Obispo, California.
APPROVED BY THE PLANNING COMMISSION: XX/XX/2019
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Airport Area Specific Plan
Chapter 5 – Community Design
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.
Goal 5.11 Building Heights
Projects in the AASP should be designed 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.
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.
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.
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.
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.
§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”.
Chapter 3.1 – Commercial Project Design Guidelines
§3.1.A.2 Overall Design
Objectives
The CDG identifies that the design of commercial projects should avoid
“boxy” structures with large, flat wall planes by articulating building
forms and elevations to create interesting roof lines, building shapes,
and patterns of shade and shadow.
§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.
ATTACHMENT 6
Design Standards
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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.
§ 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.
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R 10980
RESOLUTION NO. 10980 (2019 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING THE GENERAL PLAN
AMENDMENT, AIRPORT AREA SPECIFIC PLAN AMENDMENT, AND
ASSOCIATED MOBILE HOME PARK CONVERSION TO ALLOW FOR
A MIXED-USE PROJECT INCLUDING A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL REVIEW AS REPRESENTED
IN THE CITY COUNCIL AGENDA REPORT AND ATTACHMENTS
DATED FEBRUARY 5, 2019 (650 TANK FARM ROAD; EID-1066-2017,
SPEC-0398-2017, AND GENP-1065-2017)
WHEREAS, the Planning Commission conducted a public hearing in the Council
Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on December 12,
2018, and recommended that the City Council 1) adopt the Initial Study-Mitigated Negative
Declaration; 2) approve the General Plan Amendment, Airport Area Specific Plan Amendments,
and Rezone based on the findings that the project is consistent with the General Plan and Airport
Area Specific Plan, as amended; and 3) approve the associated Mobile Home Park Conversion
Impact Report; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
on February 5, 2019 in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, for the purpose of considering a General Plan Amendment (GENP-1065-2017),
Specific Plan Amendment and Rezone (SPEC-0398-2017) and a Mobile Home Park Conversion
Impact Report for the property located at 650 Tank Farm Road to facilitate a mixed use project;
and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing.
NOW, THEREFORE, BE IT RESOLVED , by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. The City Council does hereby approve the proposed project
GENP-1065-2017 and SPEC-0398-2017) that includes a General Plan Amendment, Specific Plan
Amendment, and a Mobile Home Park Conversion based on the following findings:
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General Plan Amendment and Airport Area Specific Plan Amendment Findings:
1. The Airport Area Specific Plan (AASP) as amended is consistent with policy direction
for the area included in the General Plan, and in particular with the following General
Plan policies: Policy LUE Policy 1.5 Jobs/Housing Relationship, because the provides
additional housing opportunities at a location close to major employers and multi-
modal transportation facilities; LUE Policy 2.2.6 and 2.2.7, which promote quality
neighborhoods and infill development, because the project is located within walking
distance to MindBody Headquarters, SESLOC, other nearby employers as well as retail
uses and other services of the Marigold Shopping Center; and Circulation Element
policies 3.1.7 Transit Service Access, 4.1.1 Bicycle Use, and 5.1.2 Sidewalks and
Paths, because SLO Transit Routes 1 and 3 provide service to the project site area and
because the project would provide improvements to bicyclist and pedestrian facilities
in the project area. The AASP as amended is also consistent with all other applicable
General Plan policies, as described and analyzed in Section 5.1 of the December 12,
2018 staff report to the Planning Commission for this project.
2. The General Plan Amendment and AASP Amendments allow the implementation of
the 650 Tank Farm Road Mixed-Use Project by:
Updating the City’s General Plan land use maps and the AASP to reflect the
development anticipated in the 650 Tank Farm Road Mixed-Use Project
Conceptual Development Plan.
3. The site is physically suited for the type and density allowed in the Service Commercial
with the Specific Plan overlay (C-S-SP) zoning district.
4. The County of San Luis Obispo Airport Land Use Commission, on November 16,
2018, found the proposed project to be consistent with the Airport Land Use Plan.
5. The proposed General Plan Amendment and AASP Amendments will not conflict with
easements for access through the property.
6. The proposed project will facilitate the development of affordable housing consistent
with the intent of California Government Code §65915, and in compliance with City
policies and the Housing Element.
7. The proposed project is consistent with Land Use Element Policy 2.3.6 “Housing and
Businesses” and 3.8.5 “Mixed Uses” because future development facilitated by the
proposed project would provide residential dwellings within a commercial district near
neighborhood commercial centers, major activity nodes and transit opportunities.
Housing at this location is compatible with proposed and existing commercial and
residential uses on adjacent properties.
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8. The proposed project is consistent with the allowable and conditional uses set forth in
Section 4.3 Land Use Policies and Table 4.3 of the AASP because:
i. The Service Commercial with the Specific Plan overlay (C-S-SP) zone allows
mixed-use projects with a conditional use permit;
ii. The project’s conceptual design protects public health, safety, and welfare, with
subsequent development facilitated by the rezone subject to the required
architectural review process; and
iii. Mixed-use development facilitated by the proposed project provides greater public
benefits than a single-use development of the site because it provides needed
housing, it is located along a major transit, bike, and pedestrian corridor, and is in
close proximity of workplaces, schools, health facilities, and services.
Mobile Home Park Mobile Conversion Impact Report
9. In accordance with Chapter 5.45 of the Municipal Code, a Mobile Home Park
Conversion Impact Report was prepared which contains reasonable measures to
mitigate the adverse impacts of the mobile home park conversion on affected mobile
home owners and residents.
10. In accordance with Section 5.45.070 of the Municipal Code, a duly-noticed public
hearing was held regarding the proposed mobile home park conversion, and at this
hearing, testimony from all interested parties was heard and considered.
11. The proposed conversion impact report contains reasonable measures to mitigate the
adverse impacts of the mobile home park conversion on affected mobile home owners
and residents because it outlines the how mobile homes have been purchased and
covered all reasonable costs of relocation for the resident tenants.
SECTION 2. Environmental Review. Based upon all evidence, the City Council hereby
adopts the Final Initial Study-Mitigated Negative Declaration (IS-MND), and adopts the following
CEQA Findings in support of all entitlements related to the 650 Tank Farm Road Mixed-Use
project:
1. The 650 Tank Farm Mixed-Use Project Final Initial Study-Mitigated Negative
Declaration (IS-MND) was prepared in accordance with the California Environmental
Quality Act (CEQA) and the State CEQA Guidelines, adequately addressing impacts
associated with the proposed project; and
2. All potentially significant effects were analyzed adequately in the referenced IS-MND,
subject to the following mitigation measures being incorporated into the project and
the mitigation monitoring program:
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MITIGATION MEASURES
Air Quality Mitigation
Mitigation Measure AQ-1(a). The applicant shall define and incorporate into project design
the following emissions reduction measures to ensure daily ozone precursor emissions would not
exceed the SLOAPCD 25 lbs/day threshold:
Use low-VOC architectural coatings for both interior and exterior surfaces on all buildings.
Use water-based or low-VOC cleaning products.
Provide and require the use of battery powered or electric landscape maintenance
equipment for new development.
In addition, to comply with SLOAPCD guidelines for operational emissions mitigation, the
applicant shall define and incorporate into project design at least four of the following standard
emission reduction measures from the SLOAPCD CEQA Air Quality Handbook (Table 3-5):
Provide a pedestrian friendly and interconnected streetscape with good access to/from the
development for pedestrians, bicyclists, and transit users to make alternative transportation
more convenient, comfortable, and safe.
Provide shade over 50% of parking spaces to reduce evaporative emissions from parked
vehicles.
Incorporate traffic calming modification into project roads to reduce vehicle speeds and
increase pedestrian and bicycle usage and safety.
Work with SLOCOG to create, improve, or expand a nearby ‘Park and Ride’ lot with car
parking and bike lockers in proportion to the size of the project.
Implement on-site circulation design elements in parking lots to reduce vehicle queuing
and improve the pedestrian environment.
Provide employee lockers and showers to promote bicycle and pedestrian use. One shower
and 5 lockers for every 25 employees is recommended.
Exceed Cal Green standards by 25% for providing on-site bicycle parking: both short term
racks and long-term lockers, or a locked room with standard racks and access limited to
bicyclists only.
Provide improved public transit amenities ( covered transit turnouts, direct pedestrian
access, bicycle racks, covered bench, smart signage, route information displays, lighting,
etc.)
Provide bicycle-share program for development.
Provide neighborhood electric vehicles/car-share program for the development.
Provide dedicated parking for carpools, vanpools, and/or high-efficiency vehicles to meet
or exceed Cal Green Tier 2.
Provide vanpool, shuttle, mini bus service (alternative fueled preferred).
Provide child care facility on site.
Implement programs to reduce employee vehicle miles traveled (e.g. incentives, SLO
Regional Rideshare trip reduction program, vanpools, onsite employee housing, alternative
schedules (e.g. 9–80s, 4–10s, telecommuting, satellite work sites etc.).
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Provide a lunchtime shuttle to reduce single occupant vehicle trips and/or coordinate
regular food truck visits.
Provide free-access telework terminals and/or wi-fi access in multi-family projects.
Meet or exceed Cal Green Tier 2 standards for providing EV charging infrastructure.
Install 1 or more level 2 or better EV charging stations.
Meet or exceed Cal Green Tier 2 standards for building energy efficiency.
Design roof trusses to handle dead weight loads of standard solar-heated water and
photovoltaic panels.
Mitigation Measure AQ-1(b). The applicant shall implement the following dust control measures
so as to reduce PM10 emissions in accordance with SLOAPCD requirements.
Reduce the amount of the disturbed area where possible;
Water trucks or sprinkler systems shall be used during construction in sufficient quantities
to prevent airborne dust from leaving the site. Increased watering frequency shall be
required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water shall be
used whenever possible;
All dirt stock pile areas shall be sprayed daily as needed;
Permanent dust control measures identified in the approved project revegetation and
landscape plans shall be implemented as soon as possible following completion of any soil
disturbing activities;
Exposed ground areas that are planned to be reworked at dates greater than one month after
initial grading shall be sown with a fast germinating, non-invasive grass seed and watered
until vegetation is established;
All disturbed soil areas not subject to revegetation shall be stabilized using approved
chemical soil binders, jute netting, or other methods approved in advance by the
SLOAPCD;
All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible
after grading unless seeding or soil binders are used;
Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface
at the construction site;
All trucks hauling dirt, sand, soil, or other loose materials are to be covered or shall
maintain at least two feet of freeboard (minimum vertical distance between top of load and
top of trailer) in accordance with California Vehicle Code Section 23114;
Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off
trucks and equipment leaving the site;
Sweep streets at the end of each day if visible soil material is carried onto adjacent paved
roads. Water sweepers with reclaimed water shall be used where feasible;
Mitigation Measure AQ-1(c). The following standard air quality mitigation measures shall be
implemented during construction activities at the project site:
Maintain all construction equipment in proper tune according to manufacturer’s
specifications;
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Fuel all off-road and portable diesel-powered equipment with ARB certified motor vehicle
diesel fuel (non-taxed version suitable for use off-road);
Use diesel construction equipment meeting ARB’s Tier 2 certified engines or cleaner off-
road heavy-duty diesel engines, and comply with the State Off-Road Regulation;
Use on-road heavy-duty trucks that meet the ARB’s 2007 or cleaner certification standard
for on-road heavy-duty diesel engines, and comply with the State On-Road Regulation;
Construction or trucking companies with fleets that do not have engines in their fleet that
meet the engine standards identified in the above two measures (e.g. captive or NOX
exempt area fleets) may be eligible by proving alternative compliance;
All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be
posted in the designated queuing areas and or job sites to remind drivers and operators of
the 5-minute idling limit;
Diesel idling within 1,000 feet of sensitive receptors is not permitted;
Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors;
Electrify equipment when feasible;
Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and
Use alternatively fueled construction equipment on-site where feasible, such as
compressed natural gas, liquefied natural gas, propane or biodiesel.
AQ-1, AQ-2, and AQ-3 Monitoring Program: The Community Development Department
shall verify compliance prior to issuance of grading or construction permits. The contractor or
builder shall designate a person or persons to monitor fugitive dust emissions as necessary
during construction to minimize dust complaints, reduce visible emissions below 20 percent
opacity, and to prevent transport of dust offsite. Their duties shall include holidays and
weekend periods when work may not be in progress. The name and telephone number of such
persons shall be provided to the SLOAPCD Compliance Division prior to the start of any
grading, earthwork or demolition. The Community Development Department shall site inspect
to ensure construction activities are completed in accordance with approved plans, and
development is in accordance with approved plans prior to occupancy clearance. Community
Development staff shall verify installation of operational emissions reduction measures in
accordance with approved building plans.
Biological Resources Mitigation
Mitigation Measure BIO-1(a). Prior to the start of vegetation management activities on the
project site, or prior to the start of any construction activity within potential off-site improvement
areas, the developer shall ensure an approved biologist conducts surveys for special status plant
species throughout suitable habitat. Surveys shall be conducted when plants with potential to occur
are in a phenological stage conducive to positive identification (i.e., usually during the blooming
period for the species), a qualified biologist shall conduct surveys for special status plant species
throughout suitablehabitat within all potential vegetation management areas. Reference sites must
be visited prior to botanical surveys to confirm target species are detectable. Valid
botanical surveys will be considered current for up to five years; if construction has not
commenced within five years of the most recent survey, botanical surveys must be repeated.
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Mitigation Measure BIO-1(b). If special status plant species are discovered within the project
site or potential off-site improvement areas, an approved biologist shall flag and fence these
locations before construction activities start to avoid impacts. During vegetation management
activities, any special status plants identified during the survey must be flagged for avoidance.
Mitigation Measure BIO-1(c). If avoidance is not feasible; all impacts shall be mitigated at a
minimum ratio of 2:1 (number of acres or individuals restored to number of acres or individuals
impacted) for each species as a component of habitat restoration. A qualifiedbiologist shall prepare
and submit a restoration plan to the City for approval. The approved Plan shall be implemented by
the applicant with the City verifying that the success criteria have been met. The restoration plan
shall include, at a minimum, the following components:
Description of the project/impact site (i.e., location, responsible parties, areas to be
impacted by habitat type);
Goal(s) of the compensatory mitigation project [ type(s) and area(s) of habitat to be
established, restored, enhanced, and/or preserved; specific functions and values of habitat
type(s) to be established, restored, enhanced, and/or preserved];
Description of the proposed compensatory mitigation site (location and size, ownership
status, existing functions and values);
Implementation plan for the compensatory mitigation site (rationale for expecting
implementation success, responsible parties, schedule, site preparation, planting plan
including species to be used, container sizes, seeding rates, etc.]);
Maintenance activities during the monitoring period, including weed removal and
irrigation as appropriate (activities, responsible parties, schedule);
Monitoring plan for the compensatory mitigation site, including no less than quarterly
monitoring for the first year, along with performance standards, target functions and values,
target acreages to be established, restored, enhanced, and/or preserved, and annual
monitoring reports to be submitted to the City for a minimum of five years at which time
the applicant shall demonstrate that performance standards/success criteria have been met;
Success criteria based on the goals and measurable objectives; said criteria to be, at a
minimum, at least 80% survival of container plants and 30% relative cover by vegetation
type;
An adaptive management program and remedial measures to address any shortcomings in
meeting success criteria;
Notification of completion of compensatory mitigation and agency confirmation; and
Contingency measures (initiating procedures, alternative locations for contingency
compensatory mitigation, funding mechanism).
Mitigation Measure BIO-2(a). The following Best Management Practices (BMPs) shall be
implemented for project construction activities within the work area.
No pets or firearms shall be allowed at the project site during construction activities.
All trash that may attract predators must be properly contained and removed from the work
site. All such debris and waste shall be picked up daily and properly disposed of at an
appropriate site.
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All refueling, maintenance, and staging of equipment and vehicles shall occur at least 50
feet from defined edges of riparian and wetland vegetation, and Acacia Creek and Orcutt
Creek, and in a location where a spill would not drain toward aquatic habitat. A plan must
be in place for prompt and effective response to any accidental spills prior to the onset of
work activities. All workers shall be informed of the appropriate measures to take should
an accidental spill occur.
Pallets or secondary containment areas for chemicals, drums, or bagged materials shall be
provided. Should material spills occur, materials and/or contaminants shall becleaned from
the project site and recycled or disposed of to the satisfaction of the Regional Water Quality
Control Board.
Prior to construction activities within 30 feet of potentially jurisdictional features,
including Acacia Creek and Orcutt Creek, the drainage features shall be fenced with orange
construction fencing and signed to prohibit entry of construction equipment and personnel
unless authorized by the City. Fencing should be located a minimum of 30 feet from the
edge of the riparian canopy or top of bank and shall be maintained throughout the
construction period for each phase of development. Once all phases of construction in this
area are complete, the fencing may be removed.
Erosion control and landscaping specifications allow only natural-fiber, biodegradable
meshes and coir rolls, to prevent impacts to the environment and to fish and terrestrial
wildlife.
All vehicles and equipment shall be in good working condition and free of leaks.
Construction work shall be restricted to daylight hours (7:00 AM to 7:00 PM) to avoid
impacts to nocturnal and crepuscular (dawn and dusk activity period) species.
Concrete truck and tool washout shall be limited to locations designated by a qualified
biologist or a Qualified Storm-water Practitioner such that no runoff will reach Acacia
Creek or Orcutt Creek.
All open trenches shall be constructed with appropriate exit ramps to allow species that
accidentally fall into a trench to escape. Trenches will remain open for the shortest period
necessary to complete required work.
No water will be impounded in a manner to attract sensitive species.
Mitigation Measure BIO-2(b). Prior to the initiation of construction activities (including staging
and mobilization), all personnel associated with project construction shall attend a Worker
Environmental Awareness Program (WEAP) training. The training shall be conducted by a
qualified biologist, to aid workers in recognizing special status resources that may occur in the
project area. The specifics of this program shall include identification of the sensitive species and
habitats, a description of the regulatory status and general ecological characteristics of sensitive
resources, and review of the limits of construction and avoidance measures required to reduce
impacts to biological resources within the work area. A fact sheet conveying this information shall
also be prepared for distribution to all contractors, their employers, and other personnel involved
with construction of the project. All employees shall sign a form provided by the trainer
documenting they have attended the training.
Mitigation Measure BIO-2(c). The following shall be implemented to avoid and minimize
potential impacts to California Red-legged Frog.
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A pre-construction survey of the proposed disturbance footprint (within the project site or
potential off-site improvement areas) for California red-legged frog shall be conducted by
a qualified biologist within 48 hours prior to the start of project construction to confirm
this species is not present in the work area.
In the event the pre-construction survey identifies the presence of individuals of CRLF, or
if individuals of these species are encountered during construction, then the applicant shall
stop work and comply with all relevant requirements of the Federal Endangered Species
Act prior to resuming project activities.
Only City- and USFWS-approved biologists shall participate in activities associated with
the capture, handling, and monitoring of CRLF.
If activities occur between November 1 and April 30, the qualified biologist shall conduct
a pre activity clearance sweep prior to start of project activities on the morning following
any rain events of 0.1 inch or greater.
Mitigation Measure BIO-2(d). A qualified biologist shall conduct a pre-construction survey
within 48 hours of initial ground disturbing activities associated with any off-site improvements,
including modifications to the existing crossing over Acacia Creek or the development of a new
crossing over Orcutt Creek. The survey area shall include any proposed disturbance area(s) and all
proposed ingress/egress routes. If any of these species are found and individuals may be
injured or killed by work activities, the biologist shall be allowed sufficient time to move them
from the project site before work activities begin. The biologist(s) shall relocate any coast range
newts, two-striped garter snakes, and/or western pond turtles the shortest distance possible to a
location that contains suitable habitat that is not likely to be affected by activities associated with
the project.
Mitigation Measure BIO-2(e). The applicant shall implement the following to avoid and
minimize potential impacts to steelhead.
Construction associated with the widening of the existing crossing over Acacia Creek shall
be restricted to periods of dry weather from April 16 through October 31, and shall not be
conducted within 48 hours after a rain event of 0.25 inch or greater, or until an approved
biologist confirms there is no longer a chance for flowing water to enter the work area.
Widening of the existing crossing shall follow the design standards developed by the City
of San Luis Obispo and shall be developed in a manner that does not impede wildlife
movement.
Mitigation Measure BIO-2(f). The following actions shall be undertaken to avoid and minimize
potential impacts to nesting birds:
For construction activities occurring during the nesting season (generally February 1 to
September 15), surveys for nesting birds covered by the California Fish and Game Code
and the Migratory Bird Treaty Act no more than 14 days prior to vegetation removal. The
surveys shall include the disturbance area plus a 500-foot buffer around the site. If active
nests are located during the pre-construction survey or during construction, all construction
work shall be conducted outside a buffer zone from the nest to be determined by the
qualified biologist. The buffer shall be a minimum of 50 feet from the nest tree for non-
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raptor bird species and at least 300 feet from the nest tree for raptor species. Larger buffers
may be required depending upon the status of the nest and the construction activities
occurring in the vicinity of the nest. The buffer area(s) shall be closed to all construction
personnel and equipment until the adults and young are no longer reliant on the nest site.
A qualified biologist shall confirm that breeding/nesting is completed and young have
fledged the nest prior to removal of the buffer.
To account for most nesting birds, removal of vegetation within suitable nesting bird
habitats should be scheduled to occur in the fall and winter (between September 16 and
January 31), and after the young have fledged.
If a suspected American bald eagle nest is discovered during the pre-construction survey,
then the applicant shall consult with the City, USFWS, and CDFW regarding appropriate
nest buffers and nest monitoring. If a nest is discovered with construction underway, a no-
activity buffer a minimum of 660 feet from the nest must be implemented, or as otherwise
directed by CDFW and USFWS, until appropriate authorizations are obtained. Any
subsequent buffer adjustments shall be made in consultation with the City, CDFW and
USFWS and shall rely on monitoring observations and activity at the site. Additional
avoidance measures for special status bird nests such as American bald eagle nests are
often required, and would be developed in consultation with the City, CDFW and USFWS.
The Worker Environmental Awareness Program (Mitigation Measure BIO-2[b]) shall
provide good housekeeping practices of equipment and materials that discourage nests
being established within the construction area.
Mitigation Measure BIO-2(g). The following actions shall be undertaken to avoid and minimize
potential impacts to roosting bats:
Priorto issuance of grading permits, a qualified biologist shall conduct a survey of existing
structures within the project site to determine if roosting bats are present. The survey shall
be conducted during the non-breeding season (November through March). The biologist
shall have access to all interior attics, as needed. If a colony of bats is found roosting in
any structure, further surveys shall be conducted sufficient to determine the species present
and the type of roost ( day, night, maternity, etc.) If the bats are not part of an active
maternity colony, passive exclusion measures may be implemented, in close coordination
with CDFW. These exclusion measures must include one-way valves that allow bats to exit
the structure but are designed so that the bats may not re-enter the structure.
If a bat colony is excluded from the project site, appropriate alternate bat habitat as
determined by a qualified biologist shall be installed on the project site or at an approved
location offsite.
Prior to removal of any trees, a survey shall be conducted by a qualified biologist to
determine if any of the trees proposed for removal or trimming harbor sensitive bat species
or maternal bat colonies. If a non-maternal roost is found, the qualified biologist, in close
coordination with CDFW shall install one-way valves or other appropriate passive
relocation method. For each occupied roost removed, one bat box or alternate roost
structure shall be installed in similar habitat and should have similar cavity or crevices
properties to those which are removed, including access, ventilation, dimensions, height
above ground, and thermal conditions. Maternal bat colonies may not be disturbed.
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BIO-1(a) to BIO-2(g) Monitoring Program: The Environmental Monitor shall monitor
environmental compliance of the construction activities throughout the construction period or
as stipulated in the species- or resource-specific mitigation measure and provide monitoring
reports to the City.
Mitigation Measure BIO-3. Temporary impact areas shall be restored at a one to one (1:1) ratio
one acre of restoration for each acre of impact) to offset temporary losses in wetland, stream, or
riparian function. Permanent impacts on jurisdictional areas shall be offset through creation,
restoration, and/or enhancement of in-kind habitats at a minimum ratio of 2:1. Permitting agencies
CDFW, USACE, RWQCB) may require a higher mitigation ratio associated with applicable
permits. Furthermore, non-native invasive plants in temporarily-disturbed areas within riparian
and wetland habitats and within City’s 35-foot creek setback from Orcutt Creek and Acacia Creek
shall be removed, and such areas shall be revegetated using native plants. Any restoration efforts
shall include an invasive plant removal element.
A Mitigation and Monitoring Plan is required to outline the approach that will be taken for
restoration and habitat creation or enhancement. Once approved, the applicant will be responsible
for Plan implementation, and the City will verify success of the Plan. The Plan shall be prepared
by a qualified restoration ecologist. The plan shall include, but not be limited to the following
components:
Description of the project/impact site,
Goal(s) of the compensatory mitigation,
Description of the proposed compensatory mitigation-site,
Implementation plan for the compensatory mitigation-site,
Maintenance activities during the monitoring period,
Monitoring plan for the compensatory mitigation-site,
Success criteria and performance standards,
Reporting requirements, and
Contingency measures and funding mechanisms.
BIO-3 Monitoring Plan: The Environmental Monitor shall monitor environmental
compliance of the construction activities throughout the construction period or as stipulated in
the Mitigation and Monitoring Plan and provide monitoring reports to the City.
Cultural Resources Mitigation
Mitigation Measure CR-2(a). In accordance with the City’s Conservation and Open Space
Policies 3.5.6 and 3.5.7, a qualified principal investigator, defined as an archaeologist who meets
the Secretary of the Interior’s Standards for professional archaeology (hereafter qualified
archaeologist), shall be retained to carry out all mitigation measures related to archaeological
resources.
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Monitoring shall involve inspection of subsurface construction disturbance in the immediate
vicinity of known sites, or at locations that may harbor buried resources that were not identified
on the site surface. A Native American monitor shall also be present because the area is a
culturally-sensitive location. The monitor(s) shall be on-site on a full-time basis during
earthmoving activities, including grading, trenching, vegetation removal, or other excavation
activities.
Mitigation Measure CR-2(b). If cultural resources are encountered during ground-disturbing
activities, work in the immediate area must halt and an archaeologist meeting the Secretary of the
Interior’s Professional Qualifications Standards for archaeology (NPS 1983) shall be contacted
immediately to evaluate the find. If the discovery proves to be significant under CEQA, additional
work such as data recovery excavation and Native American consultation may be warranted to
mitigate any significant impacts.
Mitigation Measure CR-2(c). If cultural resources are encountered during ground-disturbing
activities, an extended phase I (XPI) testing program, utilizing standard shovel test pits and/or hand
auguring at arbitrary levels, shall be conducted in the vicinity of the encounter. If the XPI program
identifies subsurface deposits, a Phase II evaluation program shall be prepared to determine
whether development would significantly impact identified resources.
If the Phase II evaluation program identifies identified resources as significant, a Phase III data
recovery program shall be prepared and implemented. The purpose of the Phase III data recovery
program is to recover, analyze, interpret, report, curate, and preserve archaeological data that
would otherwise be destroyed.
The testing and evaluation programs shall be prepared by a qualified archaeologist, and shall be
submitted for review and approval by the City. The qualified archaeologist shall monitor
compliance with testing and evaluation program requirements during implementation of the testing
and evaluation programs.
CR-2(a, b and c) Monitoring Plan: The City shall confirm the qualifications of and approve the
applicant’s choice of a qualified archaeologist. The City shall inspect the site periodically during
grading and demolition to ensure compliance with this measure. The City shall review construction
plans and periodically inspect project construction to ensure compliance with these measures.
Mitigation Measure CR-3(a). Prior to the commencement of ground disturbing activities under
the project that are greater than six feet in depth, a qualified professional paleontologist shall be
retained to conduct paleontological monitoring during project ground disturbing activities. The
Qualified Paleontologist (Principal Paleontologist) shall have at least a Master’s Degree or
equivalent work experience in paleontology, shall have knowledge of the local paleontology, and
shall be familiar with paleontological procedures and techniques.
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Ground disturbing construction activities (including grading, trenching, drilling with an auger
greater than 3 feet in diameter, and other excavation) within previously undisturbed sediments at
depths greater than six feet shall be monitored on a full-time basis. Monitoring shall be supervised
by the Qualified Paleontologist and shall be conducted by a qualified paleontological monitor, who
is defined as an individual who meets the minimum qualifications per standards set forth by the
SVP (2010), which includes a B.S. or B.A. degree in geology or paleontology with one year of
monitoring experience and knowledge of collection and salvage of paleontological resources.
The duration and timing of the monitoring shall be determined by the Qualified Paleontologist. If
the Qualified Paleontologist determines that full-time monitoring is no longer warranted, he or she
may recommend reducing monitoring to periodic spot-checking or cease entirely. Monitoring
would be reinstated if any new ground disturbances are required and reduction or suspension
would need to be reconsidered by the Qualified Paleontologist. Ground-disturbing activity that
does not exceed six feet in depth within Quaternary alluvium would not require paleontological
monitoring.
Mitigation Measure CR-3(b). In the event that a paleontological resource is discovered, the
monitor shall have the authority to temporarily divert the construction equipment around the find
until it is assessed for scientific significance and collected. Once salvaged, significant fossils shall
be identified to the lowest possible taxonomic level, prepared to a curation-ready condition, and
curated in a scientific institution with a permanent paleontological collection along with all
pertinent field notes, photos, data, and maps. Curation fees are assessed by the repository, and are
the responsibility of the project owner.
Mitigation Measure CR-3(c). At the conclusion of laboratory work and museum curation, a final
report shall be prepared describing the results of the paleontological mitigation monitoring efforts
associated with the project. The report shall include a summary of the field and laboratory methods,
an overview of the project geology and paleontology, a list of taxa recovered (if any), an analysis
of fossils recovered (if any) and their scientific significance, and recommendations. The report
shall be submitted to the lead agency(s) for the project. If the monitoring efforts produced fossils,
then a copy of the report shall also be submitted to the designated museum repository.
CR-3 (a, b, and c) Monitoring Plan. Priorto initial ground disturbance, the City shall confirm
the qualifications of and approve the applicant’s choice of the qualified paleontologist. The
City shall inspect the site periodically during grading and demolition to ensure compliance
with this measure. The City shall review construction plans and periodically inspect project
construction to ensure compliance with these measures. The City shall review and approval
the Final Paleontological Monitoring Report.
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Geology and Soils Mitigation
Mitigation Measure GEO-1. A geotechnical study shall be prepared for the project site prior to
site development. This report shall include an analysis of the liquefaction potential of the
underlying materials according to the most current liquefaction analysis procedures. If the site is
confirmed to be in an area prone to seismically-induced liquefaction, appropriate techniques to
minimize liquefaction potential shall be prescribed and implemented. In addition to a liquefaction
analysis, the Geotechnical Study shall include an evaluation of the potential for soil settlement and
soil expansion beneath the project site. All on-site structures shall comply with applicable methods
of State and Local Building Codes.
Future development of the site shall incorporate all applicable engineering requirements and
recommendations as presented in the Geotechnical Study. Suitable measures to reduce
liquefaction, settlement, and soil expansion impacts may include one or more of the following
techniques, as determined by a registered geotechnical engineer:
Specialized design of foundations by a structural engineer;
Removal or treatment of liquefiable soils to reduce the potential for liquefaction;
In-situ densification of soils or other alterations to the ground characteristics; or
Other alterations to the ground characteristics.
Excavation and re-compaction of on-site or imported soils;
Treatment of existing soils by mixing a chemical grout into the soils prior to re-compaction;
or
Foundation design that can accommodate certain amounts of differential settlement such
as post tensional slab and/or ribbed foundations designed in accordance with the California
Building Code.
GEO-1 Monitoring Plan. The Community Development Department shall verify compliance
prior to issuance of grading permits. The Community Development Department shall site
inspect to ensure development is in accordance with approved plans prior to occupancy
clearance. Community Development staff shall verify installation in accordance with approved
building plans.
Hydrology and Water Quality Mitigation
Mitigation Measure HYD-1. The applicant shall prepare the conditional letter of map revision
CLOMR) application and obtain an official letter of map revision (LOMR) from FEMA.
HYD-1 Monitoring Plan. The City will confirm that FEMA has approved the CLOMR prior
to issuance of a grading permit, and LOMR prior to issuance of a building permit.
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Noise Mitigation
Mitigation Measure N-1. Within 150 feet, the project site developer shall implement the
following measures, or similar combination of measures, which demonstrate that interior
residential noise levels in residences exposed to Tank Farm Road would be reduced to the City’s
45 dBA CNEL interior noise standard. Furthermore, as shown conceptually, final building design
and location of buildings shall collectively provide an effective attenuation shield from Tank Farm
road noise for active outdoor areas within the development with the intent to achieve 60 dBA
CNEL or less at a distance of 250 feet from the centerline of Tank Farm Road. Interior noise
reduction shall be achieved through a combination of standard interior noise reduction techniques,
which may include (but are not limited to):
In order for windows and doors to remain closed, mechanical ventilation such as air
conditioning shall be provided for all units exposed to Tank Farm Road (passive ventilation
may be provided, if mechanical ventilation is not necessary to achieve interior noise
standards, as demonstrated by a qualified acoustical consultant).
All exterior walls shall be constructed with a minimum STC rating of 50.
All windows and glass doors shall be rated STC 39 or higher such that the noise reduction
provided will satisfy the interior noise standard of 45 dBA CNEL.
An acoustical test report of all the sound-rated windows and doors shall be provided to the
City for review by a qualified acoustical consultant to ensure that the selected windows
and doors in combination with wall assemblies would reduce interior noise levels
sufficiently to meet the City’s interior noise standard.
All vent ducts connecting interior spaces to the exterior (i.e., bathroom exhaust, etc.) shall
have at least two 90 degree turns in the duct.
All windows and doors exposed to Tank Farm Road shall be installed in an acoustically-
effective manner. Sliding window panels shall form an air-tight seal when in the closed
position and the window frames shall be caulked to the wall opening around the perimeter
with a non-hardening caulking compound to prevent sound infiltration. Exterior doors shall
seal air-tight around the full perimeter when in the closed position.
The applicant shall submit a report to the Community Development Department by a
qualified acoustical consultant certifying that the specific interior noise reduction
techniques included in residential, hotel, and office components of the project would
achieve interior noise levels that would not exceed 45 dBA CNEL.
N-1 Monitoring Plan. The Community Development Department shall verify compliance
prior to approval of the building plans and shall verify installation in accordance with approved
building plans.
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Mitigation Measure N-2(a). For all construction activity at the project site that exceeds 60 dBA
at the property line with the existing residence to the southeast, the following noise attenuation
techniques shall be employed to ensure that noise levels are maintained within levels allowed by
the City of San Luis Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such
techniques shall include:
Sound blankets on noise-generating equipment.
Stationary construction equipment that generates noise levels above 60 dBA at the project
boundaries shall be shielded with barriers that meet a sound transmission class (a rating of
how well noise barriers attenuate sound) of 25.
All diesel equipment shall be operated with closed engine doors and shall be equipped with
factory-recommended mufflers.
For stationary equipment, the applicant shall designate equipment areas with appropriate
acoustic shielding on building and grading plans. Equipment and shielding shall be
installed prior to construction and remain in the designated location throughout
construction activities.
Electrical power shall be used to power air compressors and similar power tools.
The movement of construction-related vehicles, with the exception of passenger vehicles,
along roadways adjacent to sensitive receptors shall be limited to the hours between 7:00
AM and 7:00 PM, Monday through Saturday. No movement of heavy equipment shall
occur on Sundays or official holidays (e.g., Thanksgiving, Labor Day).
As needed, temporary sound barriers shall be constructed between the construction site and
the single-family residence to the southeast.
Mitigation Measure N-2(b). The contractor shall inform the property owner of the single-family
residence to the southeast of the project site of proposed construction timelines and noise
complaint procedures to minimize potential annoyance related to construction noise. Proof of
mailing the notice shall be provided to the Community Development Department before the City
issues a zoning clearance. Signs shall be in place before beginning of and throughout grading and
construction activities. Noise-related complaints shall be directed to the City’s Community
Development Department.
Plan Requirements and Timing. Construction plans shall note construction hours, truck routes, and
construction Best Management Practices (BMPs) and shall be submitted to the City for approval
prior to grading and building permit issuance for each project phase. BMPs shall be identified and
described for submittal to the City for review and approval prior to building or grading permit
issuance. BMPs shall be adhered to for the duration of the project. The applicant shall provide and
post signs stating these restrictions at construction site entries. Signs shall be posted prior to
commencement of construction and maintained throughout construction. Schedule and
neighboring property owner notification mailing list shall be submitted 10 days prior to initiation
of any earth movement. The Community Development department shall confirm that construction
noise reduction measures are incorporated in plans prior to approval of grading/building permit
issuance.
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All construction workers shall be briefed at a pre-construction meeting on construction hour
limitations and how, why, and where BMP measures are to be implemented. A workday schedule
will be adhered to for the duration of construction for all phases.
N-2(a and b) Monitoring Plan. City staff shall ensure compliance throughout all construction
phases. Building inspectors and permit compliance staff shall periodically inspect the site for
compliance with activity schedules and respond to complaints.
Transportation and Traffic Mitigation
Mitigation Measure T-1. The project applicant shall pay fair share costs for required intersection
improvements to address the project’s identified queueing impact at the Broad Street/Tank Farm
Road intersection. Required intersection improvements include:
Broad Street/Tank Farm Road: Re-stripe the existing cross-sectional width to provide a
second southbound left turn lane.
Alternatively, the identified queueing impact at the Broad Street/Tank Farm Road intersection
would be eliminated if the applicant provides a vehicular connection to the adjacent site to the east,
which would allow use of the traffic signal way at Industrial Way.
T-1 Monitoring Plan. The City shall verify payment of fair share costs (or inclusion of a
vehicular connection to the adjacent site to the east on project site plans) upon acceptance by
the City of final design plans.
Mitigation Measure T-2. The project applicant shall pay fair share costs for required intersection
and segment improvements to address the project’s contribution to identified cumulative
intersection and segment level of service and queueing impacts. Required intersection
improvements include:
Tank Farm Road/South Higuera Street: Install a second southbound left turn lane.
Tank Farm Road/Santa Fe Road: Install a multi-lane roundabout.
Broad Street/Industrial Way: Convert the east and west approaches from split phasing to
permissive phasing and restripe both approaches to provide dedicated left turn lanes and
shared through/right turn lanes.
Broad Street/Tank Farm Road: Add a second southbound left turn lane, add a dedicated
northbound right turn lane, convert the westbound right turn lane to a shared through/right
lane, and establish time-of-day timing plans.
Required segment improvements include:
Tank Farm Road from Old Windmill Lane to Santa Fe Road: Roadway widening.
T-2 Monitoring Plan. The City shall verify payment of fair share costs upon acceptance by
the City of final design plans and in accordance with the timing of improvements.
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Utilities and Service Systems Mitigation
Mitigation Measure UT-1. Prior to issuance of grading permits, the applicant shall define and
incorporate into the project design an Inflow and Infiltration reduction strategy consistent with the
City’s Wastewater Infrastructure Renewal Strategy. Priorto issuance of a certificate of occupancy,
the developer shall be required to implement, and demonstrate off-site sewer rehabilitation that
results in quantifiable inflow and infiltration reduction in the City’s wastewater collection system
in sub-basin A1, A2, A3, A4, B.2 or B.3 in an amount equal to offset the project’s wastewater flow
increase. This may be satisfied by one of the following:
Sufficient reductions in wastewater flow within sub-basins A1, A2, A3, A4, B.2 or B.3,
commensurate with the additional wastewater flow contributed by the project, to be
achieved by the verified replacement of compromised private sewer laterals, or public
sewer mains, either by the developer, or any property owner located within said basins; or
Participation in a sewer lateral replacement program, or similar inflow and infiltration
reduction program to be developed by City if program is in place prior to issuance of
certificate of occupancy; or any other off-site sewer rehabilitation proposed by the
developer and approved by the Utilities Director, which will achieve a reduction in
wastewater flow commensurate with the additional wastewater flow contributed by the
project. The final selection of the inflow and infiltration reduction project will be approved
by the Utilities Director.
UT-1 Monitoring Plan. The Community Development Department shall verify compliance
prior to issuance of grading permits.
Mitigation Measure UT-2. Prior to issuance of grading permits, the applicant shall define and
incorporate into the project design water reduction measures consistent with the City’s Recycled
Water Master Plan. Prior to issuance of a certificate of occupancy, the developer shall be required
to implement, and demonstrate water offsets that result in quantifiable water demand reductions
in the City’s potable water distribution system with an amount equal to offset the project’s water
flow increase. This may be satisfied by one of the following:
Sufficient reductions in potable water demands, commensurate with the additional water
demands contributed by the project, to be achieved by verified conversions of existing
irrigation system from potable water to recycled water systems located within the City’s
potable water distribution system;
Participation in the construction of new mains for the recycled water transmission system;
or construction of any other recycled water main proposed by the developer and approved
by the Utilities Director, which will achieve a reduction in potable water demands
commensurate with the additional water demands contributed by the project.
UT-2 Monitoring Plan. The Community Development Department shall verify compliance
prior to issuance of grading permits.
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SECTION 3 . Action. The City Council hereby approves the proposed project (GENP-
1065-2017 and SPEC-0398-2017) that includes a General Plan Amendment, AASP Amendment
and a Mobile Home Park Conversion subject to the following conditions:
Conversion Impact Report
1. No building permit shall be issued for conversion of a mobile home park property until
the applicant has filed with the director a written statement c onfirming full performance
of the conditions of approval. The written statement shall list the name of each affected
mobile home owner and resident and the date and type of relocation assistance provided
to such person. The statement shall be executed under penalty of perjury. (Ord. 1533 §
1 (part), 2009).
2. The applicant shall submit proof of recordation of a certificate of acceptance within 30
days after the adoption of the resolution of approval.
3. The Conversion Impact Report shall be amended to include detailed information about
the relocation assistance and/or accommodation provided for the existing renters that
were renting coaches prior to the purchase of the site by the applicant.
4. The 13 remaining tenants of the Hidden Hills Mobilodge Mobile Home Park shall be
given right of first refusal for the affordable housing units in the subsequent mixed-use
development, and should any of these former tenants not be qualified for the affordable
housing units, they shall be given right of first refusal for the first available non-
restricted housing units.
5. The applicant shall provide relocation assistance to the thirteen resident tenants who
are currently renting mobile homes on the project site, as and to the extent specified in
Chapter 5.45, Section 5.45.080.B.4. of the San Luis Obispo Municipal Code, which
provides as follows: “The expense of assuming tenancy in comparable housing.
Assistance with these expenses shall be available to resident tenants. The amount of
such payment shall be based upon consideration of: (a) moving costs; (b) first month’s
rent, last month’s rent, and security deposit at the replacement housing; and (c) for
lower, very low, and extremely low income residents, the differential between the rental
rate at the mobile home park being converted and the replacement housing during the
first year of relocation.” For the original four resident tenants, such relocation
assistance shall be provided to each tenant until the project is complete or units are
available within the project, whichever is later, but not to exceed three years from the
date of termination of tenancy for each of the four tenants. The Community
Development Director shall determine whether the housing accommodation is
comparable housing” considering such factors as availability, number of bedrooms
and bathrooms, condition, location and amenities.
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Exhibit A
650 Tank Farm Road General Plan Amendment Map
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ORDINANCE NO. 1658 (2019 SERIES)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN
LUIS OBISPO, CALIFORNIA, REZONING PROPERTY AT 650
TANK FARM ROAD FROM BUSINESS PARK (BP-SP) AND
MEDIUM-DENSITY RESIDENTIAL (R-2-SP) TO SERVICE
COMMERCIAL (C-S-SP) AND MAKING ASSOCIATED
AMENDMENTS TO THE AIRPORT AREA SPECIFIC PLAN TO
BE CONSISTENT WITH THE 650 TANK FARM MIXED-USE
PROJECT CONCEPTUAL DEVELOPMENT PLAN AND WITH
THE GENERAL PLAN AS AMENDED
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted
a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, on December 12, 2018, and recommended amendments to the Airport Area
Specific Plan (AASP) including a revision to the City’s Zoning Map and associated text
amendments (Exhibits 1 and 2, attached) consistent with the 650 Tank Farm Mixed-Use
Project as part of the entitlement process for the project (GENP-1065-2017 and SPEC-
0398-2017); and
WHEREAS, the City Council of the City of San Luis Obispo conducted a
public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, on February 5, 2019 , for the purpose of approving the rezone and text
amendments to the AASP; and
WHEREAS, the City Council finds that the proposed amendments are consistent
with the General Plan as amended (related to the 650 Tank Farm Mixed-Use project), the
purposes of the Zoning Regulations, and other applicable City ordinances; and
WHEREAS, the City Council adopted an Initial Study/Mitigated Negative
Declaration for the project (SCH #2018111054) that addressed impacts related to the
AASP amendments including the rezone at its public hearing of February 5, 2019; and
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
WHEREAS, the City Council has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by
staff, presented at said hearing.
NOW, THEREFORE, BE IT ORDAINED, by the City Council of the City
of San Luis Obispo as follows:
SECTION 1. Environmental Determination. The City Council hereby finds that
this action has been environmentally reviewed pursuant to the provisions of the California
Environmental Quality Act (Public Resources Code Sections 21000, et seq. (“CEQA”),
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the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et
seq.) and the City's local standards. The City prepared an Initial Study/Mitigated
Negative Declaration and, based on information contained in the initial study, concluded
that there was not substantial evidence, in light of the whole record, that the project as
mitigated would have a significant impact on the environment. The City adopted the Initial
Study-Mitigated Negative Declaration on February 5, 2019, pursuant to Resolution No.
10980 (2019 Series), made certain CEQA findings, and adopted a Mitigation and
Monitoring Program. A Notice of Determination was filed with the San Luis Obispo
County Clerk Recorder’s Office on February 6, 2019.
SECTION 2. Findings. Based upon all evidence, the City Council makes the
following findings:
a) The rezone and associated text amendments to the AASP allow the implementation
of the 650 Tank Farm Mixed-Use Project by rezoning the site to be consistent with
the General Plan as amended.
b) The rezone and associated text amendments are consistent with General Plan Land
Use Element policies and map as amended related to 650 Tank Farm Road Project,
including the land uses and conceptual development envisioned for the area for
following reasons: 1) The rezone and text amendments would facilitate the General
Plan Land Use map as amended and reflect General Plan development parameters
for the area; and 2) the rezone and text amendments would facilitate appropriate
infill development and construction of additional housing including affordable
housing to meet City housing goals and better balance jobs and housing
opportunities.
c) An adopted Initial Study/Mitigated Negative Declaration for the project considered
and provided appropriate mitigation measures for the project as envisioned that are
consistent with the rezone and text amendments.
d) The rezone and text amendments will not create non-conforming uses at the site
because any existing uses that remain on site would be allowed under the new
zoning.
SECTION 3 . Action. The City Council of San Luis Obispo hereby 1) approves
the rezone and land use map amendment as shown in attached “Exhibit 1,” which is
consistent with the land use designations included in the General Plan as amended, and 2)
approves amendments of the text of the Airport Area Specific Plan attached hereto marked
Exhibit 2” and included herein by reference to be modified as follows: a) to update the
build-out statistics in Table 4.1, b) to include a discussion of the commercial and residential
mixed-use redevelopment at the 650 Tank Farm Road site in the narrative of Sub-Section
4.2.2 Service Commercial, and c) to delete the discussion related to the mobile home park
in the narrative of Sub-Section 4.2.6 Medium Density Residential.
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SECTION 4. Severability. If any section, subsection, sentence, clause, or phrase
of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of
any court of any competent jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The City Council hereby declares that it would have
passed this Ordinance, and each and every section, subsection, sentence, clause, or phrase
not declared invalid or unconstitutional without regard to whether any portion of the
Ordinance would be subsequently declared invalid or unconstitutional.
SECTION 5. A summary of this ordinance, together with the names of Council
members voting for and against, shall be published at least five (5) days prior to its final
passage, in The Tribune, a newspaper published and circulated in this City. This ordinance
shall go into effect at the expiration of thirty (30) days after its final passage.
INTRODUCED on the 5th day of February, 2019, AND FINALLY ADOPTED
by the Council of the City of San Luis Obispo on the 5th day of March 2019, on the
following vote:
AYES: Council Members Christianson, Gomez and Stewart,
Vice Mayor Pease and Mayor Harmon
NOES: None
ABSENT: None
ATTEST:
Teresa Purrington
City Clerk
VED AS TOIFORM:
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal
of the City of San Luis Obispo, California, this Zff day of
2019.
Teresa Purrington
City Clerk
01658
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EXHIBIT 1
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Amended Land Use Map and Rezoning Map
The portion of Figure 4-1 (Land Use Designations) in the Airport Area Specific Plan that
shows the 650 Tank Farm Road project area is amended as follows.
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The portion of Figure 4-4 (Zoning Designations) in the Airport Area Specific Plan that
shows the 650 Tank Farm Road project area is amended as follows.
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EXHIBIT 2
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650 Tank Farm Road Text Amendments to the Airport Area Specific Plan
Table 4.1
San Luis Obispo Airport Area Specific Plan
Land Use Program and Development Capacities
Residential Land Use
Designations
Acres Units
Per
Acre
Estimated
Dwelling
Units
Undeveloped Land1
Low Density 12.8 7.9 101
Medium Density 20.5 10.9 223
Medium-High/High
Di
15.2 21.2 322
Subtotal 55.3 720
Developed Land
Existing Mobile
H)
6.7 4.8 32
Total Residential Property 55.2 678
Non-Residential
Land Use
Acres Floor
Area
Estimated
Building
Undeveloped Land
Neighborhood 8.4 0.31 115,000
Business Park 126.6 0.20 1,102,939
Service Commercial 155.0 0.24 1,620,432
Manufacturing 101.3 0.17 747,642
Subtotal 384.4 3,586,013
Developed Land 145.2 0.28 1,786,745
Total Non-Residential
P
529.6 5,372,758
Other Land Use
Di i
Acres
Agriculture 76.1
Conservation/Open 294.9
Government 292.5
Total Other Property 663.5
Total AASP Acreage2 1,255.1
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EXHIBIT 2
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1 The total potential square footage (and associated acreage)
includes future development on properties currently under pre-
annexation agreements and properties outside of the City’s
jurisdiction with alternative fee programs. Since these properties
may not be required to pay their fair share of infrastructure costs,
the difference will need to be funded by other funding sources (e.g.,
grants, additional City contributions, etc.).
2 Excludes acreage associated with roads, setbacks, creeks, and
other features.
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EXHIBIT 2
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4.2.2 Service Commercial
Areas designated Service Commercial are generally for storage, transportation, and
wholesaling type uses, as well as certain retail sales and business services that may be less
appropriate in other commercial designations. Refer to Table 4.3 for specific uses permitted
on land designated Service Commercial.
The redevelopment of the site of the Hidden Hills Mobilodge Mobile Home Park and
recreational vehicle storage at 650 Tank Farm Road shall be limited to a commercial and
residential mixed-use development with a predominantly residential component.
4.2.6 Medium Density Residential (R-2)
The Medium-Density Residential designation is for the new housing in Avila Ranch.
Development of R-2 units in the Avila Ranch area will be primarily 4-pack, 6-pack and
cluster units that will create small lot detached single family units. Total R-2 development
in the Avila Ranch area is projected to be approximately 300 to 310 dwelling units on 34
acres, with maximum potential development of 12 units per net acre pursuant to SLO
Zoning Code Chapter 17.26. The R-2 units may be in several different configurations, and
development shall comply with the design standards in the Avila Ranch Development Plan.
The R-2 portions of the project will be oriented to provide small-lot housing with housing
sizes and corresponding initial sales prices aimed at those families with incomes equal to
120 percent to 160 percent of City Median Household income. See Policy 4.2.12.
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: 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 (setback varies between 2 and 8 feet), 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 ADDRESS: 830 Orcutt Road BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-0764-2019 & FROM: Tyler Corey, Principal Planner
AFF-0210-2020, & USE-0822-2019
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) that approves the project subject to findings and
conditions of approval.
SITE DATA
SUMMARY
The project consists of a proposed redevelopment of a 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 incen tive to relax
development standards for the creek setback requirement to allow a minimum 2-foot setback (setback
varies between 2 and 8 feet), where 20 feet is normally required (Attachment 2, 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 3, Project Plans).
Applicant 830 Orcutt, LLC
Representative Bryan Ridley
Zoning C-S (Commercial Services)
General Plan Services and Manufacturing
Site Area ~24,920 square feet.
Environmental
Status
Categorically exempt from
environmental review under CEQA
Guidelines § 15332 (In-Fill
Development Projects)
Meeting Date: October 14, 2020
Item Number: 3
Time Estimate: 60 Minutes
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1.0 COMMISSION’S PURVIEW
The Planning Commission’s (PC) purview is to review the project for consistency with the General
Plan, Zoning Regulations, and applicable City development standards and guidelines. PC review is
required for projects which include more than 10 residential units (ARCH-0764-2019) as well as the
associated Minor Use Permit (USE-0209-2020) requesting a mixed-use project within the C-S zone.
As noted above, the proposed affordable housing incentive is also included for final determination by
the PC (AFFH-2009-2019).
2.0 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 2-8 feet 20 feet
Upper Story Step back
Creek Frontage
Street Frontage
2-8 feet
15 feet
10 feet along the third level
15 feet for structures over
35 feet in height
Ground Floor Residential uses
Setback (within building footprint)
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
*2019 Zoning Regulations
Figure 1: Rending of the project as seen from Orcutt Road
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3.0 PREVIOUS REVIEW
The Architectural Review Commission (ARC) reviewed the project on July 6, 2020 and continued
the project to address concerns related to consistency with the Community Design Guidelines (CDG)
(Attachment 4, 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 (5-0-1).
On August 17, 2020, the ARC reviewed the revised project plans for consistency with the CDG.
During their review the ARC provided two directional items to the applicant to address specific
concerns related to building and site design, and recommended that the Planning Commission find
the project consistent with the CDG (4-0-2) (Attachment 5, ARC Staff Report and Meeting Minutes).
The Tree Committee (TC) reviewed the project on September 28, 2020 for consistency with the Tree
Ordinance (Municipal Code §12.24) (Attachment 6, TC Report and Minutes). During their review the
TC provided two conditions to address specific concerns regarding the replanting plan and
recommended that the Planning Commission find the project consistent with the Tree Ordinance for
removal of the 18 trees (4-0-3).
4.0 PROJECT ANALYSIS
The proposed improvements must conform to the standards and limitations of the Zoning Regulations
and Engineering Standards and be consistent with the applicable CDG. Staff has evaluated the project
and identified discussion items for the PC to consider in order to ensure the project adequately
responds to ARC direction and is in substantial compliance with the applicable standards, as discussed
in this analysis.
4.1 Consistency with the General Plan
The Housing and Land Use Elements encourage mixed-use projects where they can be found to be
compatible with existing and potential future development. The Land Use Element (LUE) encourages
compatible mixed uses in commercial districts (LUE Policy 3.8.5) and specifically discusses
residential and commercial mixed use (LUE Policy 2.3.6)1.
4.2 Consistency with the Zoning Regulations
In accordance with Table 2-1 of the Zoning Regulations, mixed-use projects require a Minor Use
Permit to be constructed within the C-S zone. Minor Use Permits require specific findings regarding
General Plan consistency, neighborhood compatibility, findings for health, safety and welfare, and
findings for site suitability regarding design, traffic generation, and public services. The project
design complies with lot coverage, floor area ratios, and building height requirements for the C-S
zone (see Section 2.0 Project Statistics).
Mixed-Use Development: Zoning Regulations Section 17.70.130 (Mixed Use Projects) provides
standards for mixed-use projects, which state that the design shall consider potential impacts on
adjacent properties and be compatible with the adjacent and surrounding residential neighborhoods.
Mixed-use projects must be designed to achieve specific objectives including design criteria, site
1 LUE Policy 2.3.6. The City shall encourage mixed use projects, where appropriate and compatible with existing and
planned development on the site and with adjacent and nearby properties. The City shall support the location of
mixed use projects and community and neighborhood commercial centers near major activity nodes and
transportation corridors / transit opportunities where appropriate.
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layout, pedestrian access and performance standards. The project has been designed to: provide a
physical separation between the residential and commercial uses and associated activity areas by
placing residential uses behind commercial uses; ensures that the residential units are of a residential
character by providing privacy between the residential and commercial portions of the site. The
project maintains internal compatibility between the different uses by integrating pedestrian
connectivity with the commercial areas. The project design incorporates specific design features to
minimize potential impacts to and from adjacent properties by orienting open areas for residents
internal to the project site. The vicinity is developed with high density residential uses directly across
the street and is conducive to a mixed-use project at this location.
Ground Floor Residential Units: The project meets site layout standards for mixed-use projects by
orienting the commercial building toward the public street consistent with the neighborhood pattern;
however, the applicant is requesting to locate residential units on the ground floor within 50 feet of
the building frontage facing Orcutt Road2. The residential area on the ground floor is limited to the
primary entries to each residence and office space on the ground floor, all other residential activity
areas such as bedrooms, living area, and kitchens are located on the upper levels. The proposed
residential setback reduction on the ground floor is appropriate for this site and location because
primary commercial activities in the immediate neighborhood are oriented toward McMillan Avenue
and Duncan Lane rather than this portion of Orcutt Road. The proposed residential uses on the ground
floor are consistent and compatible with the existing neighborhood pattern. The residential uses on
the ground floor will not expose residents to any greater noise impacts than the upper stories as the
residential structure is setback 15 feet from the public right-of-way and located within the 60 decibel
noise contour boundary from the build-out of Orcutt Road (Noise Element, Figure 5), which is
consistent with allowable noise thresholds for residential uses.
Creek Setback: The Zoning Regulations require a 20-foot setback from the top of bank for new
structures (§ 17.70.030). The proposed project is requesting a setback of approximately 2 feet for
Building B, 8 feet for Building C, and 7 feet for Building D, from the average top of bank as identified
by the City’s Natural Resources Manager, where 20 is normally required, see Figure 2. Zoning
Regulations § 17.70.030 stipulate that an exception to the creek setback requirements may be
considered where substantiated evidence is available that demonstrates that there is no practical way
to comply with the provisions and that no other feasible alternatives will result in better
implementation of other Zoning Regulations or General Plan policies while allowing reasonable use
of the site, subject to required findings. However, the project is not subject to the creek setback
exception findings because the applicant is requesting the reduced creek setback as an alternative
incentive by providing affordable housing units and requesting a 20% density bonus in compliance
with the Housing Accountability Act and Density Bonus Law (as discussed in more detail under
Section 3.3 Affordable Housing Alternative Incentives). The Biological Resource Report concluded
that the setback exception will not impact any of the native biological resources within the creek
setback area as the trees and vegetation removed from the site within the creek setback is non -native
riparian woodland and that there are no suitable habitats for any special status species were identified
2 Zoning Regulations § 17.70.130.D Mixed-Use Development. Ground Floor Limitations: …In all other zones,
residential units shall not occupy ground floor space within the first 50 feet of floor area measured from each building
face adjacent to a street toward the rear of the building unless the review authority finds that the project enhances
the pedestrian environment in the surrounding area or will perform a function or provide a service that is essential
or beneficial to the community or City.
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on or near the project site. The City’s creek setback regulations provide provisions for setback
exceptions that is consistent with State and Federal Law, and the alternative incentive request does
not result in any specific adverse impact to the public health, safety, or physical environment. No
useful purpose would be realized by requiring the full creek setback because no significant fire
protection, emergency access, privacy or impacts to biological resources would occur, and the
exception is consistent with the character of the neighborhood. The site development cannot be
feasibly accomplished with a redesign of the project because the Density Bonus Law mandates that
concessions from development standards shall not be denied in which would result in a reduction of
residential units. Requiring compliance with the full setback requirement would result in design
constraints that would result in a reduction of the number of units requested which would violate
Government Code § 65915.
Parking: The project requires 30 vehicle parking spaces for all commercial and residential uses
(commercial parking based on a parking ratio for commercial uses at 1 space per 300 square feet),
and the project has been designed to provide 32 parking spaces on-site, the project exceeds the
minimum parking requirement. However, the applicant is requesting a 10% parking reduction,
resulting in a parking requirement of 27 spaces, while 32 parking spaces will still remain available on
site. The applicant has requested this reduction to accommodate a variety of potential tenants for the
commercial space, which may result in a more intensive parking requirement, such as a coffee shop
(parking ratio of 1 per 200 square feet) or yoga studio (parking ratio of 1 space per 200 square feet).
No tenants have been identified at this time, and the parking reduction has only been requested to
provide flexibility for future tenants. The project qualifies for a 10% parking reduction because the
Zoning Regulations stipulate that parking rates may be reduced by one vehicle space for each five
bicycle spaces provide in excess of required bicycle parking. The project includes 15 additional
bicycle parking spaces beyond the minimum requirements, and parking is adequate for the proposed
project and all uses on-site3. Condition No. 5 includes a requirement that the property owner must
submit a running total of the site’s parking requirements with the submittal of any building permit for
tenant improvements, and/or each business license.
4.3 Affordable Housing Alternative Incentives
The City of San Luis Obispo has recognized housing as an important issue within the City. The City’s
2019-21 Financial Plan identifies affordable housing as a Major City Goal. The City’s Housing
3 Zoning Regulations Sections 17.16.060K.3. Where there has been a reduction in required parking, all resulting spaces
must be available for common use and not exclusively assigned to any individual use. In mixed use projects, required
residential parking may be reserved, but commercial parking must be made available for guests or overflow from
residences.
Figure 2: Creek Setback, starting from the right to left Building B, Building C, and Building D
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Element includes numerous policies and programs that support incentives, such as density bonuses,
to provide housing for low, very low and extremely low-income households. Zoning Regulations
Chapter 17.140.070(A) states that one incentive/concession/waiver shall be granted for housing
developments that include at least 10% for low income households. The proposed project provides
13% of the total units to be dedicated to low-income households. Per State law, projects that provide
affordable housing are allowed up to 35 percent density bonus (more than 35 percent bonuses are
allowed with approval) based on the number of deed-restricted affordable units provided in the
project. Chapter 17.140 of the Zoning Regulations (Affordable Housing Incentives) outlines various
incentives for affordable housing projects that developers can request. Some of the alternative
incentive examples called out in the Chapter include granting a reduction in site development
standards.
The Department of Housing and Urban Development’s Housing Accountability Act and Density
Bonus Law provide protections for housing development projects, which include density bonuses.
Government Code § 65915(d) (1)(B) and (d)(3) prevent an agency from denying the density bonus or
the incentive or concession or refusing to waive or reduce development standards, unless the agency
can make a finding based on substantial evidence that the density bonus, the incentive or concession
or the waiver or reduction in a development standard causes 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 impact4 (Attachment 7, Housing Accountability
Act and Density Bonus Law Summary).
Alternative Incentive Request: Reduction to Site Development Standards: This project includes one
alternative incentive request of otherwise applicable property development standards to allow
structures within the creek setback area for approximately 2 feet for Building B, 8 feet for Building
C, and 7 feet for Building D, from the average top of bank as identified by the City’s Natural
Resources Manager, where 20 is normally required,. The stated purpose of these modifications is to
allow for the physical construction of the additional density units. In order to deny th is request, the
City would be required to make the statutory findings based on the standards as discussed and defined
above. Under State law, the City must identify either a violation of state or federal law, or a specific
adverse impact on the public health, safety, or the physical environment that is directly caused by the
request, and determine that there is no feasible way to satisfactorily mitigate it or find an alternative.
The Biological Resource Report that was provided with the application concluded that the
improvements to the project site within the creek setback area would not impact any of the native
biological resources and that there is no suitable habitat for any special status species on or near the
project site. Furthermore, creek setback reductions are a provision of the City’s local ordinance, which
is consistent with State and Federal Law, and the alternative incentive request does not result in any
specific adverse impact to the public health, safety, or physical environment.
4.4 Architectural Review Commission Directional Items
The ARC recommended two directional items to be reviewed and evaluated prior to the PC taking
final action on the project. The applicant modified the project plans to incorporate the directional
items:
4 Government Code § 65589.5(j)(1). Definition of ‘Specific, Adverse Impact’: Significant, quantifiable, direct, and
unavoidable impact, based on objective, identified written public health or safet y standards, policies, or conditions
as they existed on the date the application was deemed complete
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ARC Directional Item #1: Consider improving the rhythm of the siding over the drive aisle by
changing the material pattern to A-B-A-B (wood versus Indigo) rather than A-B-B-B.
ARC Directional Item #2: Considering incorporating planters to create a vehicle buffer around the
garages and to introduce vertical landscaping to soften the architecture along the drive aisle.
Response: The applicant has updated the project plans to improve the rhythm of the drive aisle
elevations, by modifying the material pattern to A-B-A-B and incorporating landscape planters
between every other garage along the drive aisle.
4.5 Tree Committee Commission Directional Items
The TC recommended two directional items to be reviewed and evaluated prior to the PC taking final
action on the project. The applicant modified the project plans to incorporate the directional items:
TC Directional Item #1: Replace the street trees designated as Strawberry Madrone with Chinese
Pistache.
TC Directional Item #2: Along the creek, incorporate two additional Coast Live Oaks (all oaks 36-
inch box), to bring the number of total replacement trees onsite to 21.
Response: The applicant has modified the project plans to provide two additional Coast Live Oaks
along the creek, and the proposed street trees along the project frontage have been replaced with
Chinese Pistache. Condition No. 39 has been provided to require that the Coast Live Oaks are planted
with a 36-inch box, subject to the satisfaction of the City Arborist and Public Works Director.
5.0 CONSISTENCY COVID-19 ORDERS AND CURRENT FISCAL CONTINGENCY PLAN
This activity, planning for housing production, is presently allowed under the State and Local
emergency orders associated with COVID-19. This Project and associated staff work will be
reimbursed by the Developer directly or indirectly through fees and therefore consistent with the
guidance of the City’s Fiscal Health Contingency Plan.
6.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental Quality Act
(CEQA) because it consists of the redevelopment of the project site consistent with policies and
standards applicable to development within the Services and Manufacturing area, on a site less than
five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in
State CEQA Guidelines Section 15332 (Infill Development), and as supported by substantial evidence
(refer to Attachment 2, Biological Resources Report). The Biological Resource Report concluded that
the setback exception will not impact any of the native biological resources within the creek setback
area as the trees and vegetation removed from the site within the creek setback is non-native riparian
woodland and that there are no suitable habitats for any special status species were identified on or
near the project site. The site is within City limits and is served by City utilities and public services.
Based on the location, size, and area and quantity of commercial and residential components of the
development, approval of the project will not result in any significant effects related to traffic, noise,
air quality, or water quality.
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7.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including: Planning,
Engineering, Transportation, Building, Utilities, City Arborist, Natural Resources, and Fire. Staff has
identified several unique conditions given the specific circumstances of the project that would require
special conditions. Specific attention should be provided on the following conditions: Engineering
Division has identified Condition No. 26 - 33 to address stormwater control, drainage, and
floodproofing of the site in proximity to the creek. The Transportation Division has identified
Condition No. 41 to require a new streetlight located near the eastern property line. Other comments
have been incorporated into the draft resolutions as conditions of approval.
8.0 ALTERNATIVES
8.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
8.2 Deny the project. An action denying the application should include findings that cite the basis
for denial and should reference inconsistency with the General Plan, Community Design
Guidelines, Zoning Regulations or other policy documents. Should the Planning Commission
want to pursue this alternative, Staff recommends that the specific findings under Government
Code § 65915(d)(1)(B) and (d)(3) are adequately addressed.
9.0 ATTACHMENTS
1. Draft Resolution
2. Biological Resources Report
3. Project Plans
4. ARC Report and Draft Minutes 7.6.20
5. ARC Report and Draft Minutes 8.17.20
6. TC Report and Draft Minutes 9.28.20
7. Housing Accountability Act and Density Bonus Law Summary
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RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING THE DEVELOPMENT OF A THREE-
STORY MIXED-USE PROJECT WITHIN THE COMMERCIAL
SERVICES ZONE, CONSISTING OF 15 RESIDENTIAL UNITS AND 1,500
SQUARE FEET OF COMMERCIAL SPACE. 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 MINIMUM
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; AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED OCTOBER 14, 2020 (830
ORCUTT ROAD, ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on July 6, 2020, and continued the project to a date uncertain
and provided directional items to the applicant and staff, pursuant to a proceeding instituted under
ARCH-0764-2019 and AFFH-0210-2020, 830 Orcutt, LLC, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on August 17, 2020, recommending the Planning
Commission find the project consistent with the Community Design Guidelines with identified
directional items, pursuant to a proceeding instituted under ARCH-0764-2019, AFFH-0210-2020,
and USE-0209-2020, 830 Orcutt, LLC, applicant; and
WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a web based
public hearing on September 28, 2020, recommending the Planning Commission find the project
consistent with the Tree Ordinance with identified directional items, pursuant to a proceeding
instituted under ARCH-0764-2019, AFFH-0210-2020, and USE-0209-2020, 830 Orcutt, LLC,
applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on October 14, 2020, pursuant to a proceeding instituted under ARCH-0764-
2019, AFFH-0210-2020, and USE-0209-2020, 830 Orcutt, LLC , applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the manner
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required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to the
project (ARCH-0764-2019, AFFH-0210-2020, and USE-0209-2020), based on the following
findings:
1. The project is consistent with Land Use Element Policy 2.3.6 “Housing and Businesses”
and 3.8.5 (Mixed Uses) because the project provides residential dwellings within a
commercial district near neighborhood commercial centers, major activity nodes and
transit opportunities. Housing at this location is and can be compatible with the proposed
and existing commercial uses on-site and on adjacent properties.
2. The project is consistent with the Housing Element because the project provides a variety
of residential types, sizes, and style of dwellings. Housing Element Program 6.15 identifies
the project site within the South Broad Street corridor (which includes properties along
Orcutt Road) as an area for higher-density, infill, or mixed-use housing.
3. The project is consistent with Conservation and Open Space Element Policy 4.4.3 because
the project promotes higher-density, compact housing to achieve more efficient use of
public facilities and services and to improve the jobs/housing balance.
4. As conditioned, the project is consistent with the Zoning Regulations for Mixed-Use
Projects (Section 17.70.130), since the proposed building design complies with objective
design criteria and performance standards for mixed-use development by providing
internal compatibility between the different uses in terms of noise, hours of operation,
vehicle and pedestrian circulation, access, and use of open space.
Minor Use Permit Findings
5. As conditioned, the establishment, maintenance, or operation of the propos ed project will
not, in the circumstances of this particular case, be detrimental to the health, safety, or
general welfare of persons residing or working in the vicinity of the proposed use, or
detrimental or injurious to property and improvements in the neighborhood or to the
general welfare of the City because the project has been designed to address noise, glare,
and pedestrian traffic that is compatible and consistent with the mix of residential and
commercial uses on site.
6. As conditioned, the proposed project is consistent with the General Plan Land Use Element
for this location since the project proposes to construct a mixed-use building that includes
commercial service uses and residential uses that are consistent with activities envisioned
by the Services and Manufacturing Land Use designation.
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7. As conditioned, the project complies with all applicable provisions of the Zoning
Regulations as described within the property development standards for the C -S zone and
mixed-use development. The proposed uses are compatible with the project site and with
existing and potential uses in the vicinity which include commercial services and
residences.
8. As conditioned, the mixed-use project is compatible at this location because the project is
located in an area that has been identified for higher-density housing, which is located
directly across the street from existing high-density residential developments. The
proposed residential and commercial activities are compatible with existing and future land
uses in the vicinity because the project has been designed to orient commercial uses toward
the street and residential open space areas are located internal to the site
9. The site is physically suitable in terms of public utilities, traffic generation, and public
emergency vehicle access, because the proposed project is within an existing developed
neighborhood that provides adequate utilities, vehicle parking, and site circulation. The site
is adequate for the project in terms of size, configuration, topography, and other applicable
features, and has appropriate access to public streets with adequate capacity to
accommodate the quantity and type of traffic expected to be generated by the use.
Development Review Findings
10. As conditioned, the project is consistent with the Community Design Guidelines for
commercial and multi-family housing design and infill development because the
architectural style is complementary to the surrounding neighborhood and is designed
consistent with the prevailing setback pattern of the neighborhood.
11. As conditioned, the project design is consistent with the Community Design Guidelines by
providing a variety of architectural treatments that add visual interest and articulation to
the building design that are compatible with the design and scale of the existing structures
in the surrounding neighborhood (CDG, Chapter 5.3).
12. As conditioned, the project respects the privacy of adjacent residences through appropriate
building orientation and windows that minimize overlook and do not impair the privacy of
the indoor or outdoor living space of neighboring structures.
13. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the street’s appearance because the development is
designed in a manner that does not deprive reasonable solar access to adjacent properties.
The project incorporates vertical and horizontal wall plan offsets, which provide a high-
quality and aesthetically pleasing architectural design.
Placement of Residential Units along Street Frontage
14. The allowance of ground-floor residential units within the first 50 feet of floor area adjacent
to the street will not negatively alter the overall character of the neighborhood or the streets
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appearance because primary commercial activities in the neighborhood are oriented toward
Duncan Lane and McMillian Avenue rather than this portion of Orcutt Road. Residential
uses on the ground floor along the street frontage are consistent and compatible with the
existing neighborhood pattern along this portion of Orcutt Road.
15. The residential uses on the ground floor will not expose residents to any greater noise
impacts than the upper stories as the residential structure is setback 15 feet from the public
right-of-way and located within the 60 decibel noise contour boundary from the build-out
of Orcutt Road, which is consistent with allowable noise thresholds for residential uses.
Density Bonus and Alternative Incentives Findings
16. The proposed project will provide quality affordable housing consistent with the intent of
Chapter 17.140 of the Zoning Regulations, and the requested density bonus and reduction
to site development standards are necessary to facilitate the production of affordable
housing units associated with a mixed-use development project. The site development
cannot be feasibly accomplished with a redesign of the project, because the Density Bonus
Law mandates that concessions from development standards shall not be denied in which
would result in a reduction of residential units, and requiring compliance with the full
setback requirement would result in design constraints that would result in a reduction of
the number of units requested which would violate Government Code § 65915.
17. The requests for a density bonus and reduction to site development standards for location
of residential units are consistent with the intent of Housing Element programs 2.17, 6.10,
and 6.19, and the alternative affordable housing incentives outlined in Section 17.140.070
of the Zoning Regulations.
18. The reduction in development standards for the creek setback will not negatively alter the
overall character of the neighborhood or the streets appearance because the exception is
internal to the project site. Development within the creek setback area will not impact any
of the native biological resources because no native riparian woodland vegetation exists
along this stretch of the creek and setback area within the subject property, and the
Biological Report (prepared by V.L. Holland, Ph.D., 2020) concluded that there no suitable
habitats for special status species exist on or near the project site. The City’s creek setback
regulations provide provisions for setback exceptions that is consistent with State and
Federal Law, and the alternative incentive request does not result in any specific adverse
impact to the public health, safety, or physical environment.
Parking Reduction Findings
19. As conditioned, the proposed 10% vehicle parking reduction is appropriate for the site
because the proposed project includes an additional 15 bicycle parking spaces to be
provided for the mixed-use development (Zoning Regulations 17.72.050.C.3.b).
20. The project qualifies for a 10 percent parking reduction in accordance with Zoning
Regulations Section 17.72.050.C and the Institute of Transportation Engineers Parking
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Demand, where the peak hours of use will not overlap or coincide to the degree that peak
demand for parking spaces from all uses or projects will be greater than the total supply of
spaces.
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) because it consists of the
redevelopment of the project site consistent with policies and standards applicable to development
within the Services and Manufacturing area, on a site less than five acres in size, with no value as
habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section
15332 (Infill Development), and as supported by substantial evidence (refer to Attachment 2,
Biological Resources Report). The Biological Resource Report concluded that the setback
exception will not impact any of the native biological resources within the creek setback area as
the trees and vegetation removed from the site within the creek setback is non-native riparian
woodland and that there are no suitable habitats for any special status species were identified on
or near the project site. The site is within City limits and is served by City utilities and public
services. Based on the location, size, and area and quantity of commercial and residential
components of the development, approval of the project will not result in any significant effects
related to traffic, noise, air quality, or water quality.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission (ARCH-
0764-2019, AFFH-0210-2020, and USE-0209-2020). A separate, full-size sheet shall be
included in working drawings submitted for a building permit that lists all conditions and
code requirements of project approval listed as sheet number 2. Reference shall be made in
the margin of listed items as to where in plans requirements are addressed. Any change to
approved design, colors, materials, landscaping, or other conditions of approval must be
approved by the Director or Architectural Review Commission, as deemed appropriate.
2. Demolition of the existing building shall not commence until a permit has been issued by the
building official. The applicant shall comply with Municipal Code Chapter 15.04
Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and Moving
of Buildings, including but not limited to, the following: the applicant shall provide evidence
that for a period of not less than 90 days from date of permit application, the building was
advertised in a local newspaper on at least 3 separate occasions not less than 15 days apart,
as available to any interested person to be moved, and submit historic documentation for the
structure.
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3. Plans submitted for a building permit shall include a sediment and erosion control plan that
protects 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.
4. Plans submitted for a building permit shall not include any improvements, modifications, or
grading within the top of bank of the creek channel.
5. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with the Development Review application.
6. Plans submitted for a building permit shall include recessed window details or equivalent
shadow variation, and all other details including but not limited to awnings, and railings. Plans
shall indicate the type of materials for the window frames and mullions, their dimensions, and
colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses
and other related window features. Plans shall demonstrate the use of high-quality materials
for all design features that reflect the architectural style of the project and are compatible with
the neighborhood character, to the approval of the Community Development Director.
7. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning and
Building permits for tenant changes or improvements, and/or each business license, to ensure
the site does not become under-parked.
8. All surface parking spaces must be available for common use and not exclusively assigned to
any individual use, required residential parking may be reserved, but commercial parking
must be made available for guests or overflow from residences.
9. Plans submitted for a building permit shall clearly depict the location of all required short and
long-term bicycle parking for all intended uses, plans submitted for construction permits shall
include bicycle lockers or interior space within each residential unit or other area for the
storage of at least two bicycle per residential unit. Sufficient detail shall be provided about
the placement and design of bike racks and lockers to demonstrate compliance with relevant
Engineering Standards and Community Design Guidelines, to the satisfaction of the Public
Works and Community Development Directors.
10. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be
clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-sheets
on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light
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is directed downward consistent with the requirements of the City’s Night Sky Preservation
standards contained in Chapter §17.70.100 of the Zoning Regulations.
11. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will adequately screen
them. A line-of-sight diagram may be required to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements
12. The storage area for trash and recycling cans shall be screened from the public right -of-way
consistent with §17.70.200 of the Zoning Regulations. The subject property shall be
maintained in a clean and orderly manner at all times, free of excessive leaves, branches, and
other landscape material. The applicant shall be responsible for the clean-up of any landscape
material in the public right-of-way.
13. The applicant shall submit a landscaping plan containing an irrigation system plan with
submittal of working drawings for a building permit. The legend for the landscaping plan
shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding
symbols for each plant material showing their specific locations on plans. The surfaces and
finishes of hardscapes shall be included on the landscaping plan. The landscape plans shall
provide mature landscaping along the street frontage of the new structure that is of an
evergreen species and a minimum size of 5 gallons, that complements the buildings
architecture, subject to the satisfaction of the Community Development Director
14. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges).
15. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back-flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
16. The design of proposed structures shall incorporate noise attenuating construction techniques
that reduces noise exposure to acceptable levels. Exposure in outdoor activity areas must not
exceed 60 dB and indoor exposure must not exceed 45 dB consistent with the City’s Noise
Ordinance. Plans submitted for construction permits must clearly indicate and describe noise
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attenuation measures, techniques, and materials, and demonstrates their compliance with
noise levels limits.
17. Prior to building occupancy, the owner of the property shall provide a Residential Noise
Notice in writing for residential occupants stating that the property is located within a
commercial zone in an urban-type environment and that noise levels may be higher than a
strictly residential area.
18. Prior to occupancy, an overflight notification shall be recorded and appear with the property
deed. The applicant shall also record a covenant with the City to ensure that disclosure is
provided to all buyers and lessees at the subject property. Notice form and content shall be to
the satisfaction of the Community Development Director and include the following language:
NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an
airport, within what is known as the airport influence area. For that reason, the property may
be subject to some of the annoyances or inconveniences associated with proximity to airport
operations (for example: noise, vibration, or odors). Individual sensitivities to those
annoyances can vary from person to person. You may wish to consider what airport
annoyances, if any, are associated with the property before you complete your purchase and
determine whether they are acceptable to you.
19. Any new proposed signage shall be reviewed by the Planning Division to ensure
appropriateness for the site and compliance with the Sign Regulations. Signage shall
coordinate with building architecture and the type of land use. The Director may refer signage
to the ARC if it seems excessive or out of character with the project.
Housing Programs – Community Development Department
20. Prior to the issuance of construction permits, the city and the project owners shall enter into
an Affordable Housing Agreement, to be recorded in the office of the county recorder. The
agreement shall specify mechanisms or procedures to assure the continued affordability and
availability of a minimum of two dwelling unit to low-income households, to the satisfaction
of the Community Development Director. The agreement shall also set forth those items
required by Section 17.140.030(B) or any alternative incentives granted pursuant to Section
17.140.070. The agreement shall run with the land and shall be binding upon all heirs,
successors or assigns of the project or property owner, and shall ensure affordability for a
period of not less than fifty-five years, or as otherwise required by state law.
Engineering Division – Public Works/Community Development
21. Complete frontage improvements will be required as a condition of the building permit. The
improvements shall be constructed in accordance with the engineering standards in effect at
the time of encroachment permit issuance.
22. Line and grade for the replacement curb, gutter, and sidewalk shall be established by the
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engineer of record. Any offsite improvements required to accommodate positive flow in the
gutter shall be designed and completed by the developer.
23. A complete site utility plan will be required to show all existing and proposed overhead and
underground utilities. Any utility abandonments shall be completed per City Engineering
Standards. The plans shall clarify whether a fire service lateral is existing in accordance with
the Ahearn agreement for the widening of Orcutt Road. If existing, the submittal shall justify
the use of the fire service lateral or the lateral shall be abandoned at the main.
24. The plans shall show the removal of the overhead service wiring and new underground wire
services per City Standards and the standards of the several serving wire utilities. The plans
shall show a new streetlight along the property frontage per City Standards.
25. The site development plan and demolition plan shall clarify the permit history for this site and
whether any former water well and/or private waste disposal system will need to be
discovered and abandoned prior to redevelopment.
26. The building plan submittal shall include a complete grading and drainage plan and project
drainage report. The plans and report shall clarify whether this site accepts run-on for the
neighboring parcels. If applicable, the plans shall show how the project drainage design will
accept and convey any run-on to an approved non-erosive outlet. The building plan submittal
shall not include any creek bank revetment or drainage outlet improvements within the creek
channel.
27. The proposed tree removals, wall construction, storm drain system outlet construction shall
comply with all City codes and standards.
28. The project drainage report shall show and note compliance with the Drainage Design Manual
(DDM), Post Construction Stormwater Regulations, and the City’s Floodplain Management
Regulations.
29. The drainage report shall include a summary of the bulleted items found in Section 2.3.1 of
the DDM. A comprehensive hydrologic and hydraulic analysis may not be required if the
proposed improvements can be shown to be insignificant in accordance with Section 3.0 of
the manual.
30. The project shall show and note compliance with the PCRs. The building plan submittal shall
include an Operations and Maintenance Manual and a Private Stormwater Conveyance
System Management and Maintenance Agreement (Operations and Maintenance Agreement)
on a form provided by the city. The agreement shall be recorded and shall reference any
separate maintenance program documents and the approved building plans.
31. This property is located within a designated flood zone as shown on the Flood Insurance Rate
Map (FIRM) for the City of San Luis Obispo. As such, all new structures shall comply with
all Federal Emergency Management Agency (FEMA) requirements and the City’s Floodplain
Management Regulations per Municipal Code Chapter 17.78.
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32. The project drainage report shall provide additional analysis of the adjoining Sydney Creek
watershed to establish the BFE and whether the 100-year storm event is expected to stay
within the existing channel.
33. This property is located in an X-shaded (XB or former B) Floodzone. This is an area where
the 100-year flood depth is less than one foot. Local ordinance requires that finish floors be
located a minimum of 1’ above the Base Flood Elevation (BFE) or be floodproofed to a
comparable height. The building plan submittal shall show compliance with the local
ordinance. The residential garages may be “wet” floodproofed to 1’ above adjacent grade if
elevating the garage finished floor is infeasible or impractical. Other living areas except for
limited storage or access into the residential units shall be elevated above the BFE.
34. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving
materials are recommended for water quantity and/or quality control purposes and in the area
of existing or proposed trees and where the driveway or parking area may occur within the
dripline of existing trees to remain. Alternate paving material shall be approved to the
satisfaction of the Planning Division.
35. Provisions for trash, recycle, and green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Comp any. The
respective refuse storage area and on-site conveyance shall consider convenience, aesthetics,
safety, and functionality. Depending upon the proposed service type, additional pavement
upgrades to concrete may be required in the area of the trash enclosure and mechanical pick-
up to limit the damage to the parking lot/drive aisle paving materials.
36. The building plan submittal shall show the location of the proposed mail receptacles or mail
box unit (MBU) to the satisfaction of the Post Master and the Community Development
Department. Provide a mailbox unit or multiple units to serve all dwelling units and
commercial tenants within this development as required by the Post Master. MBUs shall not
be located within the public right-of-way or public sidewalk area unless specifically approved
by the City Engineer. Contact the Post Master at 543-2605 to establish any recommendations
regarding the number, size, location, and placement for any MBU’s.
37. The City supports the proposed tree removals with compensatory tree plantings.
38. All trees located on and adjacent to the property shall be protected, in conformance with
Municipal Code §12.24.150 (Protection of Trees). Tree protection measures shall be
implemented to the satisfaction of the City Arborist. The City Arborist shall review and
approve the proposed tree protection measures prior to commencing with any demolition,
grading, or construction. The City Arborist shall approve any safety pruning, the cutting of
substantial roots, or grading within the dripline of trees. A city-approved arborist shall
complete safety pruning. Any required tree protection measures shall be clearly shown or
noted on the building plans.
City Arborist – Public Works
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39. Plans submitted for a building permit shall include a tree planting plan consistent with the
City’s Tree Committee’s direction to provide all Coast Live Oaks with a 36-inch box, subject
to the satisfaction of the City Arborist and Public Works Director.
40. Tree removal associated with development at the project site shall be scheduled to occur
outside of the typical nesting bird season (February to September), to avoid potential impacts
to nesting birds in accordance with Government Code Section 3503 and 3505.5.
Transportation Division – Public Works
41. Plans submitted for a building permit shall include frontage improvements that provide a new
streetlight per City Standards. The streetlight shall be located nearest the eastern property
line, subject to the satisfaction of the Public Works Director.
Building Division – Community Development
42. Prior to building permit issuance, a demolition permit shall be issued for the existing buildings
on site.
43. Plans submitted for a building permit shall identify accessible parking spaces that comply
with California Building Code 11B-502 (CBC) and Accessible electric vehicle charging
stations that comply with 11B-812 (electric vehicle charging stations are not parking spaces
11B-208.1). Accessible parking spaces and accessible EV charging stations have separate
requirements and shall not be used as dual purpose. Both shall comply with 11B-402
Accessible Routes. Minimum width of an Electrical Vehicle Charging Station stall is 9’.
Proposed and future EV parking stalls shall maintain the minimum 9’ width. (California
Green Building Standards Code (CGBSC) 4.106.4.2.2.)
44. Plans submitted for a building permit shall clearly identify the overhang distance for eaves
and projections along property lines and shall not extend into required setbacks more than
permitted (CBC 705.2).
45. Plans submitted for a building permit shall identify shade tree plantings, minimum No. 10
container size or equal, shall be installed to provide shade over 50 percent of the parking area
within 15 years. Exceptions: The surface parking area covered by solar photovoltaic shade
structures, or shade structures, with roofing materials that comply with Table A5.106.11.2.2
in Appendix A5, are not included in the total area calculation. (CGBSC-5.106.12.1 Surface
Parking Areas).
46. Shade tree plantings, minimum No. 10 container size or equal shall be installed to provide
shade over 20 percent of the hardscape area within 15 years (CGBSC-5.106.12.3 Hardscape
Areas).
47. Plans submitted for a building permit shall identify Solar Zone areas, plans shall demonstrate
compliance with requirements with solar installation (CEnC-110.10).
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Fire Department
48. Plans submitted for a building permit shall demonstrate compliance with occupancy R3
Townhomes and requirements for NFPA 13D fire sprinkler system. The fire sprinkler system
for each dwelling unit shall be supplied with a dedicated 1” water meter and minimum 1”
service lateral, subject to the satisfaction of the Fire Marshal.
Utilities Department
49. The proposed improvements shall be in accordance with the engineering design standards in
effect at the time the building permit is approved.
50. The property’s existing sewer lateral to the point of connection at the City main must pass a
video inspection, including repair or replacement, as part of the project. The CCTV inspection
shall be submitted during the Building Permit Review Process for review and approval by the
Utilities Department prior to issuance of a Building Permit.
51. If commercial uses in the project include food preparation, provisions for grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with
the design. These types of facilities shall also provide an area inside to wash floor mats,
equipment, and trash cans. The wash area shall be drained to the sanitary sewer.
52. The project’s commercial and residential uses shall be metered separately. All residential units
are to be individually metered. Privately owned sub-meters may be provided for residential
apartments upon approval of the Utilities Director. The CCR’s for the property/homeowner
association shall require that the sub-meters be read by the association (or P/HOA contracted
service) and each apartment billed according to water use.
53. Building permit submittal shall include a site utility plan showing the size of existing and
proposed sewer and water services.
54. This project is within the Recycled Water Master Planning Area and shall connect to the 8”
recycled water main in Orcutt Road so that recycled water can be provided to the site once
connected to the distribution system. Until recycled water is available, the project shall have
a dedicated landscaping meter.
55. Recycled water shall be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 13.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program.
56. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall
not exceed the project’s maximum applied water allowance (MAWA). Information shall be
submitted during the Building Permit Review Process for review and approval by the Utilities
Department prior to issuance of a Building Permit to support required water demand of the
project’s proposed landscaping.
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57. Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company and
refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall
be accommodated within the site for the three (3) waste streams, trash, recycling, and
organics.
58. Projects generating more than two cubic yards of total waste shall comply with AB 1826, and
local waste management ordinance to reduce greenhouse gas emissions.
59. Driveways and access routes to all refuse receptacles shall be designed to accommodate the
size and weight of the garbage trucks; a written confirmation from the San Luis Garbage
Company shall be included in the building permit plans for the proposed project.
60. Commercial and residential refuse services shall be separate unless a letter of agreement
between the tenants and a Conditional Exception Application from the City’s Development
Standards for Solid Waste Services are provided to the City with the building permit
submittal.
Indemnification
61. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in
the defense against an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 14th day of October, 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
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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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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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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 13
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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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 14
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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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 15
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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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 16
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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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 17
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.
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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.
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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
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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.
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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 23
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species=b
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draytonii) and introduced bullfrog (Rana catesbeiana) in a seasonal marsh. Herpetologica
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Ernstrom, Daniel J. 1984. Soil Survey of San Luis Obispo County, California, Coastal Part. U.S.
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Hall, C.A., Jr., W.G. Ernst, S.W. Prior, and J.W. Wiese. 1979. Geologic map of the San Luis
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Harvey, Michael J., J. Scott Altenbach, and Troy L. Best. 2011. Bats of the United States and
Canada. Johns Hopkins University Press, Baltimore, Maryland.
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frog (Rana aurora draytonii) and the foothill yellow-legged frog (Rana boylii): Implications for
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Chemical Company. 2004. Technical data sheet No. AGDX080596, for Agri-Dex product.
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Huenneke, L.F. 1989. Distribution and regional patterns of California grasslands. Pp. 1-12 In:
Huenneke, L.F., and H.A. Mooney (eds.), Grassland Structure and Function: California
Annual Grassland. Dordrecht: Kluwer Academic Publishers.
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Jennings, M. 1998. Electronic database of California red-legged frog occurrences
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California. Herpetological Review 19(4): 76.
Jennings, M. R. 1988b. Natural history and decline of native ranids in California. pp. 61-72 In:
H. F. DeLisle, P. R. Brown, B. Kaufman, and B. M. McGurty (editors), Proceedings of
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the conference on California herpetology. Southwestern Herpetologists Society, Special
Publication
Jennings, M. R., and M. P. Hayes. 1985. Pre-1900 overharvest of the California red--legged
frog (Rana aurora draytonii): The inducement for bullfrog (Rana catesbeiana) introduction.
Herpetologica 41(1): 94-103
Jennings, M. R., and M.P. Hayes. 1989. Final report of the status of the California red- legged
frog (Rana aurora draytonii) in the Pescadero Marsh Natural Preserve. Report for the
California Department of Parks and Recreation, Sacramento, California, under Contract (4-
823-9018).
Jennings, M. R., and M.P. Hayes. 1994. Amphibian and Reptile Species of Special Concern in
California. Final Report Submitted to The California Department of Fish and Game. 255 pp
Jennings, M.R., M.P. Hayes, and D.C. Holland. 1992. A petition to the U.S. Fish and Wildlife Service
to place the California red-legged frog (Rana aurora draytonii) and the western pond turtle
(Clemmys marmorata) on the list of endangered and threatened wildlife and plants. 21 pp.
Jennings, Mark R. and Marc P. 1985. Pre-1900 Overharvest of California re-legged frogs (Rana
aurora drayutonii): The inducement for bullfrog (Rana catesbeiana) Introduction.
Herpetologica 41(1): 94-103.
Jepson Flora Project Editors. 2012. Second Edition of The Jepson Manual: Vascular Plants of
California. Treatments for public viewing (http://ucjeps.berkeley.edu/jepsonmanual/review/).
Kays, Roland W. and Don E. Wilson. 2002. Princeton Field Guides, Mammals of North America.
Princeton University Press, Princeton and Oxford.
Keeley, J.E. 1990. The California Valley Grassland. Pp. 3–23 In: Schoenherr, A.A. (ed.),
Endangered Plant Communities of Southern California. Southern California Botanists
Special Publication 3.
Keil, D. J. and R. F. Hoover. In prep. Vascular Plants of San Luis Obispo County, California, 2nd
edition.
Krebs, Charles J. 1998. Ecological Methodology. Benjamin Cummings. 620 pp.
Mayer, Ken E. and William Laudenslayer. 1988. A Guide to Wildlife Habitats of California. CA. Dept
of Forestry and Fire Protection. 165 pp.
Murie, Olaus J. 1974. Peterson Field Guides, Animal Tracks. Houghton Mifflin Company, Boston,
New York.
North American Butterfly Association. 2001 Checklist of North American Butterflies Occurring North
of Mexico-Second Edition.
Pavlik, B. M., P. M. Muick, S. Johnson, and M. Popper. 1991. Oaks of California. Cachuma Press
and the California Oak Foundation, Los Olivos.
Rathbun, G. and M. Jennings. 1993. Letter to Naomi Mitchell, U.S. Fish and Wildlife Service,
Ventura Fish and Wildlife Office, Ventura, California, regarding Environmental Impact
Statement for the C.T. Ranch development.
Reed, P. B., Jr. 1988. National List of Plant Species that Occur in Wetlands: National Summary. U.
S. Fish and Wildlife Service, Washington, DC. Biol. Rpt. 88(24). 244 pp.
Sawyer, John O., Todd Keeler-Wolf, and Julie M. Evens. 2009. A Manual of California
Vegetation, Second Edition. California Native Plant Society, Sacramento, California.
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Schuford, David W. and Thomas Gardali, Editors. 2008. California Bird Species of Special
Concern: A Ranked Assessment of Species, Subspecies, and Distinct Populations of Bids of
Immediate Conservation Concern in California. Studies of Western Birds No. 1. Western
Field Ornithologists, Camarillo, California, and California Department of Fish and Game,
Sacramento.
Scott, James A. 1986. The Butterflies of North America. Stanford University Press, Stanford,
California. 583 p.
Scott, N. and G. Rathbun. 1998. Essays provided to Ina Pisani in response to a working draft of
California red-legged frog recovery plan
Sibley, David Allen. 2001. The Sibley Guide to Bird Life & Behavior. National Audubon Society.
Alfred A. Knopf, New York.
Stebbins, R.C. 1985. A field guide of western reptiles and amphibians. Second edition, revised.
Houghton Mifflin Company, Boston, Massachusetts Tatarian, Patricia 2008. Movement
patterns of California red-legged frogs (Rana draytonii) in an inland California Environment.
Herpetological Conservation and Biology 3(2): 155-169
Stebbins, Robert C. 2003. Peterson Field Guides Western Reptiles and Amphibians, 3rd edition.
Houghton Mifflin Company, Boston, New York.
Trewartha, G.T., and L.H. Horn. 1983. An Introduction to Climate. Ed. 5. New York: McGraw-Hill.
U. S. D. A. 1984. Soil Conservation Service. Soil Survey of San Luis Obispo County, California.
Coastal Part.
U.S. Fish and Wildlife Service (USFWS). 2005. Revised guidance on site assessments and field
surveys for the California red-legged frog. U.S. Fish and Wildlife Service, Portland, Oregon.
26.
U.S. Fish and Wildlife Service. 1996. Endangered and Threatened Wildlife and Plants;
Determination of Threatened Status for the California Red-legged Frog (PDF). Portland,
Oregon.
U.S. Fish and Wildlife Service. 2010. Federal Register. 50 CFR Part 17. Endangered and
Threatened Wildlife and Plants: Revised Designation of Critical Habitat for California Red-
Legged Frog. Final Rule.
U.S. Geological Survey. Amphibian declines and deformities web page http://armi.usgs.gov/.
United States Department of Agriculture (USDA). 2012. Aerial photomosaic of San Luis Obispo
County. National Agriculture Imagery Program (NAIP).
United States Department of the Interior, Fish and Wildlife Service. 1996. Endangered and U.S.
Army Corps of Engineers. Revised 1995. Wetlands Delineation Manual. Environmental
Technical Services Co., Austin, TX.
United States Department of the Interior, Fish and Wildlife Service. 1990. Endangered and
Threatened Wildlife and Plants; Review of Plant Taxa for Listing as Endangered or
Threatened Species; Federal Register 55 (35): 6184-6229.
Warner, R. E. and K. M. Hendrix (eds.). 1984. California riparian systems. Ecology, Conservation
and Productive Management. U. C. Press, Berkeley. 1035 pp.
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Zeiner, D. C., W. F. Laudenslayer, Jr, K. E. Mayer, and M. White (eds). 1990. California’s Wildlife
Volumes I, II, and III. California Statewide Wildlife Habitat Relationship System. The
Resources Agency, California Department of Fish and Game.
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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
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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.
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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
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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
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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.
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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)
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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.
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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
Item 3
Packet Page 178
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
Item 3
Packet Page 179
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
Item 3
Packet Page 180
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
Item 3
Packet Page 181
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
Item 3
Packet Page 182
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
Item 3
Packet Page 183
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
Item 3
Packet Page 184
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
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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.
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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
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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
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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
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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
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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.
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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
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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
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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
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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.
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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.
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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
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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.
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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..
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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.
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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.
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ORCUTT MIXED USE830 ORCUTT ROAD | SAN LUIS OBISPO | CALIFORNIAPLANNING COMMISSION20.1005bracketItem 3Packet Page 202
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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 Obispo20.1005Planning CommissionItem 3Packet Page 203
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 Obispo20.1005Planning CommissionItem 3Packet Page 204
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.Following the 2nd public hearing of the ARC on August 17, 2020 and Tree Committee on September 28, 2020:• The rhythm of the building materials along the drive aisle was changed to an A-B-A-B pattern for the indigo and wood-look fiber cement siding elements.• In-ground planters were added along the drive aisle to add soft landscape separations between the garages.• The street tree species was updated to a larger growth specimen, Chinese Pistache.• Two more Coast Live Oaks were added to the ephemeral creek area.4bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 205
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 Obispo20.1005Planning CommissionItem 3Packet Page 206
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 SETBACKTOP OF BANK CONTOUR -AND-LINE 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 Obispo20.1005Planning CommissionItem 3Packet Page 207
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 Obispo20.1005Planning CommissionItem 3Packet Page 208
UNIT 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 INCENTIVETOP OF BANK CONTOUR -AND-LINE OF AVERAGED TOP OF BANK PER SITE VISIT WITH NATURAL RESOURCES MANAGER ON JANUARY 13, 2020 [SLOMC 17.70.030(C)]80 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 209
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 Obispo20.1005Planning CommissionItem 3Packet Page 210
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 Obispo20.1005Planning CommissionItem 3Packet Page 211
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 Obispo20.1005Planning CommissionItem 3Packet Page 212
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 Obispo20.1005Planning CommissionItem 3Packet Page 213
EAST-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 Obispo20.1005Planning CommissionItem 3Packet Page 214
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 Obispo20.1005Planning CommissionItem 3Packet Page 215
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 Obispo20.1005Planning CommissionItem 3Packet Page 216
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 Obispo20.1005Planning CommissionItem 3Packet Page 217
GROUND FLOOR1,500 sfRESTROOMRESTROOMSUITE 02SUITE 01COMMERCIAL UNIT FLOOR PLAN1/8”=1’0”FIRE RISER CLOSETELECTRICAL CLOSET17bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 218
ORCUTT ROAD VIEW AT BUILDING A18bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 219
ORCUTT ROAD VIEW AT BUILDING D19bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 220
SITE ENTRY AT BUILDING D20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 221
SITE ENTRY AT BUILDING A21bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 222
SITE ENTRY AT DRIVE AISLE22bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 223
MIXED-USE CONNECTION23bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 224
RESIDENTIAL COURTYARD LOOKING WEST24 AbracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 225
RESIDENTIAL COURTYARD LOOKING EAST24 BbracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 226
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 Obispo20.1005Planning CommissionItem 3Packet Page 227
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 Obispo20.1005Planning CommissionItem 3Packet Page 228
EAST ELEVATION DRIVE AISLE1/16”=1’0”WEST ELEVATION DRIVE AISLE1/16”=1’0”27bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 229
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 Obispo20.1005Planning CommissionItem 3Packet Page 230
WEST ELEVATION SIGNS1/8”=1’0”DIMENSIONAL NUMBERS + LETTERSWALL SIGN 02TENANT AWALL SIGN 03TENANT B29bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 231
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 Obispo20.1005Planning CommissionItem 3Packet Page 232
LANDSCAPE PLAN1/16”=1’0”BUILDING ABUILDING DBUILDING CBUILDING BACCENT TREESACCENT TREESGROUNDCOVER EDGE TO 6’ WALKWAYSSHADE TREEIN-GROUND PLANTERSSITE PRIVACY FENCE6’ MAX.BORDER SHRUBASPHALT DRIVE AISLECONCRETE FLATWORKCONCRETE APRONSTREET TREE, TYP OF (5)CONCRETE PADS WITH GROUNDCOVER BETWEENRAISED PLANTERMEADOW GRASSESSCREEN SHRUBSSPLIT RAIL FENCESHADE TREES310 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 233
LANDSCAPE PALETTE1343456LEGENDUse | Common Name Botanical Name Water Use1 Street Tree | Chinese Pistache Pistacia chinensis L2 Shade Tree | Coast-Live Oak Quercus agrifolia L3 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 Obispo20.1005Planning CommissionItem 3Packet Page 234
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 Obispo20.1005Planning CommissionItem 3Packet Page 235
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 Obispo20.1005Planning CommissionItem 3Packet Page 236
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 Obispo20.1005Planning CommissionItem 3Packet Page 237
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 ROAD36Item 3Packet Page 238
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234 1 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)37Item 3Packet Page 239
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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.W1W2W3W4W5W6W7W8W9W1W2W5W3W4W68'02SD36" SS PVCLATERAL6" LANDSCAPE CURB WALL WITH WEEPHOLES AND HANDRAILS. SEEARCHITECTURAL PLANRWRW(E) 8" RECYCLED WATER MAINW3W9220.97 FSW3W3W3W3RAISED PLANTER -SEE ARCH PLANS220.2 FG38Item 3Packet Page 240
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
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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
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
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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.
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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
Item 3
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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.
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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.
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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.
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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
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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: 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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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, August 17, 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 17, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Michael DeMartini, Micah Smith, Vice Chair Christie Withers and
Chair Allen Root
Absent: Commissioners Richard Beller and Mandi Pickens
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 August 3, 2020.
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
SMITH CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to approve the minutes
of the Architectural Review Commission meeting of August 3, 2020.
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PUBLIC HEARINGS
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.
Contract Planner Brandi Cummings presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Pam Ricci and Scott Martin with RRM Design Group, responded to
Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
DEMARTINI CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to recommend
that the Planning Commission approve the project with the following recommendations:
Vary the backside elevations of Townhome Buildings A and F (the side where garages
interface with the drive aisle) to address articulation and massing.
Suggestions include: adjusting tonality and brickwork, providing contrast, providing
materiality, applying a mix of techniques and aesthetic details, and demonstrating a higher
level of attention to provide four-sided architecture.
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.
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Scott Martin with RRM Design Group and Damien Mavis with
Covelop, responded to Commissioner inquiries.
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Public Comments:
None
End of Public Comment--
ACTION: BY CONSENSUS (COMMISSIONERS BELLER AND PICKENS ABSENT)
THE COMMISSION PROVIDED THE FOLLOWING RECOMMENDATIONS TO THE
APPLICANT:
Incorporate more open space between the parking area and the commercial building
creating a plaza for patrons of the commercial businesses.
Incorporate more recessed windows to add articulation.
Identify fencing along Acacia Creek, promote Acacia Creek to be accessible to residents
as open space.
Consider ways to engage the street along the commercial building to encourage exterior
space along Tank Farm.
Consider adding small patios that relate to the retail use.
The residential and retail buildings would benefit from a common color pallet or more
compatible architectural styles.
Incorporate a serpentine pattern to the drive aisles on the site plan.
Create an interfacing element between the wood siding and the shed roof on the residential
units.
Incorporate a pronounced rafter tail (similar to the SESLOC building) on the edges of the
buildings to tie the commercial space with the residential.
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.
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).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Bryan Ridley with Bracket Architecture, responded to Commissioner
inquiries.
Public Comments:
Karla Hodgson
End of Public Comment--
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ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY VICE CHAIR
WITHERS CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to recommend that
the Planning Commission approve the project with the following recommendations to the
applicant:
Consider improving the rhythm of the siding over the drive aisle by changing the material
pattern to A-B-A-B (wood versus Indigo) rather than A-B-B-B.
Considering incorporating planters to create a vehicle buffer around the garages and to
introduce vertical landscaping to soften the architecture along the drive aisle.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 7:35 p.m. The next rescheduled Regular Meeting of the
Architectural Review Commission is scheduled for Monday, September 14, 2020 at 5:00 p.m. via
teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 09/14/2020
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TREE COMMITTEE AGENDA REPORT
SUBJECT: Review of 18 tree removals and replanting plan of 19 trees as part of a mixed-use project
located at 830 Orcutt Road consisting of approximately 1,500 square feet of commercial/office space and
15 residential dwelling units.
PROJECT ADDRESS: 830 Orcutt Road BY: Kyle Bell, Associate Planner
Phone: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-0764-2019,
AFFH-0210-2020, & USE-0209-2020 FROM: Ron Combs, City Arborist
RECOMMENDATION: Recommend the Planning Commission find the proposed tree removal and
replanting plan as part of the mixed-use development project at 830 Orcutt Road consistent with the Tree
Regulations.
SITE DATA
SUMMARY
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 site does not contain any heritage trees or significant native vegetation, with the exception of
one coast live oak. The project includes the removal eighteen (18) trees on site; 3 Eucalyptus (56” - 68”), 8
Pepper trees (6” – 36”), 4 Redwood trees (10” – 14”), 1 Pine tree (10”), 1 Palm tree (6”, 8”, 10”), 1 Oak
(24”). The project proposes to replace the trees with 14 onsite trees and 5 street trees, resulting in a total of
19 new trees (Attachment 1, Landscape Plans).
Applicant 830 Orcutt, LLC
Representative Bryan Ridley
Zoning C-S (Commercial Services)
General Plan Commercial Services and
Manufacturing
Site Area ~24,920 square feet
Environmental
Status
Categorically exempt from
environmental review under CEQA
Guidelines Section 15332 (In-Fill
Development Projects)
Meeting Date: September 28, 2020
Item Number: 8
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1.0 COMMITTEE PURVIEW
The Tree Committee’s role is to review the project and provide a recommendation to the Planning
Commission regarding consistency with the policies and standards set forth in San Luis Obispo Municipal
Code (SLOMC) §12.24 (Tree Regulations).
2.0 PROJECT DESCRIPTION
The project includes the frontage improvements
along Orcutt Road, the project includes the
proposed removal 18 trees: 3 Eucalyptus (56” -
68”), 8 Pepper trees (6” – 36”), 4 Redwood trees
(10” – 14”), 1 Pine tree (10”), 1 Palm tree (6”, 8”,
10”), and 1 Oak tree (24”).
The project includes five new 24” box street trees
(Strawberry tree). The project also includes the
additional planting of twelve 15-gallon trees
throughout the project site (Coast-Live Oak,
Western Redbud, and Golden Spirit Smoke), see
Figure 1.
4.0 TREE REGULATIONS
The City’s Tree Ordinance (Municipal Code Chapter 12.24) was adopted in 2010 and recently updated in
2019 with the purpose of establishing a comprehensive program for installing, maintaining, and preserving
trees within the City. This ordinance establishes policies, regulations, and specifications necessary to govern
installation, maintenance, removal, and preservation of trees to beautify the city; to purify the air; to provide
shade and wind protection; to add environmental and economic value; and to preserve trees with historic or
unusual value.
Process for Tree Removals Related to Ministerial or Discretionary Property Development Permits. SLOMC
§12.24.090 subsection F.4 requires review by the Tree Committee for tree removal requests related to
discretionary permit applications for Major Development Review1, to make a recommendation based on
criteria set forth in subsections G and J. The criteria are provided below with a description of how the
proposed project responds.
• Size of Tree. The size of the trees proposed for removal range from 6 inches diameter at breast
height (DHB) to 36 inches DBH. There are also three Eucalyptus trees proposed for removal that
range between 56 inches to 68 inches DBH.
• Location of Tree on Private Property. All trees proposed for removal are located on private property.
The trees are located throughout the property; some trees are visible from the public right-of-way,
1 Zoning Regulations § 17.106.030. Levels of Development Review. (D) Major. Major Development Review is a
discretionary Planning Commission review process that includes public notice with a public hearing conducted as is
required for all Planning Commission actions. (1) Multi-unit residential developments with more than 10 units... (3)
Nonresidential development with more than 10,000 gross square feet of new construction…
Figure 1: Replanting plan
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including most prominently the Redwood trees located along the street frontage, and the Eucalyptus
which are located toward the rear of the property.
• Species of Tree. The species of trees proposed for removal include three Eucalyptus, eight Pepper
trees, four Redwood trees, one Pine tree, one Palm tree, and one Oak tree. With the exception of the
Redwood and Oak trees, the other trees proposed for removal are not native tree species to
California.
• Forestry Best Practice. With the exception of the Eucalyptus trees and one of the Pepper trees (36”),
the remaining trees proposed for removal are relatively young, which have not reached full maturity.
Typically, in accordance with the Tree Regulations (§ 12.24.090.C) tree removals located within the
R-1 and R-2 zones do not require a permit for trees that are below a specific DHB based on native
or nonnative species2. The subject property is located within the C-S zone, however, 10 of the trees
proposed for removal as part of this project would not have required a tree removal permit if the
zoning of the subject property was R-1 or R-2. The Tree Regulations do not indicate why some
removals are except from permits based on zoning.
• Public Right-of-Way Obstruction or Displacement. No street trees are proposed for removal.
• Compliance Regarding Compensatory Plantings. The applicant is proposing to provide
compensatory plantings as discussed in greater detail below.
• Heritage Trees. None of the trees proposed for removal have been designated Heritage trees.
Compensatory Tree Planting. Per the Tree Regulations, tree removal shall be compensated by planting a
minimum of one new tree for each tree removed onsite (1:1 replanting ratio). There are 18 trees proposed
for removal throughout the site. The applicant is proposing to replant 14 trees on-site five trees along the
street frontage, resulting in 19 new trees; this is a replanting ratio of 1.06:1. The compensatory planting plan
complies exceed the compensatory planting requirements of the Tree Regulations.
5.0 ACTION ALTERNATIVES
5.1 Recommend approval based on consistency with Tree Regulations. 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 Tree Regulations.
5.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues, with references to specific Tree Regulations. 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, the project has been reviewed twice by the Architectural Review Commission and
2 Municipal Code § 12.24.090 Tree Removal (C) Permit Not Required. Removing a tree in R-1 and R-2 zones does not
require a permit if all of the following conditions exist: (1) The tree is a designated native species and the trunk is less
than ten inches in diameter as measured by diameter standard height…, or when the tree is nonnative and the trunk is
less than twenty inches DSH; and (2) The tree is not located within a creek setback area…; and (3) The tree is not a
designated street tree, and is not located within ten feet of the back of the sidewalk; and (4) Planting or retention of the
tree was not a condition of development; or (5) The tree is a palm and the t runk is less than twelve inches DSH.
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proceeding this review by the Tree Committee still requires review Planning Commission,
with the standing potential of an appeal to City Council.
5.3 Recommend denial based on findings of inconsistency with Tree Regulations. 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.
6.0 ATTACHMENTS
1. Landscaping Plan
2. Biological Resources Report
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Minutes
TREE COMMITTEE
Monday, September 28, 2020
Special Meeting of the Tree Committee
CALL TO ORDER
A Special Meeting of the San Luis Obispo Tree Committee was called to order on Monday,
September 28, 2020 at 5:30 p.m. via teleconference by Chair Allen Bate.
ROLL CALL
Present: Committee Members Scott Loosley, Elizabeth Lucas, Allen Root, Rodney
Thurman, Vice Chair Jane Worthy, and Chair Alan Bate
Absent: Committee Members Scott Loosley, Sean O’Brien, Allen Root
Staff: Ron Combs, City Arborist and Megan Wilbanks, Deputy City Clerk
APPROVAL OF MINUTES
1. Consideration of the Tree Committee Meeting Minutes of August 25, 2020.
ACTION: UPON MOTION OF COMMITTEE MEMBER THURMAN, SECONDED BY
COMMITTEE MEMBER LUCAS, CARRIED 4-0-3 (Members Loosley, O’Brien, and Root
absent), the Tree Committee approved the Minutes of August 25, 2020.
PUBLIC COMMENT ON NON-AGENDA ITEMS
Will Powers
--End of Public Comment--
TREE REMOVAL APPLICATIONS
2. 675 Stoneridge Dr.
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant, Thor Krichevsky, provided a brief overview of the tree removal project.
Public Comment:
None
--End of Public Comment—
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ACTION: UPON MOTION OF VICE CHAIR WORTHY, SECONDED BY CHAIR BATE,
CARRIED 4-0-3 (Members Loosley, O’Brien, and Root absent), to deny the Tree Removal
Application based on insufficient findings to support removal.
3. 4421 Brookpine (HOA Pathway Trees)
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant, Casey Guenther and Christine Noffz with Islay Hill HOA, provided a brief
overview of the tree removal project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF COMMITTEE MEMBER THURMAN, SECONDED BY
COMMITTEE MEMBER LUCAS, CARRIED 4-0-3 (Members Loosley, O’Brien, and Root
absent), allow removal of four Cottonwoods trees and replace 1:1 with 15gal or greater.
4. 529 Hathway Ave.
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant, Alvin White, and Ron Rinell with Bunyon Bros provided a brief overview of
the tree removal project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF CHAIR BATE, SECONDED BY COMMITTEE MEMBER
THURMAN, CARRIED 4-0-3 (Members Loosley, O’Brien, and Root absent), continue
review of this item to the October 26, 2020 Tree Committee meeting.
5. 1348 Alder St.
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant, Lisa Ajanel, provided a brief overview of the tree removal project.
Public Comment:
Bill Nevins
Marcia Nevins
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--End of Public Comment—
ACTION: UPON MOTION OF COMMITTEE MEMBER LUCAS, SECONDED BY
COMMITTEE MEMBER THURMAN, CARRIED 3-1-3 (Vice Chair Worthy dissenting,
Members Loosley, O’Brien, and Root absent), to allow removal of the tree and replace it with
a 24-inch box.
6. 880 Leff St.
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant’s representative, Ron Rinell with Bunion Bros, provided a brief overview of the
tree removal project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF COMMITTEE MEMBER LUCAS, SECONDED BY
CHAIR BATE, CARRIED 3-1-3 (Member Thurman dissenting, Members Loosley, O’Brien,
and Root absent), to deny removal of the tree based on insufficient findings.
7. 1159 Islay St.
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant, Chris Knauer, provided a brief overview of the tree removal project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF VICE CHAIR WORTHY, SECONDED BY COMMITTEE
MEMBER LUCAS, CARRIED 4-0-3 (Members Loosley, O’Brien, and Root absent), to deny
removal of the tree based on insufficient findings to support removal.
BUSINESS ITEMS
8. New Business: Tree removals at a Mixed-Use project located at 830 Orcutt Road, ARCH-
0764-2019.
City Arborist Combs provided a presentation and responded to Committee inquiries. Associate
Planner Kyle Bell presented the staff report and PowerPoint presentation and responded to
Committee inquiries.
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The applicant, Bryan Ridley, provided a brief overview of the tree removal project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF COMMITTEE MEMBER THURMAN, SECONDED BY
CHAIR BATE, CARRIED 4-0-3 (Vice Chair Worthy abstaining, Members Loosley, O’Brien,
and Root absent), the Tree Committee is in support of the project with the following
recommendations to the Planning Commission:
• Replace the street trees designated as Strawberry Midrones with Chinese Pistache
• Along the creek, incorporate two additional Coast Live Oaks (all oaks 36-inch box), to
bring the number of total replacement trees onsite to 21.
9. New Business: Tree removals for a Residential Care Facility at 1691 Fredericks Street
(ARCH-0073-2020)
City Arborist Combs provided a presentation and responded to Committee inquiries. Associate
Planner Kyle Bell presented the staff report and PowerPoint presentation and responded to
Committee inquiries.
The applicants, Tim Ronda and Scott Wright, provided a brief overview of the tree removal
project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF COMMITTEE MEMBER THURMAN, SECONDED BY
COMMITTEE MEMBER LUCAS, CARRIED 4-0-3 (Members Loosley, O’Brien, and Root
absent) the Tree Committee is in support of the project with the following recommendations
to the Planning Commission:
• Switch the proposed planting list for the parking lot trees from London Plane to Chinese
Pistash
• Consider changing the proposed planting list for the driveway trees from Chinese Pistach
to Tristania or Crape Myrtle
• Move the London Planes to a different part of the site plan to allow a larger planting area
10. Old Business: Tree Removal Application review process.
ACTION: By consensus, the Committee moved to continue this item to the next Special Tree
Committee meeting on October 26, 2020.
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COMMENT AND DISCUSSION
11. Arborist Report: Tree Committee Goal Setting discussion
• Budget for maintenance of trees
• Budget for a Development Review Arborist staff member
• Update the tree inventory or Urban Forest Master Plan
• Disseminating service request tasks to contracted Arborists and other support staff
ADJOURNMENT
The meeting was adjourned at 8:55 p.m. The next Special Meeting of the Tree Committee is
scheduled for Monday , October 26, 2020 at 5:30 p.m. via teleconference.
APPROVED BY THE TREE COMMITTEE: XX/XX/2020
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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.
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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
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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.
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Meeting Date: October 14, 2020
Item Number: 3
Time Estimate: 60 Min.
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a mixed-use development comprised of 16 one-bedroom dwellings and
390 square-feet of commercial space, with a Density Bonus as an Affordable Housing
Incentive; and exceptions from development standards to reduce the number of
required vehicle and bicycle parking spaces.
ADDRESS: 207 Higuera Street BY: Walter Oetzell, Assistant Planner
FILE: ARCH-0090-2020 Phone: 781-7593
e-mail: woetzell@slocity.org
FROM: Tyler Corey, Principal Planner
RECOMMENDATION: Adopt a resolution (Attachment 1), granting Major Development
Review approval for the project, subject to findings and conditions of approval.
SITE DATA
SUMMARY
The applicant proposes to redevelop a commercial site on the east side of Higuera Street, 100 feet
north of South Street, with a mixed-use project comprised of 16 small one-bedroom dwellings
(each about 440 square feet in floor area) and a 390 square-foot commercial ground-floor suite in
a new three-story building, with associated site improvements, including a 16-space parking area
at the site street frontage. The project is eligible to receive a density bonus as a Standard Housing
Incentive, and further incentives and reductions are requested by the applicant as provided by
California’s Density Bonus Statutes (Govt. Code § § 65915-65918).
Applicant 207 Higuera, LLC
Representative Scott Stokes
General Plan Manufacturing and Services
Zoning Service Commercial and
Mixed-Use Overlay (C-S-MU)
Site Area 0.23 acres
Environmental
Status
Categorically Exempt from
environmental review
(CEQA Guidelines §15322 –
Infill Projects)
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1.0 COMMISSION PURVIEW
As provided by Zoning Regulations § 17.106.030 (C), this project is subject to Major Development
Review. The Planning Commission will review the project for consistency with policies and goals
of the General Plan, applicable development standards and regulations of the Zoning Regulations
and Mid-Higuera Street Enhancement Plan (MHSEP), and with adopted Community Design
Guidelines.
1.1 Prior Review and Recommendation1
On August 3rd the Architectural Review Commission (ARC) reviewed the project to consider its
consistency with applicable design guidelines. The ARC provided direction on several areas of
project design to be given further refinement for better consistency with guidelines, and in response
the applicant made several modifications. A landscaped buffer was added at the street frontage,
providing low bushes to screen the parking area and utility equipment. Building articulation was
enhanced with additional stucco reveals on the front elevation and a planted trellis feature at the
rear elevation. Further refinements were made to the building entry and to site fencing, and the
parking area was given a decorative concrete paving treatment (see Attachment 3).
On September 14th the ARC reviewed the revised plans and forwarded a positive recommendation
to the Planning Commission regarding its consistency with applicable design standards. Several
conditions of approval were suggested to ensure that final plans address screening of ground-
mounted utility equipment and roof-mounted mechanical equipment, site details (fencing and
1 Prior Staff Reports are available online at: https://opengov.slocity.org/WebLink/DocView.aspx?id=125655
(August 3rd) and https://opengov.slocity.org/WebLink/DocView.aspx?id=128602 (Sept. 14th)
Figure 1: 207 Higuera, view from Higuera St
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trellis features) and decorative paving. They have been incorporated as Conditions 5-9 into the
Draft Resolution for this item (Attachment 1).
2.0 PROJECT INFORMATION
2.1 Project Statistics
Site Details Proposed Allowed/Required
Maximum Residential Density (density units) 8.0 8.0
Affordable Housing Incentive
Base Density (rounded up from 5.52)
Density Bonus (27.5%)
6.0
2.0
Setbacks
Front (parking lot and signs)a
Front (Buildings > 20 feet in height)
Interior Side and Rear
4 feet
83 feet
No setback
5 feet
15 feet
No setback
Maximum Building Height 34 feet 35 feet
Max Lot Coverage 35% 75%
Maximum Floor Area Ratio 0.98 1.5
Parking Requirement (Mixed-Use Development)
Multi-Unit Residential
Vehicle Parking Spacesb
(EV-Ready)
(EV-Capable)
Bicyclec – Short Term / Long Term
16
(0)
(2)
0 / 16
16
(2 min.)
(8)
3 / 32
Commercial (e.g. Business Services)
Vehicle Parking Spacesa
Bicycle – Short Term
0
2
1
2
Motorcycle 1 1
Table Notes
a) Setback reduction and reduced vehicle parking requirement requested to accommodate constrained lot
dimensions while preserving project density (Govt. Code § 65915 (e)(1))
b) Alternative Parking Ratio applied as a Standard Incentive for Affordable Housing (Zoning §17.140.040). See “Vehicle
Parking” in § 3.3 (Zoning Regulations) of this report, below, for additional detail.
c) Reduction in required bike parking requested as Additional Incentive for Affordable Housing (Zoning §17.140.070)
3.0 EVALUATION
3.1 General Plan
The Land Use Diagram in the General Plan Land Use Element (LUE) describes residential uses
that are part of mixed-use projects as appropriate uses within a Services and Manufacturing area.
The Land Use Element and Housing Element of the City’s General Plan set out policies and
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programs that promote infill development, encourage densification within City Limits, and
incentivize affordable housing development. Relevant policies include:
LUE §3.8.5 – Mixed Uses. The City encourages compatible mixed uses in commercial
districts.
Housing Element § § 6.17 & 6.19 – Housing Production. Encourage residential
development through infill development and densification within City Limits and in
designated expansion areas over new annexation of land (6.17). Continue to incentivize
affordable housing development with density bonuses, parking reductions and other
development incentives (6.19).
The proposed project is consistent with these policies, as it develops a site within an established
service commercial area with a Mixed-Use Development that provides a significant number of
residential dwellings, including an affordable housing unit. It utilizes a density bonus, parking
reduction, and other incentives offered to encourage production of affordable housing, consistent
with the above-referenced policies.
3.2 Mid-Higuera Street Enhancement Plan
The Mid-Higuera Street Enhancement Plan (MHSEP) was adopted in March 2001 as an
enhancement plan for the area encompassing the Higuera Street corridor and parallel creekway
between Marsh Street and Madonna Road. Among its objectives is the encouragement of
compatible and appropriate mixed-uses, including dwellings, within commercial areas (pg. 17). In
addition to public improvements like street widening, flood protection, street trees, and park
development, the Plan aims to enhance the area through public policy such as land use and
architectural standards (pg. 36).
Land Use. Properties on the east side of Higuera were changed in 2001 (by Ordinance 1398) from
C-S (Service Commercial) to C-S-MU (Service Commercial with a Mixed-Use overlay) to reflect
the land use changes shown in the Plan and to encourage mixed-uses (pgs. 54-56), consistent with
General Plan policies for housing production. Land uses within the Plan area are determined by
the City’s Zoning Regulations (pg. 36), except that new development projects and uses consistent
with the Area’s Mixed-Use Overlay (MU) designation will not require a use permit (pg. 54).
Design Guidelines. The Design Guidelines provided in the Mid-Higuera Street Enhancement Plan
aim to create a “main street” architectural character along Higuera Street by encouraging elements
like pedestrian-oriented building scale and location, varied storefronts and displays, street trees
and other amenities to create a pedestrian-friendly environment. Guidelines for architectural
design promote the existing eclectic mix of building styles that emphasize historic architectural
forms and materials, without mandating any particular style. As noted above, the Architectural
Review Commission has reviewed the project architecture and has provided a positive
recommendation in regard to consistency with applicable design guidelines, subject to several
recommended conditions of approval included in the Draft Resolution (Attachment 1).
For service-commercial uses, parking may be located along the street frontage provided it is well
landscaped and screened from the street with a wall or shrubs, separated from the street by a
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planted area, and at least 10% of parking lot areas shall be landscaped. The parking area for this
project is situated adjacent to Higuera Street with a planted buffer that provides screening at the
street frontage with low screening bushes. Landscaping falls just short of the 10% standard (about
8.5 % of the parking area is landscaped), and the applicant has requested a minor reduction in the
landscape area requirement, as a concession for providing affordable housing (discussed in further
detail in § 3.3 of this report, below).
Staff notes that the constrained dimensions of the lot limit the amount of space available for the
elements of the parking area, and that in this case the landscaped area has been maximized to the
extent feasible, consistent with preserving the project’s proposed residential density, and
incorporates screening features at the street frontage and for associated utility equipment
(transformer, backflow prevention device).
3.3 Zoning Regulations
Mixed-Use Development is a use that is permitted in the Service-Commercial (C-S) Zone. While
the “use table” in Zoning §17.10.120 indicates that such development requires a Minor Use Permit,
the Mixed-Use Overlay (MU) Provisions of the Zoning Regulations (Ch. 17.58) provides that new
mixed-use projects that are consistent with those provisions shall not require a use permit for mixed
uses (§ 17.58.020). Further standards for Mixed-Use Development are provided in Zoning
§ 17.70.130.
Mixed-Use Development Standards (Zoning § 17.70.130)
Location of Units Residential Units are located 83 feet back from
the Higuera Street frontage
Ground Floor Limitations No residential units with 50 feet, adjacent to a
street
Noise Residential units shall be located on the site to
minimize adverse impacts from existing known
noise sources (implementing Noise Element
policies)
Design Standards
Internal Compatibility;
Impacts
Residential character, privacy
Uses are predominantly residential, with only a
small commercial suite at front of building with
minimal potential for impacts or incompatibility
Integration between street pedestrian
environment and non-residential uses
The commercial suite is connected to the
Higuera Street frontage by a walkway
Compatible site planning,
building design
Site and building design utilize conventional
contemporary forms, materials, and color
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Pedestrian Access
Internal Connections
Connections to Circulation Network, Adjacent
Areas, and Transit
Building is directly adjacent to parking area;
Walkway connects building to Higuera Street
sidewalk, and Higuera Street is served by SLO
Transit
Interior Pedestrian Walkway Design The residential and commercial components of
the project are directly adjacent to each other.
Building Orientation and Entrances
Orientation
Entrances and Transitional Space
Building is oriented facing Higuera Street, with
its frontage parallel to the street. Entry faces
the right-of-way; Commercial entry is clearly
defined; Overhanging metal awning provided at
residential entry
Building Articulation Building surfaces are articulated by recesses,
balconies, material changes, and windows
Table Notes
1. Alternative Parking Ratio applied as a Standard Incentive for Affordable Housing (Zoning §17.140.040)
2. Reduced parking requirement requested to accommodate site constraints
The project has been reviewed against development standards and parking standards set out in the
City’s Zoning Regulations (see Project Statistics, above). While consistent with nearly all
applicable standards (see Site Details above), the project design deviates from normal development
standards in its density, front setback and parking area design, and the number of vehicle and
bicycle parking spaces provided, as described more fully below.
Incentives, Reductions, and Waivers for Affordable Housing. To implement the State’s Density
Bonus Statutes (Govt. Code § § 65915-65918),2 the City’s Zoning Regulations provide three types
of incentives for projects that provide affordable housing,: a Density Bonus (Zoning
§17.140.040 (A)), an Alternative Parking Requirement (Zoning 17.140.040 (K), and, in this case,
one Additional Incentive (Zoning 17.140.070 (A)) that may be requested by an applicant. In
addition to those standard incentives an applicant may also request “the waiver or reduction of
development standards that will have the effect of physically precluding the construction” of a
development providing affordable housing at the density permitted under the Statutes (Govt. Code
§ 65915 (e)(1)). As provided in Density Bonus Statutes, the City may not apply such development
standards, except where necessary to mitigate or avoid a specific adverse impact upon health,
safety, or the physical environment. Therefore, refusal to grant a reduction or waiver of such a
“physically precluding” development standard would need to be supported by a finding describing
a specific adverse impact upon health, safety, or the physical environment, to be avoided by
application of the standard.
2 In particular, Govt. Code § 65915 (b)(1) provides that: A city, county, or city and county shall grant one density
bonus, the amount of which shall be as specified in subdivision (f), and, if requested by the applicant and consistent
with the applicable requirements of this section, incentives or concessions, as described in subdivision (d), waivers or
reductions of development standards, as described in subdivision (e), and parking ratios, as described in subdivision
(p)…
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The incentives and concessions requested by the applicant, and the applicant’s justification in
support of the requests, is discussed below. Relevant findings for the requested incentives and
concessions have been incorporated into the Draft Resolution (Attachment 1), as appropriate.
Density. As shown in Project Statistics, the project density exceeds the maximum permitted
residential density established for the C-S Zone. Zoning Regulations offer a Density Bonus as a
Standard Incentive to encourage projects which incorporate affordable housing units. In
satisfaction of the project’s Inclusionary Housing Requirement, the applicant will provide one unit
designated to be affordable to very-low income households. This unit represents eight percent of
the total units (excluding those added by the Density Bonus), qualifying the project for a 27.5%
density bonus, as provided in Zoning Regulations § 17.140.040 (E) and consistent with State
Density Bonus Statutes.
Front Setback. Zoning Regulations require a five-foot Front Setback for parking areas within
Service Commercial Zones. A five-foot setback is provided for the parking area of this project,
except along the length of one uncovered motorcycle parking space at the northwest corner of the
lot, which encroaches by one foot into the required setback. This is considered a minor
encroachment for which a reduction of the standard is appropriate in order to facilitate construction
of the project at the proposed density, consistent with Govt. Code § 65915 (e), and no impact to
public health and safety is expected to arise from allowing encroachment of the motorcycle space
into the Front Setback.
Parking and Driveway Design. Parking and Driveway Design Standards (Zoning § 17.72.090),
detailed in the City’s Engineering Standards (Uniform Design Criteria § 4) require planting areas
of four feet in minimum dimension after each sixth parking space in a row, and at row ends, and
set a minimum landscape area requirement of five percent of the parking lot surface. The 475
square-feet of landscaping provided satisfies the landscape area requirement for the parking lot,
however the applicant requests waiver of the 4-by-4 foot planting requirement at each sixth space,
noting that the width and area of the lot do not allow for the installation of these features without
Figure 2: Landscape & Site Plan
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reducing the number of parking spaces below the 16 spaces required for the project’s residential
component.
Staff notes that a four-foot planted buffer is provided at the westerly end of the parking area, at the
street frontage, and both rows comprising the parking area contain only eight spaces in a row.
Given the limited number of spaces in the parking area, and that the landscaped area of the parking
lot exceeds the minimum requirements and provides a small tree centered at the edge of each row
of spaces to provide the intended shading and aesthetic value, this is also considered a minor
reduction in this landscape standard, consistent with Govt. Code § 65915 (e), and no impact to
public health and safety is expected to arise from granting the reduction.
Vehicle Parking. An alternative parking requirement is applied to the residential component of this
project as a Standard Incentive for affordable housing, offered by Zoning § 17.140.040 (K),
providing one parking space per each of the 16 one-bedroom units in the project. In addition, one
vehicle parking space is required to serve the 390-square foot commercial component of the
project.
All of the vehicle parking requirement for the residential component is satisfied by the 16 spaces
provided in the parking area. The applicant notes that the constrained lot size and dimensions limit
the space available to provide an additional parking spot in satisfaction of the commerciall parking
requirement while maintaining the proposed project density, and requests a waiver of the parking
requirement for this space. Staff notes that the single space represents about 5% of the total project
parking requirement, and as a Mixed-Use Development, some offset in times of peak parking
demand between the residential and commercial components is anticipated, and so a reduction in
the parking requirement for the commercial space (to zero) is considered a minor reduction in the
parking standard, consistent with Govt. Code § 65915 (e), and no impact to public health and
safety is anticipated from granting this concession.
Bicycle Parking. As reflected in the Project Statistics table above in this report, 16 long-term and
two short-term bicycle parking spaces are proposed to serve the project, an amount below the
normal minimum standard. On the ground floor, each of the four ground-floor units will be
provided with one bicycle parking space inside each dwelling, and a “Bike Room” is provided,
with 12 long-term bike parking spaces along with bike repair tools and a tire inflator to serve the
residents. This results in one long-term bike parking space available for each dwelling. Two
additional short-term rack spaces are provided at the Bike Room entry (see Site Plan and First
Floor Plan, Sheets A1.0 & A2.0 in Project Plans, Attachment 2).
The applicant requests a reduction in the bicycle parking requirement to allow the proposed
configuration as an Additional Incentive for affordable housing. In support of the reduction, the
applicant notes that the proposed dwellings are small one-bedroom units, suggesting that the
demand for bicycle parking in such a unit will be less than that expected for a larger apartment or
condominium dwelling, and that enhanced facilities are provided with the proposed Bike Room.
Staff notes that much of the demand for bike parking for guests of the residents is likely to occur
at different hours than the demand for bike parking for the commercial component of the project,
and so the bicycle rack outside of the Bike Room can satisfy short-term demand for both uses.
Thus, a reduction of the bicycle parking requirement for the residential component of the project
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to 16 long-term spaces is appropriate as an Additional Incentive consistent with Zoning
§ 17.140.070 (A).
Electric Vehicle Parking. Zoning Regulations §17.72.040 (A) sets a requirement for this project
that a minimum of three EV-ready spaces, plus 50% EV-capable spaces, be provided. It is noted
that project plans do not depict sufficient electric vehicle parking facilities to meet this
requirement. A condition of approval (Condition #10) is included in the Draft Resolution
(Attachment 1) to address the provision of these facilities in final project plans.
3.4 Community Design Guidelines
The City’s Community Design Guidelines provide guidance on General Design Principles
(Chapter 2) to be considered in the design of all development, along with guidelines for Site
Planning and Other Design Details (Chapter 6), including landscaping and parking facilities,
applicable to a wide range of projects. More specific guidance for this project may be found in
guidelines for Commercial and Industrial Project Design (Chapter 3), though as a Mixed-Use
Development in a Service Commercial area the project is subject to guidelines from several
Chapters of this document. As previously noted, the Architectural Review Commission has
provided a positive recommendation in regard to consistency with applicable design guidelines,
subject to several recommended conditions of approval included in the Draft Resolution
(Attachment 1). Relevant aspects of the project’s consistency with these guidelines is summarized
in the table below.
General Design Principles
§§ 2.1 & 2.2: Site and
Building Design
The site design is consistent with the character of development in the
surrounding Service Commercial area, exhibiting a simple efficient
layout of parking, residential, and nonresidential elements of this
Mixed-Use Development. The proposed building design exhibits
appropriate balance and proportion, with visual relief of building
surfaces provided by articulation of wall planes, change of material, and
window openings.
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Commercial Project Design Guidelines
§ 3.1 A: Overall
objectives
Guidelines encourage provision of landscaping as a project amenity, and
to help screen parking and equipment areas.
§ 3.1 B: Architectural
Design Guidelines
The project design employs a consistent use of colors, materials, and
detailing throughout the primary elevations of the building and
horizontal and vertical wall articulation are expressed through the use
of wall offsets, recessed windows, balconies, awnings and entries.
Lower portions of these elevations are partially obscured by
surrounding development.
§ 3.1 C.2: Site Planning
Building and Parking
Location
Guidelines provide that: “The visual impact of parking lots should be
minimized by locating these facilities to a portion of the site least visible
from the street and by providing adequate screening and parking lot
landscaping.”
Though site constraints limit the area available for landscaping,
landscaping and screening bushes are provided at the street frontage
and equipment area (transformer, backflow prevention).
Site Planning, Other Design Details
§ 6.1 F: Solid waste
service areas
Solid waste storage is in a dedicated room at the northwest corner of
the proposed building, to be serviced by collection vehicles from within
the parking area.
§ 6.1 G: Utility
Equipment
Provision is made in the project site plan for areas, screened by
landscaping, for placement of utility equipment. A transformer will be
placed in the front setback and below grade placement is not possible,
but it will be screened by landscaping, and is located so as not to
obstruct views of driveways. The exterior backflow prevention device
will be painted to blend in with landscaping, and screened using
landscaping.
§ 6.3: Parking Facilities
Alternative Paving
Materials
The use of innovative paving materials is supported, to minimize the
visual expansiveness of large paved areas. The Site Plan indicates the
use of decorative patterned concrete for the parking area, and
Condition of Approval #10 of the Draft Resolution addresses inclusion of
this in final plans.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental Quality
Act (CEQA) requiring preparation of environmental documents because it is considered to be an
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In-Fill Development Project as descried in CEQA Guidelines § 15332. It is consistent with
applicable General Plan policies for a Manufacturing and Service Area, and with land use
limitation and development standards set out in the City’s Zoning Regulations for Mixed-Use
Development in a Service Commercial Zone with Mixed-Use Overlay (C-S-MU). The project site
is less than five acres in area, surrounded by urban uses, and with no value as habitat for
endangered, rare or threatened species. No significant effects relating to traffic, noise, air quality,
or water quality are expected from approval of this project, and the site can be adequately served
by all required utilities and public services.
5.0 CONCURRENCES
The project plans were reviewed by several City departments and divisions (Building,
Engineering, Fire, Transportation, and Utilities). Comments received have been incorporated into
conditions of approval within the Draft Resolution.
6.0 ALTERNATIVES
1. Continue consideration of the application to a future date, with specific direction to staff
and the project applicant on pertinent issues or necessary information.
2. Deny the project, based on findings of inconsistency with the General Plan, Zoning
Regulations, Mid-Higuera Street Enhancement Plan, Community Design Guidelines, or
other applicable policies and regulations. Where the applicant has, pursuant to Government
Code 65915 (e), requested a reduction or waiver of a development standard that would that
will have the effect of physically precluding the construction of this development at the
density permitted under State Density Bonus Statutes, denial of such a reduction or waiver
must be supported by findings describing a specific adverse effect on public health, safety,
or the physical environment that the reduction or waiver would cause.
7.0 ATTACHMENTS
1. Draft Resolution
2. Applicant’s Project Description
3. Project Plans
4. Applicant Responses to ARC Direction (Aug 13)
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R ______
RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO, CALIFORNIA GRANTING MAJOR DEVLOPMENT
REVIEW APPROVAL FOR A MIXED-USE DEVELOPMENT
COMPRISED OF SIXTEEN DWELLINGS AND A 390 SQ. FT.
COMMERCIAL SUITE IN A THREE-STORY BUILDING, WITH MINOR
EXCEPTIONS FROM PARKING STANDARDS, TO REDUCE THE
NUMBER OF REQUIRED VEHICLE AND BICYCLE PARKING SPACES,
FROM THE FRONT SETBACK STANDARD, AND FROM DESIGN
STANDARDS RELATED TO PARKING LOT LANDSCAPING, IN THE
SERVICE COMMERCIAL AND MIXED USE OVERLAY (C-S-MU)
ZONES (APPLICATION ARCH- 0090-2020)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted web based public hearings on August 3rd 2020, and on September 14th 2020, pursuant
to a proceeding instituted under application ARCH-0090-2020, 207 Higuera LLC, applicant, and
provided a positive recommendation as to the consistency of the proposed project with applicable
design standards; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on October 14, 2020, pursuant to a proceeding instituted under application
ARCH-0090-2020, 207 Higuera LLC, applicant; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the Planning Commission makes the
following findings regarding the project:
1.The proposed project is consistent with the General Plan and with the Mid-Higuera Street
Enhancement Plan. As described in the General Plan Land Use Element (LUE), the
Services and Manufacturing designation provides for a wide range of uses, including
Residential uses as part of mixed-use projects. The Mid-Higuera Street Enhancement Plan
allows Mixed-Use Development in the Service-Commercial Zone with Mixed-Use
Overlay (C-S-MU). The project is consistent with Land Use Element policy to locate
mixed-use projects near major activity nodes, transportation corridors, and transit
opportunities where appropriate (LUE §2.3.6). The General Plan provides for a density
ATTACHMENT 1Item 4
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Resolution No. _____ (2020 Series) Page 2
bonus and other incentives for projects that include affordable housing for lower income
households (Housing Element § 6.19).
2. As conditioned, the project conforms to the standards set forth in the City's Zoning
Regulations. The proposed project is a Mixed-Use Development, a use permitted in the
Service Commercial (C-S) Zone (§ 17.10.020), and provides a mix of residential and
commercial uses on the same site as required within the Mixed-Use Overlay (MU) Zone
(§ 17.58.010 (A)), and conforms to the standards for Mixed-Use Development set out in
Zoning § 17.70.130. The project includes one very-low income Affordable Dwelling Unit
in satisfaction of Inclusionary Housing Requirements (§ 17.138.040 (A)(1)) and qualifies
for a 27.5% density bonus as an Affordable Housing Incentive because at least five percent
of the total units will be constructed for very-low income households (§17.140.040 (E)).
An alternate parking ratio may be applied as an incentive for affordable housing
(§ 17.140.040 (K)).
3. Minor exceptions from parking standards are appropriate as incentives or concessions for
providing affordable housing. A reduction in the amount of required bicycle parking to
16 long-term spaces, as proposed, is an appropriate Additional Incentive for affordable
housing consistent with Zoning §17.140.070 (A) because the small size of the proposed
dwelling units reduces the demand for long-term bicycle spaces, and sufficient long-term
bicycle parking is otherwise provided within ground-floor dwellings and within a ground-
floor Bike Room providing bicycle parking and related amenities (tire inflation and bicycle
repair tools). A reduction in the required parking for the 390 sq. ft. commercial component
of the project to zero (from one) is appropriate in order to facilitate development of the
project at the proposed density, consistent with Density Bonus Statutes set out in
Government Code § 65915(e), and such a reduction will not have a specific, adverse impact
upon public health or safety. The reduction is minor and the times of peak parking demand
between the residential and commercial components will be offset.
4. A minor reduction in the Front Setback, minor relaxation of the standards for landscaped
area within the parking lot (Mid-Higuera Street Enhancement Plan), and of the requirement
for four-foot planter features each six parking spaces, are appropriate in order to facilitate
development of the project at the proposed density, consistent with Density Bonus Statutes
set out in Government Code § 65915(e), and such a reduction will not have a specific,
adverse impact upon public health or safety. Constrained lot dimensions limit the parking
area available to install four-foot planter features. However, a four-foot planted screening
buffer is provided at the project frontage, trees are provided at the center of the edge of
each row of parking for shading and aesthetic value, and the parking lot is sufficiently
landscaped (about 8.5% of parking area) as proposed, given its location within a Service
Commercial (C-S) Zone.
5. The project is consistent with the City's Community Design Guidelines and with the Design
Guidelines provided in the Mid-Higuera Street Enhancement Plan. It is compatible with
site design and architecture in the vicinity, and logically locates site elements for efficient
operation (§ 2.1). Proposed new construction exhibits proper proportion, harmony,
simplicity, rhythm, and balance (§ 2.2). The project design employs a consistent use of
stucco and wood materials, color, and detailing throughout the primary elevations of the
building and horizontal and vertical wall articulation are expressed through the use of wall
ATTACHMENT 1Item 4
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Resolution No. _____ (2020 Series) Page 3
offsets, recessed windows, balconies, awnings and entries (§ 3.1(B)). Decorative patterned
concrete is used as an alternative paving material to minimize the visual expansiveness of
the parking area (§ 6.3).
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) requiring preparation of
environmental documents because it is considered to be an In-Fill Development Project as descried
in CEQA Guidelines § 15332. It is consistent with applicable General Plan policies for a
Manufacturing and Service Area, and with land use limitation and development standards set out
in the City’s Zoning Regulations for Mixed-Use Development in a Service Commercial Zone with
Mixed-Use Overlay (C-S-MU). The project site is less than five acres in area, surrounded by urban
uses, and with no value as habitat for endangered, rare or threatened species. No significant effects
relating to traffic, noise, air quality, or water quality are expected from approval of this project,
and the site can be adequately served by all required utilities and public services.
SECTION 3. Action. The Planning Commission hereby grants final approval to the
project, subject to the following conditions:
Planning
1. Plan conformance. Final project design and construction drawings submitted for
construction permits to complete this project shall be in substantial compliance with the
project plans approved under this application, and with the conditions of approval herein.
Any change to approved design, colors, materials, landscaping, or conditions of approval
must be approved by the Director or Planning Commission, as deemed appropriate.
2. Limited exception. Exceptions granted under this approval are limited to: a reduction in
Front Setback to four feet; waiver of the requirement for four-foot planter features at each
six parking spaces and at the east end of parking rows (planters and street trees will be
provided at the west end); a reduction in required vehicle parking for the commercial
component of the project to zero; and a reduction in required bicycle parking for the
residential component of the project to 16 long-term spaces to be provided in ground-floor
dwellings and in a ground-floor Bike Room; as depicted and described in project plans
approved under this action. Modification of these exceptions shall be subject to review and
approval by the Community Development Director or Planning Commission, as
appropriate.
3. Colors and materials. Plans submitted for construction permits will clearly indicate, on
building elevation drawings, the colors and materials of all building surfaces, trim, and
detail.
4. Exterior lighting. The locations of all exterior lighting, including lighting on the structure,
bollard style landscaping or path lighting, shall be included in plans submitted for a
building permit. All wall- mounted lighting fixtures shall be clearly called out on building
elevations included as part of working drawings. All wall-mounted lighting shall
complement building architecture. The lighting schedule for the building shall include a
graphic representation of the proposed lighting fixtures and cut-sheets on the submitted
building plans. The selected fixture(s) shall be shielded to ensure that light is directed
ATTACHMENT 1Item 4
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Resolution No. _____ (2020 Series) Page 4
downward consistent with the requirements of the City’ s Night Sky Preservation standards
contained in Chapter 17.23 of the Zoning Regulations.
5. Roof-Mounted Equipment. Final plans submitted for construction permits to complete this
project shall include details demonstrating that roof-mounted mechanical equipment is
screened by a building parapet or other effective roof design. Plans shall clearly call out
the height of equipment and demonstrate how equipment will be adequately screened,
including, where necessary, a line of sight diagram confirming that proposed screening will
be adequate.
6. Utility Equipment. The location and details of utility equipment (e.g. backflow prevention
devices and transformers) shall be indicated on plans submitted for construction permits.
Such devices will be designed, placed, and screened in a manner consistent with
Community Design Guidelines §6.1(G.3), to the satisfaction of the Community
Development Director.
7. Landscape Plan. Final plans submitted for construction permits to complete this project
shall include a Final Landscape Plan indicating the extent of landscaped area, hardscape,
plant selection, and method of irrigation, consistent with Community Design Guidelines,
Engineering Standards, and Water-Efficient Landscape Standards, as applicable. The
Landscape Plan shall include hedges or equivalent “low screen” plantings to provide a
planted buffer and screening between the project and the street.
8. Alternative Paving Materials. Final plans submitted for construction permits to complete
this project shall depict the use of alternative paving materials, as described in Community
Design Guidelines § 6.3 (E) to minimize the visual expansiveness of the parking area,
consistent with the decorative “paving patterns” depicted in approved plans, to the
satisfaction of the Community Development Director.
9. Site Details. Final plans submitted for construction permits to complete this project shall
depict details for the site fencing at the northerly property line and the trellis feature at the
rear (east) building elevation, which shall be consistent with those features as depicted in
approved plans, to the satisfaction of the Community Development Director.
10. Electric Vehicle Parking. Final plans submitted for construction permits to complete this
project shall include in the Site Plan drawing a depiction of “EV-Ready” and “EV-
Capable” parking spaces, conforming to the requirements set out in Zoning Regulations
§17.72.040 (A) for Parking for Electric Vehicles.
Building & Safety
11. Final plans submitted for construction permits to complete this project shall include a report
from a Certified Access Specialist for location of Accessible parking.
12. When providing Electric Vehicle Charging Stations, EVCS spaces shall comply with
California Building Code § 11A Accessibility and § 11B-812. Accessible EVCS parking
spaces shall be on an Accessible route and shall be required in addition to the number of
Accessible and Van Accessible parking spaces required by § 11B-208 (not used for dual
purpose).
ATTACHMENT 1Item 4
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Resolution No. _____ (2020 Series) Page 5
Engineering Development Review
13. The building plan submittal shall show compliance with the Parking and Driveway
Standards. Standard size vehicles shall be able to access all parking spaces in one motion
and exit to the adjoining street in a forward motion in not more than two maneuvers.
14. The building plan submittal and final site development/parking plan shall show compliance
with the California Building Code for access from the right-of-way, required landings at
doors, and the accessible space loading/unloading zone. The final plans may require
building, site, or parking modifications to eliminate the conflict between the
loading/unloading zone and accessible path/door landing areas.
15. The building plans shall show full compliance with the City’s Floodplain Management
Regulations. All buildings and building service equipment shall be protected or elevated
to a minimum of 1’ above the Base Flood Elevation (BFE). Additional freeboard to 2’
above the BFE is recommended to better protect the building and to provide for reductions
in Flood Insurance premiums. This project is located in a FEMA identified Repetitive Loss
area.
16. The building plan submittal shall include a final drainage report showing and noting
compliance with the Floodplain Management Regulations, Drainage Design Manual, Mid-
Higuera Plan, and the Post Construction Stormwater Regulations (PCR’s). The Mid-
Higuera flood impact analysis strategy has generally been endorsed. The final Drainage
Design Manual compliance strategy and analysis for re-development shall include a
comparative analysis of displaced flood volumes between this project and the previously
entitled project. The analysis shall also include the pre. vs. post City HEC-RAS model
outputs for the existing developed site and proposed development to show compliance with
the elevation and velocity limits of the Drainage Design Manual.
17. The final drainage report, analysis, and exhibits shall evaluate all run-on from the
adjoining developed properties to the north and to the east. The analysis shall include any
site drainage and roof areas. The site development plan and analysis shall clarify how any
run-on will be accepted and conveyed to an approved outlet in a non-erosive manner. The
final building plan submittal shall provide a sized conveyance system between buildings
with limited or zero setbacks from the shared property line(s). The construction of the new
building in the shadow of the upstream buildings is recognized in the DDM and area plan
but a reasonable storm water conveyance path may be necessary.
18. The building plan submittal, drainage report, and PCR documentation shall be consistent.
The building plans may need to be amended to include pervious pavers in the parking
spaces per the preliminary report. The final report and PCR documentation shall be revised
to clarify that DG or other existing yard materials are not considered to be impervious. The
plans and report shall include compliance with Performance Requirement 2 if applicable.
The Post Construction Stormwater Regulation compliance documentation shall include an
Operation and Maintenance Manual and the recordation of a Private Stormwater
Conveyance Agreement.
ATTACHMENT 1Item 4
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Resolution No. _____ (2020 Series) Page 6
19. The building plan submittal shall show and label the existing and proposed sidewalk width.
The sidewalk shall be a minimum of 8’ in width to accommodate the proposed street tree
plantings in 4’x4’ tree wells per City Engineering Standards. Any design exception or
transition to a parkway standard shall be approved by the Public Works Department.
Fire
20. Final plans submitted for construction permits to complete this project shall depict a
NFPA 13 system required for mixed use buildings.
21. The fire sprinkler riser room shall have an exterior door for fire department access.
22. The Fire backflow device shall have a minimum of 3 feet of clearance around it, protected
from vehicular impact, and the Fire Department Connection shall be on a fire access road.
23. The electrical room shall have exterior door access and not require the fire department to
traverse through the building to shut off the power in an emergency.
24. Final plans submitted for construction permits to complete this project shall include t he
wall rating opening percentage calculations and balcony setbacks must clearly be defined
on the plan submittal.
Transportation
25. Left turns into the site shall be restricted per the Access Management policy adopted in our
Engineering Standards as the new/modified driveway is within the functional area of the
adjacent signalized intersection.
Utilities
26. The proposed utility infrastructure shall comply with the latest engineering design
standards effective at the time the building permit is obtained and shall have reasonable
alignments needed for maintenance of public infrastructure along public roads.
27. To be reused, any existing sewer laterals proposed to serve the project must pass a video
inspection per Chapter 13.08.395 of the City’s Municipal Code, including repair or
replacement, as part of the project. The CCTV inspection shall be submitted during the
Building Permit Review Process to Matt LaFreniere, Permit Technician, Community
Development, Engineering Development Review for review and approval by the Utilities
Department prior to issuance of a Building Permit. Existing laterals that are not proposed
to be reused shall be abandoned at the City main consistent with City standards.
28. The project shall provide a video inspection of the existing sewer lateral, connecting to the
18-inch sewer main within Higuera Street, to be reused as part of the building permit
submittal.
29. Water service meter(s) shall be adequately sized to serve the project’s proposed units.
Residential units shall be separately metered from the non-residential/commercial units.
ATTACHMENT 1Item 4
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Resolution No. _____ (2020 Series) Page 7
30. Water meter configuration shall meet the City’s Engineering Standards for meter
manifolds.
31. Recycled water shall be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program.
32. Projects having landscape areas greater than 500 square feet shall provide a Maximum
Applied Water Allowance calculation as required by the Water Efficient Landscape
Standards; Chapter 17.87 of the City’s Municipal Code.
33. Commercial and residential refuse services shall be separate unless a letter of agreement
between the tenants and a Conditional Exception Application from the City’s Development
Standards for Solid Waste Services are provided to the City with the building permit
submittal.
34. Projects generating more than two cubic yards of total waste shall comply with AB 1826,
and local waste management ordinance to reduce greenhouse gas emissions.
35. The proposed trash room shall conform the requirements by the San Luis Garbage
Company and refuse bins shall be sized to provide a reasonable level of service. Separate
refuse bins shall be accommodated within the site for the three (3) waste streams, trash,
recycling, and organics.
36. Driveways and access routes to all refuse receptacles shall be designed to accommodate
the size and weight of the garbage trucks; a written confirmation from the San Luis Garbage
Company shall be included in the building permit plans for the proposed project
Indemnification
37. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or
officers and employees from any claim, action or proceeding against the City or its agents,
officers or employees, to attack, set aside, void, or annul, in whole or in part, the City's
approval of this project. In the event that the City fails to promptly notify the Owner /
Applicant of any such claim, action or proceeding, or that the City fails to cooperate fully
in the defense of said claim, this condition shall thereafter be of no further force or effect.
Upon motion of , seconded by , and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this 14th day of October 2020.
____________________________________
Tyler Corey, Secretary
Planning Commission
ATTACHMENT 1Item 4
Packet Page 288
address: 245 Higuera Street
San Luis Obispo, CA 93401
phone: (805) 540-5115
web: www.abovegradeengineering.com
www.abovegradeengineering.com
A California Corporation • Scott Stokes PE # 58256
February 18, 2020
Project: 207 Higuera Apartments
Project Description
207 Higuera is an existing 0.23 acre lot with street frontage on Higuera Street. The proposed
project is a multifamily project with (16) 1-bedroom apartment units that are about 440 sf each
and common area. This density is achieved with an affordable housing component that allows an
increase in density and deviation from the development standards.
Project Data
207 Higuera Street, San Luis Obispo, CA
APN 003-721-039
Gross Lot Area: 0.23 acres
Zoning: CS-MU
Code Analysis
ZONING per Chapter 17 of City of San Luis Obispo Municipal Code
Maximum development density – sloped sites Section 17.70.040 (A)(2)
The average slope of this property is 2%, which falls in the 0-15% slope category so regular
zoning regulations apply per section 17.18.020.
Development Standards (Section 17.18.020) for CS - MU Zoning provides a maximum density
of 24 units per net acre.
So with 0.23 acres x 24 du/ac = 5.52 du
The density calculation (Section 17.70.040 (A)(1)) provides maximum CS-MU density as
follows:
a.Studio and one-bedroom dwellings less than six hundred square feet = 0.50 unit;
b.One-bedroom dwellings between six hundred one and one thousand square feet = 0.66 unit;
c.Two-bedroom dwelling = 1.00 unit;
d.Three-bedroom dwelling = 1.50 units;
e.Dwelling with four or more bedrooms = 2.00 units.
ATTACHMENT 2Item 4
Packet Page 289
address: 245 Higuera Street
San Luis Obispo, CA 93401
phone: (805) 540-5115
web: www.abovegradeengineering.com
www.abovegradeengineering.com
A California Corporation • Scott Stokes PE # 58256
Inclusionary Housing
Base Density
Based on the CS zoning, the residential density is 24 du/ac
0.23 acres x 24 du/ac = 5.52 du
The CA Density Bonus Statute 65915(q) and (r) allow, “each component of any density
calculation including base density and bonus density, resulting in fractional units shall be
separately rounded up to the net whole number. The Legislature finds and declares that this
provision is declaratory of existing law. (r) This chapter shall be interpreted liberally in favor of
producing the maximum number of total housing units.” Further, per Section 65915(a)(1) below,
“When an applicant seeks a density bonus for a housing development within ………the
jurisdiction of a city, county or county and city, that local government shall comply with this
section.” Meaning the entire section, including (q) and (r) above. 7
So our base density for this project would be 6 dwelling units.
Bonus Density
Section 65915(a)(1) “When an applicant seeks a density bonus for a housing development
within, or for the donation of land for housing within the jurisdiction of a city, county or city and
county, that local government shall comply with this section. A city, county, or city and county
shall adopt an ordinance that specifies how compliance with this section will be
implemented. Failure to adopt an ordinance shall not relieve a city, county or city and county
from complying with this section”
Our county has complied with the foregoing provisions in Title 22 by providing Inclusionary
Housing 22.12.080C and 22.12.080(C)(6)(c) which provides for other land use categories, such
as this project, zoned Residential Suburban.
65915(b)(1) A city, county, or city and county shall grant one bonus density, the amount of
which shall be as specified in subdivision (f), and, if requested by the applicant and consistent
with the applicable requirements of this section, incentives or concessions, as described in
subdivision (d), waivers or reduction of development standards as described in subdivision (e),
and parking ratios described in subdivision (p), when an applicant for a housing development
seeks and agrees to construct a housing development, excluding any units permitted by the bonus
density award pursuant to this section, that will contain at least any one of the following:
Our project complies with section 65915(b)(1)B, in which, “Five percent of the total units of a
housing development for very low income households, as defined in Section 50105 of the Health
and Safety Code. The statute further provides a chart under (f)(2): For housing developments
meeting the criteria of subparagraph (B) of paragraph (1) of subdivision (b), the density bonus
shall be calculated as follows:
ATTACHMENT 2Item 4
Packet Page 290
address: 245 Higuera Street
San Luis Obispo, CA 93401
phone: (805) 540-5115
web: www.abovegradeengineering.com
www.abovegradeengineering.com
A California Corporation • Scott Stokes PE # 58256
Percentage Very Low Income Units Percentage Density Bonus
5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
The project is proposing 16 studio units which is a total of 8 density units since studios count a
0.5 density units per the City ordinance. Based on that, we are designating 8.33% of the units as
very low income (ie 0.5 density unit of the 6 base density units), gaining a 27.5% bonus
density.
So 27.5% x 6 (base density) units is 1.65 additional units. 1.65 density bonus + 6 (base density)
allows the 7.65 density units which would be rounded up to 8 density units per above statutes.
Thus, this property may legally be entitled to 8 density units, 0.5 density unit would be
designated as very low income.
Development Standards
State Law defines development standards in section (o) (1) and specifically states:
“Development standard” includes a site or construction condition, including, but not
limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-
space requirement, or a parking ratio that applies to a residential development pursuant to
any ordinance, general plan element, specific plan, charter, or other local condition, law,
policy, resolution, or regulation.”
In order to get the necessary units on the site and 1 parking space per dwelling unit for 1 bedrooms
and studios as required, it is necessary to deviate from the City and Mid Higuera Specific Plan.
The plans identify the development standards that are being deviated from either in tables, words,
or graphical images. Each item may not be specifically identified but is still requested.
ATTACHMENT 2Item 4
Packet Page 291
address: 245 Higuera Street
San Luis Obispo, CA 93401
phone: (805) 540-5115
web: www.abovegradeengineering.com
www.abovegradeengineering.com
A California Corporation • Scott Stokes PE # 58256
Consessions and Incentives
Section 65915(e)(2) of the state bonus statute says, “A proposal for the waiver or reduction of
development standards pursuant to this subdivision shall neither reduce nor increase the number
of incentives or concessions to which the applicant is entitled pursuant to subdivision (d).
Section 65915(d)(2)(B) gives us 1 concession, “One incentives or concessions for projects that
include at least 5% of the total units for very low income households……” This project has
designated 8% for very low income and we request an incentive/concession of no commercial
space being required for the project. This will allow us to either provide community spaces for
the residence.
ATTACHMENT 2Item 4
Packet Page 292
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 1 of 2
207 HIGUERA MIXED-USE
SUMMARY OF DEVIATIONS
DATE: April 29th, 2020
PROJECT: 207 Higuera Mixed-Use
ADDRESS: 207 Higuera
San Luis Obispo, CA 93401
APPLICATION: ARCH-0090-2019
SUBJECT: Summary of Deviations
FROM: TEN OVER STUDIO
CONTACT: jessies@tenoverstudio.com
City of SLO ZONING ORDINANCE- Chapter 17
PARKING
1) Reduction in required Bicycle Long term spaces from 32 to 16.
(One per 1-bd unit, rather than 2)
2) Reduction in short term spaces from 3 to 2.
MIXED-USE DEVELOPMENT
1) Reduction of required 6’ interior pedestrian walkway to 4’.
Mid-Higuera Street Enhancement Plan
SITE PLANNING AND DESIGN
1) Location of the parking to the front of lot.
Parking behind the building is not possible on this site without a significant reduction in density,
parking or both. Any of which would make the development not feasible.
All the adjacent lots north and south, (from South St to High Street) have at least two street
frontages making a rear-loaded parking lot feasible. 207 Higuera is not a thru-lot and is the only
property that fronts only one street.
The attached Exhibit A shows the underutilization of the site when a driveway to connect South
Street to the rear of the property is provided. This exhibit shows a similar building size, with the
significantly smaller area remaining for parking.
2) No planters provided between stalls.
3) No planter/ signage strip at first 5’ of site provided.
4) Reduction of required Landscape area from 10% to 3%.
If you have any questions, please reach out to me directly.
Sincerely,
Jessie Skidmore 805.541.1010 x105
ATTACHMENT 2Item 4
Packet Page 293
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 2 of 2
ATTACHMENT 2Item 4
Packet Page 294
207 HIGUERA
MIXED-USE
ENTITLEMENTS PACKAGE, 08/17/2020
Prepared by TEN OVER STUDIO
207 Higuera Mixed-Use is bringing 16 new 1-bedroom apartments along with an office suite to the
southern end of San Luis Obispo that is emerging as an eclectic & artistic district. The project’s
amenties will include parking, on-site laundry, bike storage, views of Cerro San Luis and all within
walking distance from downtown and open space trails.ATTACHMENT 3Item 4
Packet Page 295
ATTACHMENT 3Item 4
Packet Page 296
CLIENT
ABOVE GRADE ENGINEERING
245 HIGUERA ST., SAN LUIS OBISPO, CA 93401
CONTACT: SCOTT STOKES
scott@abovegradeengineering.com
ARCHITECT
TEN OVER STUDIO
539 MARSH ST., SAN LUIS OBISPO, CA 93401
805.541.1010
CONTACT: Jessie Skidmore
jessies@tenoverstudio.com
PROJECT INFO & DATA T1.0 - T1.2
CONTEXTUAL SITE PLAN T2.0
TOPOGRAPHIC MAP C-0.2
PRELIMINARY GRADING C-1.1
AND DRAINAGE PLAN
PRELIMINARY UTILITY PLAN C-2.1
LANDSCAPE SITE PLAN L1.0
PLANT SCHEDULE & IMAGES L1.1
WATER CALCULATIONS L1.2
DEMO PLAN & TREE REMOVAL A1.0
SITE PLAN & SITE ELEVATION A1.1
FIRST & SECOND FLOOR PLAN A2.0
THIRD FLOOR & ROOF PLAN A2.1
BUILDING ELEVATIONS A3.0
MATERIAL BOARD A4.0
PROJECT IMAGE A5.0
CONTACTS
indexATTACHMENT 3Item 4
Packet Page 297
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE T1.0
207 HIGUERA ST. APN 003-721-039CURRENT USE RETAIL
10019 SF .23 ACRE
MAX SITE COVERAGE ALLOWABLE 75%PROPOSED 35.00%
FAR ALLOWABLE 1.5 PROPOSED 0.98
DENSITY ALLOWABLE 24 / ACRE= 5.52 (6)PROPOSED
DENSITY BONUS 27.50%
AFFORDABLE UNITS PROPOSED 8% (OR 1) VERY-LOW INCOME
HEIGHT LIMIT ALLOWABLE 35'PROPOSED 35'-0"
LANDSCAPE AREA REQUIRED 1000 SF PROPOSED 475 SF
ADJACENT ZONES NORTH C-S, MU
EAST C-S, MU
SOUTH C-S, MU
WEST N/A
ALLOWED SETBACKS FRONT
SIDE NONE
REAR NONE
PARKING DIMENSION STALL 8.6' x 18.4'AISLE 24'-0"
ENTITLEMENTS/USE PERMIT REQUIRED Y
8, SEE ATTACHED
LETTER
≤ 20' HEIGHT = 10', > 20' HEIGHT = 15'
LAND USE REQUIREMENTS ZONINGOVERLAY ZONESSPECIFIC AREA DESIGN GUIDELINES
LOT SIZE
C-SMUMID-HIGUERA STREET ENHANCEMENT PLANADDRESSPROPOSED USE MIXED-USE DEVELOPMENT ALLOWED USE IN ZONE Y
OCCUPANCY RESIDENTIAL (R-2), B
CONSTRUCTION TYPE VB
SPRINKLER SYSTEM NFPA 13R
STORIES PROPOSED 3
HEIGHT PROPOSED 35'-0"
BUILDING AREA SF 9781 SF
BUILDING INFO
PROJECT DESCRIPTION
This project proposes a (N) 9,781 SF, mixed-use building. The property has an existing 900 SF, commercial
building, currently being leased as an artist studio which will be demolished. The mixed-use building consists of
(16) 440 SF apartment units, and 360 SF of commercial space, to be for office use. Affordable units will be
provided to obtain a density bonus of 27.5%. ATTACHMENT 3Item 4
Packet Page 298
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE T1.1
UNIT#SIZE (SF)<600SF 600-1000SF 2-BD 3-BD 4-BD+FIRST FLOOR UNIT 104 440 XUNIT 105 440 XUNIT 106 440 X
UNIT 107 440 X
SECOND FLOOR UNIT 200 440 X
UNIT 201 440 X
UNIT 202 440 X
UNIT 203 440 X
UNIT 204 440 X
UNIT 205 440 X
THIRD FLOOR UNIT 300 440 X
UNIT 301 440 X
UNIT 302 440 X
UNIT 303 440 X
UNIT 304 440 X
UNIT 305 440 X
TOTAL 7040 16 0 0 0 0
AFFORDABLE UNITS UNIT#SIZE (SF)<600SF 600-1000SF 2-BD 3-BD 4-BD+
104 440 X
TOTAL 7040 1 0 0 0 0
5.52, ROUND UP TO 6
DENSITY CALC UNIT TYPE
<600 SF 16 0.5 8
600SF-1000SF 0 0.66 0
2 BEDROOM 0 1 0
3 BEDROOM 0 1.5 0
4+BEDROOM 0 2 0
TOTAL PROPOSED 8
DENSITY BONUS 8% VERY-LOW AFFORDABLE = 27.5% DENSITY BONUS
6 DU x .275 = 1.65, ROUND UP TO 2 DU
6 DU + 2 DU = 8 DU
AVERAGE UNIT SF: 440AVERAGE UNIT SIZE TOTAL UNIT SF: 7040UNIT TYPES
DENSITY
DENSITY ALLOWED: 24 / ACRE
DENSITY ALLOWED:
UNIT COUNT DU FACTOR
DENSITY CALCULATIONS
TOTAL DENSITY ALLOWED LOT SIZE:10019
TOTAL # UNITS: 16
5.52, ROUND UP TO 6
DENSITY CALC UNIT TYPE
STUDIO 16 0.5 8
1 BEDROOM 0 0.66 0
2 BEDROOM 0 1 0
3 BEDROOM 0 1.5 0
4+BEDROOM 0 2 0
TOTAL PROPOSED 8
DENSITY BONUS 8% VERY-LOW AFFORDABLE = 27.5% DENSITY BONUS
6 DU x .275 = 1.65, ROUND UP TO 2 DU
6 DU + 2 DU = 8 DU
DENSITY
DENSITY ALLOWED:24 / ACRE
DENSITY ALLOWED:
UNIT COUNT DU FACTOR
DENSITY CALCULATIONS
TOTAL DENSITY ALLOWED LOT SIZE:10019
USE ROOM NAME MAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR U TRASH 100 127R-2 COMMUNITY ROOM 101 360S-2 BIKE 102 132R-2 LAUNDRY 103 137R-2 1-BR 104 440R-2 1-BR 105 440
R-2 1-BR 106 440
R-2 1-BR 107 440
CIRCULATION 673
TOTAL:3052 0 137
AREA %: 0.00%4.49%
SECOND FLOOR R-2 1-BR 200 440
R-2 1-BR 201 440
R-2 1-BR 202 440
R-2 1-BR 203 440
R-2 1-BR 204 440
R-2 1-BR 205 440
CIRCULATION 656
TOTAL:3296 0 0
AREA %: 0.00%0.00%
THIRD FLOOR R-2 1-BR 300 440
R-2 1-BR 301 440
R-2 1-BR 302 440
R-2 1-BR 303 440
R-2 1-BR 304 440
R-2 1-BR 305 440
CIRCULATION 656
TOTAL:3296 0 0
AREA %: 0.00%0.00%
FLOOR AREASPARKING REQUIRED USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIREDRESIDENTIAL<600SF 16 1 / BED 16COMMERCIALOFFICE360 SF 1 / 300 1REQ'D TOTAL W/ 6% MIXED-USE REDUCTION 16TOTAL PROVIDED 16ADA SPACES USE # OF SPACES ADA FACTOR ADA REQUIRED
RESIDENTIAL 17 2% OF SPACES 1
REQ'D TOTAL 1
PROVIDED TOTAL 1 VAN, 0 STD
EV REQUIRED USE # OF SPACES EV FACTOR EV REQUIRED
RESIDENTIAL 16 10% OF PARKING
ROUNDED UP
2 CAPABLE
REQ'D TOTAL 2 CAPABLE
PROVIDED TOTAL 2 CAPABLE
PARKING CALCULATIONS
BICYCLE PARKING REQ'D
UNIT COUNT (OR SF)
BUILDING
COMMERCIAL 390 1/1500 +GST 75%0 25%0
RESIDENTIAL 16 2 / UNIT+GST 1 / 5 UNITS 3 2 / UNIT 32
TOTAL 3 32
REQUIRED TOTAL 3 32
PROVIDED TOTAL 2 16
1 BIKE HOOK PROVIDED IN EACH GROUND FLOOR UNIT, 12 IN BIKE STORAGE.
BICYCLE PARKING CALCULATIONS
SHORT TERM LONG TERMTOTAL BICYCLEATTACHMENT 3Item 4
Packet Page 299
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE T1.2
MID-HIGUERA STREET ENHANCEMENT PLANSEE ALSO LAND USE REQUIREMENTS FOR GENERAL COMPLIANCESITE PLANNING AND DESIGNPARKING AREAS REQUIRED PROPOSEDAFRONTING HIGUERA, SEE EXHIBIT A FOR DESIGN CONSTRAINTS FOR REAR-LOADED
PARKING
B SHRUBS PROVIDED, SEE LANDSCAPE PLAN
C SEE PROPOSED LANDSCAPE PLAN
D SEE EXHIBIT A DESIGN CONSTRAINST
SEE ALSO LAND USE FOR LANDS. AREA
PEDESTRIAN AREAS REQUIRED PROPOSED
A PUBLIC ACCESS TO REAR LOTS N/A
B FRONTING HIGUERA, SEE EXHIBIT
C CLEAR GLASS AT STREET LEVEL N/A
D N/A, SEE SITE PLAN
E AWNING PROVIDED AT ENTRIES
F SEE ELEVATION
UTILITY AREAS REQUIRED PROPOSED
A
B
C-S MAY FRONT HIGUERA PROVIDED IT IS
SCREENED WITH 3FT WALL OR SHRUBS
PLANTER EVERY (6) SPACES, 5FT WIDE
PLANTER SHOULD SEPARATE LOT FROM
STREET
ALONG HIGUERA, NEW LOTS SHALL BE
LOCATED AT REAR, ACCESSED FROM ADJ.
STREETS AND/OR COMMON DRIVED. AT LEAST
10% OF LOT SHALL BE LANDSCAPED
BUILDINGS SHOULD BE SITED CLOSE TO, AND
ORIENTED TOWARD STREET
PEDESTRIAN LINKAGES SHOULD BE PROVIDED
WITHIN THE PROJECT TO OTHER
COMMERCIAL PROJECTS AND ADJACENT
NEIGHBORHOODS
PORTICOES, ARCADES, ROOF OVERHANGS,
AWNINGS AND SIGNAGE SHOULD BE USED AT
ENTRIES TO HELP ORIENT PEDESTRIANS
EACH PROJECT IS ENCOURAGED TO HAVE ITS
OWN ARCHITECTURAL IDENTITY, YET THE SITE
MUST WORK WITH ADJACENT PROPERTIES TO
PROVIDE SAFE VEHICLE AND PEDESTRIAN
CIRCULATION
LOCATE NOISE AND/OR ODOR PRODUCING
USES AWAY FROM PEDESTRIAN AND
RESIDENTIAL AREAS; UTILITY AREAS SHOULD
BE GROUPED, SCREENED AND DESIGNED TO
THE MAIN STRUCTURE
ALL UTILITY IS WITHIN BUILDING, WHERE
POSSIBLE, AND CONDENSERS ON ROOF,
HIDDEN BEHIND PARAPET WALL.
DEVELOPMENT STANDARD COMPLIANCE LOCATED TO THE REAR OR BETWEEN BUILDINGS
SERVICE, DELIVERY STORAGE, UTILITY, AND
TRASH AREAS SHOULD BE INTEGRATED INTO
THE PROJECT DESIGN AND SCREENED FROM
THE PUBLIC VIEW
INTEGRATED TRASH ROOM,
SEE FLOOR PLAN
FLOODPLAIN REQUIRED PROPOSEDACOMPLIESBREQUIREDPROPOSEDFORM, MASSING , ORIENTATION
A
B
C
D
E
F
G
ROOFS
A
B
C
D
E
F
WALLS/ FACADES
A
B
C
D
WINDOWS, DOOR STOREFRONTS
A
B
C
RESPECT FOR VIEWS
A
COMPLIES. SEE ELEVATIONS.
ARCHITECTURAL DESIGN
MULTIFORM ROOFS COMPLIES. SEE ELEVATIONS.
DOORS, WINDOWS, OPENINGS COMPLIES. SEE ELEVATIONS.
PEDESTRIAN SCALE AT STREET
FOUR-SIDED ARCHITECTURE COMPLIES. SEE ELEVATIONS.
AVOID BOX-LIKE APPEARANCE COMPLIES. SEE ELEVATIONS.
MATERIALS CONSISTENT WITH STYLE
EMPHASIZE WINDOWS, TRELLIES, ARCADES,
ROOF OVERHANGS, RECESSES, OR
PROJECTED STORIES, COLUMNS, BALCONIES,
WAINSCOTS AND AWNINGS.
COMPLIES. SEE ELEVATIONS.
WINDOWS MATCH STYLE COMPLIES. SEE ELEVATIONS.
COMPLIES. SEE ELEVATIONS. DISCOURAGED MATERIALS
SCREENED ROOF MOUNTED EQUIP ROOFS HIDDEN BY PARAPET
COMPLIES. SEE ELEVATIONS. USE OF REVEALS, MATERIAL CHANGES, BLDG
POP-OUTS, RECESSES
COMPLIES. SEE ELEVATIONS.
PARAPET TREATMENT COMPLIES. SEE ELEVATIONS.
COMPLIES. SEE ELEVATIONS.
COLOR SHADOW & INTERESTING FORMS
COMPLIMENT BLDG STYLE COMPLIES. SEE ELEVATIONS.
PRESERVE VIEW FROM HIGUERA N/A
NEW DEVELOPMENT SHALL NOT COVER MORE LOT AREA THAN DEVELOPMENT IN REPLACES UNLESS IT WILL NOT INCREASE FLOOD HAZARD N/A
RECOGNIZABLE BASE, ROOF AND ENTRY COMPLIES. SEE ELEVATIONS.
COMPLIES. SEE ELEVATIONS.
IMPLEMENTATION OF DRAINAGE ROUTES FOR PROJECTS BTW HIGUERA AND CREEK
APPROPRIATE MATERIAL- PITCHED ROOF N/A
N/A
DECORATIVE LIGHTING
AVOID BLANK AND PLIN BUILDING FACADES
DOORS AND WINDOWS COORDINATE COMPLIES. SEE ELEVATIONS.
AWNINGS WITH SIGNAGE COMPLIES, SEE ELEVATIONSATTACHMENT 3Item 4
Packet Page 300
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE T2.0
CONTEXTUAL SITE PLAN
SCALE: N.T.S.
DWELLINART - EXISTING BUILDING TO BE REMOVED
PAUL’S DRY CLEANERS - RETAIL STORE
DUNN EDWARDS PAINTS - RETAIL STORE
PREVIOUS USE AS “THE POND PLACE”
BAY AUTO & TIRE - REPAIR SHOP
1
4
2 3
1
Our site is primarily surrounded by retail establishments. The buildings are all one-story, however many of the adjacent neighbors have a height that is percieved as two-story, see #2 and #4. The surrounding material palette is a varied mix of stucco, brick, CMU, and metal paneling.
A structure on this site goes back to at least 1949 when a permit was
issued for a 373 SF addition to a 576 SF structure. This combined
size of 949 SF is still the current size of the existing building on
site. In 1960 a renovation for 724 SF was permitted, followed by
an 801 SF renovation in 2000, presumably for the use as The Pond
Place, (pictured on this page) where it remained as such until the
site was purchased by the current owners. The building is currently
being leased to as an artist studio/ retail space. (pictured on this
page)
SUMMARY OF CONTEXT
PROPERTY HISTORY
NATTACHMENT 3Item 4
Packet Page 301
HIGUERA STREET( IN FEET )
1 INCH = FT.
10 2020
20
400
SHEET:
DATE:
C-0.1
JOB NUMBER:
SCALE:
17093
BY:
207 HIGUERA
MIXED USE
DLL, CDP
02/10/2020
TOPOGRAPHIC MAP
1" = 20'ATTACHMENT 3Item 4
Packet Page 302
PROPOSED
MIXED-USE BUILDING
165.70 FF
3.4%
4.1%
165.0 TG 165.0 TG 165.0 TG
165.0 TG 165.0 TG
(163.54 EG)
165.0 TG 165.0 FG
(164.2 EG)
165.0 FG
(163.9 EG)
(162.90 ES)
162.89 TG
162.89 BSW
162.70 TG
162.70 BSW
(162.02 FL)
165.60 FS 165.70 FS
165.55 FS
165.45 FS/TC
165.65 FS
165.75 FS(163.47 FS)165.75 FS(163.80 FS)
(162.36 FL)
165.45 FS
162.65 FS/TG 164.0 FS
162.75 FS
162.85 FS/TG
M
162.16 FS
162.08 FL
162.64 FS
162.33 FS
162.25 FL
162.83 FS
164.84 FS/TG
(N) DRIVEWAY RAMP
(E) SIDEWALK
TO REMAIN
(N) FLUSH CURB
(N) CONCRETE ADA
VAN ACCESSIBLE
PARKING STALL
(N) PARKING STALLS
(N) TREE WELL
(N) TREE WELL
EXISTING BUILDING
EXISTING BUILDING
EXISTING BUILDING
(N) DECORATIVE CONCRETEHIGUERA STREETPROTECT-IN-PLACE
(E) RETAINING WALL
MATCH (E) SIDEWALK
(N) FLUSH CURB
(N) PARKING STALLS
( IN FEET )
1 INCH = FT.
10 2020
20
400
SHEET:
DATE:
C-1.1
JOB NUMBER:
SCALE:
17093
BY:
207 HIGUERA
MIXED USE
DLL/CDP
08/06/2020
PRELIMINARY GRADING &
DRAINAGE PLAN
1" = 20'
LEGEND
PROPOSED CEMENT CONCRETE PAVEMENT
FEMA 100-YR FLOOD
ELEVATION = 164.50ATTACHMENT 3Item 4
Packet Page 303
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWWWWWWWPROPOSED
MIXED-USE BUILDING
165.70 FF
161.0 INV
165.0 TG
163.5 INV
162.55 TG
162.2 INV
162.85 TG
160.00 INV
165.62 TG
161.6 INV
165.0 TG
163.5 INV
160.5 INV
160.6 INV
164.84 TG
161.7 INV
EXISTING BUILDING
EXISTING BUILDING
EXISTING BUILDING
(N) 4" FIRE WATER
SERVICE
(E) 16" SEWER MAIN
CONNECT TO (E)
6" PVC WATER MAIN
CONNECT TO (E)
18" SEWER MAIN
NEW 2" DOMESTIC
WATER METER
(N) DRAIN INLET
(N) 6" SEWER
LATERAL
(N) 12" STORM DRAIN
JUNCTION BOX
(N) SIDEWALK
UNDERDRAIN
NEW 3/4" COMMERCIAL
WATER METER
(N) 2" WATER LINE
(N) DOUBLE DETECTOR
CHECK VALVE
HIGUERA STREET(N) DRAIN INLET(N) DRAIN INLET
(N) 6" STORM
DRAIN LINE
(N) 6" STORM
DRAIN LINE
(N) TRENCH DRAIN
(N) 6" STORM DRAIN LINE
(N) CLEANOUT
(N) CLEANOUT
(N) PAD-MOUNTED
TRANSFORMER
UNDERGROUND
CHAMBERS
(N) 12" STORM DRAIN
JUNCTION BOX
(N) 8" STORM DRAIN LINE
( IN FEET )
1 INCH = FT.
10 2020
20
400
SHEET:
DATE:
C-2.1
JOB NUMBER:
SCALE:
17093
BY:
207 HIGUERA
MIXED USE
DLL/CDP
08/06/2020
PRELIMINARY UTILITY PLAN
1" = 20'
LEGEND
DOMESTIC WATER LINE
FIRE WATER LINE
GAS LINE
SEWER LINE
STORM DRAIN LINEATTACHMENT 3Item 4
Packet Page 304
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE L1.0
SCALE: 1/16” = 1’-0”
landscape & site plan
legend
PROPOSED BUILDING
FOOTPRINT
(E) ADJA
(E) ADJACENT BUILDING - ACHIEVEMENT HOUSE
APN: 003-511-035
HIGUERA ST.
P.L. 117.11'
P.L. 149.49' P.L. 43.05'
P.L. 117.11'
1
ADA/VAN
2
ADA
3
4
5
6
7
8
9
ADA/EV/VAN
10
EV
11
EV
12
EV
13
14
15
(N) MIX
(N) MIXED-USE - BLDG A
19,724 SF
24
ADA/EV
25
ADA/VAN
30 SPACES
2-LEVEL LIFT
MC
TRASH
(6) 3-CY BINS
2
1
4
5
1
5
66
(N
(N) MIXED-USE - BLDG A
19,724 SF
N
1
1
2
3 3 3
3
ADJACENT BLDG, TYP.
11 12 13 14 15
8
1610
3 4 5 6 712
C C
C C
M
9
ADJACENT BLDG, TYP.HIGUERA ST.(N) 16-UNIT
MIXED-USE BUILDING
10,595 SF
4
2 5
62'-0"2'-4"8'-0"8'-6"42'-3"16'-6"80'-4"
5'-5"3'-11"
4'-0"
KEYNOTES
NEW TREE WELL & STREET TREE
PROPERTY LINE
PRIVATE PATIO
DOUBLE DETECTOR CHECK VALVE,
REFER TO CIVIL SHEETS
DECORATIVE CONCRETE
6'-0" HIGH WOOD SLAT FENCE W/
GROWING VINE ACCENTS
1
2
3
4
5
6
1
1
2
3 3 3
3
ADJACENT BLDG, TYP.
11 12 13 14 15
8
1610
3 4 5 6 712
C C
C C
M
9
ADJACENT BLDG, TYP.HIGUERA ST.(N) 16-UNIT
MIXED-USE BUILDING
10,595 SF
4
2 5
6
2'-0"2'-4"8'-0"8'-6"42'-3"16'-6"80'-4"
5'-5"3'-11"
4'-0"
KEYNOTES
NEW TREE WELL & STREET TREE
PROPERTY LINE
PRIVATE PATIO
DOUBLE DETECTOR CHECK VALVE,
REFER TO CIVIL SHEETS
DECORATIVE CONCRETE
6'-0" HIGH WOOD SLAT FENCE W/
GROWING VINE ACCENTS
1
2
3
4
5
6
keynotes
paving patternsATTACHMENT 3Item 4
Packet Page 305
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE L1.1
plant palette
PLANT schedule PLANTING PALETTETREESQTYBOTANICAL / COMMON NAME REMARKS2 Garrya elliptica `James Roof` / Coast Silk Tassel SIZE: 8`-12` WIDE, 12`-15` TALLWUCOLS PF: .1 - .3
2 Lophostemon confertus / Brisbane Box SIZE: 15`-25` WIDE, 40`-60` TALL
WUCOLS PF: .4-.6
SHRUBS QTY BOTANICAL / COMMON NAME REMARKS
15 Arctostaphylos x `Emerald Carpet` / Emerald Carpet Manzanita SIZE: 3`-5` WIDE, <1` TALL
WUCOLS PF: .4 - .6
23 Lomandra longifolia `Roma 13` TM / Platinum Beauty Variegated Mat Rush SIZE: 2-3` TALL & WIDE
WUCOLS PF: .1-.3
7 Passiflora x `Snow Queen` / Snow Queen Passion Vine SIZE: SPREADING/CLIMBING TO 10`
WUCOLS PF: .4-.6
36 Pennisetum spathiolatum / Rye Puffs SIZE: 1`-2` TALL & WIDE
WUCOLS PF: .4-.6
PLANT SCHEDULE
Coast Silk Tassel
Emerald Carpet Manzanita Platinum Beauty Variegated Mat Rush Snow Queen Passion Vine
Rye Puffs
Brisbane BoxATTACHMENT 3Item 4
Packet Page 306
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE
Instructions Plant Water Use
Type Plant Factor
Cells with blue background are for entering data Very Low 0 - 0.1
Results show in cells with tan background Low 0.1 - 0.3
Errors will show in RED text.Moderate 0.3 - 0.6
High 0.6 - 1.0
1) 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)Hydrozone
Plant Water Use
Type (low,
moderate, high)
Plant Factor
(PF)
Hydrozone Area
(HA) (ft2) Without
SLA
Enter Irrigation
Type (PF x HA (ft2))/IE
Zone 1 Moderate 0.40 96 Drip Irrigation 47.41
2) Enter non-SLA Hydrozone Area (HA) in square feet.Zone 2 Low 0.30 476 Drip Irrigation 176.30
Zone 3 Moderate 0.40 42 Drip Irrigation 20.74
3) Select Irrigation Type from drop-down menu.Zone 4
Drip System Irrigation Efficiency (IE) 0.81 Zone 5
Spray System Irrigation Efficiency (IE) 0.75 Zone 6
Zone 7
4) ETWU results show at the bottom of the page Zone 8
Zone 9
Total Landscape Area (LA) must be equal to the LA in the MAWA calculator.Zone 10
ETWU must be equal to or less than MAWA. Mistakes will show in RED.Zone 11
Zone 12
Zone 13
Zone 14
Zone 15
Zone 16
Zone 17
Zone 18
Zone 19
Zone 20
HA Area 614 244.44
SLA
Total LA 614
Results:MAWA=9,170.6
ETWU=6,638.1 Gallons
8.9 HCF (Hundred Cubic Feet) per year
0.0204 Acre-feet per year
Estimated Total Water Use
Enter Values in Blue Cells
Tan Cells Show Results
ETWU complies with MAWA ETo x 0.62 x [((PF x HA)/IE) + SLA]
L1.2
IRRIGATION calcs
Type of Project Residential
ETo of City from MWELO data 43.80 ETo (inches/year)
Overhead Landscape Area (ft2)
614 Drip Landscape Area (ft2)
SLA (ft2)
Total Landscape Area 614 ft2
as
as
re turf
Results:
(ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA]9,170.6 Gallons per year
12 HCF (Hundred Cubic Feet) per year
0.028 Acre-feet per year
San Luis ObispoTan Cells Show Results Enter Value in Blue CellsMaximum Applied Water Allowance Calculations
ATTACHMENT 3Item 4
Packet Page 307
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A1.0
demo plan & Tree removal
keynotes
SCALE: 1/16” = 1’-0”
N
KEYNOTES(E) PAVERS TO BE REMOVED(E) STRUCTURE TO BE REMOVED(2) 6" DIA. CREPE MYRTLE TO BE REMOVED
(E) CURB AND WALL TO BE REMOVED
(E) CONCRETE TO BE REMOVED
(E) WELL TO BE REMOVED
(E) PLANTERS TO BE REMOVED
(E) DECOMPOSED GRANITE
(E) PERIMETER FENCE TO BE REMOVED
(E) ROCK FORMATION TO BE REMOVED
(E) SITE SIGNAGE TO BE REMOVED
123
4
5
6
7
8
9
10
11
11
11
KEYNOTES
(E) PAVERS TO BE REMOVED
(E) STRUCTURE TO BE REMOVED
(2) 6" DIA. CREPE MYRTLE TO BE REMOVED
(E) CURB AND WALL TO BE REMOVED
(E) CONCRETE TO BE REMOVED
(E) WELL TO BE REMOVED
(E) PLANTERS TO BE REMOVED
(E) DECOMPOSED GRANITE
(E) PERIMETER FENCE TO BE REMOVED
(E) ROCK FORMATION TO BE REMOVED
(E) SITE SIGNAGE TO BE REMOVED
1
2
3
4
5
6
7
8
9
10
11
11
11ATTACHMENT 3Item 4
Packet Page 308
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A1.1
SITE PLAN
SCALE: 1/16” = 1’-0”
N
65'-9"
MAXIMUM HEIGHT LIMIT 35'-0"
EXTENTS OF PROPERTY
PL PL
HIGUERA STREET site elevation
SCALE: 1/16” = 1’-0”
keynotes
ADJACENT BLDG, TYP.
11 12 13 14HIGUERA ST. 15
8
1610
3 4 5 6 712
C C
C C
86'-7"SETBACK
1'-10"2
1 34
4
5
66'-6"
6
83'-2"
SETBACK
7
M 5'-3"SETBACK9 56'-2"19'-6"11'-10"9'-8"2'-5"82'-9"2'-4"16'-6"24'-0"4'-0"CLR.ADJACENT BLDG, TYP.HIGUERA ST. 5'-3"5'-0"
STUDIO
102
440 SF
STUDIO
103
440 SF
STUDIO
104
440 SF
STUDIO
105
440 SF
LAUNDRY
101
145 SF
25'-6" TRASH100138 SF UTILITY101115 SF
OFFICE
101
390 SF
17'-8"
1'-10"
3'-10"
1'-6"
62'-8"6"(N) 16-UNIT
MIXED-USE BUILDING
10,595 SF
8 9'-0"8'-712"8'-712"8'-0"8'-0"9'-0"9'-0"9'-0"16'-0" TYP.4'-11"8'-0"8'-712"8'-712"8'-712"8'-0"8'-0"9'-0"9'-0"9'-0"16'-0" TYP.18'-6"9
10
KEYNOTES
TRASH ROOM ACCESS
ELECTRICAL TRANSFORMER
BIKE ROOM ACCESS
NEW LANDSCAPE PLANTER
(2) EV CAPABLE SPACES
(2) SHORT TERM BICYCLE STORAGE,
GROUND CONTROL SYSTEMS HOOP
RUNNER - HR100 BIKE RACK, TOP HOOP
32-3/8" A.F.S.
FUTURE ACCESSIBLE EV SPACE AND
FUTURE STRIPED SPACE, BOTH SPACES 17'
WIDE TOTAL, TO BE RE-STRIPED AFTER
CHARGER INSTALL
DOUBLE DETECTOR CHECK VALVE, REFER
TO CIVIL SHEETS
6'-0" HIGH WOOD SLAT FENCE W/ GROWING
VINE ACCENTS
DECORATIVE CONCRETE
1
2
3
4
5
6
7
8
9
10
ADJACENT BLDG, TYP.
11 12 13 14HIGUERA ST. 15
8
1610
3 4 5 6 712C C
C C
1'-10"2
1
4
66'-6"83'-2"
SETBACK
M 5'-3"SETBA9 56'-2"11'-10"2'-4"16'-6"24'-0"4'-0"CLRADJACENT BLDG, TYP.HIGUERA ST. 5'-3"5'-0" STUDIO102440 SF
STUDIO
103
440 SF
STUDIO
104
440 SF
STUDIO
105
440 SF
LAUNDRY101145 SF TRASH100138 SF UTILITY101115 SF OFFICE101390 SF
1'-10"
1'-6"
(N) 16-UNITMIXED-USE BUILDING10,595 SF9'-0" 8'-712" 8'-712" 8'-0" 8'-0" 9'-0" 9'-0" 9'-0"16'-0" TYP.4'-11"8'-0"8'-712" 8'-7
12" 8'-7
12" 8'-0" 8'-0" 9'-0" 9'-0" 9'-0"16'-0" TYP.18'-6"10 KEYNOTESTRASH ROOM ACCESSELECTRICAL TRANSFORMERBIKE ROOM ACCESS
NEW LANDSCAPE PLANTER
(2) EV CAPABLE SPACES
(2) SHORT TERM BICYCLE STORAGE,
GROUND CONTROL SYSTEMS HOOP
RUNNER - HR100 BIKE RACK, TOP HOOP
32-3/8" A.F.S.
FUTURE ACCESSIBLE EV SPACE AND
FUTURE STRIPED SPACE, BOTH SPACES 17'
WIDE TOTAL, TO BE RE-STRIPED AFTER
CHARGER INSTALL
DOUBLE DETECTOR CHECK VALVE, REFER
TO CIVIL SHEETS
6'-0" HIGH WOOD SLAT FENCE W/ GROWING
VINE ACCENTS
DECORATIVE CONCRETE
12
3
4
5
6
7
8
9
10ATTACHMENT 3Item 4
Packet Page 309
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A2.0
first floor PLAN SECOND floor PLAN
SCALE: 1/16” = 1’-0”SCALE: 1/16” = 1’-0”
N N56'-0"19'-1"
1-BR
104
440 SF
1-BR
105
440 SF
1-BR
106
440 SF
1-BR
107
440 SF
TRASH100
138 SF
BIKE102
144 SF
OFFICE
SUITE
101
390 SF
9'-4"
66'-7"
66'-7"
19'-1"19'-1"19'-1"9'-4"56'-0"19'-6"6'-0"5'-0"25'-6"25'-6"5'-0"25'-6"A G H
A C E G H
B F34'-4"
1
3
4
5
2
1
3
2
5
B
3'-10"
3'-10"
LDRY
103
76 SF
FIRE
RISER
UTIL.
(3) TRASH (96 GA.)
(2) REC. (96 GA)
(1) ORG. (64 GA)2'-6"2'-6"TYP.5'-0"
ELEC.108
65 SF
66'-7"56'-0"66'-7"3'-10"A G H
A C E G H
1
3
4
5
2
1
3
2
B D F
B
5
19'-1"19'-1"9'-4"19'-1"25'-6"5'-0"25'-6"19'-1"19'-1"19'-1"9'-4"56'-0"19'-6"3'-10"6'-0"5'-0"25'-6"
1-BR
202
440 SF
1-BR
203
440 SF
1-BR
204
440 SF
1-BR
205
440 SF
1-BR
201
440 SF
1-BR
200
440 SF
(12) BIKE SPACES, GROUNDCONTROL SYSTEMS VERTICALBIKE RACKS, BOTTOM OF RACKMOUNTED AT 42" A.F.F.
(1) BIKE SPACE EA. UNIT,
GROUND CONTROL SYSTEMS
UTIL.
DASHED LINE
OF CANOPY
ABOVE
ATTACHMENT 3Item 4
Packet Page 310
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A2.1
66'-7"56'-0"66'-7"3'-10"A G H
A C E G H
1
3
4
5
2
1
3
2
B D F
B
5
19'-1"19'-1"9'-4"19'-1"25'-6"5'-0"25'-6"19'-1"19'-1"19'-1"9'-4"56'-0"19'-6"3'-10"6'-0"5'-0"25'-6"UTIL.
66'-7"56'-0"66'-7"A G H
A C E G H
1
3
4
5
2
1
3
2
B D F
B
556'-0"19'-6"9'-4"
SLOPE
1/2:12
MECH.
EQUIP.
1-BR
302
440 SF
1-BR
303
440 SF
1-BR
304
440 SF
1-BR
305
440 SF
1-BR
301
440 SF
1-BR
300
440 SF
THIRD floor PLAN ROOF PLAN
SCALE: 1/16” = 1’-0”SCALE: 1/16” = 1’-0”
N NATTACHMENT 3Item 4
Packet Page 311
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE
TOP OF ROOF33'-8" A.F.F.413 1
1 1
2 2
2 23
3
3
4
4
5 5
5 5
6 7 8
810
10
8
15
9
11
12 13
12 13
12
3RD FLOOR
21'-6" A.F.F.
2ND FLOOR
12'-0" A.F.F.
1ST FLOOR
0'-0" A.F.F.
MAX. BLDG. HEIGHT
35'-0" A.F.F.
1416
MAX. BLDG.HEIGHT35'-0" A.F.F.KEYNOTES2X WOOD FASCIA PAINTED - BLACK
VERTICAL CORRUGATED METAL SIDING
STUCCO - SMOOTH
VERTICAL HPL EXTERIOR PANEL RAINSCREEN
METAL GUARD-RAIL - BLACK
ALUMINUM CLAD STOREFRONT WINDOW WITH
TRANSPARENT GLASS AND TRANSPARENT CLERESTORY
ABOVE
ALUMINUM STOREFRONT DOOR WITH TRANSPARENT
GLASS PANEL
METAL AWNING - BLACK
HOLLOW METAL DOOR - BLACK FRAME AND DOOR
STEEL LIGHTING CO., THE GARDENA, FULLY-SHIELDED
WALL-MOUNTED DOWNWARD FACING SCONCE, 3000K LED
LAMP
STANDING SEAM METAL ROOF
BLACK VINYL WINDOW WITH TRANSPARENT GLASS
BLACK VINYL DOOR WITH TRANSPARENT GLASS
STUCCO REVEAL, TYP.
FIRE RATED EXTERIOR DOOR - BLACK FRAME AND DOOR
METAL TRELLIS
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
PL PL
PL
PL PL
PL PLPL
A3.0
BUILDING ELEVATIONS
WEST ELEVATION
EAST ELEVATION
SOUTH ELEVATION
NORTH ELEVATION
SCALE: 1/16” = 1’-0”
TOP OF ROOF33'-8" A.F.F.413 1
1 1
2 2
2 23
3
3
4
4
5 5
5 5
6 7 8
810
10
8
15
9
11
12 13
12 13
12
3RD FLOOR
21'-6" A.F.F.
2ND FLOOR
12'-0" A.F.F.
1ST FLOOR
0'-0" A.F.F.
MAX. BLDG. HEIGHT
35'-0" A.F.F.
1416
MAX. BLDG.HEIGHT35'-0" A.F.F.KEYNOTES2X WOOD FASCIA PAINTED - BLACK
VERTICAL CORRUGATED METAL SIDING
STUCCO - SMOOTH
VERTICAL HPL EXTERIOR PANEL RAINSCREEN
METAL GUARD-RAIL - BLACK
ALUMINUM CLAD STOREFRONT WINDOW WITH
TRANSPARENT GLASS AND TRANSPARENT CLERESTORY
ABOVE
ALUMINUM STOREFRONT DOOR WITH TRANSPARENT
GLASS PANEL
METAL AWNING - BLACK
HOLLOW METAL DOOR - BLACK FRAME AND DOOR
STEEL LIGHTING CO., THE GARDENA, FULLY-SHIELDED
WALL-MOUNTED DOWNWARD FACING SCONCE, 3000K LED
LAMP
STANDING SEAM METAL ROOF
BLACK VINYL WINDOW WITH TRANSPARENT GLASS
BLACK VINYL DOOR WITH TRANSPARENT GLASS
STUCCO REVEAL, TYP.
FIRE RATED EXTERIOR DOOR - BLACK FRAME AND DOOR
METAL TRELLIS
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
PL PL
PL
PL PL
PL PLPL
keynotes
ATTACHMENT 3Item 4
Packet Page 312
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A4.0
MATERIAL BOARD
TRESPA
PRODUCT IMAGE
STOREFRONT - FIRESTONE UNA-CLAD
ANODIZED ALUMINUM, BLACK COIL.
WALL SCONCE
STEEL LIGHTING CO., THE GARDENA
VERTICAL 7/8” CORRUGATED METAL SIDING
TAYLOR METAL PRODUCTS
STONE WHITE SRI-85
PAINTED TRIM AND METAL ACCENTSBLACK METAL
WOOD SOFFIT PANELS
EAVES AND AWNING
SMOOTH STUCCO SIDING
MAIN BODY STUCCO, LA HAMBRA - CLAY
STANDING SEAM METAL ROOF
LIGHT GRAY
DARK RED - TRESPA PANEL COLOR
RUST ORANGE - TRESPA PANEL COLOR
LIGHT TAN - TRESPA PANEL COLORATTACHMENT 3Item 4
Packet Page 313
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A5.0
LOOKING EAST ACROSS HIGUERA STREETATTACHMENT 3Item 4
Packet Page 314
ATTACHMENT 3Item 4
Packet Page 315
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 1 of 2
ARC DIRECTIONAL ITEMS- RESPONSE
207 HIGUERA MIXED-USE
DATE: August 13th, 2020
PROJECT: 207 Higuera Mixed Use
ADDRESS: 207 Higuera St.
San Luis Obispo, CA 93401
APPLICATION: #ARCH-0090-2019
SUBJECT: ARC Directional Items
FROM: TEN OVER STUDIO
CONTACT: Jessie Skidmore, jessies@tenoverstudio.com 805.541.1010
COMPLETENESS REVIEW #1: ARCH-1017-2019
See the following response and attached documents for 207 Higuera Mixed-Use Responses for comments
received from the City of San Luis Obispo Community Development labeled “Direction Summary”. Please call
me directly with any questions or issues with the re-submittal.
Sincerely,
Jessie Skidmore
FRONTAGE BUFFER AND SCREENING (PARKING LOT)
1. 1 motorcycle space has been removed. Additional space has been used for landscaping,
providing between 3’-11” to 9’-4” of landscape buffer, See L1.0.
2. A reduced transformation size has been established and allows for 4’ of landscape buffer
between the equipment and the public sidewalk. See L1.0
3. A fence along the frontage property line has been replaced with an expanded landscape
buffer. See L1.0
ARTICULATION - @ FRONT ELEVATION
1. The following updates have been made to the Front Elevation:
- Stucco reveals and larger unit window (at north side of west elevation)
- Further setback residential entry to separate it from the commercial entry
- Exit stair at feature wall rotated around corner to downplay it as an entry door (functions as
egress door)
We looked at adding awnings at the windows but found them to make the elevation too busy.
The suggested awning over the door in the feature wall is now N/A as we have moved it
around the corner. See Floor Plans and Elevations.
ARTICULATION - @REAR ELEVATION
1. The following updates have been made to the rear elevation:
- Widened the recess portion to have more impact on the façade.
ATTACHMENT 4Item 4
Packet Page 316
Ten Over Studio, Inc.
805.541.1010
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info@tenoverstudio.com
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Page 2 of 2
- Updated the treatment to a solid wall (without windows) as we are prohibited from having
openings within 5’ of the property line per building code.
- Provided trellis to add interest to this façade. The trellis will tie in with the new fence
proposed at the entry path along the north property line.
See Floor Plans and Elevations.
ARTICULATION - ROOF
1. We looked at additional parapet forms for the roof line, but the negative impact of not
providing shading to the storefront windows below brought us back to the original design. In
addition, the original design does provide a 1/3 : 2/3 ratio of parapet to shed roof that is a
preferred balance for composition.
2. We expanded the parapet roof towards the east and north to accommodate all of the roof top
equipment. The parapet will be approx.. 42” above the roof surface to easily screen 26” tall
condensers. This allows for the equipment to be hidden by the feature wall, and no additional
mechanical screening will be needed.
See Elevations & Roof Plan
EDGE DETAILS
1. A 6’ tall fence constructed of metal posts & wood slats is proposed at the North property line.
Intermittent breaks occur to provide cable ties for climbing plants. The design will tie into the
trellis structure on the East Wall, as well as the wood at the roof soffit.
The neighboring property to the South has walls, and a garbage enclosure along the south
property line, so an additional fence would be infeasible. We kept our landscape strip on our
property in this location. See L1.0
ALTERNATIVE PAVING
1. The project will provide concrete paving throughout with a decorative concrete paving
treatment in the drive aisle to help distinguish the parking stalls from the entry drive. See L1.0
ATTACHMENT 4Item 4
Packet Page 317