HomeMy WebLinkAbout11-18-2020 PC Agenda PacketCity of San Luis Obispo, Agenda, Planning Commission
Agenda
PLANNING COMMISSION
Wednesday, November 18, 2020
6:00 PM RESCHEDULED TELECONFERENCE
REGULAR MEETING 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):
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➢ Webinar ID: 589-705-899
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o Note: The City uses GotoWebinar to conduct virtual meetings. Please test your speakers and
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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 November 18, 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 October 28, 2020.
PUBLIC COMMENT
At this time, people may address the Commission about items not on the agenda. Comments are
limited to three minutes per person. Items raised at this time are generally referred to staff and, if
action by the Commission is necessary, may be scheduled for a future meeting.
PUBLIC HEARINGS
Note: Any court challenge to the action taken on public hearing items on this agenda may be
limited to considering only those issues raised at the public hearing or in written correspondence
delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak,
please give your name and address for the record. Please limit your comments to three minutes;
consultant and project presentations limited to six minutes.
2. Review of a mixed-use project within the manufacturing zone, consisting of 100 new
residential units within an existing structure. The existing structure will also provide 34,408
square feet of office space, 78,825 square feet of warehouse space, and the existing restaurant
that is 4,200 square feet. Project includes exterior improvements to the existing structure and
exceptions to the Sign Regulations for the size and number of signs for various tenant spaces.
Project is categorically exempt from environmental review (CEQA); Project address: 1150
Laurel; Case #: ARCH-0227-2020, USE-0228-2020; Zone: M-MU; Laurel Creek, LLC,
owner/applicant. (Kyle Van Leeuwen – 45 minutes)
Recommendation: Adopt a draft Resolution that approves the project subject to findings and
conditions of approval.
Planning Commission Agenda for November 18, 2020 Page 3
COMMENT AND DISCUSSION
3. Planning Commission Goal Setting Discussion (Tyler Corey – 30 minutes)
Recommendation: Finalize Planning Commission goals and work programs items for the for the
2021-2023 Financial Plan.
4. Staff Updates & Agenda Forecast
ADJOURNMENT
The next Regular Planning Commission meeting has been rescheduled to Wednesday,
December 9, 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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City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo
Minutes - Draft
Planning Commission
Minutes
Planning Commission
Regular Meeting
Wednesday, October 28, 2020
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, October 28, 2020 at 6:02 p.m., via teleconference, by Chair Dandekar.
ROLL CALL
Present: Commissioners Michael Hopkins, Nicholas Quincey, Michelle Shoresman,
Mike Wulkan, Vice-Chair Robert Jorgensen, and Chair Hemalata Dandekar
Absent: Commissioner Steve Kahn
Staff: Principal Planner Tyler Corey, Assistant City Attorney Markie Jorgensen, and
Deputy City Clerk Kevin Christian
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
1.CONSENT AGENDA – CONSIDERATION OF MINUTES
ACTION: MOTION BY COMMISSIONER SHORESMAN, SECOND BY
COMMISSIONER HOPKINS, CARRIED 6-01 (Commissioner Kahn absent) to approve the
Planning Commission Minutes of October 14, 2020.
PUBLIC HEARING
2.Review of a tentative parcel map to create three parcels from one existing lot (SLO 19-0022),
the project includes an exception from the lot frontage requirements of the Subdivision
Regulations for Parcels 1 and 2 which do not provide any direct access to the street but share
access through a private drive. The project includes a Mitigated Negative Declaration of
environmental review (CEQA); Project address: 281 Broad Street; Case #: SBDV-0159-
2019 & EID-0267-2019; Zone: R-1 & C/OS-20; John Rourke, owner/applicant.
ACTION: This item was continued to a date uncertain.
Item 1
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Planning Commission Meeting Minutes
October 28, 2020
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3. Review of a new two-story 23,951-square foot residential care facility with 35 private rooms;
project includes a request for a 20 percent parking reduction, a fence height exception to allow
a fence and retaining wall combined maximum height of 12 feet within portions of the side
yard, where 9 feet is normally allowed, and an increase to the maximum floor area ratio to 0.5
where 0.4 is normally allowed. Project is categorically exempt from environmental review
(CEQA); Project Address: 1691 Fredericks Street; Case #: ARCH-0073-2020, SBDV-
0076-2020, and USE-0203-2020; Zone: R-1; Tim Rhonda, applicant.
Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries.
Project architect, Tim Ronda, provided an overview of the project and addressed questions
raised concerning building height, automobile noise, and access.
Chair Dandekar opened the public hearing.
Public Comment:
None
Chair Dandekar closed the public hearing.
ACTION: MOTION BY COMMISSIONER QUINCEY, SECOND BY
COMMISSIONER SHORESMAN, CARRIED 6-0-1 (Commissioner Kahn absent) to adopt a
resolution entitled,
“A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION
APPROVING THE DEVELOPMENT OF A NEW TWO-STORY 23,951-SQUARE
FOOT RESIDENTIAL CARE FACILITY WITH 35 PRIVATE ROOMS; PROJECT
INCLUDES A REQUEST FOR A 15 PERCENT PARKING REDUCTION, A FENCE
HEIGHT EXCEPTION TO ALLOW A FENCE AND RETAINING WALL COMBINED
MAXIMUM HEIGHT OF 12 FEET WITHIN PORTIONS OF THE SIDE YARD,
WHERE 9 FEET IS NORMALLY ALLOWED, AND AN INCREASE TO THE
MAXIMUM FLOOR AREA RATIO TO 0.5 WHERE 0.4 IS NORMALLY ALLOWED.
PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED OCTOBER
28, 2020 (1691 FREDERICKS STREET, ARCH-0073-2020 & USE-0203-2020)”; with an
added condition (14):
- Plans submitted for a building permit shall provide specific attention to the selection of tree
species to maximize screening along the North and South property lines to preserve privacy
of the adjacent residential uses and screen views of Highway 101, subject to approval by
the Community Development Director.
Item 1
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Planning Commission Meeting Minutes
October 28, 2020
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COMMENT AND DISCUSSION
4. Planning Commission Goal Setting Discussion for 2021-23.
Finance Director Brigitte Elke and Budget Analyst Natalie Harnett provided a presentation on
the City’s goal setting process, reviewed the current City budget along with budget projections
given COVID-19 pandemic uncertainty, and responded to commission inquiries.
Principal Planner Tyler Corey reviewed the 2019-21 Planning Commission goals and provided
a status update for projects within those goals.
ACTION: The commission provided direction to staff on desired goal modifications and
prioritization, and requested staff present them for review at a future meeting.
5. Agenda Forecast – Principal Planner Tyler Corey provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 8:52 p.m. The next Regular Planning Commission meeting has been
rescheduled to Wednesday, November 18, 2020 at 6:00 p.m., via teleconference.
APPROVED BY THE PLANNING COMMISSION: XX/XX/2020
Item 1
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a mixed-use project within the manufacturing zone, consisting of 100 new
residential units within an existing structure. The existing structure will also provide 34,408 square
feet of office space, 78,825 square feet of warehouse space, and the existing restaurant that is 4,200
square feet. Project includes exterior improvements to the existing structure and exceptions to the
Sign Regulations for the size and number of signs for various tenant spaces.
PROJECT ADDRESS: 1150 Laurel Lane BY: Kyle Van Leeuwen, Assistant Planner
Phone Number: (805) 781-7091
E-mail: kvanleeu@slocity.org
FILE NUMBER: ARCH-0227-2020 & FROM: Tyler Corey, Principal Planner
USE-0228-2020
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 100 residential
units within the existing structure. The existing structure also provides 34,408 square feet of office
space, 78,825 square feet of warehouse space, and the existing restaurant that is 4,200 square feet.
Project includes exterior improvements to the existing structure and a Sign Program to address the
size and number of signs for various tenant spaces (Attachment 2, Project Plans).
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-0227-2020) as well as the
associated Conditional Use Permit (USE-0228-2020) requesting a mixed-use project within the M-
MU zone.
Applicant Laurel Creek, LLC
Representative Chuck Braff
Zoning M-MU (Manufacturing with a
Mixed-Use Overlay)
General Plan Services and Manufacturing
Site Area ~423,110 square feet.
Environmental
Status
Categorically exempt from
environmental review under
CEQA Guidelines § 15301
(Existing Facilities)
Meeting Date: November 18, 2020
Item Number: 2
Time Estimate: 45 Minutes
Item 2
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ARCH-0227-2020, USE-0228-2020
1150 Laurel Lane
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2.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks +150 feet 10 feet
Creek Setback +100 feet 20 feet
Maximum Height of
Structures
33 feet 35 feet
Density 57.74 232.8
Affordable Housing 1 Moderate-Income Unit 1 Unit (Low or Moderate)
Building Coverage 35% 75%
Floor Area Ratio (FAR) 0.5 1.5
Signage**
Number of Wall Signs
Area of a Wall Sign
Maximum Cumulative
Area
Maximum Height
1 per wall face per tenant
9-231 SF (Signs 1, 6-8, &
10-18)
747 SF
Highest point on Second
Story
1 per wall face per tenant
100 SF
200 SF
Highest point on Second
Story
Total # Parking Spaces
Bicycle Parking
Motorcycle Parking
448
254
23
367
254
19
*2019 Zoning Regulations **2019 Sign Regulations
3.0 BACKGROUND
On April 20, 1999, the subject property was rezoned to include a Mixed-Use (MU) Overlay with the
intent of allowing a compatible mix of uses which otherwise would not be allowed due to the M
zoning designation (Attachment 3, Ordinance No. 1350 (1999 Series)). The MU-Overlay was
approved in conjunction with a Conditional Use Permit (U 132-98) which was approved establishing
uses which may be allowed or conditionally allowed on the property, such as office uses, retail sales
and repair of bicycles, specialty retail sales, museums, and elementary schools (Attachment 4,
Resolution No. 8919 (1999 Series)). The Conditional Use Permit associated with the MU-Overlay
Ordinance did not specifically address residential uses on the subject property and was limited to
commercial activities.
Figure 2: Renderings of project design from interior parking lots
Item 2
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ARCH-0227-2020, USE-0228-2020
1150 Laurel Lane
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On October 28, 2019, the subject property was approved to provide a Bar/Tavern use associated with
the restaurant space within the building to accommodate the brewery known as Bang the Drum (USE-
0618-2019). The Bar/Tavern use permit authorized specific hours of operation and outlined
conditions for the live entertainment activities for the brewery (Attachment 5, Bang the Drum Use
Permit).
On June 8, 2020, the subject property was approved for a tentative parcel map (SBDV-0081-2020)
which divided the property into four parcels (Attachment 6, Director’s Resolution 20-02 & Tentative
Parcel Map).
4.0 PREVIOUS REVIEW
The Architectural Review Commission (ARC) reviewed the project on September 21, 2020, and
unanimously found the project consistent with the Community Design Guidelines (CDG)
(Attachment 7, ARC Report and Minutes). During their review, the ARC identified two conditions
and one directional item that will be further discussed below.
5.0 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.
5.1 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.
Noise Element: A noise study (Attachment 8) has been prepared by 45dB Acoustics, LLC. The study
was provided to evaluate the potential impacts from major transportation noise sources (Orcutt Road,
Laurel Lane, and the UPRR railroad) and concluded that the exterior noise for the residential uses at
the first and second floor do not exceed 58 decibels, State Building Code requirements for
construction are sufficient to provide interior noise levels less than 45 dBA that will not exceed the
State and local requirements for habitable spaces. The study found the project in compliance with the
City of San Luis Obispo Nosie Ordinance and California Green Building Code regulations for
habitable spaces. 45dB Acoustics, LLC, also provided a memorandum as part of the noise study which
addressed concerns for noise from within the warehouse, the memo concludes that standard
construction techniques for code-compliant residential habitable space are sufficient to ensure that
residential and commercial uses will coexist in compliance with the State Building Code and the
City’s Noise Element. The approved live entertainment permit for Bang the Drum includes conditions
to ensure that the live entertainment activities associated with the restaurant/brewery minimize the
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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potential for adverse noise and crowd impacts on adjacent establishments and nearby residences,
including, prohibiting live entertainment in outdoor areas, and ensuring that all windows and doors
are closed no later than 9:00 PM, nightly.
Circulation Element: A Transportation Impact Study (Attachment 9) has been prepared by Central
Coast Transportation Consulting, which identified that the project included converting existing
warehouse and office space and increasing residential uses results in an improved jobs/housing
balance for the community resulting in lowering vehicle miles traveled. The study concluded that the
project would result in a net reduction in vehicle trips during peak hours, and no improvements are
recommended or required. The study found that the project would result in a net reduction in vehicle
trips associated with Laurel Lane intersections at Southwood Drive and Orcutt Road and would not
create any greater impacts regarding level of service for these intersections and is consistent with the
City’s Circulation Element Policies.
5.2 Consistency with the Zoning Regulations
In accordance with Table 2-1 of the Zoning Regulations, mixed-use projects require a Conditional
Use Permit to be constructed within the M-MU zone. Conditional 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 M-MU zone (see Section 2.0 Project Statistics).
Mixed-Use Development: Zoning Regulations §17.70.130 (Mixed Use Projects) provides standards
for mixed-use projects, which state that the design shall consider potential impacts on adjacent
properties and be compatible with the adjacent and surrounding residential neighborhoods. Mixed-
use projects must be designed to achieve specific objectives including design criteria, site layout,
pedestrian access and performance standards. The project has been designed to provide for internal
compatibility between the different uses in terms of noise, vehicle and pedestrian circulation, access,
use of open space, and similar operating characteristics. 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 neighborhood is developed with medium-high density
residential uses to the north and east and is conducive to a mixed-use project at this location. Future
development of manufacturing uses within the vicinity require use permit approval and concerns
related to impacts from noise and odor would be addressed through use permit conditions to ensure
compatibility with nearby residential uses. Therefore, the proposed project is compatible with the
existing and potential future development within the neighborhood. Furthermore, the §17.70.130.D.4
(Limitations on Use) prohibits specific uses2 within any mixed-use development that would be
incompatible with residential activities or where there is a possibility of affecting the health or safety
of mixed-use development residents due to the potential for the use to create dust, glare, heat, noise,
2 Zoning Regulations §17.70.130.D.4. Mixed Use Development. Limitations on Use: (a) Major vehicle/equipment repair
(e.g., body or mechanical work, including boats and recreational vehicles, vehicle detailing and painting, upholstery,
or any similar use); (b) Storage of flammable liquids or hazardous materials beyond that normally associated with
a residential use; (c) Manufacturing or industrial activities, including but not limited to welding, machining, or any
open flame work; or (d) Any other activity or use, as determined by the review authority, to be incompatible with
residential activities and/or to have the possibility of affecting the health or safety of mixed-use development residents
due to the potential for the use to create dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration, or
other impacts, or would be hazardous because of materials, processes, products, or wastes.
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noxious gases, odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of
materials, processes, products, or wastes. Condition No. 2 has been incorporated into the draft
resolution to identify uses and activities which will be prohibited within the existing warehouse space
and on the subject property.
Mixed-Use Overlay: The Zoning Regulations Chapter 17.58 stipulates that the MU-Overlay requires
a mix of residential and nonresidential uses on the same site where mixed-use development would
otherwise be at the discretion of the property owner. The MU-Overlay is intended to promote a
compact city, to provide additional housing opportunities and to reduce vehicle travel by providing
services, jobs, and housing in proximity. Mixed-use projects proposed on a property with a MU-
Overlay may be waived from requiring a Minor or Conditional Use permit where the Director
determines the project is consistent with the intent of the MU-Overlay Ordinance3. However, in this
specific instance, the MU-Overlay adopted for the subject property did not specifically address
residential uses and was specific to commercial activities in the M-zone. Therefore, a Conditional
Use permit was required to evaluate a mixed-use project at this location.
Hours of Operation: In accordance with the approved minor use permit (USE-0618-2019) for the
restaurant/brewery known as Bang the Drum, the use permit established hours of operation to 10:00
AM to 10:00 PM Sunday through Thursday, and 10:00 AM to 12:00 PM Friday and Saturday. The
hours of operation for all outdoor food services shall operate no earlier than 10:00 AM and shall not
remain open later than 9:00 PM, daily. The minor use permit also limited live entertainment, above
the level that is compliant with the City’s definition of ambient entertainment, to be limited between
the hours of 4:00 PM to 10:00 PM each day of the week. Hours of operation for all other uses on the
property will be limited to 7:00 AM to 8:00 PM in accordance with §17.70.130.F.4 (Hours of
Operation), hours of operation outside of these hours shall require a minor use permit to ensure that
commercial uses will not negatively impact the residential uses within the project.
Parking: The project requires 367 vehicle parking spaces for all commercial and residential uses, and
the project has been designed to provide 448 parking spaces on-site and exceeds the minimum parking
requirements for all intended uses existing and proposed. Condition No. 7 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.
Airport Safety Zones: The project site is located within the Airport Safety Zone S-2 as identified in
the San Luis Obispo County Airport Land Use Plan. Zoning Regulations Chapter 17.57 Airport
Overlay Zone (AOZ) ensure that land uses and development within the City limits are compatible
with existing and future airport operations. The proposed mixed-use project and all associated uses
are consistent with the development standards and uses of the underlining zone within the S-2 Safety
Zone, in accordance with Zoning Regulations Chapter 17.64, Table 10 – AOZ Maximum Allowed
Persons.
3 Zoning Regulations §17.58.020. Allowed Uses Each mixed-use project proposed on a site subject to the MU-Overlay
zone shall be authorized in compliance with the permit requirements of §17.10.020 (Use Regulations By Zone) that
apply to the underlying zone, except that new mixed-use projects that the Director determines are consistent with the
standards of this Section shall not require a Minor or Conditional Use permit for mixed uses.
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5.3 Consistency with the Signage Regulations
Sign programs are required for new mixed-use projects in order to establish ongoing sign
requirements and to ensure the signage is complementary and compatible with the development and
surrounding neighborhood. The project plan identifies 13 signage locations on the structures for
current and future tenants, and to identify the building as “Laurel Creek”. These tenant and
identification signs total 747 sq. ft. (Project Plans Sheet A2.5 and A2.6). Given the size of the
structure and its location, which is set back from the main street frontage, the program is supported
because the signage is compatible with the development, complementary to project architecture, and
coordinated among tenant spaces for consistency and superior design. The sign program also includes
new and existing wayfinding signage, both on the structure and within the parking lot areas, as well
as existing tenant signage not on the structure that will remain.
5.4 Inclusionary Housing Requirements
The Zoning Regulations Chapter 17.138 outline the applicably and general standards for providing
inclusionary housing which is intended to implement General Plan policies guiding land use and
housing development. The General Plan Housing Element Table 2A identifies that the project density
of 5.95 Density Units per acre with an average unit size of 636 square feet provides an adjustment
factor of zero, but that at least one affordable unit is required for the project. The applicant may
choose to pay a fee to the City in lieu of constructing affordable dwellings to meet this requirement
in accordance with §17.138.060.
5.5 Architectural Review Commission Conditions and Directional Item
The ARC recommended two conditions and one directional item to be reviewed and evaluated prior
to the PC taking final action on the project. The applicant modified the project plans to incorporate
these conditions and directional item:
ARC Condition #1: Staff will work with the applicant to further develop and refine the wayfinding
and sign program.
Response: The applicant has updated the project plans to show lobby wayfinding signage and to
clearly identify all existing site wayfinding signage to remain, sheet A2.7 and A2.8 of project plans.
The inclusion of these existing signs in the sign program does adequately address ARC’s condition
because it will provide sufficient direction to the residential and commercial areas on site, including
to commercial tenants.
ARC Condition #2: The applicant shall add additional landscaping to the North parking lot.
Response: The applicant has updated the project plans (Sheet L-1) to include finger islands in the
north parking lot, which includes 17 new trees that will break up and provide shading to the parking
lot. Condition 14 of the draft resolution requires a detailed landscape plan with the building permit
application that will include the sizes and species of all groundcovers, shrubs, and trees.
ARC Directional Item #1: The ARC recommends that the applicant provide the Planning
Commission with a detailed species list of trees/plants along the loading dock area and provide
additional details regarding landscaping on the north side parking lot.
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Response: The applicant has updated the project plans to show additional landscape details (Sheet L-
1 & L-2) which includes additional information on plant species including tree varieties and additional
detail for landscaping adjacent to the loading docks.
6.0 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.
7.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental Quality Act
(CEQA) because it consists of the negligible expansion of an existing facility as described in State
CEQA Guidelines §15301 (Existing Facilities), because the project is limited to an interior addition
to an existing structure that does not result in an increase of more than 10,000 square feet where the
project site is served by all public services and facilities are available to allow for the proposed project
in accordance with the City’s General Plan. The project is limited to an interior addition of 9,966
square feet mezzanine and does not include any exterior increase to the existing building footprint.
The project site is not located in an environmentally sensitive area as supported by substantial
evidence (refer to Attachment 10, Biological Constraints Assessment). The Biological Constraints
Assessment concluded that based on the site location and observed conditions, it is considered
unlikely that any special-status animal species are present within the project vicinity, the project does
not include the removal of any existing trees on 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.
8.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including: Planning,
Engineering, Transportation, Building, Utilities, Natural Resources, and Fire divisions. 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: Fire
Department has identified Conditions No. 29-31 to address compatibility between warehouse
activities in proximity to residential uses. Engineering Division has identified Conditions No. 21-26
to address stormwater control and drainage. The Transportation Division has identified Conditions
No. 27 & 28 to address pedestrian circulation and pedestrian lighting connecting to the Railroad
Safety Trail. Other comments have been incorporated into the draft resolutions as conditions of
approval.
9.0 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 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.
Item 2
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ARCH-0227-2020, USE-0228-2020
1150 Laurel Lane
Page 8
10.0 ATTACHMENTS
1. Draft Resolution
2. Project Plans
3. Ordinance No. 1350 (1999 Series)
4. Resolution No. 8919 (1999 Series)
5. Bang the Drum Use Permit
6. Director’s Resolution 20-02 & Tentative Parcel Map
7. ARC Report and Minutes 9.21.20
8. Noise Study
9. Transportation Impact Study
10. Biological Resources Report
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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 MIXED-USE
PROJECT WITHIN THE MANUFACTURING ZONE, CONSISTING OF
100 NEW RESIDENTIAL UNITS WITHIN AN EXISTING STRUCTURE,
WHICH WILL MAINTAIN 34,408 SQUARE FEET OF OFFICE SPACE,
78,825 SQUARE FEET OF WAREHOUSE SPACE, AND AN EXISTING
4,200-SQUARE FOOT RESTAURANT. THE PROJECT INCLUDES
EXTERIOR IMPROVEMENTS TO THE EXISTING STRUCTURE AND
EXCEPTIONS TO THE SIGN REGULATIONS FOR THE SIZE AND
NUMBER OF SIGNS FOR VARIOUS TENANT SPACES. PROJECT IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
NOVEMBER 18, 2020 (1150 LAUREL LANE, ARCH-0227-2020 & USE-
0228-2020)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on September 21, 2020, recommending the Planning
Commission find the project consistent with the Community Design Guidelines with
recommended conditions and directional items, pursuant to a proceeding instituted under ARCH-
0227-2020 and USE-0228-2020, Laurel Creek, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on November 18, 2020, pursuant to a proceeding instituted under ARCH-
0227 and USE-02228-2020, Laurel Creek, 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
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-0227-2020 & USE-0228-2020), 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. As conditioned, housing at this location is and can be compatible with
the proposed and existing commercial uses on-site and is located immediately adjacent to
existing residential uses.
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Resolution No. PC-XXXX-20
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2. The project is consistent with the Housing Element Policy 3.7 because the project includes
the rehabilitation and reuse of a commercial structure for housing, and with Housing
Element Goal 5 because the project provides a variety of residential types, sizes, and style
of dwellings.
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 ensuring
compatibility between the different uses including noise, hours of operation, vehicle and
pedestrian circulation, access, and use of open space.
Use Permit Findings
5. As conditioned, the establishment, maintenance, or operation of the proposed 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 create a mixed-use building that includes
commercial uses and residential uses that are consistent with activities envisioned by the
Services and Manufacturing Land Use designation.
7. As conditioned, the project complies with all applicable provisions of the Zoning
Regulations as described within the property development standards for the M-MU 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 directly adjacent to existing medium-high density residential developments. The
proposed residential and commercial activities are compatible with existing and future land
uses in the vicinity because the project reduces and limits that area designed for commercial
use to the interior of the site, providing a greater distance between the commercial uses and
the adject residential and office zones than minimally required by the Zoning Regulation’s
development standards.
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Resolution No. PC-XXXX-20
1150 Laurel Lane, ARCH-0227-2020 and USE-0228-2020
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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 because the architectural style is
complementary to the surrounding neighborhood, the design incorporates the use of
balconies and patios, and stairways providing access to upper levels within the structure.
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 existing building design that are compatible with the design 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 by maintaining the existing separation between the structure and
the existing residential uses to the east.
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
limited to retrofitting the existing building and the project incorporates vertical and
horizontal wall plan offsets, which provide a high-quality and aesthetically pleasing
architectural design.
Signage Program Findings
14. The proposed sign program is consistent with the Sign Regulations because the signage
will be compatible with the development, complementary to project architecture, and
coordinated among tenant spaces for consistency and superior design, while providing for
effective identification for the business and residential entrances.
15. The number of signs proposed in the sign program, and their proposed dimensions are
warranted due to the unique characteristics of the site, including the structure’s size and
setback, approximately 400 feet from the street frontage.
16. The proposed sign program is consistent with Community Design Guidelines Sections
6.6(B)(C)(F)(J) which states that the design of the signs should consider and complement
the architecture of the building and the type of business activity conducted within.
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Resolution No. PC-XXXX-20
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SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) because it consists of the
negligible expansion of an existing facility as described in State CEQA Guidelines §15301
(Existing Facilities). The project is limited to an interior addition to an existing structure that does
not result in an increase of more than 10,000 square feet where the project site is served by all
public services and facilities are available to allow for the proposed project in accordance with the
City’s General Plan. The project is limited to an interior addition of 9,966 square feet mezzanine
and does not include any exterior increase to the existing building footprint. The project site is not
located in an environmentally sensitive area as supported by substantial evidence. A Biological
Constraints Assessment concluded that based on the site location and observed conditions, it is
considered unlikely that any special-status animal species are present within the project vicinity,
and the project does not include the removal of any existing trees on 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-
0227-2020 & USE-0228-2020). 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. Prior to issuance of building permits, the applicant shall demonstrate compliance for the
existing uses and associated activities within the warehouse, in accordance with Municipal
Code 17.70.130.D.4 (Limitations on Use). The following uses and activities (whether existing
or planned) shall be prohibited within the warehouse and on the subject property:
x Large Vehicle/Heavy Equipment Sales (Services or Rentals)
x Major Vehicle Services (Repair/Maintenance)
x Freight/Truck Terminals,
x Fuel Dealer (or any storage of flammable liquids or hazardous materials beyond that
normally associated with a residential use)
x Building Materials and Services – Outdoor
x Heavy Manufacturing (or industrial activities that include welding, machining, or any
open flame work)
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The following activities and/or uses shall be prohibited which have the possibility of
affecting the health or safety of mixed-use development residents due to the potential for the
use to create dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration, or other
impacts, or would be hazardous because of materials, processes, products, or wastes, subject
to the satisfaction of the Community Development Director and Chief Building Official.
3. The project shall comply with all mitigation measures and conditions, applicable to the project
site, established under City Council Ordinance No. 1350 (1999 Series) and Council
Resolution No. 8919 (1999 Series).
4. 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.
5. Plans submitted for a building permit shall show floor plans for units 229 through 253 that do
not create a space that meets the Zoning Regulations’ definition of “bedroom”. This can be
accomplished by removing the door and wall that separated the room from the entryway.
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. Prior to building permit issuance, the applicant shall complete an Off-site Parking Agreement
identifying all required parking for the project that is located on adjacent parcels as identified
by the Tentative Parcel Map (SLO 19-0114), parking spaces located on adjacent parcels 2 and
4, shall be used to provide the required parking for the proposed project.
9. The parking spaces located on the adjacent parcels shall be owned, leased or otherwise
controlled by the party controlling the use 1150 Laurel Lane, until required parking for the
use of the building can be provided on-site or the use changes with a lower parking
requirement. This permit shall be valid only for the operation of the proposed mix-use
development at 1150 Laurel Lane. Expansion, modification and/or change of the uses, not
substantially in conformance with this permit, shall require City approval.
10. 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
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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.
11. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be
clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-sheets
on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light
is directed downward consistent with the requirements of the City’s Night Sky Preservation
standards contained in Chapter §17.70.100 of the Zoning Regulations.
12. 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
13. 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.
14. 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.
15. 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).
16. 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
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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.
17. The design of proposed structures shall demonstrate compliance with required noise
attenuating construction techniques that reduces noise exposure to acceptable levels.
Exposure in outdoor activity areas must not exceed 60 dB and indoor exposure must not
exceed 45 dB consistent with the City’s Noise Ordinance. Plans submitted for construction
permits must clearly indicate and describe noise attenuation measures, techniques, and
materials, and demonstrates their compliance with noise levels limits.
18. 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.
19. Prior to building permit approval, a separate sign program document shall be provided to the
Community Development Department (CDD) that clearly shows all existing and newly
approved wayfinding and tenant identification signage, including their approved locations,
sizes, and dimensions. The sign program submitted shall be reviewed for consistency with
the plans approved by the Planning Commission and kept on file for future reference. The
approved sign program shall be provided by the property owner to any new or existing
tenants. Any signage proposed that is not consistent with the sign program shall require an
architectural review.
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 1 dwelling unit to low- or moderate-income households that is
of a comparable mix of the market rate units in size and quality, to the satisfaction of the
Community Development Director. 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. The developer may choose to pay a fee to the City in lieu of constructing affordable
dwellings to meet this requirement, in accordance with Section 17.138.060.
Engineering Division – Public Works/Community Development
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21. The building plan submittal shall show and note all on-site and off-site improvements. Any
upgrades to the connection to the railroad safety trail or other work located on a City owned
parcel or public right-of-way will require a separate encroachment permit.
22. The building plan submittal shall show and note compliance with the parking and driveway
standards for any proposed or required parking lot modifications.
23. The existing parking lot planters shall be replanted with trees per the original approvals or as
proposed with the building permit plan submittal to the satisfaction of the Planning Division.
The applicant shall review the existing parking lot tree plantings to verify whether the trees
in decline may need to be removed and replaced. The landscape irrigation system(s) shall be
restored, or a program of hand watering shall be established.
24. The building plan submittal shall include information on the existing parking lot drainage
systems and any existing water quality treatment systems. The approved building plans for
the existing drainage system and basins were not available at the time of this review.
25. An Operation and Maintenance manual shall be provided for the existing and proposed water
quality treatment systems. A Private Stormwater Conveyance Agreement shall be recorded
in a format provided by the City.
26. The existing parking lot drainage systems that drain directly to the adjoining creek and culvert
systems along the northerly and westerly property lines shall be upgraded to provide some
level of water quality treatment prior to discharge to the adjoining drainageways. The
proposal shall consider Best Management Practices and provisions for some trash capture.
Passive Low Impact Development treatment systems that encourage some infiltration and
retention should be considered. The existing site development may accommodate landscape
features such as dry creeks and basins. The existing two drainage outlets shall be upgraded
to stabilize or correct the areas of minor erosion.
Transportation Division – Public Works
27. Per the Transportation Analysis dated August 24, 2020, clear pedestrian travel paths shall be
constructed along the northwest and northeast sides of the building, as well as connecting to
on-site amenities, including the existing sports courts.
28. Per the Transportation Analysis dated August 24, 2020, the connection from the Railroad
Safety Trail to the project site shall be improved to include lighting. Additionally, the bike
trail connection should be conveniently accessible, marked or signed from any of the building
access points. Ideally, the bike trail would provide a direct connection to the parking lot.
Fire Department
29. Storage of Propane for forklifts: The City’s amended Fire Code allows up to five gallons of
propane (LPG) for use in outdoor appliances in residential properties. Indoor storage of LPG
for use of forklifts in the warehouse would be beyond what is allowed for residential use as
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defined in the zoning code for mixed use projects in manufacturing zones. All LPG storage
shall be removed from the warehouse and stored in an exterior secured enclosure.
30. All current uses of the warehouse shall be identified and shall comply with the conditions and
limitations of the proposed project. Future uses shall be approved by the Fire Department
prior to application for a City Business License or implementation of the proposed use. Any
use that would require a Fire Department operating permit including, but not limited to high-
pied combustible storage will not be permitted.
31. Plans submitted for a building permit shall demonstrate compliance with occupancy
requirements, as there is no allowance for Unlimited Area for mixed use buildings containing
group R-2 occupancies, the warehouse loses its unlimited area and must comply with the area
limitations found in Chapter 5 of the Building Code. The Building shall be separated by
compliant Fire Walls in accordance with Chapter 7 of the Building Code so as not to exceed
area limitations.
Utilities Department
32. The construction plans for sewer and water services shall be in accordance with the
engineering design standards in effect at the time the building permit is approved.
33. All utility easements dedicated to the City shall comply with the latest engineering design
standards and shall have reasonable alignments needed for maintenance of public
infrastructure.
34. The applicant or property owner shall provide with the building permit application a
comparison of the existing sewer generations versus proposed sewer generations per Section
7 of the City’s 2020 Engineering Design Standards.
35. Any sewer lateral that crosses one proposed parcel for the benefit of another shall provide
evidence that a private utility easement appropriate for those facilities has been recorded prior
to issuance of a Building Permit.
36. All commercial uses within the project that include food preparation shall include 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.
37. The applicant or property owner shall provide with the building permit application a
comparison of the existing water demands versus proposed water demands per Section 6 of
the City’s 2020 Engineering Design Standards.
38. Water service meters shall be adequately sized to serve the existing and proposed dwelling
units. Construction plans will be required to identify the existing meter size and service
laterals for the proposed project.
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39. 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.
40. Water meters shall be located within the City’s right-of-way consistent with City Standards.
41. The site is within the City’s Water Reuse Master Plan area and landscape irrigation for the
project shall utilize recycled water, when available. The project shall install 900-feet of 8”
recycled water main along the south-west boundary of the parcel, to the satisfaction of the
Utilities Director.
42. 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.
43. A separate meter shall be provided for non-residential landscape areas greater than 1000sf
[2016 Green Building Code A5.304.2 Water Code Section 535 and City Uniform Design
Criteria] and shall comply with the requirements of Municipal Code Section MC 17.70.220.D,
to the satisfaction of the Utilities Director.
44. 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.
45. 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.
46. 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.
47. 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. The
development of the plan shall be coordinated with San Luis Garbage Company and a written
confirmation shall be included in the building permit submittal. The plan must be submitted
for approval by the City's Solid Waste Coordinator.
48. 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.
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Indemnification
49. 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 18th day of November 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
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Item 2Packet Page 25
DateJULY 22, 2020SheetScaleA1.11" = 50' @ 11x171" = 25' @ 24x36SITE LOCATIONNORTHItem 2Packet Page 26
DateJULY 22, 2020SheetScaleA1.21" = 50' @ 11x171" = 25' @ 24x36ZONINGPROJECTNORTHACTUALNORTHZONINGM-MUMANUFACTURING - MIXED USE OVERLAYO-SOFFICE - SPECIAL CONSIDERATIONItem 2Packet Page 27
DateJULY 22, 2020SheetScaleA1.31" = 50' @ 11x171" = 25' @ 24x36SITE LAYOUT AND PROJECT DESIGN STANDARDS:1.LOCATION OF UNITS:GROUND FLOOR LIMITATIONS: RESIDENTIAL UNITS ON THE GROUND FLOOR ENHANCES THE PEDESTRIANENVIRONMENT AND CREATES A SENSE OF PLACENOISE: RESIDENTIAL UNITS ARE LOCATED AROUND THE PERIMETER OF THE WAREHOUSE STORAGE ANDSEPARATED FROM THE WAREHOUSE BY A CORRIDOR WITH A STC RATING OF 50. REFER TO THE NOISE STUDYINCLUDED FOR MORE INFORMATION.2.MECHANICAL SERVICE AND LOADING AREAS: THE LOADING DOCKS ARE SCREENED FROM RESIDENTIALVIEW WITH TALL HEDGES AND OTHER LANDSCAPE FEATURES.3.TRASH AND RECYCLING AREAS: TRASH ENCLOSURES WERE PLACED AROUND THE SITE IN LOCATIONS THATARE BOTH CONVENIENT TO THE RESIDENTIAL AND NONRESIDENTIAL USES. THE TRASH ENCLOSURES AREDESIGNED WITH A SOLID ROOF STRUCTURE SO SECOND FLOOR RESIDENTIAL WILL NOT LOOK DOWN ON THETRASH ENCLOSURES.4.LIMITATIONS ON USE:A. NO VEHICLE OR EQUIPMENT REPAIR IS PROPOSED WITHIN THE WAREHOUSEB. NO STORAGE OF FLAMMABLE LIQUIDS OR HAZARDOUS MATERIALS BEYOND THAT NORMALLY ASSOCIATED WITH A RESIDENTIAL USE IS PROPOSED WITHIN THE WAREHOUSE.C. NO MANUFACTURING OR INDUSTRIAL ACTIVITIES, INCLUDING BUT NOT LIMITED TO WELDING, MACHINING, OR ANY OPEN FLAME WORK IS PROPOSED WITHIN THE WAREHOUSE.D. NO USE THAT IS DETERMINED BY THE REVIEW AUTHORITY, TO BE INCOMPATIBLE WITH RESIDENTIALACTIVITIES AND/OR TO HAVE THE POSSIBILITY OF AFFECTING THE HEALTH OR SAFETY OF MIXED-USEDEVELOPMENT RESIDENTS DUE TO THE POTENTIAL FOR THE USE OF DUST, GLARE, HEAT, NOISE, NOXIOUSGASES, ODOR, SMOKE, TRAFFIC, VIBRATION, OR OTHER IMPACTS, OR WOULD BE HAZARDOUS BECAUSE OF MATERIALS, PROCESSES, PRODUCTS, OR WASTE TO BE PROPOSED WITHIN THE WAREHOUSE.DESIGN STANDARDS:1. THE INTERNAL COMPATIBILITY BETWEEN THE DIFFERENT USES IN TERMS OF NOISE, HOURS OF OPERATION,VEHICLE AND PEDESTRIAN CIRCULATION, ACCESS, USE OF OPEN SPACE, AND SIMILAR OPERATINGCHARACTERISTICS IS DEMONSTRATED IN THE FOLLOWING AREAS:- NOISE: SEE SEPARATE NOISE STUDY- HOURS OF OPERATION: REFER TO A1.0 FOR EXISTING BANG THE DRUM HOURS OF OPERATION. THETRUCKS AT THE LOADING DOCKS WILL COMPLY WITH CITY AND STATE CODES.- VEHICLE AND PEDESTRIAN CIRCULATION: REFER TO A2.1 AND A2.2- ACCESS: REFER TO A2.1 AND A2.2 FOR SITE ACCESS AND A3.1 FOR FIRST FLOOR PLAN- USE OF OPEN SPACE: SEE L-1 FOR LANDSCAPE PLAN SHOWING OPEN SPACE AND PROPOSED LANDSCAPE PLAN AND THE PROJECT RENDERINGS.2. THE WAREHOUSE AND RESIDENTIAL USES ARE SEPARATE AND DO NOT COMINGLE.- NOISE: SEE SEPARATE NOISE STUDY- ODORS: THERE ARE NO STRONG ODORS PRODUCED BY THE WAREHOUSE AND ALL TRASH FOR BOTHTHE WAREHOUSE, AND RESIDENTIAL ARE LOCATED IN DESIGNATED TRASH ENCLOSURES THROUGHOUTTHE SITE. THESE ENCLOSURES ARE SCREENED ON ALL SIDES WITH A CMU WALL AND A SOLID ROOF ISPROVIDED.- GLARE: HOURS OF OPERATION FOR THE LOADING DOCKS WILL COMPLY WITH CITY OF SAN LUISOBISPO ZONING REGULATIONS, SO THERE WILL BE NO CONCERN OF GLARE FROM THE LOADINGDOCKS TO THE RESIDENCES. ON THE FIRST FLOOR, THERE ARE LANDSCAPE BUFFERS BETWEEN THELOADING DOCKS AND THE RESIDENCES FOR VISUAL SCREENING.3. THE PROJECT IS LOCATED ADJACENT TO THE RAILROAD AND EXISTING TREES WILL REMAIN TO SCREEN NOISEFROM THE TRAIN. REFER TO THE EXTERIOR NOISE STUDY INCLUDED, WHICH SHOWS THAT THE BUILDINGSEXTERIOR WALL WORST CASE NOISE LEVEL IS 58 dBA. THIS EXTERIOR LEVEL WITH TYPICAL CONSTRUCTION ISSUFFICIENT TO PROVIDE INTERIOR NOISE LEVELS LESS THAN 45 dBA, THAT WILL NOT EXCEED THE STATE ANDLOCAL REQUIREMENTS FOR HABITABLE SPACES.4. THE RESIDENTIAL UNITS AROUND THE PERIMETER OF THE BUILDING ARE RESIDENTIAL IN NATURE THROUGH THEUSE OF ELEMENTS SUCH AS THE FOLLOWING:- RESIDENTIAL AWNINGS AT SECOND FLOOR BALCONIES- PRIVATE BALCONIES AND PATIOS- PRIVATE UNIT ENTRIES OFF A COMMON RESIDENTIAL CORRIDORRESIDENTIAL UNITS HAVE PRIVACY FROM OTHER USES THROUGH THE FOLLOWING:- LANDSCAPE SCREENING ON THE EXTERIOR BETWEEN RESIDENTIAL AND WAREHOUSE LOADING AREAS- PRIVATE RESIDENTIAL CORRIDORS OFF A COMMON LOBBY5. PLAZAS ARE PROVIDED ALONG THE NORTHERN BUILDING FRONTAGE, BOTH FOR SEATING AND INCLUDING ABBQ AREA. ACROSS THE NORTHERN DRIVE AISLE IS AN EXISTING BASKETBALL COURT AND EXISTINGVOLLEYBALL COURTS. TO THE WEST, WE PROVIDE A CREEK WALK THAT CONNECTS THE NORTHERN AMENITIESTO THE EXISTING BREWERY AND OUTDOOR SEATING TO THE SOUTH. FROM SOUTH FACING COMMERCIAL,PEDESTRIAN WALKWAYS CONNECT THE COMMON LOBBIES, THE EXISTING OPEN SPACE WITH EXTENSIVE TREECOVER AND ACROSS TO THE EXISTING BIKE & PEDESTRIAN PATH ALONG THE RAILROAD, WHICH CONNECTSTO DOWNTOWN.6.- SCALE: THE WAREHOUSE APARTMENTS DO NOT EXCEED THE EXISTING WAREHOUSE BUILDING HEIGHT,BUT THE PROPOSED DESIGN WILL PROVIDE A RESIDENTIAL NEIGHBORHOOD FEEL ADJACENT TO EXISTING RESIDENTIAL.- BUILDING DESIGN: THE PROPOSED FACADE BREAKS UP THE ELEVATIONS INTO A RESIDENTIAL SCALETO CREATE A SENSE OF PLACE IN THE COMMUNITY.- COLOR AND MATERIALS: THE COLORS AND MATERIALS OF THE PROJECT ARE COMPATIBLE WITH THEADJACENT RAILROAD DISTRICT.- ROOF STYLE: THE ROOF STYLE MAINTAINS THE EXISTING PARAPET STYLE, BUT THE RESIDENTIAL MASSINGVARIES FOR ELEVATION INTEREST.- LIGHTING: THERE IS A VARIETY OF FACADE DOWN LIGHTING PROVIDED FOR BOTH SIGNAGE AND TOILLUMINATE THE PEDESTRIAN PATHS. ALL SITE LIGHTING WILL BE NIGHT SKY FRIENDLY AND STAY WITHIN THE SITE BOUNDARIES.- LANDSCAPING: A VARIETY OF EXISTING AND PROPOSED DROUGHT TOLERANT LANDSCAPING ISPROVIDED ON SITE.- SIGNAGE: A VARIETY OF SIGNAGE IS PROVIDED FROM DOWN LIT PAINTED SIGNAGE TO HALO LITSIGNAGE. ALL SIGNAGE WILL BE ILLUMINATED FOR VISIBILITY AT NIGHT, BUT LIGHTING OF SIGNAGE WILLBE NIGHT SKY FRIENDLY AND STAY WITHIN THE SITE BOUNDARIES.PERFORMANCE STANDARDS:1.LIGHTING: THERE IS A VARIETY OF FACADE DOWN LIGHTING PROVIDED FOR BOTH SIGNAGE AND TO ILLUMINATE THE PEDESTRIAN PATHS. ALL SITE LIGHTING WILL BE NIGHT SKY FRIENDLY AND STAY WITHIN THE SITE BOUNDARIES.2.NOISE: SEE SEPARATE NOISE STUDY LOOKING AT THE WAREHOUSE AND RESIDENTIAL UNITS.3. AIR QUALITY AND ODORS: THERE ARE NO STRONG ODORS PRODUCED BY THE WAREHOUSE AND ALL TRASHFOR BOTH THE WAREHOUSE, AND RESIDENTIAL ARE LOCATED IN DESIGNATED TRASH ENCLOSURESTHROUGHOUT THE SITE. THESE ENCLOSURES ARE SCREENED ON ALL SIDES WITH A CMU WALL AND A SOLIDROOF IS PROVIDED.4. HOURS OF OPERATION:- THE COMMERICAL COMPONENT OF THE MIXED-USE PROJECT WILL COMPLY WITH CITY OF SAN LUISOBISPO ZONING REGULATIONS, SO NOT TO NEGATIVELY IMPACT THE RESIDENTIAL USES WITHIN THEPROJECT.5. RESIDENTIAL NOISE NOTICE: RESIDENTIAL TENANTS OF THE MIXED-USE PROJECT SHALL BE NOTIFIED IN WRITINGBEFORE TAKING UP RESIDENCE THAT THEY WILL BE LIVING IN AN URBAN-TYPE ENVIRONMENT AND THAT THENOISE LEVELS MAY BE HIGHER THAN A STRICTLY RESIDENTIAL AREA.PEDESTRIAN ACCESS:1.INTERNAL CONNECTIONS: A SYSTEM OF PEDESTRIAN WALKWAYS CONNECT ALL BUILDINGS ON SITE AS WELLAS PARKING LOTS, BICYCLE PARKING AREAS, OPEN SPACES AND SITE AMENITIES.2. TO CIRCULATION NETWORK: THE PEDESTRIAN NETWORK ON SITE CONNECTS FROM THE PROPOSED PARCEL 1TO THE EXISTING PEDESTRIAN PATH AND OUT TO THE PUBLIC WAY ALONG THE LAUREL LANE FRONTAGE. THEPROPOSED PROJECT ALSO CONNECTS TO THE EXISTING PEDESTRIAN AND BIKE PATH ALONG THE RAILROAD,WHICH CONNECTS THE SITE TO SINSHEIMER PARK AND DOWNTOWN.3. TO ADJACENT AREAS: THE PEDESTRIAN NETWORK ON SITE CONNECTS FROM THE PROPOSED PARCEL 1 TOTHE EXISTING PEDESTRIAN PATH AND OUT TO THE PUBLIC WAY ALONG THE LAUREL LANE FRONTAGE. THEPROPOSED PROJECT ALSO CONNECTS TO THE EXISTING PEDESTRIAN AND BIKE PATH ALONG THE RAILROAD,WHICH CONNECTS THE SITE TO SINSHEIMER PARK AND DOWNTOWN.4. TO TRANSIT: THE PEDESTRIAN NETWORK ON SITE CONNECTS FROM THE PROPOSED PARCEL 1 TO THE EXISTINGPEDESTRIAN PATH AND OUT TO THE PUBLIC WAY ALONG THE LAUREL LANE FRONTAGE FOR THE TRANSITSTOP.5. INTERIOR PEDESTRIAN WALKWAY DESIGN:- WALKWAYS ARE A MINIMUM OF 6 FT AND CONSTRUCTED OF CONCRETE.- WHERE A REQUIRED WALKWAY CROSSES DRIVEWAYS AND PARKING AREAS, THE PEDESTRIAN PATHWILL BE STRIPED WITH DETECTABLE WARNINGS ON EITHER END. WHERE A REQUIRED WALKWAY CROSSES LOADING AREAS, THE PEDESTRIAN PATH WILL BE LINED WITH DETECTABLE WARNINGS.- WHERE A REQUIRED WALKWAY IS PARALLEL AND ADJACENT TO AN AUTO TRAVEL LANE, DETECTABLEWARNINGS WILL BE USED.OBJECTIVE DESIGN CRITERIA:1.BUILDING ORIENTATION AND ENTRANCES:- ORIENTATION: THE WAREHOUSE BUILDING IS EXISTING AND SIGNAGE AND AWNINGS ARE USED TODIRECT TRAFFIC TO BOTH THE COMMERCIAL AND RESIDENTIAL LOBBIES.- NONRESIDENTIAL ENTRANCES: THE COMMERCIAL LOBBY IS DEFINED ON THE SOUTH SIDE FACING THEMAIN PARKING AREA WITH A LARGE EXISTING FACADE ELEMENT AND PROPOSED HALO LIT SIGNAGE.- TRANSITIONAL SPACE AT RESIDENTIAL ENTRIES: THE RESIDENTIAL LOBBIES WILL PROVIDE SIGNAGE ANDA SENSE OF ENTRANCE FOR THE RESIDENCE. THE RESIDENCES ARE ACCESSED FROM AN INTERNALCORRIDOR, AND BALCONIES AND RAISED PATIOS CREATE AN URBAN RESIDENTIAL NEIGHBORHOOD.2.BUILDING ARTICULATION: ALL FOUR SIDES OF THE PROPOSED BUILDING WILL HAVE FACADE ARTICULATION INTHE WAY OF MASSING BREAKS, MATERIAL AND COLOR CHANGES. AWNINGS AND BALCONIES WILL BE USEDTO ALSO ADD INTEREST TO THE ELEVATIONS.MIXED-USE DEVELOPMENT COMPLIANCE PER ZONING REGULATION 17.70.130Item 2Packet Page 28
DateJULY 22, 2020SheetScaleA1.41" = 50' @ 11x171" = 25' @ 24x36SAN LUIS GARBAGE COMPANY - LETTER OF SERVICEItem 2Packet Page 29
LAUREL CREEK WAREHOUSE (PARCEL 1)0'50'100'25'EXISTING TRASH ENCLOSUREEXISTING LANSCAPING (NO CHANGES PROPOSED)EXISTING LOT NOT PART OF SCOPE (PARCEL 3)EXISTING PARKING NO PROPOSED CHANGES (PARCEL 4)EXISTING PARKING NO PROPOSED CHANGES (PARCEL 2)PROPERTY LINELAUREL LNPROPERTY LINE20'-0" CREEK SETBACK(E) BASKETBALL COURT(E) VOLLEYBALL COURT(E) TRANSFORMER(E) CRUX NOT A PARTSEWER EASEMENTCREEKUNION PACIFIC RAILROAD(E) CONNECTION TO BIKE PATH(E) FIRE PUMP HOUSEDateScaleSheet24x36:11x17:Project #A2.007/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011" = 50'-0"1" = 100'-0"A20048EXISTING SITE PLANPROJECT NORTHACTUAL NORTHEXISTING ARCHITECTURAL SITE PLANItem 2Packet Page 30
LAUREL CREEK WAREHOUSE (PARCEL 1)0'50'100'25'(N)TRASH ENCLOSURETRASH ENCLOSUREEXISTING TRASH ENCLOSURE(N)TRASH ENCLOSUREEXISTING LANSCAPING (NO CHANGES PROPOSED)PATIO CONNECTOREXISTING LOT NOT PART OF SCOPE (PARCEL 3)EXISTING PARKING NO PROPOSED CHANGES (PARCEL 4)EXISTING PARKING NO PROPOSED CHANGES (PARCEL 2)PROPERTY LINELAUREL LNPROPERTY LINE20'-0" CREEK SETBACK(E) ALL SPORT AMENITY COURT(E) VOLLEYBALL COURT(E) TRANSFORMER(E) CRUX NOT A PARTSEWER EASEMENTUNION PACIFIC RAILROADCREEK(E)(4) MOTORCYCLE PARKING(8) MOTORCYCLE PARKING(11) MOTORCYCLE PARKING(E) CONNECTION TO BIKE PATHBBQ AMENITY AREA(E) FIRE PUMP HOUSE(4)EV STATIONS(24)EV STATIONS(10)EV STATIONS(123)EV CAPABLE(102)INTERIOR BIKE LONG TERM STORAGEDateScaleSheet24x36:11x17:Project #A2.109/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011" = 50'-0"1" = 100'-0"A20048CONCEPTUAL SITE PLANPROJECT NORTHACTUAL NORTHOVERALL PROPOSED CAMPUS SITE PLANNOTE:CAMPUS SHARED PARKING W/ FUTURE RECORDED PARKING AGREEMENTSFUTURE PARKING AGREEMENT INCLUDED W/PARCEL MAPItem 2Packet Page 31
LAUREL CREEK WAREHOUSE 0'40'80'20'TRASH ENCLOSURETRASH ENCLOSURETRASH ENCLOSUREEXISTING LANSCAPING (NO CHANGES PROPOSED)PATIO CONNECTORLAUREL LNPROPERTY LINE21 BIKE LOCKERS42 LONG TERM BIKES28 BIKE LOCKERS56 LONG TERM BIKES26 SHORT TERM BIKES8 SHORT TERM BIKES7 SHORT TERM BIKES13 SHORT TERM BIKES20'-0" CREEK SETBACK(E) ALL SPORT AMENITY COURT(E) VOLLEYBALL COURT(E) TRANSFORMERCREEK(8) MOTORCYCLE PARKING(11) MOTORCYCLE PARKINGUNION PACIFIC RAILROAD(E) CONNECTION TO BIKE PATH(E) FIRE PUMP HOUSE(102)INTERIOR BIKE LONG TERM STORAGEDateScaleSheet24x36:11x17:Project #A2.209/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011" = 40'-0"1" = 80'-0"A20048ENLARGED CONCEPTUAL SITE PLANPROJECT NORTHACTUAL NORTHARCHITECTURAL SITE PLANItem 2Packet Page 32
GALVANIZED SHEET METAL ROOFING9'-0"FRONT ELEVATION(2) 8'-0" HIGH METAL GATEC.M.U. BLOCK WALLSMOOTH FINISH AT EXTERIOR WALLS16'-0"16'-0"13'-6"12'-2"PLAN VIEW(2) 8'-0" HIGH METAL GATECURB STOP(6) ROOF POSTSIDEWALK CONNECTIONSLOPE 1% MIN.SLOPE 1% MIN.CONCRETE APRON SURFACERESIDENTIAL TRASH ENCLOSURECOMMERCIAL TRASH ENCLOSURE3 CU. YD.TRASH3 CU. YD.ORGANICS3 CU. YD.RECYCLING3 CU. YD.TRASH3 CU. YD.ORGANICS3 CU. YD.RECYCLING32'-0"10'-0"10'-0"9'-0"10'-0"1/4" 12"RIGHT ELEVATIONDateScaleSheet24x36:11x17:Project #A2.307/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/16" = 1'-0"1/8" = 1'-0"A20048SITE DETAILSTRASH ENCLOSURE (TYPICAL)Item 2Packet Page 33
A2.617SIGNAGE FOR LOBBY ENTRY -VERTICAL PAINTED W/ LIGHTINGA2.618HALO LIT SIGN ON AWNINGLOBBY 3 ENTRY PLAQUEA2.51A2.56A2.57A2.52A2.58A2.59PAINTED ON DOCK W/ LIGHTS IN AWNINGHALO LIT SIGN PAINTED SIGN PAINTED ON DOCK W/ LIGHTS IN AWNINGLOBBY 1 ENTRY PLAQUEPOTENTIAL SIGN LOCATION IF REQUIRED -ROUGH IN SURFACE MOUNTLOBBY 1 ENTRY PLAQUELOBBY 7 ENTRY PLAQUEA2.612A2.616A2.613A2.614A2.615HALO LIT SIGNHALO LIT SIGN ON AWNINGHALO LIT SIGN ON AWNINGHALO LIT SIGN ON AWNINGHALO LIT SIGN TYP. @ COMMERCIALLOBBY 4 ENTRY PLAQUEA2.610HALO LIT SIGNSIGNAGE FOR LOBBY ENTRY - VERTICAL PAINTED W/ LIGHTINGA2.611LOBBY 6 ENTRY PLAQUELOBBY 5 ENTRY PLAQUEDateScaleSheet24x36:11x17:Project #A2.409/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011" = 20"-0"1" = 40"-0"A20048SIGNAGE PROGRAMSIGNAGE - (EAST) BUILDING ELEVATIONSIGNAGE - (NORTH) BUILDING ELEVATIONSIGNAGE - (SOUTH) BUILDING ELEVATIONSIGNAGE - (WEST) BUILDING ELEVATIONNOTE: COMMERCIAL SIDE ROUGH IN FOR HALO LIT SIGN ON AWNING AT ALL COMMERCIAL LOCATIONS ON FIRST FLOOR FOR FUTURE TENANTS -EVERY EXTERIOR COMMERCIAL DOORItem 2Packet Page 34
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(E) OFFICEEXISTINGWAREHOUSEEXISTINGRESTAURANTEXISTINGOFFICEEXISTINGOFFICEEXISTINGOFFICEEXISTINGOFFICEEXISTINGOFFICEEXISTINGELECTRICALROOM0'20'40'10'ELEVEXISTING STAIREXISTING STAIREXISTING STAIRDateScaleSheet24x36:11x17:Project #A3.007/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/16" = 1'-0"A20048EXISTING FIRST FLOOR PLANPROJECT NORTHACTUAL NORTHEXISTING FIRST FLOOR PLANItem 2Packet Page 39
1A6.02A6.00'20'40'10'LOBBYENTRANCE#2WAREHOUSESPACEWAREHOUSESPACEWAREHOUSESPACEELECTRICALROOMLOBBYENTRANCE#4LOBBYENTRANCE#3ELEV.ONE BED131ONE BED132ONE BED133EXISTINGRESTAURANTEXISTINGOFFICEEXISTINGOFFICEEXISTINGOFFICELOBBYENTRANCE#1ELEVSTAIR #6STAIR #8STAIR #7STAIR #3STAIR #3STAIR #2STAIR #4PORCHRASIED PORCHONE BED134ONE BED135TWO BED136ONE BED103ONE BED104ONE BED105ONE BED112STUDIO113ONE BED114ONE BED115ONE BED116ONE BED117ONE BED118STUDIO119STUDIO102STUDIO101ONE BED137ONE BED108ONE BED109ONE BED107ONE BED106ONE BED111ONE BED110STUDIO123ONE BED121STUDIO122ONE BED124ONE BED125ONE BED126ONE BED127ONE BED128ONE BED129ONE BED130ENTRY RAMPMAIL KIOSK2-BIKE2-BIKEDateScaleSheet24x36:11x17:Project #A3.107/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048PROPOSED FIRST FLOOR PLANPROJECT NORTHACTUAL NORTHPROPOSED FIRST FLOOR PLANItem 2Packet Page 40
EXISTINGOFFICELOBBYEXISTINGOFFICEEXISTINGWAREHOUSEBELOW0'20'40'10'EXISTING STAIREXISTING STAIREXISTING STAIREXISTINGSTORAGEDateScaleSheet24x36:11x17:Project #A3.207/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048EXISTING SECOND FLOOR PLANPROJECT NORTHACTUAL NORTHEXISTING SECOND FLOOR PLANItem 2Packet Page 41
1A6.02A6.00'20'40'10'0'20'40'10'OPEN BELOWOPEN BELOWOPEN BELOWONE BED258ONE BED259ONE BED260ONE BED261ONE BED262TWO BED263ONE BED203ONE BED204ONE BED205ONE BED206ONE BED207ONE BED208ONE BED209ONE BED210ONE BED211ONE BED212STUDIO213ONE BED202STUDIO201ONE BED264STUDIO217ONE BED215STUDIO216ONE BED218ONE BED219ONE BED220ONE BED221ONE BED222ONE BED223ONE BED224STAIR #8STAIR #2STAIR #32-BIKEROOF BELOWSTAIR #3STAIR #4ELEC. ROOMSTO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.STO.BIKESTO.STO.STO.ELEC. ROOMSTO.STO.STO.STO.STO.BIKESTO.ELEV.STAIR #7BIKEBIKEBIKEBIKEBIKEBIKEBIKEBIKEBIKEBIKEBIKEELEVSTUDIO257ONE BED255ONE BED256ONE BED254ONE BED253ONE BED252ONE BED251ONE BED250ONE BED249ONE BED248ONE BED247ONE BED246ONE BED245ONE BED244ONE BED243ONE BED242ONE BED241ONE BED240ONE BED239ONE BED238ONE BED237ONE BED236ONE BED235ONE BED234ONE BED233ONE BED232ONE BED231ONE BED230ONE BED229ONE BED228STUDIO227ONE BED226STUDIO225TWO BED2142-BIKESTAIR #62-BIKE(4EA)BIKE STORAGEBIKEBIKEBIKEBIKEBIKEBIKEBIKEBIKEBIKEBIKEBIKEDateScaleSheet24x36:11x17:Project #A3.307/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048PROPOSED SECOND FLOOR PLANPROJECT NORTHACTUAL NORTHPROPOSED SECOND FLOOR PLANItem 2Packet Page 42
SOLAR PANELSROOF TOP MECHANICAL EQUIPMENT LOCATED IOVER THE CORRIDORS ON THE ROOF AND SCREENED FROM VIEWS AS NEEDEDROOF TOP MECHANICAL EQUIPMENT LOCATED IOVER THE CORRIDORS ON THE ROOF AND SCREENED FROM VIEWS AS NEEDEDSOLAR PANELSSOLAR PANELSDateScaleSheet24x36:11x17:Project #A3.407/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048ROOF PLANPROJECT NORTHACTUAL NORTHROOF PLAN0'50'100'25'Item 2Packet Page 43
DateScaleSheet24x36:11x17:Project #A4.009/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048PERSPECTIVESOVERALL SOUTHWEST CORNERItem 2Packet Page 44
DateScaleSheet24x36:11x17:Project #A4.109/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048PERSPECTIVESSOUTHWEST CORNER SECOND FLOOR DECKSItem 2Packet Page 45
DateScaleSheet24x36:11x17:Project #A4.209/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048PERSPECTIVESWEST SIDE APARTMENTSItem 2Packet Page 46
DateScaleSheet24x36:11x17:Project #A4.309/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048PERSPECTIVESNORTHSIDE APARTMENTS AT BBQ AREAItem 2Packet Page 47
DateScaleSheet24x36:11x17:Project #A4.409/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048PERSPECTIVESNORTH SIDE GROUND LEVEL APARTMENTSItem 2Packet Page 48
DateScaleSheet24x36:11x17:Project #A4.509/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048PERSPECTIVESVIEW AT NORTH EXISTING PATIOItem 2Packet Page 49
DateScaleSheet24x36:11x17:Project #A4.609/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048PERSPECTIVESLOBBY ENTRYItem 2Packet Page 50
DateScaleSheet24x36:11x17:Project #A4.709/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048PERSPECTIVESALL SPORT COURTItem 2Packet Page 51
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WH FIRST FLOOR0'-0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"WH FIRST FLOOR0'-0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"DateScaleSheet24x36:11x17:Project #A5.207/17/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/16" = 1'-0"A20048EAST BUILDING ELEVATION - EXISTINGEAST BUILDING ELEVATION - EXISTING0'4'8'16'32'Item 2Packet Page 54
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WH FIRST FLOOR0'-0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"WH FIRST FLOOR0'-0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"WH FIRST FLOOR0'-0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"DateScaleSheet24x36:11x17:Project #A5.407/17/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/16" = 1'-0"A20048SOUTH BUILDING ELEVATION - EXISTINGSOUTH BUILDING ELEVATION - EXISTING0'4'8'16'32'Item 2Packet Page 56
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WH FIRST FLOOR0'-0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"WH FIRST FLOOR0'-0"WH SECOND FLOOR T.O.PLY12' -8 3/4"WH ROOF B.O. TRUSS21' -8"WH ROOF T.O. PARAPET30' -0"DateScaleSheet24x36:11x17:Project #A5.607/17/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/16" = 1'-0"A20048WEST BUILDING ELEVATION - EXISTINGWEST BUILDING ELEVATION - EXISTING0'4'8'16'32'Item 2Packet Page 58
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WH FIRST FLOOR0"WH ROOF B.O. TRUSS21'-8"WH SECOND FLOOR12'-10"T.O. PARAPET30'-0"LOBBY B.O. TRUSS9'-0"ONE BEDSTUDIOWAREHOUSESPACEONE BED ONE BED ONE BEDSTO.ONE BED3A6.0EXISTINGOFFICECORRIDORCORRIDORCORRIDORCORRIDOR1A6.1WH FIRST FLOOR0"WH ROOF B.O. TRUSS21'-8"WH SECOND FLOOR12'-10"T.O. PARAPET30'-0"WAREHOUSESPACEELECTRICALROOMSTAIR #2WAREHOUSESPACEWAREHOUSESPACESTAIR #3CORRIDORONE BED ONE BED ONE BED STUDIO TWO BEDONE BED STUDIO ONE BEDONE BEDSTUDIOONE BEDONE BED ONE BED ONE BED STUDIO1A6.2WH FIRST FLOOR0"WH ROOF B.O. TRUSS21'-8"WH SECOND FLOOR12'-10"T.O. PARAPET30'-0"1A6.0ONE BEDSTUDIOSTAIR #8STUDIOSTUDIO ONE BEDONE BED ONE BEDONE BED ONE BEDONE BEDONE BEDONE BEDONE BEDSTUDIO ONE BED ONE BEDONE BEDONE BEDSTAIR #7WAREHOUSESPACEDateScaleSheet24x36:11x17:Project #A6.007/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048BUILDING SECTIONSBUILDING SECTION 1RIGHT - BUILDING SECTION 2LEFT - BUILDING SECTION 2Item 2Packet Page 60
1A6.0WAREHOUSESPACEWAREHOUSESPACE1A6.2PLCORRIDOR4CORRIDOR(E) PARKING LOTADDITIONAL BIKE LOCKERSONE BEDONE BEDNEW CONCRETE AT MOTORCYCLE PARKINGWAREHOUSESPACELAUREL LANEEXISTING LOT NOT A PART OF SCOPE (PARCEL 3)PLCORRIDORCORRIDOR(E) PARKING AND SIDEWALKPLLAUREL CREEK WAREHOUSEA6.1A6.2EXISTING PARKING NO PROPOSED CHANGES (PARCEL 4)EXISTING LOT NOT PART OF SCOPE (PARCEL 3)DateScaleSheet24x36:11x17:Project #A6.107/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011" = 20'-0"1" = 40'-0"A20048SITE SECTIONPROJECT SECTION - 1 - WEST SIDEPROJECT SECTION - 1 - EAST SIDEPROJECT SECTION KEY PLANItem 2Packet Page 61
2A6.01A6.1WAREHOUSESPACE(E) CRUXNOT A PART ONE BEDONE BEDLOBBYENTRANCE#1CORRIDOR(E) VOLLEYBALL COURT (E) LANDSCAPING NO CHANGES PROPOSEDEXISTINGOFFICEPLSLO RAILROAD SAFETY TRAILONE BEDSTO.LOBBYENTRANCE#3CORRIDORWAREHOUSESPACE(E) LANDSCAPING AND SIDEWALKS -NO CHANGES PROPOSEDPL(PARCEL 4)NO PROPOSED CHANGESLAUREL CREEK WAREHOUSEA6.1A6.2EXISTING PARKING NO PROPOSED CHANGES (PARCEL 4)EXISTING LOT NOT PART OF SCOPE (PARCEL 3)DateScaleSheet24x36:11x17:Project #A6.207/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011" = 20'-0"1" = 40'-0"A20048SITE SECTIONPROJECT SECTION - 2 - NORTH SIDEPROJECT SECTION - 2 - SOUTH SIDEPROJECT SECTION KEY PLANItem 2Packet Page 62
)()(*VARIES REFER TO OVERALL PLANS15'-0"6'-5"4'-4 1/2"4'-2 1/2"*VARIES REFER TO OVERALL PLANS30'-0"3'-11"18'-1"9'-7"3'-6"8'-1"8'-10"STUDIOW.I.C.BATHW/DBEDLIVINGBALCONYGUESTROOMDateScaleSheet24x36:11x17:Project #A7.007/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/4" = 1'-0"A20048UNIT PLANSUNIT PLANS - STUDIO UNITUNIT TYPETOTALSTUDIO13ONE BED84TWO BED3Grand total: 100100Item 2Packet Page 63
)()(30'-0"9'-10 1/2"3'-6"4'-3"12'-4 1/2"8'-2 1/2"1 BEDROOM15'-0"1'-0"*VARIES REFER TO OVERALL PLANS14'-0"*VARIES REFER TO OVERALL PLANS20'-0"BEDW.I.CLIVINGROOMBATHW/DBALCONYDateScaleSheet24x36:11x17:Project #A7.107/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/4" = 1'-0"A20048UNIT PLANSUNIT PLANS - ONE BEDROOM UNITUNIT TYPETOTALSTUDIO13ONE BED84TWO BED3Grand total: 100100Item 2Packet Page 64
)()(*VARIES REFER TO OVERALL PLANS30'-0"*VARIES REFER TO OVERALL PLANS30'-0"13'-5 1/2"16'-6 1/2"9'-5"10'-0"10'-1 1/2"6'-10"3'-1"6'-0"14'-1"9'-8"4'-0"4'-0"12'-4"2 BEDROOMBATH 1BATH 2LIVINGROOMBED 1BED 2W.I.C.W.I.C.W/DBALCONYDateScaleSheet24x36:11x17:Project #A7.207/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/4" = 1'-0"A20048UNIT PLANSUNIT PLANS - TWO BEDROOM UNITUNIT TYPETOTALSTUDIO13ONE BED84TWO BED3Grand total: 100100Item 2Packet Page 65
DateScaleSheet24x36:11x17:Project #A8.009/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048COLORS & MATERIALSP3PAINTED STUCCOSMOOTH FINISHSHERWIN WILLIAMSSW 6254 "LAZY GRAY"C1CONCRETE MANSORY UNITM2COLORS AND MATERIALSP2M1P1M2M1EXISTING METAL SIDINGCORRUGATED METALGALVANIZEDC1P2METAL SIDINGCORRUGATED METAL PAINTEDSHERWIN WILLIAMSSW 7019 "GAUNTLET GRAY"P2PAINTED EXTERIOR STUCCOTEXTURED FINISHSHERWIN WILLIAMSSW 7594 "CARRIAGE DOOR"P1EXISTING CONCRETE PANELPAINTEDSHERWIN WILLIAMSSW 6254 "LAZY GRAY"Item 2Packet Page 66
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, September 21, 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,
September 21, 2020 at 5:00 p.m. via teleconference, by Vice Chair Christie Withers.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini, Ashley Mayou, Micah Smith, Vice
Chair Christie Withers, and Chair Allen Root
Absent: None
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
--End of Public Comment--
PUBLIC HEARINGS
1. Project address: 1150 Laurel; Case #: ARCH-0227-2020, USE-0228-2020; Zone: M-S;
Laurel Creek, LLC, owner/applicant. Development review of a mixed-use project within
the manufacturing zone, consisting of 100 new residential units within an existing structure.
The existing structure will also provide 34,408 square feet of office space, 78,825 square feet
of warehouse space, and the existing restaurant that is 4,200 square feet. Project includes
exterior improvements to the existing structure and exceptions to the Sign Regulations for the
size and number of signs for various tenant spaces. Project is categorically exempt from
environmental review (CEQA).
Senior Planner Shawna Scott presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Thom Jess with Arris Studios and Pat Smith with West Pac
Investments, responded to Commissioner inquiries.
Item 2
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Minutes – Architectural Review Commission Meeting of September 21, 2020 Page 2
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
PICKENS CARRIED 7-0-0, to recommend that the Planning Commission approve the project
with the following conditions and recommendations to the applicant:
x As a condition, staff will work with the applicant to further develop and refine the
wayfinding and sign program.
x As a condition, the applicant shall add additional landscaping to the North parking lot.
x The Commission recommends that the applicant provide the Planning Commission with a
more detailed landscape plan and species list of trees/plants along the loading dock area
and provide additional details regarding landscaping on the north side parking lot.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:19 p.m. The next Regular Meeting of the Architectural Review
Commission is scheduled for Monday, October 19, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2020
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Packet Page 118
Laurel Creek
Transportation Impact Study
Central Coast Transportation Consulting
895 Napa Avenue, Suite A-6
Morro Bay, CA 93442
(805) 316-0101
August 2020
Prepared For: City of San Luis Obispo
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Central Coast Transportation Consulting August 2020
2 Laurel Creek
Transportation Impact Study Executive Summary
Contents
Executive Summary .................................................................. 3
Introduction ............................................................................... 4
CEQA Transportation Analysis .............................................. 7
Local Transportation Analysis ................................................. 9
References ................................................................................. 11
Figure 1: Project Site Location ................................................ 5
Figure 2: Project Site Plan ........................................................ 6
Table 1: VMT ............................................................................. 8
Table 2: Modal Priorities .......................................................... 9
Table 3: Bicycle Level of Traffic Stress ................................ 10
Appendix A: Detailed Trip Generation Calculations
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Central Coast Transportation Consulting August 2020
3 Laurel Creek
Transportation Impact Study Executive Summary
Executive Summary
This focused Transportation Impact Study (TIS) evaluates the potential transportation impacts of the
proposed Laurel Creek project at 1150 Laurel Lane in the City of San Luis Obispo. The project would
be located at an existing warehouse facility containing office and manufacturing uses. The project
proposes the addition of multi-family residential units to the facility through the partial conversion of
the existing uses. The project is expected to result in a net reduction in vehicle trips per weekday,
including during the AM and PM peak hours.
VMT Analysis
The project is expected to reduce vehicle miles traveled (VMT) and would not have a significant CEQA
impact. It is reducing employment (which is oversupplied in the City) and increasing residential uses
(which are under supplied), resulting in an improved jobs:housing balance that results in lower VMT.
The project is located in an area producing residential VMT below 15 percent under the Countywide
average as shown on the City’s TIS Guidelines screening map. In addition, the proximity to the RRST,
transit stops, and walkable destinations will encourage non-auto trips.
Emergency Access
The site does not provide any secondary emergency vehicle access. The feasibility of providing such
access should be investigated.
Bicycle LTS Analysis
The segment of Laurel Lane from Southwood Drive to Orcutt Road operates at unacceptable level of
traffic stress (LTS) 4, equivalent to level of service (LOS) E/F. This is due to the 40 MPH posted speed
limit on the segment and the long right turn lane on the approach to Orcutt Road with high turning
speeds. The project is expected to result in a net reduction in vehicle trips and no improvements are
recommended.
Site Access and On-Site Circulation
The existing Railroad Safety Trail connection should be improved with lighting to provide convenient
access. Clear pedestrian travel paths should be constructed along the northwest and northeast sides of
the building, as well as connecting to on-site amenities.
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Central Coast Transportation Consulting August 2020
4 Laurel Creek
Transportation Impact Study Introduction
Introduction
This focused Transportation Impact Study (TIS) evaluates the potential transportation impacts of the
proposed Laurel Creek project at 1150 Laurel Lane in the City of San Luis Obispo. The project would
be located at an existing warehouse facility containing office and manufacturing uses. The project
proposes the addition of multi-family residential units to the facility through partial conversion of the
existing uses. The proposed project includes the following uses:
Existing Uses
x Office – 100,000 SF
x Manufacturing – 80,000 SF
Proposed Uses
x Office – 43,981 SF
x Manufacturing – 81,857 SF
x Residential – 98 apartments
The TIS evaluates the Bicycle Level of Traffic Stress (LTS) of the following segments on Laurel Lane:
1. Johnson Avenue to Southwood Drive
2. Southwood Drive to Orcutt Road
The project site location is shown in Figure 1 and the project site plan is shown in Figure 2.
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Central Coast Transportation Consulting August 2020
7 Laurel Creek
Transportation Impact Study CEQA Transportation Analysis
CEQA Transportation Analysis
This section presents analysis relevant to the California Environmental Quality Act (CEQA).
EXISTING CIRCULATION NETWORK
The existing roadways adjacent to the proposed project are described below. Bicycle facilities in the
study area consist of Class I, II, and III bikeways. A Class I bikeway (bike path) provides a completely
separated right-of-way for the exclusive use of bicycles and pedestrians with crossflow by motorists
minimized. A Class II bikeway (bike lane) provides a striped lane for one-way bicycle travel on the side
of the street adjacent to vehicle traffic. A Class III bikeway (bike route) consists of a roadway that is
shared between bicycle and vehicle traffic.
x Laurel Lane is an arterial with two travel lanes, a two-way left turn lane, Class II bike lanes, on-
street parking, and sidewalks. North of Johnson Avenue, Laurel Lane continues as a local
residential street and Class III bike route with on-street parking and sidewalks. South of Orcutt
Road, Laurel Lane becomes Bullock Lane, a local residential street with no existing bikeways
and intermittent sidewalks. A future extension is planned to connect Bullock Lane with
Tiburon Way as a minor residential collector.
x Orcutt Road is an arterial with Class II bike lanes and sidewalks. East of Laurel Lane there is
on-street parking.
x Southwood Drive is a minor residential collector and Class III bike route east of Laurel Lane with
on-street parking and sidewalks. West of Laurel Lane, Southwood Drive is a local residential
street with Class II bike lanes, sidewalks, and eastbound on-street parking.
x Johnson Avenue is a residential arterial with Class II bike lanes, on-street parking, and sidewalks.
x The Railroad Safety Trail (RRST) is a Class I bike path planned along the Union Pacific Railroad
to connect Cal Poly and the City’s downtown to the southern City limits. Various segments
have been constructed so far, including a segment beginning at the Amtrak station (via the
Jennifer Street Bridge) and terminating at Orcutt Road. The project site fronts the RRST and
has direct access.
The intersection of Orcutt Road/Bullock Lane/Laurel Lane has crosswalks on all four legs and bicycle
signal heads with a dedicated bike phase. The northwest corner provides access to the RRST and the
southwest corner will provide access to the planned extension of the RRST. The intersections of Laurel
Lane/Southwood Drive and Laurel Lane/Augusta Street are all-way stop controlled with crosswalks
on all four legs. The intersection of Johnson Avenue/Laurel Lane is signalized with crosswalks on
three of the four legs.
Transit
SLO Transit operates transit service in the City of San Luis Obispo. SLO Transit Route 1A is a weekday
and weekend bus service that travels from the Downtown Transit Center to the San Luis Obispo
Regional Airport via Broad Street, Marsh Street, Johnson Avenue, Laurel Lane, Orcutt Road, and Tank
Farm Road in a clockwise direction with 60-minute headways. Route 1A has a stop on Laurel Lane
adjacent to the project driveway.
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Central Coast Transportation Consulting August 2020
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Transportation Impact Study CEQA Transportation Analysis
SLO Transit Route 1B is a weekday bus service similar to Route 1A but traveling in a counterclockwise
direction. However, Route 1B does not travel in front of the project site. The closest stop is located
on Southwood Drive east of Laurel Lane. Connections to San Luis Obispo Regional Transit Authority
(SLORTA) routes and other SLO Transit routes are available at the Downtown Transit Center.
VMT ANALYSIS
The City’s Travel Demand Model (TDM) was used to analyze the project’s effect on vehicle miles
traveled (VMT). The project’s residential uses were added to the base year model while the commercial
uses were not changed to provide a conservative analysis. Table 1 shows the VMT analysis results.
Table 1: VMT
Guidance from the California Office of Planning and Research (OPR, 2018) notes that “where are
project replaces existing VMT-generating land uses, if the replacement leads to a net overall decrease
in VMT, the project would lead to a less-than-significant transportation impact.” The project is
expected to reduce regional VMT and would therefore not have a significant CEQA impact. It is
reducing employment (which is oversupplied in the City) and increasing residential uses (which are
under supplied), resulting in an improved jobs:housing balance that results in lower VMT.
The project is located in an area producing residential VMT below 15 percent under the Countywide
average as shown on the 2020 Transportation Impact Study Guidelines (TISG) screening map. In
addition, the proximity to the RRST, transit stops, and walkable destinations will encourage non-auto
trips.
EMERGENCY ACCESS
The site does not provide any secondary emergency vehicle access. The feasibility of providing such
access should be investigated if required by local emergency services.
Existing 8,486,285
Existing Plus Project 8,483,993
Change -2,292
Source: CCTC,2020
Total Regional VMT
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Central Coast Transportation Consulting August 2020
9 Laurel Creek
Transportation Impact Study Local Transportation Analysis
Local Transportation Analysis
This section presents additional project analysis relevant to local transportation policy. The local
analysis approach was developed based on the City of San Luis Obispo 2014 Circulation Element
thresholds and 2020 Transportation Impact Study Guidelines (TISG). The Circulation Element
establishes priorities for each mode as presented in Table 2. The Circulation Element specifies that
level of service (LOS) D or better operations shall be maintained for bicycle, transit, and vehicle modes
in the study area. The minimum LOS standard for pedestrians is LOS C.
Table 2: Modal Priorities
BICYCLE LEVEL OF TRAFFIC STRESS CRITERIA
The bicycle segment analysis was conducted using the Bicycle Level of Traffic Stress (LTS) criteria
(Mineta Transportation Institute, 2012) in lieu of the Highway Capacity Manual (HCM) level of service
(LOS) methodologies. Per the TISG, the following LTS-to-LOS equivalencies were assumed for
identifying operational deficiencies:
x LOS A = LTS 1
x LOS B/C = LTS 2
x LOS D = LTS 3
x LOS E/F = LTS 4
Project-related deficiencies are identified where:
x Project traffic causes minimum LOS/LTS standards (LOS D/LTS 3) to be exceeded.
x Project proposes modifications to roadway geometry that causes minimum LOS/LTS
standards to be exceeded or conflicts with engineering best practices for bicycle and pedestrian
facility design, including safety at intersection and driveway crossings.
x Project-related traffic or geometric modifications further degrades already exceeded LOS/LTS
standards and there is contextual significance to the impact.
TRIP GENERATION
The Institute of Transportation Engineers (ITE) Trip Generation Manual 10th Edition was used to
estimate project trip generation, with adjustments made to reflect the project’s infill nature. The project
is expected to result in net reductions in vehicle trips of 14% per weekday, 23% during the AM peak
Priority
Residential
Corridors &
Neighborhoods
Commercial
Corridors &
Areas
Regional
Arterial and
Highway
Corridors
1 Pedestrians Vehicles Vehicles
2 Bicycles Bicycles Transit
3 Vehicle Transit Bicycles
4 Transit Pedestrians Pedestrians
Source: Table 3 City of San Luis Obispo TIS Guidelines
City of San Luis Obispo Modal Priorities for Level of Service
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Central Coast Transportation Consulting August 2020
10 Laurel Creek
Transportation Impact Study Local Transportation Analysis
hour, and 22% during the PM peak hour. Detailed trip generation calculations are provided in
Appendix A.
BICYCLE LEVEL OF TRAFFIC STRESS ANALYSIS
Bicycle Level of Traffic Stress (LTS) was analyzed for the study segments. Table 3 shows the LTS
analysis results.
Table 3: Bicycle Level of Traffic Stress
The addition of project traffic and/or buildout of the City’s General Plan is not expected to change
the LTS values on the study segments and the analysis applies to existing and cumulative conditions
with and without the project. The segment of Laurel Lane from Johnson Avenue to Southwood Drive
operates at acceptable LTS 2, equivalent to LOS B/C. The segment of Laurel Lane from Southwood
Drive to Orcutt Road operates at unacceptable LTS 4, equivalent to LOS E/F. This is due to the 40
MPH posted speed limit on the segment and the long right turn lane on the Orcutt Road approach
with high turning speeds.
The project is expected to result in a net reduction in vehicle trips and no improvements are
recommended.
SAFETY ANALYSIS
The City’s 2016 and 2017 Traffic Safety and Operations Reports, the two most recent versions, were
reviewed to determine if any high-ranking locations are within the project vicinity. The intersection of
Laurel Lane/Johnson Avenue is ranked as the sixth highest collision rate for arterial/arterial
intersections in the 2017 Report. However, since it was ranked below the top five, no further discussion
was provided. The intersection was not ranked in the 2016 Report. The project is expected to result in
a net reduction in vehicle trips and no improvements to this intersection are recommended.
SITE ACCESS AND ON-SITE CIRCULATION
CCTC reviewed the proposed site plan for vehicle, truck, pedestrian, and bike circulation. No changes
are proposed to the existing driveway access on Laurel Lane. The existing Railroad Safety Trail
connection should be improved with lighting to provide convenient access. Clear pedestrian travel
paths should be constructed along the northwest and northeast sides of the building, as well as
connecting to on-site amenities.
TL2 LW3 SL4
1. Laurel: Johnson to Southwood 1 2 2 N/A N/A 2
2. Laurel: Southwood to Orcutt 1 2 4 N/A 44
Bicycle Level of Traffic Stress (LTS)
1. Bike lane blockage was assumed to be rare.
Unacceptable operations shown in bold text.
3. LW = LTS based on widths of bike lane, parking lane, and any marked buffer.
Criteria for Bike Lanes
Alongside a Parking Lane1 Overall
LTSSegment
2. TL = LTS based on number of through lanes per direction.
4. SL = LTS based on speed limit.
Approach
Criteria6
Crossing
Criteria5
5. LTS based on the speed and width of any uncontrolled cross streets.
6. LTS based on configuration of any right turn lanes.
N/A = Not Applicable
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Central Coast Transportation Consulting August 2020
11 Laurel Creek
Transportation Impact Study References
References
California Governor’s Office of Planning and Research (OPR). December 2018. Technical Advisory
on Evaluating Transportation Impacts in CEQA.
City of San Luis Obispo. 2014. Bicycle Transportation Plan.
______. 2014. Circulation Element of the General Plan.
______. 2016. Short Range Transit Plan.
______. 2018. Engineering Standards and Specifications.
______. 2019. Zoning Regulations.
______. 2020. Transportation Impact Study Guidelines.
Institute of Transportation Engineers (ITE). 2017. Trip Generation Manual, 10th Edition.
______. 2017. Trip Generation Handbook, 3rd Edition.
Mineta Transportation Institute. 2012. Report 11-19: Low-Stress Bicycling and Network Connectivity.
Item 2
Packet Page 129
Appendix A: Detailed Trip Generation Calculations
ITE Trip Generation Handbook , 3rd Edition, 2017
Chapter 7- Trip Generation for Urban Infill/Redevelopment
Method A- National Database (although most infill surveyed sites are in California).
1. Baseline Trips using ITE rates for General Urban/Suburban setting
In Out Total In Out Total
Multifamily Housing 98 DU 717 10 35 45 35 20 55
Office 44 KSF 428 44 7 51 8 43 51
Total 1,145 54 42 96 43 63 106
2. Apply Internal Capture Reduction
AM PM
2% 4%
In Out Total In Out Total
Multifamily Housing 98 DU 707 10 34 44 34 19 53
Office 44 KSF 418 43 7 50 8 41 49
Total 1,125 53 41 94 42 60 102
3. Estimate Mode Share and Vehicle Occupancy for baseline and infill conditions.
In Out In Out In Out In Out
Baseline1 96.2% 97.8% 97.3% 96.2% 99.0% 100.0% 100.0% 99.0%
Infill2
Baseline1 1.13 1.09 1.15 1.21 1.06 1.06 1.11 1.07
Infill2
1. Baseline data obtained from Appendix B of ITE Trip Generation Handbook , 3rd Edition, 2017.
2. Infill data obtained from Appendix C of ITE Trip Generation Handbook , 3rd Edition, 2017 for General Urban area type. Data is non-directional.
4. Estimated Infill Trips Mode Share and Vehicle Occupancy for baseline and infill conditions.
In Out Total In Out Total
Multifamily Housing 98DU 3606 1925171027
Office 44 KSF 409 41 7 48 8 40 48
Total 769 47 26 73 25 50 75
Existing Office 100 KSF 949 95 15 110 18 94 112
5. Calculate Reductions and Apply to Site Trip Generation.
In Out Total In Out Total
Existing
Office2 100 KSF 974 100 16 116 18 97 115
Manufacturing3 80 KSF 314 39 11 50 17 37 54
1,288 139 27 166 35 134 169
-25-5-1-60-3-3
1,263 134 26 160 35 131 166
Proposed
Multifamily Housing1 98 DU 717 10 35 45 35 20 55
Office2 44 KSF 428 44 7 51 8 43 51
Manufacturing3 82 KSF 322 39 12 51 17 38 55
1,467 93 54 147 60 101 161
-20-1-1-2-1-3-4
-347 -4 -15 -19 -17 -9 -26
-9-20-20-1-1
1,091 86 38 124 42 88 130
-14% -36% 46% -23% 20% -33% -22%
Infill Vehicle Trips
Daily
AM Peak Hour PM Peak Hour
Daily
AM Peak Hour PM Peak Hour
Net New Vehicle Trips
Weekday Vehicle Trip Generation
Gross Trips (All Modes)
Change from Existing
Office Infill Trip Reductions5
Land Use Size Unit
Source: ITE Trip Generation Manual , 10th Edition and Trip Generation Handbook , 3rd Edition, 2017; CCTC, 2020.
Gross Trips (All Modes)
Internal Capture Trips4
Residential Infill Trip Reductions5
Office Infill Trip Reductions5
Net New Vehicle Trips
1. ITE Land Use Code #220, Multifamily Housing (Low-Rise). Average rates used.
2. ITE Land Use Code #710, General Office Building. Average rates used.
4. PM peak hour internal capture trips multiplied by a factor of 5 to determine daily internal capture trips.
5. Infill site trip generation/reductions per Trip Generation Handbook , Appendices B and C.
3. ITE Land Use Code #140, Manufacturing. Average rates used.
Vehicle Mode Share
58.0% 51.0% 93.0% 94.0%
Average Vehicle Occupancy 1.15 1.22 1.05 1.05
1. PM peak hour internal capture trips (5%) multiplied by a factor of 5 to determine daily internal capture trips.
Input Data
Residential Office
AM PM AM PM
Baseline Trips After Internal Capture Reduction
Daily1
AM Peak Hour PM Peak Hour
Internal Capture Rates
Baseline Trips
Daily
AM Peak Hour PM Peak Hour
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Item 2
Packet Page 130
PO Box 6840, Los Osos, CA 93412 | 805.440.6137
http://www.ecologicalmgmt.com | dwayne@ecologicalmgmt.com
Chuck Braff
Bowtie Holdings
1150 Laurel Lane
San Luis Obispo, CA 93401
July 17, 2020
Subject: Biological Constraints Assessment for Laurel Creek, 1150 Laurel Lane (APN 004-962-018),
San Luis Obispo, California
Ecological Assets Management LLC (EAM) has prepared the following Biological Constraints
Assessment for the proposed re-development project, Laurel Creek, on a 17-acre parcel
located at 1150 Laurel Lane, San Luis Obispo, California (APN 021-371-002). This Biological
Constraints Assessment discusses the potential for presence of special-status biological resources
within the parcel and identifies biological constraints that could affect the proposed
development. This Biological Constraints Assessment is based on existing information and a site
visit conducted in July 2020, and does not represent a complete inventory of the biological
resources on the property. Where applicable, this Biological Constraints Assessment identifies
any additional biological survey efforts and/or avoidance/protection measures necessary to
comply with state and federal requirements.
Methods
Information gathered for this Assessment was obtained through review of existing documents,
use of existing digital data, and a survey of the site conducted on July 9, 2020, by EAM biologists
Dwayne Oberhoff and Bob Sloan. Document review and digital data included information from
federal, state, and local resource agencies, including the National Wetland Inventory (NWI),
National Hydrography Dataset (NHD), California Natural Diversity Database (CNDDB), California
Native Plant Society (CNPS) Online Inventory of Rare and Endangered Plants, the California
Department of Fish and Wildlife (CDFW) Special Animals List, University of California Davis, Soil
Resource Laboratory, SoilWeb (http://casoilresource.lawr.ucdavis.edu/), and the U.S. Fish &
Wildlife Service (USFWS) Threatened & Endangered Species Active Critical Habitat Report
(https://ecos.fws.gov/ecp/report/table/critical-habitat.html).
Existing Conditions
The 17-acre subject parcel is dominated by a warehouse and commercial office spaces, and
large parking areas covered with asphalt-concrete. The undeveloped areas of the 17-acre
parcel contain ornamental landscaping and ruderal/disturbed habitats. No native habitats
known to the general area were observed on-site. All of the undeveloped areas of the subject
parcel appeared to receive general landscape maintenance on a regular to semi-regular basis,
which includes annual mowing of the non-landscaped areas. The subject parcel is level overall
with a gentle slope toward the west or southwest. Stormwater runoff from the site either naturally
percolates into the undeveloped/landscaped areas on-site or flows to the west and/or
southwest where it is conveyed into an unnamed ephemeral channel that eventually flows into
San Luis Obispo Creek approximately 4.7 miles to the southwest.
Item 2
Packet Page 131
Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC 2
The subject parcel is bounded by a bike path and railroad easement to the south and
southwest; the San Luis Coastal Unified School District Bus Yard to the west; dense residential
housing to the north and northeast; and Laurel Lane and existing commercial developments to
the east and southeast. Site elevations range between 239 to 265 feet (72.4 to 80.3 meters)
above sea level. The ephemeral channel located to the west is mapped by both the NWI and
NHD, but no impacts to this channel will occur from the proposed re-development project.
During the site visit access to the channel was inaccessible due to a chain-link fence, but no
ponded water was observed in the channel from the fence. The University of California Davis
Soil Resource Laboratory maps the soils on the 17-acre parcel as Cropley and Lodo clay with
slopes ranging from 0 to 15 percent.
Proposed Project Description
A full set of project plans for the proposed project are included in Attachment D and the project
description used in this assessment is included below:
This project proposes the addition of two levels of multi-family residential around the
perimeter of the existing warehouse and conversion of the second level of office to
apartments.
The project proposes an addition of 11,921 sf of residential area around the perimeter of
the existing warehouse. The existing warehouse loading docks and internal open
warehouse space for storage and light manufacturing to remain. The project will be
designed to a sound transmission class 50 between the residential and the open
warehouse, as well as between the residential and the existing “Bang the Drum Brewery.”
The project proposes that the warehouse portion is limited to storage and light
manufacturing to limit the noise in the warehouse.
Per use-0618-2019, live music is allowed at the “Bang the Drum Brewery” space on Monday
through Thursdays between the hours of 7:00 pm to 10:00 pm for solo and duo performers.
Live bands shall be limited to weekends between the hours of 4:00 pm to 10:00 pm on
Friday and Saturdays. Live or amplified entertainment shall not be allowed in any outdoor
areas, unless authorized by the community development director upon evidence of
compliance with the City's noise ordinance by providing a professional sound study.
Acoustic or background music, consistent with the City's definition of ambient
entertainment, is allowed in outdoor areas from 10:00 am to 9:00 pm. The hours of
operation for bang the drum shall be restricted to 10:00 am to 10:00 pm Sunday through
Thursday, and 10:00 am to 12:00 am Friday and Saturday for all commercial activity. The
hours of operation for all outdoor food services shall operate no earlier than 10:00 am and
shall not remain open later than 9:00 pm daily. “Bang the Drum” shall make affirmative
efforts to minimize the potential for adverse noise and crowd impacts on adjacent
establishments and nearby residences, Including, but not limited to, ensuring that all
windows and doors are closed no later than 9:00 pm, nightly. The project is requesting a
variance to the maximum signage height. Signage is being proposed above the 25 ft
(above adjacent grade) height limit.
Item 2
Packet Page 132
Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC 3
Special Status Species and Habitats
A search of CNDDB records for a five-mile radius surrounding the subject parcel included
portions of the following USGS quadrangles: San Luis Obispo, Lopez Mtn, Pismo Beach, and
Arroyo Grande NE. This search identified thirty-eight (38) special-status plant species
occurrences and twenty-two (22) special-status animal species occurrences. The subject parcel
is located within the lower southeast corner of the San Luis Obispo quadrangle. Because the
CNDDB special-status species records are all-inclusive, an analysis of the range and habitat
preferences of each listed species was conducted to identify which species have the potential
to occur on or near the subject parcel based on observed habitat conditions, elevations, and
soil types.
Based on evaluation of existing soils, the location, previous development, and long-term
disturbances of the project site, no plant species identified in the CNDDB search are considered
to have potential to be present within the subject parcel or immediate adjacent areas. The
special-status plant species identified by the CNDDB search have specialized requirements such
as soil affinities, restricted elevational ranges, or specific habitat associations such as coniferous
forest, vernal pool, marsh, sandy soils, or coastal scrub, that are not present in the survey area.
Please refer to Appendix A for additional information on all the special-status plant species
identified in the five-mile CNDDB search area.
None of the special-status animal species identified in the CNDDB search were observed during
the July 2020 survey. Based on the site location and observed conditions, it is considered unlikely
that any special-status animal species are present within the project vicinity, with the exception
of potential seasonal bird nesting activity within the trees on-site and/or adjacent urban areas.
The special-status animal species identified by the CNDDB search have highly specialized
habitat, nesting, or roosting requirements including permanent hydrology, rock outcrops,
specific soil textures, or riparian vegetation that are not present in the survey area. Please refer
to Appendix B for additional information on all the special status animal species identified in the
five-mile CNDDB search area.
The subject parcel is not located within any Critical Habitat unit for any federally-listed species.
Potential Biological Constraints and Recommended Actions
This biological assessment found the 17-acre subject parcel to be dominated by previously
developed areas that are highly disturbed from the existing commercial usages. Based on
existing commercial usages and associated disturbances, and the absence of native habitats,
the potential for presence of special-status plant and animal species on the subject parcel is
considered to be low. However, the trees present on the subject parcel provide potentially
suitable nesting habitat for tree nesting bird species protected under the Migratory Bird Treaty
Act and/or California Fish and Game Code Section 3503. Indirect impacts to tree nesting birds
from noise and construction-related disturbances from the proposed re-development project
and continued use of the subject parcel are not anticipated as the subject parcel was
previously developed and is currently utilized for commercial activities, and any annual nesting
bird activity have likely acclimated to the noises and disturbances associated with people,
general maintenance, and operation of vehicles and equipment on-site. However, any
activities that would remove trees on the subject parcel has the potential to directly impact tree
nesting birds and any proposed tree removal occurring between February 1 and September 15
Item 2
Packet Page 133
Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC 4
shall require pre-activity surveys for active nests by a City-approved qualified biologist. If tree
nesting birds are found in any trees proposed for removal, the following avoidance/protection
measure shall be implemented:
1. If active nests of bird species are observed by the qualified biologist during pre-activity
surveys within any tree(s) proposed for removal, the project should be modified and/or
delayed as necessary to avoid direct impacts of the identified nests, eggs, and/or young
within the tree(s). Tree removal should not occur until the project biologist monitors the
nest for activity and has determined that nesting activity has ceased.
Other than pre-activity surveys for tree nesting birds, additional site-specific surveys, including
seasonally timed botanical surveys, specific protocol surveys, and special-status species habitat
assessments, are considered unlikely to identify special-status species or habitats within the
subject parcel. Based on historic and current uses and conditions on the subject parcel,
implementation of the avoidance/protection measure for tree nesting birds included in this
assessment is expected to provide sufficient protection under CEQA for biological resources
associated with the proposed re-development project.
If you have any questions or comments regarding the information presented in this Assessment
please contact me at 805.440.6137 or e-mail at dwayne@ecologicalmgmt.com.
Sincerely,
Dwayne Oberhoff
Project and LLC Manager
Ecological Assets Management, LLC
Attachments:
Appendix A: Habitat Requirements and Potential for Occurrence of Special-Status Plants
Appendix B: Habitat Requirements and Potential for Occurrence of Special-Status Animals
Appendix C: Photo documentation
Appendix D: Proposed Project Site Plans
Appendix E: 2018 Aerial image of 1150 Laurel Lane (APN 021-371-002)
Item 2
Packet Page 134
Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix A
Appendix A. Habitat Requirements and
Potential for Occurrence of Special-Status Plants
Item 2
Packet Page 135
Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix A
Appendix A. CNDDB List of Special-Status Plant Species and Natural Communities from 5-mile Search
Radius Around Project Site.
Species
Status*
Fed/CA/C
DFW
Habitat Requirements Blooming
Period
Project Site
Suitability/Observations
Hoover's
bentgrass
Agrostis hooverii
--/--/ 1B.2
Stoloniferous perennial herb
on sandy soils in chaparral,
cismontane woodland, and
valley and foothill grassland.
Elevation 60 to 600 meters.
April - July
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Santa Lucia
manzanita
Arctostaphylos
luciana
--/--/1B.2
Perennial shrub; occurs on
shale outcrops in chaparral
and cismontane woodland
habitats; ranges from 350 to
850 meters in elevation.
February -
March
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Osos manzanita
Arctostaphylos
osoensis
--/--/1B.2
Perennial shrub known to
occur in chaparral and
cismontane woodland on the
porphyry buttes east of Morro
Bay.
February-
March
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Santa
Margarita
manzanita
Arctostaphylos
pilosula
--/--/1B.2
Shrub. Occurs in closed
coniferous forest, chaparral,
and cismontane woodland;
usually on shale soils.
Elevation 170 – 1100 meters.
December
–March
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Pecho
manzanita
Arctostaphylos
pechoensis
--/--/1B.2
Shrub. Occurs on shale
outcrops in chaparral, and
coniferous forest; usually on
sandy soils. Elevation less
than 500 meters.
November
–March
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Miles' milk-vetch
Astragalus
didymocarpus
var. milesianus
--/--/1B.2
Grassy areas near the coast,
clay soils in coastal scrub.
Elevation < 400 meters.
March -
May
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
San Luis
mariposa lily
Calochortus
obispoensis
--/--/1B.2
Bulbiferous, perennial herb;
ranges from 75 to 730 meters
on sandstone, serpentine
and/or sandy soils in
chaparral, coastal scrub and
valley and foothill grassland;
endemic to San Luis Obispo
County.
May - July
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Item 2
Packet Page 136
Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix A
Appendix A. CNDDB List of Special-Status Plant Species and Natural Communities from 5-mile Search
Radius Around Project Site.
Species
Status*
Fed/CA/C
DFW
Habitat Requirements Blooming
Period
Project Site
Suitability/Observations
La Panza
mariposa lily
Calochortus
simulans
--/--/1B.3
Annual herb. Chaparral,
cismontane woodland,
coniferous forest, valley and
foothill grassland, on sandy,
granitic or serpentine soils.
Elevation 395 – 1100 meters.
April - May
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Cambria (San
Luis Obispo
County)
morning-glory
Calystegia
subacaulis ssp.
episcopalis
--/--/4.2
Rhizomatous, perennial herb;
occurs in chaparral,
cismontane woodland, and
grasslands on clay-rich soils;
ranges from 60-500 meters;
restricted to outer South
Coast ranges in SLO and
Santa Barbara Counties.
April - May
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
San Luis Obispo
sedge
Carex
obispoensis
--/--/1B.2
Springs and stream sides in
chaparral, generally on
serpentine. Elevation < 800
meters.
March –
June
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
San Luis Obispo
Owl's clover
Castilleja
densiflora var.
obispoensis
--/--/1B.2
Annual herb; ranges from 10
to 400 meters in elevation
and occurs in meadows,
seeps, and valley and foothill
grassland.
March -
May
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Nipomo Mesa
ceanothus
Ceanothus
impressus var.
nipomensis
--/--/4.2
Perennial shrub found
growing in sandy soils in
coastal chaparral in
elevations <275 m.
February -
May
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Congdon's
tarplant
Centromadia
parryi ssp.
congdonii
--/--/1B.1
Terraces, swales, floodplains,
grassland, and disturbed
sites. Elevation < 300 meters.
June -
October
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Dwarf soaproot
Chlorogalum
pomeridianum
var. minus
--/--/1B.2
Serpentine outcrops in
chaparral. Elevation < 750
meters.
May -
June
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Item 2
Packet Page 137
Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix A
Appendix A. CNDDB List of Special-Status Plant Species and Natural Communities from 5-mile Search
Radius Around Project Site.
Species
Status*
Fed/CA/C
DFW
Habitat Requirements Blooming
Period
Project Site
Suitability/Observations
Irish Hill’s
spineflower
Chorizanthe
aphanantha
--/--/1B.2
Annual herb found in
chaparral, foothill woodland,
coastal sage scrub, closed-
cone pine forest.
April-
August
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Brewer's
Spineflower
Chorizanthe
breweri
--/--/1B.3
Annual herb, occurs in
closed-cone coniferous
forest, chaparral, cismontane
woodland, and coastal scrub
habitats on serpentine
derived soils and rock
outcrops, ranges in elevation
from 45 to 800 meters.
May -
August
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
San Luis Obispo
fountain thistle
Cirsium
fontinale var.
obispoense
FE/SE/1B.2
Serpentine seeps and
streams. Elevation < 350
meters.
April -
October
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Cuesta Ridge
thistle
Cirsium
occidentale
var. lucianum
--/--/1B.2
Perennial herb known to
occur along the Cuesta
Ridge in openings on steep
rocky serpentinite slopes
ranging from 500 to 750
meters elevation.
April -
June
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Pismo clarkia
Clarkia
speciosa ssp.
immaculata
FE/SR/1B.1
Annual herb. Sandy soils,
openings in chaparral,
cismontane woodland, valley
and foothill grassland. On
ancient sand dunes not far
from the coast. 25-185
meters.
May -
June
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Dune larkspur
Delphinium
parryi ssp.
blochmaniae
--/--/1B.2
Perennial herb found growing
in coastal chaparral and
sandy soils at elevations <200
meters.
April - May
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Eastwood's
larkspur
Delphinium
parryi ssp.
eastwoodiae
--/--/1B.2
Perennial herb known to
occur on serpentine based
soils (clays) and outcrops in
the general San Luis Obispo
area, at elevations ranging
from 75 to 500 meters.
March -
May
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Item 2
Packet Page 138
Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix A
Appendix A. CNDDB List of Special-Status Plant Species and Natural Communities from 5-mile Search
Radius Around Project Site.
Species
Status*
Fed/CA/C
DFW
Habitat Requirements Blooming
Period
Project Site
Suitability/Observations
Betty's dudleya
Dudleya
abramsii ssp.
bettinae
--/--/1B.2
Perennial herb found growing
in rocky outcrops in
serpentine grasslands at
elevations from 50 – 180
meters.
May -
June
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Mouse-gray
dudleya
Dudleya
abramsii ssp.
murina
--/--/1B.3
Perennial succulent herb;
occurs in chaparral and
cismontane woodland,
usually on serpentine rock
outcrops, at elevations
ranging from 90 to 300
meters.
May -
June
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Blochman's
dudleya
Dudleya
blochmaniae
ssp.
blochmaniae
--/--/1B.1
Perennial herb found growing
open rocky slopes
dominated by serpentine or
clay soils at elevations <450
meters.
April -
June
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Indian Knob
mountainbalm
Eriodictyon
altissimum
FE/SE/1B.1
Shrub that grows on
sandstone ridges and within
chaparral at elevations <270
meters.
March -
June
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Hoover's
button-celery
Eryngium
aristulatum var.
hooveri
--/--/1B.1
Perennial herb found growing
in vernal pools, seasonal
wetlands at elevations <50
meters.
July
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Ojai fritillary
Fritillaria
ojaiensis
--/--/1B.2
Bulbiferous, perennial herb
found in chaparral,
cismontane woodland, and
broadleaf or coniferous forest
on rocky slopes and river
basins, at elevations ranging
from 300 to 1000 meters.
February -
May
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
San Benito
fritillary
Fritillaria viridea
--/--/1B.2
Bulbiferous perennial herb;
occurs in chaparral on
serpentine soils, ranges from
200 to 1525 meters in
elevation.
March -
May
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Item 2
Packet Page 139
Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix A
Appendix A. CNDDB List of Special-Status Plant Species and Natural Communities from 5-mile Search
Radius Around Project Site.
Species
Status*
Fed/CA/C
DFW
Habitat Requirements Blooming
Period
Project Site
Suitability/Observations
Mesa horkelia
Horkelia
cuneata ssp.
puberula
--/--/1B.1
Perennial herb. Chaparral,
cismontane woodland,
coastal scrub on
sandy/gravelly soils.
Elevation 70 – 810 meters.
February –
July
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Jones' layia
Layia jonesii --/--/1B.2
Annual herb; occurs on clay
soils near serpentine outcrops
in chaparral and valley and
foothill grassland; ranges in
elevation from 5 to 400
meters.
March -
May
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
San Luis Obispo
County lupine
Lupinus
ludovicianus
--/--/1B.2
Perennial herb. Occurs in
chaparral and cismontane
woodland on sandstone or
sandy soils. Elevation 50 – 525
meters.
April – July
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Palmer's
monardella
Monardella
palmeri
--/--/1B.2
Subshrub that grows in
chaparral, forest on
serpentine soils at elevations
from 200 to 800 meters.
June -
August
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Southern curly-
leaved
monardella
Monardella
sinuata ssp.
sinuata
--/--/1B.2
Annual herb that grows in
sandy soils within coastal
sage scrub, coastal
strand/dunes, coastal
chaparral and oak
woodland at elevations <300
meters.
April –
Septembe
r
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Adobe sanicle
Sanicula
maritima
--/--/1B.1
Coastal grassy, open wet
meadows and ravines.
Elevation around 150 meters.
April –
May
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Black-flowered
figwort
Scrophularia
atrata
--/--/1B.2
Perennial herb that grows in
calcium and diatom rich soils
at elevations <400 meters.
April -
June
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Chaparral
ragwort
Senecio
aphanactis
--/--/2B.2
Annual herb; chaparral,
cismontane woodland,
coastal scrub in drying
alkaline flats; 15-800 meters in
elevation.
January -
April
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Item 2
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Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix A
Appendix A. CNDDB List of Special-Status Plant Species and Natural Communities from 5-mile Search
Radius Around Project Site.
Species
Status*
Fed/CA/C
DFW
Habitat Requirements Blooming
Period
Project Site
Suitability/Observations
Most beautiful
jewel-flower
Streptanthus
albidus ssp.
peramoenus
--/--/1B.2
Annual herb; occurs on
serpentine soils in chaparral,
valley and foothill grassland,
and cismontane woodland,
ranging from 120 to 1000
meters in elevation.
April -
June
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
Saline clover
Trifolium
hydrophilum
--/--/1B.2
Salt marshes and open areas
in alkaline soils. Elevation <
300 meters.
April –
June
Suitable habitats not
present. No potential for
occurrence due to
existing conditions and
current uses on-site.
PLANT/NATURAL COMMUNITIES
Central Maritime Chaparral Not present on-site
Coastal and Valley Freshwater Marsh Not present on-site
Serpentine Bunchgrass Not present on-site
*FE = Endangered; FT = Threatened; SE = State-listed Endangered; SR = State-listed Rare CE = Candidate
for Endangered Status; ‘—‘ = no status; List 1B – Rare, threatened, or endangered in California and
elsewhere; List 2 – Rare, threatened or endangered in California, but more common elsewhere; List 4 –
Limited distribution (Watch List). Source: California Natural Diversity Database (California Department of
Fish and Wildlife 2019); California Native Plant Society Online Inventory of Rare Plants, accessed November
2019 (online at www.cnps.org); Special Vascular Plants, Bryophytes, and Lichens List (California
Department of Fish and Wildlife 2019).
Item 2
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Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix B
Appendix B. Habitat Requirements and
Potential for Occurrence of Special-Status
Animals
Item 2
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Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix B
Appendix B. Habitat Requirements and Potential for Occurrence of Special-Status Animals from 5-mile
Search Radius Around Project Site.
Species Status*
Fed/CA/CDFW Habitat Requirements Project Site
Suitability/Observations
FISH
Steelhead –
South/Central
California Coast
DPS
Oncorhynchus
mykiss irideus pop. 9
FT/--/SSC
Fresh water, fast flowing,
highly oxygenated, clear,
cool stream where riffles
tend to predominate pools.
No potential for occurrence due
to existing developed conditions
and current uses on-site. No
aquatic habitats present on site.
AMPHIBIANS/REPTILES
Silvery/Black legless
lizard
Anniella pulchra
--/--/SSC
Sandy or loamy soils in
valley and foothill
woodlands, chaparral,
coastal scrub and coastal
dunes.
No potential for occurrence due
to absence of suitable habitats,
the existing developed
conditions, and current uses on-
site.
Western Pond Turtle
Emys marmorata --/--/SSC
Quiet waters of ponds,
lakes, streams, and
marshes. Typically, in the
deepest parts with an
abundance of basking sites.
No potential for occurrence due
to existing conditions and
current uses on-site. No aquatic
habitats present on site.
Coast horned lizard
Phrynosoma
blainvillii
--/--/SSC
Found in grasslands,
brushlands, woodlands, and
open coniferous forest with
sandy soil. Requires an
abundant supply of ants
and other insects for
foraging.
No potential for occurrence due
to absence of suitable habitats,
the existing developed
conditions, and current uses on-
site.
Foothill yellow-
legged frog
Rana boylii
--/--/SSC
Occurs in partly shaded,
shallow streams in the
upper mountainous
reaches of drainages in the
outer coast ranges.
Requires cobble-sized
substrate and 15 weeks of
aquatic habitat to breed.
No potential for occurrence due
to existing conditions and
current uses on-site. No aquatic
habitats present on site.
California
red-legged frog
Rana draytonii
FT/--/SSC
Lowland and foothills with
permanent or semi-
permanent water (> 0.5
meter) with emergent
wetland vegetation. Uses
adjacent upland habitats
for refugia and dispersal.
No potential for occurrence due
to existing conditions and
current uses on-site. No aquatic
habitats present on site.
Item 2
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Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix B
Appendix B. Habitat Requirements and Potential for Occurrence of Special-Status Animals from 5-mile
Search Radius Around Project Site.
Species Status*
Fed/CA/CDFW Habitat Requirements Project Site
Suitability/Observations
Coast Range newt
Taricha torosa
torosa
--/--/SSC
Coastal drainages from
Mendocino to San Diego
Counties in riparian
woodlands, migrates up to
1 km to breed in slow
moving streams, ponds,
and reservoirs.
No potential for occurrence due
to existing conditions and
current uses on-site. No aquatic
habitats present on site.
BIRDS
Tri-colored
blackbird
Agelaius tricolor
--/--/SSC
Nests in freshwater marshes
with tules or cattails, or
other dense vegetation
such as thistle, blackberry,
thickets, etc., in close
proximity to open water.
Forages in a variety of
habitats including pastures,
agricultural fields, rice fields,
and feedlots.
No potential for occurrence due
to absence of suitable habitats,
the existing developed
conditions, and current uses on-
site.
Western burrowing
owl
Athene cunicularia
MBTA/--/SSC
Found in open and dry
grasslands, nests in burrows
typically constructed by
ground squirrels.
No potential for occurrence due
to absence of suitable habitats,
the existing developed
conditions, and current uses on-
site.
Ferruginous hawk
Buteo regalis --/--/WL
Prefers open terrain in plains
and foothills where ground
squirrels, lagomorphs and
other prey are available.
No potential for occurrence due
to absence of suitable habitats,
the existing developed
conditions, and current uses on-
site.
White-tailed kite
Elanus leucurus
--/--/FP
(nesting)
Riparian woodlands near
agricultural fields; forages
over open grasslands and
scrub.
No potential for occurrence due
to absence of suitable habitats,
the existing developed
conditions, and current uses on-
site.
Prairie falcon
Falco mexicanus MBTA/--/--
Occurs in dry, open terrain
that is level or hilly and
breeds on cliffs.
No potential for occurrence due
to absence of suitable habitats,
the existing developed
conditions, and current uses on-
site.
Loggerhead shrike
Lanius ludovicianus --/--/SSC
Prefers open habitats with
scattered shrubs, trees,
posts, fences, utility lines, or
other perches.
No potential for occurrence due
to absence of suitable habitats,
the existing developed
conditions, and current uses on-
site.
Item 2
Packet Page 144
Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix B
Appendix B. Habitat Requirements and Potential for Occurrence of Special-Status Animals from 5-mile
Search Radius Around Project Site.
Species Status*
Fed/CA/CDFW Habitat Requirements Project Site
Suitability/Observations
Other migratory bird
species (nesting)MBTA/--/--
Woodlands, grasslands, and
other native habitats
provide nesting
opportunities for a variety of
migratory bird species
protected under the MBTA.
Nesting migratory birds
potentially present within trees
located on-site. Impacts would
occur from any proposed tree
removal.
INVERTEBRATES
Wawona riffle
beetle
Atractelmis
wawona
--/--/--Occurs in riffles of rapid
clear mountain streams at
moderate elevations (2,000
to 5,000 ft.).
No potential for occurrence due
to existing conditions and
current uses on-site. No aquatic
habitats present on site.
Crotch bumble bee
Bombus crotchii --/CE/--
Inhabits open grassland
and scrub habitats; nesting
occurs underground. Feeds
on Asclepias, Chaenactis,
Lupinus, Medicago,
Phacelia, and Salvia.
No potential for occurrence due
to absence of suitable habitats,
the existing developed
conditions, and current uses on-
site.
Vernal pool fairy
shrimp
Branchinecta lynchi
FT/--/--
Endemic to grasslands of
central coast mountains;
inhabits small clear-water
sandstone depression pools
and grassland swales.
No potential for occurrence due
to existing conditions and
current uses on-site. No aquatic
habitats present on site.
Monarch -
California
overwintering
population
Danaus plexippus
pop. 1
--/SA/--
Occurs along the coast
from northern Mendocino
to Baja California, Mexico.
Winter roosts in wind
protected tree groves
(eucalyptus, Monterey pine
and cypress), with nectar
and water sources nearby.
The eucalyptus trees along the
northwest perimeter of the
subject parcel could provide
suitable overwintering habitat.
However, this area though is not
currently identified as an
overwintering site. No impacts
to these trees or the general
area around the trees will occur.
Atascadero June
beetle
Polyphylla nubila
--/--/--
Known only from sand
dunes in San Luis Obispo
County.
No potential for occurrence due
to absence of suitable habitats,
the existing developed
conditions, and current uses on-
site.
San Luis Obispo
pyrg
Pyrgulopsis taylori
--/SA/--Freshwater habitats in San
Luis Obispo County.
No potential for occurrence due
to existing conditions and
current uses on-site. No aquatic
habitats present on site.
Item 2
Packet Page 145
Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix B
Appendix B. Habitat Requirements and Potential for Occurrence of Special-Status Animals from 5-mile
Search Radius Around Project Site.
Species Status*
Fed/CA/CDFW Habitat Requirements Project Site
Suitability/Observations
MAMMALS
Pallid bat
Antrozous pallidus --/--/SSC
Occurs in a variety of
habitats; most closely
associated with oak
woodland, grassland, and
desert scrub in southern
California. Roosts in trees,
rocky outcrops and
crevices in mines and
caves.
Low potential for occurrence
on-site, but unlikely to occur
existing developed conditions,
and current uses on-site.
Western Mastiff Bat
Eumops perotis
californicus
--/--/SSC
Occurs in a variety of semi-
arid to arid habitats
including conifer and
deciduous woodlands,
coastal scrub, valley and
foothill grassland, and
chaparral. Roosts in
crevices on cliff faces, high
buildings, and in trees and
tunnels.
Low potential for occurrence
on-site, but unlikely to occur
existing developed conditions,
and current uses on-site.
American badger
Taxidea taxus --/--/SSC
Needs friable soils and
open, uncultivated ground
for denning. Preys on
burrowing rodents such as
ground squirrels.
No potential for occurrence due
to absence of suitable habitats,
the existing developed
conditions, and current uses on-
site.
*FE = Endangered; FT = Threatened; R = Rare; MBTA = Migratory Bird Treaty Act; CE = State Candidate for
Endangered Status; SSC = California Species of Special Concern; FP = Fully Protected; WL = Watch List; SA –
Special Animal; ‘—‘ = no status. Source: California Natural Diversity Database (California Department of
Fish and Wildlife 2019); Special Animals List (California Department of Fish and Wildlife 2019).
Item 2
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Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix C
Appendix C: Photo Documentation
Item 2
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Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix C
Photo 1: Photo viewing northwest through parking area on northern side of existing
warehouse. July 9, 2020.
Item 2
Packet Page 148
Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix C
Photo 2: Photo viewing southwest through existing paved parking lot on west side of
existing warehouse. July 9, 2020.
Item 2
Packet Page 149
Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix C
Photo 3: Photo viewing north through existing paved parking located on southern side
of warehouse. July 9, 2020.
Item 2
Packet Page 150
Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment
Ecological Assets Management, LLC Appendix C
Photo 4: Photo viewing north through existing paved parking lot on eastern side of
warehouse. July 9, 2020.
Item 2
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Laurel Creek, 1150 Laurel Lane, San Luis Obispo Biological Constraints Assessment Ecological Assets Management, LLC Appendix E Item 2Packet Page 152
Co
PLANNING COMMISSION AGENDA REPORT
SUBJECT: 2021-2023 Planning Commission Goal-Setting.
Continued review of the PC goals and work program items for the 2021-2023 Financial Plan.
FROM: Tyler Corey, Principal Planner
DISCUSSION
Bi-annually the City adopts a budget and financial plan. To prepare for the budget process, all City
departments and advisory bodies are asked to identify their goals and major work programs for the
next two years. The City Council then uses this information, along with public comment and other
input, to set community priorities and to allocate resources to accomplish the identified Major City
Goals.
Input from City advisory bodies is specifically solicited, because the advisory body members are
recognized as representatives of the community, that are committed to the long-term best interest of
the City and its residents. Advisory body members are in tune with the “pulse” of the community in
terms of their specific area of interest. Other key points as we continue this goal-setting process are:
1.The Council is seeking advisory body input focused on the purview area of the advisory body
and is also interested in input on other issues that are important to the community.
2.Advisory body input is highly valued by the Council and City staff.
3.Goals can include completing projects from a previous work program.
4.Identifying priorities implies recommending fewer rather than more goals to the Council.
Advisory bodies are encouraged to only recommend activities that can reasonably be
accomplished during a two-year financial plan cycle.
GOAL SETTING
Modified Goals: 2021 - 2023
On October 28, 2020, the Planning Commission reviewed and discussed changes to its goals that were
recommended during the 2019-2021 budget cycle. These changes were based on the evaluation of
completion status; community need; input received; special and urgent conditions that need to be
addressed; and the availability of City resources to accomplish the identified goals and work programs
within the financial plan timeframe. Below are the PC suggested modifications for further review and
consideration that will be forwarded to the City Council for consideration as part of the 2021-2023
financial planning and budget cycle:
Preamble:
The City Council approved the creation of a Diversity, Equity and Inclusion (DE&I) Task
Force to provide guidance and a foundation for creating a potential 2021-2023 DE&I focused
Meeting Date: November 18, 2020
Item Number: 3
Time Estimate: 30 Minutes
Item 3
Packet Page 153
2021-2023 Financial Plan Goal Setting Budget Process
Page 2
Major City Goal. It is the Planning Commission’s intent that all of the following goals are
viewed through the lenses of DE&I.
1. Land Use: Implementation of the Downtown Concept Plan and Revisit Special Focus Areas
Implement the Mission Plaza improvements as identified in the Downtown Concept Plan.
Revisit the Special Focus Area development guidelines for the Foothill Boulevard/Santa Rosa
Area and Upper Monterey to establish detailed design guidelines that enhance neighborhood
integrity and the diverse community character.
1. Housing: Increase Affordable and Workforce Housing Supply
Provide public information and educational materials that promote the construction of
Accessory Dwelling Units. Continue to emphasize affordable housing programs, encourage
flexible use and non-traditional housing product types to facilitate development of workforce
housing. Review existing regulations to identify cost and time saving measures to promote the
development of accessory dwelling units, while maintaining the owner occupancy
requirement to protect neighborhood compatibility and wellness.
2. Sustainability: Reduce GHG Emissions by Reducing VMT and Improving Residential
Energy Efficiency of Pre-1990 Housing Stock
Update and Implement the Climate Action Plan with emphasis on: 1) identify, implement and
promote financial incentives and public information and educational materials for improving
energy efficiency in pre-1990 housing stock; 2) encouraging project design that promotes
accessible, convenient and safe pedestrian, bicycle and transit access that reduces project
generated vehicle miles traveled by 20-40% below average; and 3) developing standards that
support infrastructure improvements for alternative transportation and electric vehicles.
3. Multi-Modal Circulation: Improve Walkability and Transit
Implement the Multi-Modal objectives identified in the LUCE and the Downtown Concept
Plan by encouraging in-fill development to include non-automobile alternatives. Conduct a
walkable community survey in major neighborhoods to inform the development of the Active
Transportation Plan, and to identify improvements that would encourage and support
pedestrian activities for people with varying degrees of mobility. Implement the Short-Range
Transit Plan to improve transit ridership by exploring operational improvements that could
reduce run times to less than 20 minutes along routes that serve densely populated areas.
NEXT STEPS
The Commission should take public testimony and finalize Commission goals and work program
items for the 2021-2023 Financial Plan. Advisory body goals are due by December 15th, 2020. The
Council will receive the final report with all advisory body recommendations in late December 2020
before they begin the community goal-setting process.
Item 3
Packet Page 154