HomeMy WebLinkAboutItem 2 - ARCH-0764-2019 (830 Orcutt)PLANNING COMMISSION AGENDA REPORT
SUBJECT:Continued review of a mixed-use project consisting of 15 residential units and 1,500
square feet of commercial space within the Commercial Services (C-S) zone. The project has been
revised in response to Planning Commission directional items provided at the previous hearing.
Modifications include changes to the common open space area and revising the affordable housing
approach by providing 7% of the units(one unit)dedicated for very-low income households to qualify
for a 25% density bonus.
PROJECT ADDRESS:830 Orcutt Road BY:Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER:ARCH-0764-2019 &FROM:Tyler Corey, Principal Planner
AFFH-0210-2020, & USE-0822-2019
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) that approves the project subject to findings and
conditions of approval.
SITE DATA
SUMMARY
The project consists of a proposed redevelopment of a commercial property to include three three-
story residential structures consisting of 15 residential units and a one-story 1,500 square-foot
commercial building. The project will include demolishing the existing single-family residence. The
project provides 7% of the units dedicated for very-low income households (Chapter 17.140.040(E))
and qualifies for a 25% density bonus. However, the project is only proposing to utilize a 5% density
bonus, thereby foregoing20% of the density bonus afforded to the project.Associatedwith the density
bonus request includes a request for an alternative incentive to relax development standards for the
creek setback requirement to allow a minimum 2-foot setback (setback varies between 2 and 8 feet),
where 20 feet is normally required (Attachment 2, Biological Resources Report). The project also
includes requests to allow residential uses on the ground floor within the first 50 feet of the structure
along the street frontage, and a request for a 10 percent parking reduction to reduce the required
Applicant 830 Orcutt, LLC
Representative Bryan Ridley
Zoning C-S (Commercial Services)
General Plan Services and Manufacturing
Site Area ~24,920 square feet.
Environmental
Status
Categorically exempt from
environmental review under CEQA
Guidelines §15332 (In-Fill
Development Projects)
Meeting Date: December 9, 2020
Item Number:
Time Estimate:45 Minutes
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parking by 3 spaces by providing 15 additional bicycle parking spaces (Attachment 3, 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-0764-2019) as well as the
associated Minor Use Permit (USE-0209-2020) requesting a mixed-use project within the C-S zone.
As noted above, the proposed affordable housing incentive is also included for final determination by
the PC (AFFH-2009-2019).
2.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Front Yard
Side Yard
Rear Yard
10 feet
6 feet
2 feet
10 feet
None Required
None Required
Creek Setback 2-8 feet 20 feet
Upper Story Step back
Creek Frontage
Street Frontage
2-8 feet
15 feet
10 feet along the third level
15 feet for structures over
35 feet in height
Ground Floor Residential uses
Setback (within building footprint)
0 feet 50 feet
Maximum Height of Structures 35 feet 35 feet
Density Units (DU) 14.32 (25% bonus – 18 DU) 13.7 DU
Affordable Housing 1 Unit (Very-Low Income) 1 Unit
Building Coverage 47% 75%
Floor Area Ratio (FAR) 1.1 1.5
Signage
Number of Signs
Area of Signs
2 per tenant
81 square feet
2 per tenant
200 square feet
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
32
3 EV Ready; 15 EV Capable
50
2
30
3 EV Ready; 15 EV Capable
35
2
*2019 Zoning Regulations
3.0 PREVIOUS REVIEW
On July 6, 2020, the Architectural Review Commission (ARC) reviewed the project and continued
the project to address concerns related to consistency with the Community Design Guidelines (CDG)
(Attachment 4, ARC Report and Minutes). During their review, the ARC continued the project and
identified seven directional items to the applicant to address specific concerns related to building and
site design (5-0-1).
On August 17, 2020, the ARC reviewed the revised project plans for consistency with the CDG.
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During their review, the ARC provided two directional items to the applicant to address specific
concerns related to building and site design, and recommended that the Planning Commission find
the project consistent with the CDG (4-0-2) (Attachment 5, ARC Staff Report and Meeting Minutes).
On September 28, 2020, the Tree Committee (TC) reviewed the project for consistency with the Tree
Ordinance (Municipal Code §12.24) (Attachment 6, TC Report and Minutes). During their review,
the TC provided two conditions to address specific concerns regarding the replanting plan and
recommended that the Planning Commission find the project consistent with the Tree Ordinance for
removal of the 18 trees (4-0-3).
On October 14, 2020, the PC reviewed the project for consistency with the General Plan, Zoning
Regulations, and applicable City development standards and guidelines (Attachment 7, PC Report
and Minutes). During their review, the PC continued the item to a date uncertain (5-0-2) and identified
three directional items for the applicant to address with specific concerns related to open space and
affordable housing.
4.0 PROJECT ANALYSIS
Please refer to the original staff report for analysis of consistency with the General Plan and Zoning
Regulations (Attachment 7).
4.1 Planning Commission Directional Items
The PC recommended three directional items to be reviewed and evaluated prior to final action on
the project. The applicant has provided a memorandum that outlines the changes to the project plans
in response to the directional items (Attachment 8, Applicant’s Response Letter):
PC Directional Item #1: Revise the project to provide a comparable mix of affordable units that is
more equitable in comparison to the market rate units.
Response: In accordance with SLMC §17.140.040, a project qualifies for a density bonus of 20% by
either providing 10% of the base units as restricted to low income households (two dwellings), or 5%
to very-low income households (one dwelling). The applicant has revised the affordable housing
approach for this project and has opted to provide one very-low income unit (7% of the base density)
rather than two low-income units (15% of the base density) as previously proposed at the PC hearing
on October 14, 2020. The one very-low income designated one-bedroom dwelling unit is of the same
size, appearance, and basic quality to the market-rate one-bedroom dwelling unit, which is in
compliance with General Plan Policy 4.21.
Government Code § 65589.5(d) prohibits local agencies from denying a project, or conditioning in a
manner that renders the project infeasible for projects that are affordable (projects that dedicate at
least 20% of units for low-income or 100% for moderate-income households) unless specific written
findings are made. The project does not qualify as “affordable” because it provides 7% of the units
for very-low income households and therefore this provision does not apply. Rather, Gov. Code §
65589.5(j) does apply to the project, which prohibits local agencies from denying a project or
1 City of San Luis Obispo General Plan Housing Element. Goal 4. Mixed-Income Housing. Policy 4.2. Include both
market-rate and affordable units in apartment and residential condominium projects and intermix the types of units.
Affordable units should be comparable in size, appearance and basic quality to market-rate units.
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imposing a condition that reduces density. Therefore, the City may impose conditions ensuring that
the affordable units provided are comparable in size, appearance and basic quality to market-rate units
to ensure conformity with objective General Plan Policy 4.2 so long as the conditions do not result in
reducing the density of the project. Condition No. 19 has been modified to require that the affordable
unit is of a comparable size and appearance as market rate units within the project.
PC Directional Item #2: Revise the project plans to enhance the
creek area as an amenity of the project.
PC Directional Item #3: Consider re-orienting the open space area
toward the creek for residential uses rather than the commercial
uses.
Response #2 & #3: The common outdoor area was provided in
accordance with the direction of the ARC, and the City’s Municipal
Code does not require open space areas for mixed-use projects that
provide for rental units. The applicant provided the open space area
by decreasing the size of the commercial building in response to ARC
direction. The intent of the common area is to provide an amenity for
both the residents and commercial activity as the project is a mixed-
use development intended for integration between residential and
commercial uses. It is envisioned that the common area could be used
as an amenity to commercial uses during weekday/daytime hours,
while residents would likely utilize the space during evenings and
weekends. The outdoor area was designed to be oriented toward the
creek while providing privacy for the main entrances of the adjacent
residential units by providing the raised planter boxes and was
recessed into the project site rather than placed directly along the
creek walk in order to provide privacy and additional screening from
the open parking lot directly across the creek channel.
In response to the PC’s direction the applicant has expanded the open
space area by moving the fencing area towards the creek to include a
new bench for direct enjoyment of the creek, see Figure 2. See the
applicant’s response letter for more detailed description of the
changes.
4.2 Affordable Housing Alternative Incentives
The applicant is requesting a density bonus that would increase the total number of density units from
13.7 to 14.39 resulting in a 5% density bonus, see table below for more detail. In accordance with
Zoning Regulation Chapter §17.140.040(E) to qualify for a density bonus a certain percentage of the
base units must be dedicated for affordability. The applicant has proposed 7% of the base units as
affordable for very-low income households (one 1-bedroom unit), qualifying for a 25% density bonus.
However, the applicant is not proposing to use the full 25% density bonus and is only utilizing up to
5% of the bonus to achieve the density desired for the project site: density proposed with a 5% bonus
14.39 (15), density allotted with a 25% bonus 17.13 (18), rounded up to the next whole number
pursuant to §17.140.040.B.
Figure 2: Rending of the common
outdoor area, original (top),
revised (bottom).
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Density Bonus Calculation
Density Units Type of Unit
Base Units 13.7 13 -
Proposed Project (5% Density
Bonus) 14.39 15 (13) 2-bedroom
(2) 1-bedroom
25% Density Bonus 17.13 18 -
7% Very-Low Income
(Current Proposal) 0.91 1 (1) 1-bedroom
As described above, the applicant has revised their project to provide one very-low income 1-bedroom
affordable unit. Gov. Code § 65915(d)(2)(C) and Zoning Regulations Chapter 17.140.070(A) state
that one (1) incentive or concession shall be granted for housing developments that include at least
5% for very-low income households. The City must also ensure that the affordable units will remain
affordable for 55 years and that the rents will not exceed those permitted by State law (Gov. Code §
65915(c)(1)). Gov. Code § 65915 mandates that public agencies provide a density bonus and relax
development standards through incentives, concessions or waivers if a proposed project includes a
prescribed percentage of affordable housing. The level of the density bonus and the number of
incentives or concessions is dependent on the amount of affordable housing provided and the level of
affordability. A city cannot require a developer to provide a greater percentage of units or deeper level
of affordability than prescribed by the statute in order to qualify for the density bonus.
This project includes one request for an incentive to allow structures within the creek setback area for
up to 2 feet from the top of the creek bank, where 20 feet is normally required. The stated purpose of
these modifications is to allow for the physical construction of the additional density units. Again, to
use the example noted above, the City cannot simply deny the incentive request based on findings
that the reduction in site development standards is not “compatible” with the neighborhood. Under
State law, the City must identify either a violation of state or federal law, an impact on a historic
property, or a specific adverse impact on the public health, safety, or the physical environment that is
directly caused by the incentive, and determine that there is no feasible way to satisfactorily mitigate
it or find an alternative (Attachment 9, Housing Accountability Act and Density Bonus Law
Summary).
5.0 CONSISTENCY COVID-19 ORDERS AND CURRENT FISCAL CONTINGENCY PLAN
This activity, planning for housing production, is presently allowed under the State and Local
emergency orders associated with COVID-19. This Project and associated staff work will be
reimbursed by the Developer directly or indirectly through fees and therefore consistent with the
guidance of the City’s Fiscal Health Contingency Plan.
6.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental Quality Act
(CEQA) because it consists of the redevelopment of the project site consistent with policies and
standards applicable to development within the Services and Manufacturing area, on a site less than
five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in
State CEQA Guidelines Section 15332 (Infill Development), and as supported by substantial evidence
(refer to Attachment 2, Biological Resources Report). The Biological Resource Report concluded that
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the setback exception will not impact any of the native biological resources within the creek setback
area as the trees and vegetation removed from the site within the creek setback are non-native riparian
woodland and that there are no suitable habitats for any special status species identified on or near
the project site. The site is within City limits and is served by City utilities and public services. Based
on the location, size, 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.
7.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including: Planning,
Engineering, Transportation, Building, Utilities, City Arborist, Natural Resources, and Fire. Staff has
identified several unique conditions given the specific circumstances of the project that would require
special conditions. Specific attention should be provided on the following conditions: Engineering
Division has identified Condition No. 25 - 32 to address stormwater control, drainage, and
floodproofing of the site in proximity to the creek. The Transportation Division has identified
Condition No. 40 to require a new streetlight located near the eastern property line. Other comments
have been incorporated into the draft resolutions as conditions of approval.
8.0 ALTERNATIVES
Government Section Code 65905.5(a) prohibits a local agency from conducting more than five public
hearings in connection with the approval of a housing development project that complies with the
objective General Plan and Zoning Regulations standards at the time the project is deemed complete.
This report has been prepared for the fifth hearing for this project, no further hearings are permissible
for this project, and continuances count towards this limitation.
8.1 Deny the project. An action denying the application should include findings that cite the basis
for denial and should reference inconsistency with the General Plan, Community Design
Guidelines, Zoning Regulations or other policy documents. Should the Planning Commission
want to pursue this alternative, Staff recommends that the specific findings under Government
Code § 65915(j)(1)(A) and (B) are adequately addressed.
9.0 ATTACHMENTS
1. Draft Resolution
2. Biological Resources Report
3. Project Plans
4. ARC Report and Minutes 7.6.20
5. ARC Report and Minutes 8.17.20
6. TC Report and Draft Minutes 9.28.20
7. PC Report and Minutes 10.14.20
8. Applicant’s Response Letter
9. Housing Accountability Act and Density Bonus Law Summary
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RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING THE DEVELOPMENT OF A THREE-
STORY MIXED-USE PROJECT WITHIN THE COMMERCIAL
SERVICES ZONE, CONSISTING OF 15 RESIDENTIAL UNITS AND 1,500
SQUARE FEET OF COMMERCIAL SPACE. THE PROJECT INCLUDES
A DENSITY BONUS OF 5% INCLUDING A REQUEST FOR AN
ALTERNATIVE INCENTIVE TO RELAX DEVELOPMENT STANDARDS
FOR THE CREEK SETBACK REQUIREMENT TO ALLOW A MINIMUM
TWO FOOT SETBACK, WHERE 20 FEET IS NORMALLY REQUIRED, A
REQUEST TO ALLOW RESIDENTIAL USES ON THE GROUND FLOOR
WITHIN THE FIRST 50 FEET OF THE STRUCTURE ALONG THE
STREET FRONTAGE, AND A REQUEST FOR A 10 PERCENT PARKING
REDUCTION. PROJECT IS CATEGORICALLY EXEMPT FROM
ENVIRONMENTAL REVIEW; AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED DECEMBER 9, 2020 (830
ORCUTT ROAD, ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on July 6, 2020, and continued the project to a date uncertain
and provided directional items to the applicant and staff, pursuant to a proceeding instituted under
ARCH-0764-2019 and AFFH-0210-2020, 830 Orcutt, LLC, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on August 17, 2020, recommending the Planning
Commission find the project consistent with the Community Design Guidelines with identified
directional items, pursuant to a proceeding instituted under ARCH-0764-2019, AFFH-0210-2020,
and USE-0209-2020, 830 Orcutt, LLC, applicant; and
WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a web based
public hearing on September 28, 2020, recommending the Planning Commission find the project
consistent with the Tree Ordinance with identified directional items, pursuant to a proceeding
instituted under ARCH-0764-2019, AFFH-0210-2020, and USE-0209-2020, 830 Orcutt, LLC,
applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on October 14, 2020, and continued the project to a date uncertain and
provided directional items to the applicant and staff, pursuant to a proceeding instituted under
ARCH-0764-2019 and AFFH-0210-2020, 830 Orcutt, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on December 9, 2020, pursuant to a proceeding instituted under ARCH-0764-
2019, AFFH-0210-2020, and USE-0209-2020, 830 Orcutt, LLC , applicant; and
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Resolution No. PC-XXXX-20
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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-0764-2019, AFFH-0210-2020, and USE-0209-2020), based on the following
findings:
1. The project is consistent with Land Use Element Policy 2.3.6 “Housing and Businesses”
and 3.8.5 (Mixed Uses) because the project provides residential dwellings within a
commercial district near neighborhood commercial centers, major activity nodes and
transit opportunities. Housing at this location is and can be compatible with the proposed
and existing commercial uses on-site and on adjacent properties.
2. The project is consistent with the Housing Element because the project provides a variety
of residential types, sizes, and style of dwellings. Housing Element Program 6.15 identifies
the project site within the South Broad Street corridor (which includes properties along
Orcutt Road) as an area for higher-density, infill, or mixed-use housing.
3. The project is consistent with Conservation and Open Space Element Policy 4.4.3 because
the project promotes higher-density, compact housing to achieve more efficient use of
public facilities and services and to improve the jobs/housing balance.
4. As conditioned, the project is consistent with the Zoning Regulations for Mixed-Use
Projects (Section 17.70.130), since the proposed building design complies with objective
design criteria and performance standards for mixed-use development by providing
internal compatibility between the different uses in terms of noise, hours of operation,
vehicle and pedestrian circulation, access, and use of open space.
Minor Use Permit Findings
5. As conditioned, the establishment, maintenance, or operation of the 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.
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6. As conditioned, the proposed project is consistent with the General Plan Land Use Element
for this location since the project proposes to construct a mixed-use building that includes
commercial service uses and residential uses that are consistent with activities envisioned
by the Services and Manufacturing Land Use designation.
7. As conditioned, the project complies with all applicable provisions of the Zoning
Regulations as described within the property development standards for the C-S zone and
mixed-use development. The proposed uses are compatible with the project site and with
existing and potential uses in the vicinity which include commercial services and
residences.
8. As conditioned, the mixed-use project is compatible at this location because the project is
located in an area that has been identified for higher-density housing, which is located
directly across the street from existing high-density residential developments. The
proposed residential and commercial activities are compatible with existing and future land
uses in the vicinity because the project has been designed to orient commercial uses toward
the street and residential open space areas are located internal to the site
9. The site is physically suitable in terms of public utilities, traffic generation, and public
emergency vehicle access, because the proposed project is within an existing developed
neighborhood that provides adequate utilities, vehicle parking, and site circulation. The site
is adequate for the project in terms of size, configuration, topography, and other applicable
features, and has appropriate access to public streets with adequate capacity to
accommodate the quantity and type of traffic expected to be generated by the use.
Development Review Findings
10. As conditioned, the project is consistent with the Community Design Guidelines for
commercial and multi-family housing design and infill development because the
architectural style is complementary to the surrounding neighborhood and is designed
consistent with the prevailing setback pattern of the neighborhood.
11. As conditioned, the project design is consistent with the Community Design Guidelines by
providing a variety of architectural treatments that add visual interest and articulation to
the building design that are compatible with the design and scale of the existing structures
in the surrounding neighborhood (CDG, Chapter 5.3).
12. As conditioned, the project respects the privacy of adjacent residences through appropriate
building orientation and windows that minimize overlook and do not impair the privacy of
the indoor or outdoor living space of neighboring structures.
13. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the street’s appearance because the development is
designed in a manner that does not deprive reasonable solar access to adjacent properties.
The project incorporates vertical and horizontal wall plan offsets, which provide a high-
quality and aesthetically pleasing architectural design.
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Placement of Residential Units along Street Frontage
14. The allowance of ground-floor residential units within the first 50 feet of floor area adjacent
to the street will not negatively alter the overall character of the neighborhood or the streets
appearance because primary commercial activities in the neighborhood are oriented toward
Duncan Lane and McMillian Avenue rather than this portion of Orcutt Road. Residential
uses on the ground floor along the street frontage are consistent and compatible with the
existing neighborhood pattern along this portion of Orcutt Road.
15. The residential uses on the ground floor will not expose residents to any greater noise
impacts than the upper stories as the residential structure is setback 15 feet from the public
right-of-way and located within the 60 decibel noise contour boundary from the build-out
of Orcutt Road, which is consistent with allowable noise thresholds for residential uses.
Density Bonus and Alternative Incentives Findings
16. The proposed project qualifies for a 25% density bonus by providing 7% of the base density
units (one 1-bedroom unit) as dedicated housing for very-low income households. The
project will provide quality affordable housing consistent with the intent of Chapter 17.140
of the Zoning Regulations, the requested density bonus and reduction to site development
standards are necessary to facilitate the production of affordable housing units associated
with a mixed-use development project. The site development cannot be feasibly
accomplished with a redesign of the project, because the Density Bonus Law mandates that
concessions from development standards shall not be denied in which would result in a
reduction of residential units, and requiring compliance with the full setback requirement
would result in design constraints that would result in a reduction of the number of units
requested which would violate Government Code § 65915.
17. The requests for a density bonus and reduction to site development standards for location
of residential units are consistent with the intent of Housing Element programs 2.17, 6.10,
and 6.19, and the alternative affordable housing incentives outlined in Section 17.140.070
of the Zoning Regulations.
18. The reduction in development standards for the creek setback will not negatively alter the
overall character of the neighborhood or the streets appearance because the exception is
internal to the project site. Development within the creek setback area will not impact any
of the native biological resources because no native riparian woodland vegetation exists
along this stretch of the creek and setback area within the subject property, and the
Biological Report (prepared by V.L. Holland, Ph.D., 2020) concluded that there no suitable
habitats for special status species exist on or near the project site. The City’s creek setback
regulations provide provisions for setback exceptions that is consistent with State and
Federal Law, and the alternative incentive request does not result in any specific adverse
impact to the public health, safety, or physical environment.
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Parking Reduction Findings
19. As conditioned, the proposed 10% vehicle parking reduction is appropriate for the site
because the proposed project includes an additional 15 bicycle parking spaces to be
provided for the mixed-use development (Zoning Regulations 17.72.050.C.3.b).
20. The project qualifies for a 10 percent parking reduction in accordance with Zoning
Regulations Section 17.72.050.C and the Institute of Transportation Engineers Parking
Demand, where the peak hours of use will not overlap or coincide to the degree that peak
demand for parking spaces from all uses or projects will be greater than the total supply of
spaces.
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) because it consists of the
redevelopment of the project site consistent with policies and standards applicable to development
within the Services and Manufacturing area, on a site less than five acres in size, with no value as
habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section
15332 (Infill Development), and as supported by substantial evidence (refer to Attachment 2,
Biological Resources Report). The Biological Resource Report concluded that the setback
exception will not impact any of the native biological resources within the creek setback area as
the trees and vegetation removed from the site within the creek setback are non-native riparian
woodland and that there are no suitable habitats for any special status species identified on or near
the project site. The site is within City limits and is served by City utilities and public services.
Based on the location, size, and area and quantity of commercial and residential components of
the development, approval of the project will not result in any significant effects related to traffic,
noise, air quality, or water quality.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission (ARCH-
0764-2019, AFFH-0210-2020, and USE-0209-2020). A separate, full-size sheet shall be
included in working drawings submitted for a building permit that lists all conditions and
code requirements of project approval listed as sheet number 2. Reference shall be made in
the margin of listed items as to where in plans requirements are addressed. Any change to
approved design, colors, materials, landscaping, or other conditions of approval must be
approved by the Director or Architectural Review Commission, as deemed appropriate.
2. Demolition of the existing building shall not commence until a permit has been issued by the
building official. The applicant shall comply with Municipal Code Chapter 15.04
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Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and Moving
of Buildings, including but not limited to, the following: the applicant shall provide evidence
that for a period of not less than 90 days from date of permit application, the building was
advertised in a local newspaper on at least 3 separate occasions not less than 15 days apart,
as available to any interested person to be moved, and submit historic documentation for the
structure.
3. Plans submitted for a building permit shall include a sediment and erosion control plan that
protects the creek banks and channel from erosion and prevent sedimentation of the creek
near and downstream from the site. Current Best Management Practices (BMP) should be
utilized. Washing of concrete, paint, tools, or equipment shall occur only in areas where
polluted water and materials can be contained and removed from the site.
4. Plans submitted for a building permit shall not include any improvements, modifications, or
grading within the top of bank of the creek channel.
5. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with the Development Review application.
6. Plans submitted for a building permit shall include recessed window details or equivalent
shadow variation, and all other details including but not limited to awnings, and railings. Plans
shall indicate the type of materials for the window frames and mullions, their dimensions, and
colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses
and other related window features. Plans shall demonstrate the use of high-quality materials
for all design features that reflect the architectural style of the project and are compatible with
the neighborhood character, to the approval of the Community Development Director.
7. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning and
Building permits for tenant changes or improvements, and/or each business license, to ensure
the site does not become under-parked.
8. All surface parking spaces must be available for common use and not exclusively assigned to
any individual use, required residential parking may be reserved, but commercial parking
must be made available for guests or overflow from residences.
9. Plans submitted for a building permit shall clearly depict the location of all required short and
long-term bicycle parking for all intended uses, plans submitted for construction permits shall
include bicycle lockers or interior space within each residential unit or other area for the
storage of at least two bicycle per residential unit. Sufficient detail shall be provided about
the placement and design of bike racks and lockers to demonstrate compliance with relevant
Engineering Standards and Community Design Guidelines, to the satisfaction of the Public
Works and Community Development Directors.
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10. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be
clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-sheets
on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light
is directed downward consistent with the requirements of the City’s Night Sky Preservation
standards contained in Chapter §17.70.100 of the Zoning Regulations.
11. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will adequately screen
them. A line-of-sight diagram may be required to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements.
12. The storage area for trash and recycling cans shall be screened from the public right-of-way
consistent with §17.70.200 of the Zoning Regulations. The subject property shall be
maintained in a clean and orderly manner at all times, free of excessive leaves, branches, and
other landscape material. The applicant shall be responsible for the clean-up of any landscape
material in the public right-of-way.
13. The applicant shall submit a landscaping plan containing an irrigation system plan with
submittal of working drawings for a building permit. The legend for the landscaping plan
shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding
symbols for each plant material showing their specific locations on plans. The surfaces and
finishes of hardscapes shall be included on the landscaping plan. The landscape plans shall
provide mature landscaping along the street frontage of the new structure that is of an
evergreen species and a minimum size of 5 gallons, that complements the buildings
architecture, subject to the satisfaction of the Community Development Director.
14. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges).
15. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back-flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
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equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
16. The design of proposed structures shall incorporate noise attenuating construction techniques
that reduces noise exposure to acceptable levels. Exposure in outdoor activity areas must not
exceed 60 dB and indoor exposure must not exceed 45 dB consistent with the City’s Noise
Ordinance. Plans submitted for construction permits must clearly indicate and describe noise
attenuation measures, techniques, and materials, and demonstrates their compliance with
noise levels limits.
17. Prior to building occupancy, the owner of the property shall provide a Residential Noise
Notice in writing for residential occupants stating that the property is located within a
commercial zone in an urban-type environment and that noise levels may be higher than a
strictly residential area.
18. Any new proposed signage shall be reviewed by the Planning Division to ensure
appropriateness for the site and compliance with the Sign Regulations. Signage shall
coordinate with building architecture and the type of land use. The Director may refer signage
to the ARC if it seems excessive or out of character with the project.
Housing Programs – Community Development Department
19. 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 one 1-bedroom dwelling unit to very-low-income households
that is of the same size, appearance and basic quality as the market-rate units, to the
satisfaction of the Community Development Director. The agreement shall also set forth those
items required by Section 17.140.030(B) or any alternative incentives granted pursuant to
Section 17.140.070. The agreement shall run with the land and shall be binding upon all heirs,
successors or assigns of the project or property owner, and shall ensure affordability for a
period of not less than fifty-five years, or as otherwise required by state law.
Engineering Division – Public Works/Community Development
20. Complete frontage improvements will be required as a condition of the building permit. The
improvements shall be constructed in accordance with the engineering standards in effect at
the time of encroachment permit issuance.
21. Line and grade for the replacement curb, gutter, and sidewalk shall be established by the
engineer of record. Any offsite improvements required to accommodate positive flow in the
gutter shall be designed and completed by the developer.
22. A complete site utility plan will be required to show all existing and proposed overhead and
underground utilities. Any utility abandonments shall be completed per City Engineering
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Standards. The plans shall clarify whether a fire service lateral is existing in accordance with
the Ahearn agreement for the widening of Orcutt Road. If existing, the submittal shall justify
the use of the fire service lateral or the lateral shall be abandoned at the main.
23. The plans shall show the removal of the overhead service wiring and new underground wire
services per City Standards and the standards of the several serving wire utilities. The plans
shall show a new streetlight along the property frontage per City Standards.
24. The site development plan and demolition plan shall clarify the permit history for this site and
whether any former water well and/or private waste disposal system will need to be
discovered and abandoned prior to redevelopment.
25. The building plan submittal shall include a complete grading and drainage plan and project
drainage report. The plans and report shall clarify whether this site accepts run-on for the
neighboring parcels. If applicable, the plans shall show how the project drainage design will
accept and convey any run-on to an approved non-erosive outlet. The building plan submittal
shall not include any creek bank revetment or drainage outlet improvements within the creek
channel.
26. The proposed tree removals, wall construction, storm drain system outlet construction shall
comply with all City codes and standards.
27. The project drainage report shall show and note compliance with the Drainage Design Manual
(DDM), Post Construction Stormwater Regulations, and the City’s Floodplain Management
Regulations.
28. The drainage report shall include a summary of the bulleted items found in Section 2.3.1 of
the DDM. A comprehensive hydrologic and hydraulic analysis may not be required if the
proposed improvements can be shown to be insignificant in accordance with Section 3.0 of
the manual.
29. The project shall show and note compliance with the PCRs. The building plan submittal shall
include an Operations and Maintenance Manual and a Private Stormwater Conveyance
System Management and Maintenance Agreement (Operations and Maintenance Agreement)
on a form provided by the city. The agreement shall be recorded and shall reference any
separate maintenance program documents and the approved building plans.
30. This property is located within a designated flood zone as shown on the Flood Insurance Rate
Map (FIRM) for the City of San Luis Obispo. As such, all new structures shall comply with
all Federal Emergency Management Agency (FEMA) requirements and the City’s Floodplain
Management Regulations per Municipal Code Chapter 17.78.
31. The project drainage report shall provide additional analysis of the adjoining Sydney Creek
watershed to establish the BFE and whether the 100-year storm event is expected to stay
within the existing channel.
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32. This property is located in an X-shaded (XB or former B) Floodzone. This is an area where
the 100-year flood depth is less than one foot. Local ordinance requires that finish floors be
located a minimum of 1’ above the Base Flood Elevation (BFE) or be floodproofed to a
comparable height. The building plan submittal shall show compliance with the local
ordinance. The residential garages may be “wet” floodproofed to 1’ above adjacent grade if
elevating the garage finished floor is infeasible or impractical. Other living areas except for
limited storage or access into the residential units shall be elevated above the BFE.
33. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving
materials are recommended for water quantity and/or quality control purposes and in the area
of existing or proposed trees and where the driveway or parking area may occur within the
dripline of existing trees to remain. Alternate paving material shall be approved to the
satisfaction of the Planning Division.
34. Provisions for trash, recycle, and green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Company. The
respective refuse storage area and on-site conveyance shall consider convenience, aesthetics,
safety, and functionality. Depending upon the proposed service type, additional pavement
upgrades to concrete may be required in the area of the trash enclosure and mechanical pick-
up to limit the damage to the parking lot/drive aisle paving materials.
35. The building plan submittal shall show the location of the proposed mail receptacles or mail
box unit (MBU) to the satisfaction of the Post Master and the Community Development
Department. Provide a mailbox unit or multiple units to serve all dwelling units and
commercial tenants within this development as required by the Post Master. MBUs shall not
be located within the public right-of-way or public sidewalk area unless specifically approved
by the City Engineer. Contact the Post Master at 543-2605 to establish any recommendations
regarding the number, size, location, and placement for any MBU’s.
36. The City supports the proposed tree removals with compensatory tree plantings.
37. All trees proposed to remain located on or adjacent to the property shall be protected unless
approved for removal, in conformance with Municipal Code §12.24.150 (Protection of
Trees). Tree protection measures shall be implemented to the satisfaction of the City Arborist.
The City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall approve
any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A
city-approved arborist shall complete safety pruning. Any required tree protection measures
shall be clearly shown or noted on the building plans.
City Arborist – Public Works
38. Plans submitted for a building permit shall include a tree planting plan consistent with the
City’s Tree Committee’s direction to provide all Coast Live Oaks with a 36-inch box, subject
to the satisfaction of the City Arborist and Public Works Director.
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39. Tree removal associated with development at the project site shall be scheduled to occur
outside of the typical nesting bird season (February to September), to avoid potential impacts
to nesting birds in accordance with Government Code Section 3503 and 3505.5.
Transportation Division – Public Works
40. Plans submitted for a building permit shall include frontage improvements that provide a new
streetlight per City Standards. The streetlight shall be located nearest the eastern property
line, subject to the satisfaction of the Public Works Director.
Building Division – Community Development
41. Prior to building permit issuance, a demolition permit shall be issued for the existing buildings
on site.
42. Plans submitted for a building permit shall identify accessible parking spaces that comply
with California Building Code 11B-502 (CBC) and Accessible electric vehicle charging
stations that comply with 11B-812 (electric vehicle charging stations are not parking spaces
11B-208.1). Accessible parking spaces and accessible EV charging stations have separate
requirements and shall not be used as dual purpose. Both shall comply with 11B-402
Accessible Routes. Minimum width of an Electrical Vehicle Charging Station stall is 9’.
Proposed and future EV parking stalls shall maintain the minimum 9’ width. (California
Green Building Standards Code (CGBSC) 4.106.4.2.2.).
43. Plans submitted for a building permit shall clearly identify the overhang distance for eaves
and projections along property lines and shall not extend into required setbacks more than
permitted (CBC 705.2).
44. Plans submitted for a building permit shall identify shade tree plantings, minimum No. 10
container size or equal, shall be installed to provide shade over 50 percent of the parking area
within 15 years. Exceptions: The surface parking area covered by solar photovoltaic shade
structures, or shade structures, with roofing materials that comply with Table A5.106.11.2.2
in Appendix A5, are not included in the total area calculation. (CGBSC-5.106.12.1 Surface
Parking Areas).
45. Shade tree plantings, minimum No. 10 container size or equal shall be installed to provide
shade over 20 percent of the hardscape area within 15 years (CGBSC-5.106.12.3 Hardscape
Areas).
46. Plans submitted for a building permit shall identify Solar Zone areas, plans shall demonstrate
compliance with requirements with solar installation (CEnC-110.10).
Fire Department
47. Plans submitted for a building permit shall demonstrate compliance with occupancy R3
Townhomes and requirements for NFPA 13D fire sprinkler system. The fire sprinkler system
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for each dwelling unit shall be supplied with a dedicated 1” water meter and minimum 1”
service lateral, subject to the satisfaction of the Fire Marshal.
Utilities Department
48. The proposed improvements shall be in accordance with the engineering design standards in
effect at the time the building permit is approved.
49. The property’s existing sewer lateral to the point of connection at the City main must pass a
video inspection, including repair or replacement, as part of the project. The CCTV inspection
shall be submitted during the Building Permit Review Process for review and approval by the
Utilities Department prior to issuance of a Building Permit.
50. If commercial uses in the project include food preparation, provisions for grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with
the design. These types of facilities shall also provide an area inside to wash floor mats,
equipment, and trash cans. The wash area shall be drained to the sanitary sewer.
51. 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.
52. Building permit submittal shall include a site utility plan showing the size of existing and
proposed sewer and water services.
53. This project is within the Recycled Water Master Planning Area and shall connect to the 8”
recycled water main in Orcutt Road so that recycled water can be provided to the site once
connected to the distribution system. Until recycled water is available, the project shall have
a dedicated landscaping meter.
54. 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.
55. 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.
56. Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company and
refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall
be accommodated within the site for the three (3) waste streams, trash, recycling, and
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organics.
57. 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.
58. Driveways and access routes to all refuse receptacles shall be designed to accommodate the
size and weight of the garbage trucks; a written confirmation from the San Luis Garbage
Company shall be included in the building permit plans for the proposed project.
59. Commercial and residential refuse services shall be separate unless a letter of agreement
between the tenants and a Conditional Exception Application from the City’s Development
Standards for Solid Waste Services are provided to the City with the building permit
submittal.
Indemnification
60. 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 9th day of December, 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
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Item 2
Packet Page 28
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Item 2
Packet Page 29
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Figure 1. Location of the subject lot, outlined in white, located at 830 Orcutt Road, San Luis Obispo,
CA. The ephemeral creek is shown by the blue dashed line.
Item 2
Packet Page 30
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Item 2
Packet Page 31
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Item 2
Packet Page 32
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Item 2
Packet Page 33
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Item 2
Packet Page 34
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Item 2
Packet Page 35
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Item 2
Packet Page 36
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Item 2
Packet Page 37
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Item 2
Packet Page 38
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Item 2
Packet Page 39
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Packet Page 40
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Item 2
Packet Page 41
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Figure 3. Shows the approximate location of the top of the creek bank (blue dashed line) in
relationship to the proposed building locations. The creek setback will be a minimum of two
feet.
UNIT 08
SINGLE-STORY
COMMERCIAL
UNIT 15
UNIT 14
UNIT 12
UNIT 11
UNIT 13
FIRE ACCESS ROAD
UNIT 10
UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT
01
UNIT
09
SITE PLAN
1” = 20’-0”
SPLIT RAIL FENCE
SETBACK FROM TOP OF BANK
NOTED AT EACH BUILDING CORNER
SITE PRIVACY FENCE AT
NORTH PROPERTY LINE
SINGLE MANEUVER FROM
GARAGE (REVERSE)
SINGLE MANEUVER FROM
GARAGE (REVERSE)
ELECTRIC UTILITY
TRANSFORMER
EV READY PARKING
(3) REQUIRED
10’ SETBACK FOR BUILDINGS
< 20’ IN HEIGHT
50’ SETBACK FOR GROUND
LEVEL DWELLING UNITS,
DESIGN EXCEPTION PER SLOMC
17.70.130(D)(1)(a)
15’ SETBACK FOR BUILDINGS
> 20’ IN HEIGHT
BICYCLE PARKING, (4) LONG TERM
BICYCLE PARKING, (1) LONG TERM
STREET LIGHT PER ENGINEERING
STANDARDS 7520 + 7910
FIRE RISER ROOM WITH EXTERIOR
DOOR ACCESS, FDC AT SOUTH WALL
DOUBLE-DETECTOR CHECK VALVE
SCREENED BY LANDSCAPE
COMMON OPEN SPACE
COURTYARD
COMMON OPEN SPACE
PASSIVE PEDESTRIAN WALK
BICYCLE PARKING, (12) SHORT TERM
BICYCLE PARKING, (3) SHORT TERM
5’ SETBACK FOR PARKING LOTS
AND SIGNS
SITE PRIVACY FENCE + GATE
AT WEST PROPERTY LINE
6’ WIDE PATHWAYS INCLUDING 18”
WALKABLE GROUND COVER STRIP
IN GROUND PLANTER, SEE
LANDSCAPE PLAN
TRASH, RECYCLING + ORGANICS
ENCLOSURE, COVERED
REQUESTED EXCEPTION OF
CREEK SETBACKS [ 20’ + 10’ AT
UPPER LEVEL ] BY
AFFORDABLE HOUSING
INCENTIVE
LINE OF TOP OF BANK
PER SITE VISIT WITH NATURAL
RESOURCES MANAGER ON
JANUARY 13, 2020
4
0 5 10 20
bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.0717
Architectural Review | Revisions
ORNER
ALL L LL LL L
Item 2
Packet Page 42
Figure 4. Shows where the Eucalyptus trees and top of the creek bank (blue dashed
line) on the lot are located.
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Item 2
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Item 2
Packet Page 46
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Item 2
Packet Page 47
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Item 2
Packet Page 48
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Item 2
Packet Page 49
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Item 2
Packet Page 50
Appendix 1. List of plant species observedon the 0.57-acre lot at 830 Orcutt
Road, San Luis Obispo, California
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Item 2
Packet Page 51
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Item 2
Packet Page 52
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Item 2
Packet Page 57
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Packet Page 58
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Packet Page 59
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Packet Page 60
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Packet Page 61
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Item 2
Packet Page 63
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Packet Page 64
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Packet Page 65
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Item 2
Packet Page 66
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Packet Page 67
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Packet Page 68
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Item 2
Packet Page 69
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Item 2
Packet Page 70
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Item 2
Packet Page 71
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Item 2
Packet Page 72
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Item 2
Packet Page 73
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Item 2
Packet Page 74
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Item 2
Packet Page 75
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Item 2
Packet Page 76
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Meeting Date: July 6, 2020
Item Number: 3
ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 830 Orcutt Road FILE NUMBER: ARCH-0764-2019, AFFH-0210-
2020, & USE-0209-2020
APPLICANT: 830 Orcutt, LLC REPRESENTATIVE: Bryan Ridley
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
PROJECT DESCRIPTION AND SETTING
The proposed project includes the redevelopment of an existing commercial property to include two
three-story residential structures consisting of 15 residential units and a one-story 1,714 square-foot
commercial building. The project will include demolishing the existing single-family residence and
detached garage. The project includes a density bonus of 5% and includes a request for an alternative
incentive to relax development standards for the creek setback requirement to allow a 2-foot setback,
where 20 feet is normally required. The project also includes requests to allow residential uses on the
ground floor within the first 50 feet of the structure along the street frontage, and a request for a 10
percent parking reduction to reduce the required parking by 3 spaces by providing 15 additional
bicycle parking spaces (Attachment 1, Project Plans).
General Location: The 24,920-square foot
project site is located on developed property
along Orcutt Road, with direct access from
Orcutt Road. The site is adjacent to Sydney
Creek along the east property line.
Present Use: single-family residence and
detached garage
Zoning: Service Commercial (C-S) zone
General Plan: Services & Manufacturing
Surrounding Uses:
East: Commercial Services
West: Vacant Commercial
North: Auto Services
South: Multi-Family Housing & Mixed-Use
PROPOSED DESIGN
Architecture: Contemporary
Design details: Shed roof system, upper level balconies, greenscreen panels, and extended eaves.
Materials: Fiber cement vertical and horizontal panel siding, stucco with sand finish, vinyl window
frames, and anodized aluminum storefront.
Colors: Light gray (primary), dark gray, black, and wood siding (secondary), with accent pink doors and
white window frames.
Figure 1: Subject Property
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FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community
Design Guidelines (CDG), Sign Regulations, and applicable City Standards and 2) provide comments
and recommendations to the Planning Commission.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Sign Regulations: https://www.slocity.org/home/showdocument?id=24661
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and CDG. Staff has identified the discussion items below related to consistency with CDG
Chapters 2 (General Design Principles), and Chapter 3.1 (Commercial Project Design).
Highlighted Sections Discussion Items
Chapter 2 – General Design Principles
§2.1 - Site Design
The project site is located on a parcel zoned C-S, with residential uses
to the north, east, and south, and commercial uses to the west. The CDG
state that each project should be designed with careful consideration
of site character and constraints and minimize changes to natural
features. The ARC should discuss how the project fits in with the best
examples of appropriate site design and architecture in the vicinity of
the site. The ARC should discuss whether the project site activities
(residential on the ground level along the street frontage) are logically
oriented so that the project will operate efficiently and effectively for
all users.
§2.1.C – Building Design
The CDG state that the building designs should exhibit proportion,
continuity, harmony, simplicity, rhythm, and balance; present well-
articulated building elevations relieved by shadow or texture interest;
demonstrate attention to detailing and articulation to visually reduce
apparent mass; and employ materials appropriately for durability and
authenticity. The CDG states that “elevations which do not directly face
a street should not be ignored or receive only minimal architectural
treatment”; the ARC should discuss whether the proposed
development demonstrates a consistent use of colors, materials, and
detailing throughout all elevations of the buildings.
Figure 2: Rending of the project as seen from Orcutt Road
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Chapter 3.1 – Commercial Project Design Guidelines
§ 3.1.B.2 Neighborhood
Compatibility
The CDG notes that new development should maintain its own identify
and be complementary to its surroundings. A new building can be
unique and interesting and still show compatibility with the
architectural styles and scale of other buildings in the vicinity. The ARC
should discuss whether the mixed-use development provides sufficient
design factors to contribute to neighborhood compatibility; design
theme, building scale/size, setbacks and massing, colors, textures, and
building materials.
PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Front Yard
Side Yard
Rear Yard
10 feet
6 feet
2 feet
10 feet
None Required
None Required
Creek Setback 2 feet 20 feet
Upper Story Step back
Creek Frontage
Street Frontage
2 feet
15 feet
10 feet along the third level
15 feet for structures over 35-
feet in height
Ground Floor Residential uses
Setback
0 feet 50 feet
Maximum Height of Structures 35 feet 35 feet
Density 14.39 (5% bonus) 13.7
Affordable Housing 2 Units (Low-income) 2 Units
Building Coverage 47% 75%
Floor Area Ratio (FAR) 1.1 1.5
Signage
Number of Signs
Area of Signs
2 per tenant
81 square feet
2 per tenant
200 square feet
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
32
3 EV Ready; 15 EV Capable
50
2
30
3 EV Ready; 15 EV Capable
35
2
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
Section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations
ACTION ALTERNATIVES
6.1 Recommend approval based on consistency with Community Design Guidelines (CDG). An
action recommending consistency of the application will be forwarded to the Planning
Commission for final action. This action may include recommendations for conditions to
address further consistency with the CDG.
6.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues, with references to specific CDG.
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6.3 Recommend denial based on findings of inconsistency with CDG. An action recommending
inconsistency of the application should include recommended findings that cite the basis for
denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations
or other policy documents.
ATTACHMENTS
1. Project Description
2. Project Plans
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Meeting Date: August 17, 2020
Item Number: 3
ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 830 Orcutt Road FILE NUMBER: ARCH-0764-2019, AFFH-0210-
2020, & USE-0209-2020
APPLICANT: 830 Orcutt, LLC REPRESENTATIVE: Bryan Ridley
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
PROJECT DESCRIPTION AND SETTING
The project consists of a proposed redevelopment of an existing commercial property to include three
three-story residential structures consisting of 15 residential units and a one-story 1,500 square-foot
commercial building. The project will include demolishing the existing single-family residence. The
project includes a density bonus of 20% and includes a request for an alternative incentive to relax
development standards for the creek setback requirement to allow a minimum 2-foot setback, where
20 feet is normally required (Attachment 1, Biological Resources Report). The project also includes
requests to allow residential uses on the ground floor within the first 50 feet of the structure along
the street frontage, and a request for a 10 percent parking reduction to reduce the required parking
by 3 spaces by providing 15 additional bicycle parking spaces (Attachment 2, Project Plans).
General Location: The 24,920-square foot
project site is located on developed property
along Orcutt Road, with direct access from
Orcutt Road. The site is adjacent to Sydney
Creek along the east property line.
Present Use: Single-family residence and
detached garage
Zoning: Service Commercial (C-S) zone
General Plan: Services & Manufacturing
Surrounding Uses:
East: Commercial Services
West: Vacant Commercial
North: Auto Services
South: Multi-Family Housing & Mixed-Use
PROPOSED DESIGN
Architecture: Contemporary
Design details: Shed roof system, upper level balconies, greenscreen panels, and extended eaves.
Materials: Fiber cement vertical and horizontal panel siding, stucco with sand finish, vinyl window
frames, and anodized aluminum storefront.
Colors: White (primary), light gray, black, indigo (ribbed siding) and wood-look siding (secondary), with
accent pink doors and white window frames.
Figure 1: Subject Property
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FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community
Design Guidelines (CDG), Sign Regulations, and applicable City Standards and 2) provide comments
and recommendations to the Planning Commission.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Sign Regulations: https://www.slocity.org/home/showdocument?id=24661
BACKGROUND
The ARC reviewed the project on July 6, 2020 and continued the project to a date uncertain to address
concerns related to consistency with the CDG (Attachment 3, ARC Report and Minutes). During their
review the ARC identified seven directional items to the applicant to address specific concerns related
to building and site design, as discussed in detail in the section below.
Previous ARC Report and Attachments, July 6, 2020:
https://opengov.slocity.org/WebLink/DocView.aspx?id=124548&dbid=0&repo=CityClerk
DESIGN GUIDELINES/DISCUSSION ITEMS
The ARC recommended seven directional items to be reviewed and evaluated prior to taking final
action on the project. The applicant has updated the project plans and made the following changes in
response to the directional items:
ARC Directional Item #1: Provide additional information regarding the applicability of the Housing
Accountability Act in relation to the project’s requested exceptions.
Response: Staff has provided a summary of the Housing Accountability Act and Density Bonus law as
it pertains to this project and the requested creek setback exception (also referred to as
incentive/waiver) (Attachment 4, Housing Accountability Act Summary).
ARC Directional Item #2: Consider providing a residential gate along the pedestrian entrance to the
residential units along the west property line, for the safety of the residents.
Response: The applicant considered the incorporation of a residential gate along the west property
Figure 2: Rending of the project as seen from Orcutt Road
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line; however, the applicant and owner decided not to incorporate the gate feature as it was their
intent to provide the same level of access for all residential units throughout the development
(ungated access for all units).
Discussion Item #1: The ARC should provide feedback to the PC on whether or not the residential
gate along the west property line should be incorporated as a condition for the project.
ARC Directional Item #3: The project should address consistency with Community Design Guideline
2.1.C, where site activities are logically located so that the project will operate efficiently and effectively
for the needs of all uses, specifically the relationship to open space and the adjacent creek. Consider
providing community space oriented toward the creek.
Response: The applicant has revised the project to reduce the area of commercial space in order to
provide a shared common open space area for the residences adjacent to the creek. The open space
between the buildings is divided by a structured planter and provides an active common courtyard
with enhanced paving, landscaped edges, and accent trees. The area adjacent to Sydney Creek
provides an elongated passive open space between the buildings and the adjacent off-site vegetation
and new drought-tolerant plantings for the enjoyment of all users of the property.
ARC Directional Item #4: The project should be revised to provide further articulation of each building’s
mass along the drive aisle.
Response: The applicant has revised the design by incorporating the wood siding into the elevations
along the drive aisle to reduce repetition and soften the visual mass of the structures. CDG 3.1.B.3
states that the design of a project should demonstrate a consistent use of colors, materials, and
detailing throughout all elevations of the building.
Discussion Item #2: The ARC should provide feedback to the PC on whether or not the applicant’s
revisions to the interior site elevations are sufficient in response to the CDG 3.1.B for commercial
project design. Staff recommends the ARC provide direction to the applicant to consider
landscape planters between every other garage door that may provide for vertical landscaping
(i.e. evergreen ivy).
ARC Directional Item #5: Additional landscaping should be provided to soften and create a
counterpoint to the architectural design, landscaping should include organic elements.
ARC Directional Item #6: The project should be redesigned to provide private or common open spaces
for residents, consideration should be provided for common open space between the commercial and
residential units, and along the creek, balconies should also be added to the residential units.
Response: The applicant has revised the plans to incorporate additional landscaping and common
open space between the commercial and residential units as well as along the creek walk, as described
under Directional Item #3. The applicant considered the incorporation of balconies for the residential
units, however, due to fire separation requirements between the structures and the property lines,
balconies along the exterior property lines was not viable. The applicant also considered the
incorporation of balconies along the interior elevations; however, the balconies could not be designed
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to be structurally supported to provide reasonable outdoor space without reducing the area of the
residential units. Staff does not recommend any requirement that would result in a reduction of the
floor area of the residences. Balconies are not an objective standard or requirement under the City’s
Municipal Code, and imposing a requirement that results in a reduction of residential area would not
be compliant with the Housing Accountability Act and Density Bonus law, as previously discussed (refer
to Attachment 4 for additional information).
ARC Directional Item #7: Consider adding alternative pavers along the drive aisle and parking areas
that coordinates with landscaping and open areas.
Response: The primary drive aisle is required to provide paving material that can accommodate fire
truck equipment, the applicant did not incorporate any changes to the proposed paving plan. CDG
5.4.B.2 states that the main vehicle access into a multi-family site should be through an attractive
entry drive where colored and textured paving treatment is encouraged. There are several types of
alternative pavement materials that could comply with the weight requirements for fire truck access.
Discussion Item #3: The ARC should provide feedback to the PC on whether or not the project
should incorporate any alternative paving materials that may accommodate fire truck access.
PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Front Yard
Side Yard
Rear Yard
10 feet
6 feet
2 feet
10 feet
None Required
None Required
Creek Setback 2-9 feet 20 feet
Upper Story Step back
Creek Frontage
Street Frontage
2 feet
15 feet
10 feet along the third level
15 feet for structures over 35feet
in height
Ground Floor Residential uses
Setback
0 feet 50 feet
Maximum Height of Structures 35 feet 35 feet
Density Units (DU) 14.32 (20% bonus – 17.0 DU) 13.7 DU
Affordable Housing 2 Units (Low-income) 2 Units
Building Coverage 47% 75%
Floor Area Ratio (FAR) 1.1 1.5
Signage
Number of Signs
Area of Signs
2 per tenant
81 square feet
2 per tenant
200 square feet
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
32
3 EV Ready; 15 EV Capable
50
2
30
3 EV Ready; 15 EV Capable
35
2
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
Section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations
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ACTION ALTERNATIVES
6.1 Recommend approval based on consistency with Community Design Guidelines (CDG). An
action recommending consistency of the application will be forwarded to the Planning
Commission for final action. This action may include recommendations for conditions to
address further consistency with the CDG.
6.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues, with references to specific CDG. This action is not
recommended to ensure consistency with the Housing Accountability Act, noting that this
law allows for a maximum of five hearings for housing development projects, and the
project still requires review by the Tree Committee and the Planning Commission, with the
standing potential of an appeal to City Council.
6.3 Recommend denial based on findings of inconsistency with CDG. An action recommending
inconsistency of the application should include recommended findings that cite the basis for
denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations
or other policy documents.
ATTACHMENTS
1. Biological Resources Report
2. Project Plans
3. Previous ARC Report and Minutes 7.6.20
4. Housing Accountability Act
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TREE COMMITTEE AGENDA REPORT
SUBJECT: Review of 18 tree removals and replanting plan of 19 trees as part of a mixed-use project
located at 830 Orcutt Road consisting of approximately 1,500 square feet of commercial/office space and
15 residential dwelling units.
PROJECT ADDRESS: 830 Orcutt Road BY: Kyle Bell, Associate Planner
Phone: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-0764-2019,
AFFH-0210-2020, & USE-0209-2020 FROM: Ron Combs, City Arborist
RECOMMENDATION: Recommend the Planning Commission find the proposed tree removal and
replanting plan as part of the mixed-use development project at 830 Orcutt Road consistent with the Tree
Regulations.
SITE DATA
SUMMARY
The project consists of a proposed redevelopment of an existing commercial property to include three three-
story residential structures consisting of 15 residential units and a one-story 1,500 square-foot commercial
building. The project will include demolishing the existing single-family residence.
The project site does not contain any heritage trees or significant native vegetation, with the exception of
one coast live oak. The project includes the removal eighteen (18) trees on site; 3 Eucalyptus (56” - 68”), 8
Pepper trees (6” – 36”), 4 Redwood trees (10” – 14”), 1 Pine tree (10”), 1 Palm tree (6”, 8”, 10”), 1 Oak
(24”). The project proposes to replace the trees with 14 onsite trees and 5 street trees, resulting in a total of
19 new trees (Attachment 1, Landscape Plans).
Applicant 830 Orcutt, LLC
Representative Bryan Ridley
Zoning C-S (Commercial Services)
General Plan Commercial Services and
Manufacturing
Site Area ~24,920 square feet
Environmental
Status
Categorically exempt from
environmental review under CEQA
Guidelines Section 15332 (In-Fill
Development Projects)
Meeting Date: September 28, 2020
Item Number: 8
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1.0 COMMITTEE PURVIEW
The Tree Committee’s role is to review the project and provide a recommendation to the Planning
Commission regarding consistency with the policies and standards set forth in San Luis Obispo Municipal
Code (SLOMC) §12.24 (Tree Regulations).
2.0 PROJECT DESCRIPTION
The project includes the frontage improvements
along Orcutt Road, the project includes the
proposed removal 18 trees: 3 Eucalyptus (56” -
68”), 8 Pepper trees (6” – 36”), 4 Redwood trees
(10” – 14”), 1 Pine tree (10”), 1 Palm tree (6”, 8”,
10”), and 1 Oak tree (24”).
The project includes five new 24” box street trees
(Strawberry tree). The project also includes the
additional planting of twelve 15-gallon trees
throughout the project site (Coast-Live Oak,
Western Redbud, and Golden Spirit Smoke), see
Figure 1.
4.0 TREE REGULATIONS
The City’s Tree Ordinance (Municipal Code Chapter 12.24) was adopted in 2010 and recently updated in
2019 with the purpose of establishing a comprehensive program for installing, maintaining, and preserving
trees within the City. This ordinance establishes policies, regulations, and specifications necessary to govern
installation, maintenance, removal, and preservation of trees to beautify the city; to purify the air; to provide
shade and wind protection; to add environmental and economic value; and to preserve trees with historic or
unusual value.
Process for Tree Removals Related to Ministerial or Discretionary Property Development Permits. SLOMC
§12.24.090 subsection F.4 requires review by the Tree Committee for tree removal requests related to
discretionary permit applications for Major Development Review1, to make a recommendation based on
criteria set forth in subsections G and J. The criteria are provided below with a description of how the
proposed project responds.
x Size of Tree. The size of the trees proposed for removal range from 6 inches diameter at breast
height (DHB) to 36 inches DBH. There are also three Eucalyptus trees proposed for removal that
range between 56 inches to 68 inches DBH.
x Location of Tree on Private Property. All trees proposed for removal are located on private property.
The trees are located throughout the property; some trees are visible from the public right-of-way,
1 Zoning Regulations § 17.106.030. Levels of Development Review. (D) Major. Major Development Review is a
discretionary Planning Commission review process that includes public notice with a public hearing conducted as is
required for all Planning Commission actions. (1) Multi-unit residential developments with more than 10 units... (3)
Nonresidential development with more than 10,000 gross square feet of new construction…
Figure 1: Replanting plan
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including most prominently the Redwood trees located along the street frontage, and the Eucalyptus
which are located toward the rear of the property.
x Species of Tree. The species of trees proposed for removal include three Eucalyptus, eight Pepper
trees, four Redwood trees, one Pine tree, one Palm tree, and one Oak tree. With the exception of the
Redwood and Oak trees, the other trees proposed for removal are not native tree species to
California.
x Forestry Best Practice. With the exception of the Eucalyptus trees and one of the Pepper trees (36”),
the remaining trees proposed for removal are relatively young, which have not reached full maturity.
Typically, in accordance with the Tree Regulations (§ 12.24.090.C) tree removals located within the
R-1 and R-2 zones do not require a permit for trees that are below a specific DHB based on native
or nonnative species2. The subject property is located within the C-S zone, however, 10 of the trees
proposed for removal as part of this project would not have required a tree removal permit if the
zoning of the subject property was R-1 or R-2. The Tree Regulations do not indicate why some
removals are except from permits based on zoning.
x Public Right-of-Way Obstruction or Displacement. No street trees are proposed for removal.
x Compliance Regarding Compensatory Plantings. The applicant is proposing to provide
compensatory plantings as discussed in greater detail below.
x Heritage Trees. None of the trees proposed for removal have been designated Heritage trees.
Compensatory Tree Planting. Per the Tree Regulations, tree removal shall be compensated by planting a
minimum of one new tree for each tree removed onsite (1:1 replanting ratio). There are 18 trees proposed
for removal throughout the site. The applicant is proposing to replant 14 trees on-site five trees along the
street frontage, resulting in 19 new trees; this is a replanting ratio of 1.06:1. The compensatory planting plan
complies exceed the compensatory planting requirements of the Tree Regulations.
5.0 ACTION ALTERNATIVES
5.1 Recommend approval based on consistency with Tree Regulations. An action
recommending consistency of the application will be forwarded to the Planning
Commission for final action. This action may include recommendations for conditions to
address further consistency with the Tree Regulations.
5.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues, with references to specific Tree Regulations. This
action is not recommended to ensure consistency with the Housing Accountability Act,
noting that this law allows for a maximum of five hearings for housing development
projects, the project has been reviewed twice by the Architectural Review Commission and
2 Municipal Code § 12.24.090 Tree Removal (C) Permit Not Required. Removing a tree in R-1 and R-2 zones does not
require a permit if all of the following conditions exist: (1) The tree is a designated native species and the trunk is less
than ten inches in diameter as measured by diameter standard height…, or when the tree is nonnative and the trunk is
less than twenty inches DSH; and (2) The tree is not located within a creek setback area…; and (3) The tree is not a
designated street tree, and is not located within ten feet of the back of the sidewalk; and (4) Planting or retention of the
tree was not a condition of development; or (5) The tree is a palm and the trunk is less than twelve inches DSH.
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proceeding this review by the Tree Committee still requires review Planning Commission,
with the standing potential of an appeal to City Council.
5.3 Recommend denial based on findings of inconsistency with Tree Regulations. An action
recommending inconsistency of the application should include recommended findings that
cite the basis for denial and should reference inconsistency with the General Plan, CDG,
Zoning Regulations or other policy documents.
6.0 ATTACHMENTS
1. Landscaping Plan
2. Biological Resources Report
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Minutes
TREE COMMITTEE
Monday, September 28, 2020
Special Meeting of the Tree Committee
CALL TO ORDER
A Special Meeting of the San Luis Obispo Tree Committee was called to order on Monday,
September 28, 2020 at 5:30 p.m. via teleconference by Chair Allen Bate.
ROLL CALL
Present:Committee Members Scott Loosley, Elizabeth Lucas, Allen Root, Rodney
Thurman, Vice Chair Jane Worthy, and Chair Alan Bate
Absent:Committee Members Scott Loosley,Sean O’Brien, Allen Root
Staff:Ron Combs, City Arborist and Megan Wilbanks, Deputy City Clerk
APPROVAL OF MINUTES
1. Consideration of the Tree Committee Meeting Minutes of August 25, 2020.
ACTION: UPON MOTION OF COMMITTEE MEMBER THURMAN, SECONDED BY
COMMITTEE MEMBER LUCAS, CARRIED 4-0-3 (Members Loosley,O’Brien, and Root
absent), the Tree Committee approved the Minutes of August 25, 2020.
PUBLIC COMMENT ON NON-AGENDA ITEMS
Will Powers
--End of Public Comment--
TREE REMOVAL APPLICATIONS
2. 675 Stoneridge Dr.
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant, Thor Krichevsky, provided a brief overview of the tree removal project.
Public Comment:
None
--End of Public Comment—
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ACTION: UPON MOTION OF VICE CHAIR WORTHY, SECONDED BY CHAIR BATE,
CARRIED 4-0-3 (Members Loosley,O’Brien, and Root absent), to deny the Tree Removal
Application based on insufficient findings to support removal.
3. 4421 Brookpine (HOA Pathway Trees)
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant, Casey Guenther and Christine Noffz with Islay Hill HOA, provided a brief
overview of the tree removal project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF COMMITTEE MEMBER THURMAN, SECONDED BY
COMMITTEE MEMBER LUCAS, CARRIED 4-0-3 (Members Loosley,O’Brien, and Root
absent), allow removal of four Cottonwoods trees and replace 1:1 with 15gal or greater.
4. 529 Hathway Ave.
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant, Alvin White, and Ron Rinell with Bunyon Bros provided a brief overview of
the tree removal project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF CHAIR BATE, SECONDED BY COMMITTEE MEMBER
THURMAN, CARRIED 4-0-3 (Members Loosley,O’Brien, and Root absent), continue
review of this item to the October 26, 2020 Tree Committee meeting.
5. 1348 Alder St.
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant, Lisa Ajanel, provided a brief overview of the tree removal project.
Public Comment:
Bill Nevins
Marcia Nevins
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--End of Public Comment—
ACTION: UPON MOTION OF COMMITTEE MEMBER LUCAS, SECONDED BY
COMMITTEE MEMBER THURMAN, CARRIED 3-1-3 (Vice Chair Worthy dissenting,
Members Loosley,O’Brien, and Root absent), to allow removal of the tree and replace it with
a 24-inch box.
6. 880 Leff St.
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant’s representative, Ron Rinell with Bunion Bros, provided a brief overview of the
tree removal project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF COMMITTEE MEMBER LUCAS, SECONDED BY
CHAIR BATE, CARRIED 3-1-3 (Member Thurman dissenting, Members Loosley,O’Brien,
and Root absent), to deny removal of the tree based on insufficient findings.
7. 1159 Islay St.
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant, Chris Knauer, provided a brief overview of the tree removal project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF VICE CHAIR WORTHY, SECONDED BY COMMITTEE
MEMBER LUCAS, CARRIED 4-0-3 (Members Loosley,O’Brien, and Root absent), to deny
removal of the tree based on insufficient findings to support removal.
BUSINESS ITEMS
8. New Business:Tree removals at a Mixed-Use project located at 830 Orcutt Road, ARCH-
0764-2019.
City Arborist Combs provided a presentation and responded to Committee inquiries. Associate
Planner Kyle Bell presented the staff report and PowerPoint presentation and responded to
Committee inquiries.
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The applicant, Bryan Ridley,provided a brief overview of the tree removal project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF COMMITTEE MEMBER THURMAN, SECONDED BY
CHAIR BATE, CARRIED 4-0-3 (Vice Chair Worthy abstaining, Members Loosley, O’Brien,
and Root absent), the Tree Committee is in support of the project with the following
recommendations to the Planning Commission:
x Replace the street trees designated as Strawberry Midrones with Chinese Pistache
x Along the creek, incorporate two additional Coast Live Oaks (all oaks 36-inch box), to
bring the number of total replacement trees onsite to 21.
9. New Business: Tree removals for a Residential Care Facility at 1691 Fredericks Street
(ARCH-0073-2020)
City Arborist Combs provided a presentation and responded to Committee inquiries. Associate
Planner Kyle Bell presented the staff report and PowerPoint presentation and responded to
Committee inquiries.
The applicants, Tim Ronda and Scott Wright, provided a brief overview of the tree removal
project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF COMMITTEE MEMBER THURMAN, SECONDED BY
COMMITTEE MEMBER LUCAS, CARRIED 4-0-3 (Members Loosley, O’Brien, and Root
absent) the Tree Committee is in support of the project with the following recommendations
to the Planning Commission:
x Switch the proposed planting list for the parking lot trees from London Plane to Chinese
Pistash
x Consider changing the proposed planting list for the driveway trees from Chinese Pistach
to Tristania or Crape Myrtle
x Move the London Planes to a different part of the site plan to allow a larger planting area
10. Old Business: Tree Removal Application review process.
ACTION: By consensus, the Committee moved to continue this item to the next Special Tree
Committee meeting on October 26, 2020.
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COMMENT AND DISCUSSION
11. Arborist Report:Tree Committee Goal Setting discussion
x Budget for maintenance of trees
x Budget for a Development Review Arborist staff member
x Update the tree inventory or Urban Forest Master Plan
x Disseminating service request tasks to contracted Arborists and other support staff
ADJOURNMENT
The meeting was adjourned at 8:55 p.m. The next Special Meeting of the Tree Committee is
scheduled for Monday, October 26, 2020 at 5:30 p.m. via teleconference.
APPROVED BY THE TREE COMMITTEE: XX/XX/2020
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a mixed-use project consisting of 15 residential units and 1,500 square feet of
commercial space within the Commercial Services (C-S) zone. The project includes a density bonus
of 20% including a request for an alternative incentive to relax development standards for the creek
setback requirement to allow a two foot setback (setback varies between 2 and 8 feet), where 20 feet
is normally required, a request to allow residential uses on the ground floor within the first 50 feet of
the structure along the street frontage, and a request for a 10 percent parking reduction.
PROJECT ADDRESS: 830 Orcutt Road BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-0764-2019 & FROM: Tyler Corey, Principal Planner
AFF-0210-2020, & USE-0822-2019
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) that approves the project subject to findings and
conditions of approval.
SITE DATA
SUMMARY
The project consists of a proposed redevelopment of a commercial property to include three three-
story residential structures consisting of 15 residential units and a one-story 1,500 square-foot
commercial building. The project will include demolishing the existing single-family residence. The
project includes a density bonus of 20% and includes a request for an alternative incentive to relax
development standards for the creek setback requirement to allow a minimum 2-foot setback (setback
varies between 2 and 8 feet), where 20 feet is normally required (Attachment 2, Biological Resources
Report). The project also includes requests to allow residential uses on the ground floor within the
first 50 feet of the structure along the street frontage, and a request for a 10 percent parking reduction
to reduce the required parking by 3 spaces by providing 15 additional bicycle parking spaces
(Attachment 3, Project Plans).
Applicant 830 Orcutt, LLC
Representative Bryan Ridley
Zoning C-S (Commercial Services)
General Plan Services and Manufacturing
Site Area ~24,920 square feet.
Environmental
Status
Categorically exempt from
environmental review under CEQA
Guidelines § 15332 (In-Fill
Development Projects)
Meeting Date: October 14, 2020
Item Number: 1
Time Estimate: 60 Minutes
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1.0 COMMISSION’S PURVIEW
The Planning Commission’s (PC) purview is to review the project for consistency with the General
Plan, Zoning Regulations, and applicable City development standards and guidelines. PC review is
required for projects which include more than 10 residential units (ARCH-0764-2019) as well as the
associated Minor Use Permit (USE-0209-2020) requesting a mixed-use project within the C-S zone.
As noted above, the proposed affordable housing incentive is also included for final determination by
the PC (AFFH-2009-2019).
2.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Front Yard
Side Yard
Rear Yard
10 feet
6 feet
2 feet
10 feet
None Required
None Required
Creek Setback 2-8 feet 20 feet
Upper Story Step back
Creek Frontage
Street Frontage
2-8 feet
15 feet
10 feet along the third level
15 feet for structures over
35 feet in height
Ground Floor Residential uses
Setback (within building footprint)
0 feet 50 feet
Maximum Height of Structures 35 feet 35 feet
Density Units (DU) 14.32 (20% bonus – 17.0 DU) 13.7 DU
Affordable Housing 2 Units (Low-income) 2 Units
Building Coverage 47% 75%
Floor Area Ratio (FAR) 1.1 1.5
Signage
Number of Signs
Area of Signs
2 per tenant
81 square feet
2 per tenant
200 square feet
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
32
3 EV Ready; 15 EV Capable
50
2
30
3 EV Ready; 15 EV Capable
35
2
*2019 Zoning Regulations
Figure 1: Rending of the project as seen from Orcutt Road
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3.0 PREVIOUS REVIEW
The Architectural Review Commission (ARC) reviewed the project on July 6, 2020 and continued
the project to address concerns related to consistency with the Community Design Guidelines (CDG)
(Attachment 4, ARC Report and Minutes). During their review, the ARC identified seven directional
items to the applicant to address specific concerns related to building and site design (5-0-1).
On August 17, 2020, the ARC reviewed the revised project plans for consistency with the CDG.
During their review the ARC provided two directional items to the applicant to address specific
concerns related to building and site design, and recommended that the Planning Commission find
the project consistent with the CDG (4-0-2) (Attachment 5, ARC Staff Report and Meeting Minutes).
The Tree Committee (TC) reviewed the project on September 28, 2020 for consistency with the Tree
Ordinance (Municipal Code §12.24) (Attachment 6, TC Report and Minutes). During their review the
TC provided two conditions to address specific concerns regarding the replanting plan and
recommended that the Planning Commission find the project consistent with the Tree Ordinance for
removal of the 18 trees (4-0-3).
4.0 PROJECT ANALYSIS
The proposed improvements must conform to the standards and limitations of the Zoning Regulations
and Engineering Standards and be consistent with the applicable CDG. Staff has evaluated the project
and identified discussion items for the PC to consider in order to ensure the project adequately
responds to ARC direction and is in substantial compliance with the applicable standards, as discussed
in this analysis.
4.1 Consistency with the General Plan
The Housing and Land Use Elements encourage mixed-use projects where they can be found to be
compatible with existing and potential future development. The Land Use Element (LUE) encourages
compatible mixed uses in commercial districts (LUE Policy 3.8.5) and specifically discusses
residential and commercial mixed use (LUE Policy 2.3.6)1.
4.2 Consistency with the Zoning Regulations
In accordance with Table 2-1 of the Zoning Regulations, mixed-use projects require a Minor Use
Permit to be constructed within the C-S zone. Minor Use Permits require specific findings regarding
General Plan consistency, neighborhood compatibility, findings for health, safety and welfare, and
findings for site suitability regarding design, traffic generation, and public services. The project
design complies with lot coverage, floor area ratios, and building height requirements for the C-S
zone (see Section 2.0 Project Statistics).
Mixed-Use Development: Zoning Regulations Section 17.70.130 (Mixed Use Projects) provides
standards for mixed-use projects, which state that the design shall consider potential impacts on
adjacent properties and be compatible with the adjacent and surrounding residential neighborhoods.
Mixed-use projects must be designed to achieve specific objectives including design criteria, site
1 LUE Policy 2.3.6. The City shall encourage mixed use projects, where appropriate and compatible with existing and
planned development on the site and with adjacent and nearby properties. The City shall support the location of
mixed use projects and community and neighborhood commercial centers near major activity nodes and
transportation corridors / transit opportunities where appropriate.
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layout, pedestrian access and performance standards. The project has been designed to: provide a
physical separation between the residential and commercial uses and associated activity areas by
placing residential uses behind commercial uses; ensures that the residential units are of a residential
character by providing privacy between the residential and commercial portions of the site. The
project maintains internal compatibility between the different uses by integrating pedestrian
connectivity with the commercial areas. The project design incorporates specific design features to
minimize potential impacts to and from adjacent properties by orienting open areas for residents
internal to the project site. The vicinity is developed with high density residential uses directly across
the street and is conducive to a mixed-use project at this location.
Ground Floor Residential Units: The project meets site layout standards for mixed-use projects by
orienting the commercial building toward the public street consistent with the neighborhood pattern;
however, the applicant is requesting to locate residential units on the ground floor within 50 feet of
the building frontage facing Orcutt Road2. The residential area on the ground floor is limited to the
primary entries to each residence and office space on the ground floor, all other residential activity
areas such as bedrooms, living area, and kitchens are located on the upper levels. The proposed
residential setback reduction on the ground floor is appropriate for this site and location because
primary commercial activities in the immediate neighborhood are oriented toward McMillan Avenue
and Duncan Lane rather than this portion of Orcutt Road. The proposed residential uses on the ground
floor are consistent and compatible with the existing neighborhood pattern. The residential uses on
the ground floor will not expose residents to any greater noise impacts than the upper stories as the
residential structure is setback 15 feet from the public right-of-way and located within the 60 decibel
noise contour boundary from the build-out of Orcutt Road (Noise Element, Figure 5), which is
consistent with allowable noise thresholds for residential uses.
Creek Setback: The Zoning Regulations require a 20-foot setback from the top of bank for new
structures (§ 17.70.030). The proposed project is requesting a setback of approximately 2 feet for
Building B, 8 feet for Building C, and 7 feet for Building D, from the average top of bank as identified
by the City’s Natural Resources Manager, where 20 is normally required, see Figure 2. Zoning
Regulations § 17.70.030 stipulate that an exception to the creek setback requirements may be
considered where substantiated evidence is available that demonstrates that there is no practical way
to comply with the provisions and that no other feasible alternatives will result in better
implementation of other Zoning Regulations or General Plan policies while allowing reasonable use
of the site, subject to required findings. However, the project is not subject to the creek setback
exception findings because the applicant is requesting the reduced creek setback as an alternative
incentive by providing affordable housing units and requesting a 20% density bonus in compliance
with the Housing Accountability Act and Density Bonus Law (as discussed in more detail under
Section 3.3 Affordable Housing Alternative Incentives). The Biological Resource Report concluded
that the setback exception will not impact any of the native biological resources within the creek
setback area as the trees and vegetation removed from the site within the creek setback is non-native
riparian woodland and that there are no suitable habitats for any special status species were identified
2 Zoning Regulations § 17.70.130.D Mixed-Use Development. Ground Floor Limitations: …In all other zones,
residential units shall not occupy ground floor space within the first 50 feet of floor area measured from each building
face adjacent to a street toward the rear of the building unless the review authority finds that the project enhances
the pedestrian environment in the surrounding area or will perform a function or provide a service that is essential
or beneficial to the community or City.
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on or near the project site. The City’s creek setback regulations provide provisions for setback
exceptions that is consistent with State and Federal Law, and the alternative incentive request does
not result in any specific adverse impact to the public health, safety, or physical environment. No
useful purpose would be realized by requiring the full creek setback because no significant fire
protection, emergency access, privacy or impacts to biological resources would occur, and the
exception is consistent with the character of the neighborhood. The site development cannot be
feasibly accomplished with a redesign of the project because the Density Bonus Law mandates that
concessions from development standards shall not be denied in which would result in a reduction of
residential units. Requiring compliance with the full setback requirement would result in design
constraints that would result in a reduction of the number of units requested which would violate
Government Code § 65915.
Parking: The project requires 30 vehicle parking spaces for all commercial and residential uses
(commercial parking based on a parking ratio for commercial uses at 1 space per 300 square feet),
and the project has been designed to provide 32 parking spaces on-site, the project exceeds the
minimum parking requirement. However, the applicant is requesting a 10% parking reduction,
resulting in a parking requirement of 27 spaces, while 32 parking spaces will still remain available on
site. The applicant has requested this reduction to accommodate a variety of potential tenants for the
commercial space, which may result in a more intensive parking requirement, such as a coffee shop
(parking ratio of 1 per 200 square feet) or yoga studio (parking ratio of 1 space per 200 square feet).
No tenants have been identified at this time, and the parking reduction has only been requested to
provide flexibility for future tenants. The project qualifies for a 10% parking reduction because the
Zoning Regulations stipulate that parking rates may be reduced by one vehicle space for each five
bicycle spaces provide in excess of required bicycle parking. The project includes 15 additional
bicycle parking spaces beyond the minimum requirements, and parking is adequate for the proposed
project and all uses on-site3. Condition No. 5 includes a requirement that the property owner must
submit a running total of the site’s parking requirements with the submittal of any building permit for
tenant improvements, and/or each business license.
4.3 Affordable Housing Alternative Incentives
The City of San Luis Obispo has recognized housing as an important issue within the City. The City’s
2019-21 Financial Plan identifies affordable housing as a Major City Goal. The City’s Housing
3 Zoning Regulations Sections 17.16.060K.3. Where there has been a reduction in required parking, all resulting spaces
must be available for common use and not exclusively assigned to any individual use. In mixed use projects, required
residential parking may be reserved, but commercial parking must be made available for guests or overflow from
residences.
Figure 2: Creek Setback, starting from the right to left Building B, Building C, and Building D
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Element includes numerous policies and programs that support incentives, such as density bonuses,
to provide housing for low, very low and extremely low-income households. Zoning Regulations
Chapter 17.140.070(A) states that one incentive/concession/waiver shall be granted for housing
developments that include at least 10% for low income households. The proposed project provides
13% of the total units to be dedicated to low-income households. Per State law, projects that provide
affordable housing are allowed up to 35 percent density bonus (more than 35 percent bonuses are
allowed with approval) based on the number of deed-restricted affordable units provided in the
project. Chapter 17.140 of the Zoning Regulations (Affordable Housing Incentives) outlines various
incentives for affordable housing projects that developers can request. Some of the alternative
incentive examples called out in the Chapter include granting a reduction in site development
standards.
The Department of Housing and Urban Development’s Housing Accountability Act and Density
Bonus Law provide protections for housing development projects, which include density bonuses.
Government Code § 65915(d) (1)(B) and (d)(3) prevent an agency from denying the density bonus or
the incentive or concession or refusing to waive or reduce development standards, unless the agency
can make a finding based on substantial evidence that the density bonus, the incentive or concession
or the waiver or reduction in a development standard causes a “specific, adverse impact” upon the
public health, safety, or the physical environment, and for which there is no feasible method to
satisfactorily mitigate or avoid the specific adverse impact4 (Attachment 7, Housing Accountability
Act and Density Bonus Law Summary).
Alternative Incentive Request: Reduction to Site Development Standards: This project includes one
alternative incentive request of otherwise applicable property development standards to allow
structures within the creek setback area for approximately 2 feet for Building B, 8 feet for Building
C, and 7 feet for Building D, from the average top of bank as identified by the City’s Natural
Resources Manager, where 20 is normally required,. The stated purpose of these modifications is to
allow for the physical construction of the additional density units. In order to deny this request, the
City would be required to make the statutory findings based on the standards as discussed and defined
above. Under State law, the City must identify either a violation of state or federal law, or a specific
adverse impact on the public health, safety, or the physical environment that is directly caused by the
request, and determine that there is no feasible way to satisfactorily mitigate it or find an alternative.
The Biological Resource Report that was provided with the application concluded that the
improvements to the project site within the creek setback area would not impact any of the native
biological resources and that there is no suitable habitat for any special status species on or near the
project site. Furthermore, creek setback reductions are a provision of the City’s local ordinance, which
is consistent with State and Federal Law, and the alternative incentive request does not result in any
specific adverse impact to the public health, safety, or physical environment.
4.4 Architectural Review Commission Directional Items
The ARC recommended two directional items to be reviewed and evaluated prior to the PC taking
final action on the project. The applicant modified the project plans to incorporate the directional
items:
4 Government Code § 65589.5(j)(1). Definition of ‘Specific, Adverse Impact’: Significant, quantifiable, direct, and
unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions
as they existed on the date the application was deemed complete
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ARC Directional Item #1: Consider improving the rhythm of the siding over the drive aisle by
changing the material pattern to A-B-A-B (wood versus Indigo) rather than A-B-B-B.
ARC Directional Item #2: Considering incorporating planters to create a vehicle buffer around the
garages and to introduce vertical landscaping to soften the architecture along the drive aisle.
Response: The applicant has updated the project plans to improve the rhythm of the drive aisle
elevations, by modifying the material pattern to A-B-A-B and incorporating landscape planters
between every other garage along the drive aisle.
4.5 Tree Committee Commission Directional Items
The TC recommended two directional items to be reviewed and evaluated prior to the PC taking final
action on the project. The applicant modified the project plans to incorporate the directional items:
TC Directional Item #1: Replace the street trees designated as Strawberry Madrone with Chinese
Pistache.
TC Directional Item #2: Along the creek, incorporate two additional Coast Live Oaks (all oaks 36-
inch box), to bring the number of total replacement trees onsite to 21.
Response: The applicant has modified the project plans to provide two additional Coast Live Oaks
along the creek, and the proposed street trees along the project frontage have been replaced with
Chinese Pistache. Condition No. 39 has been provided to require that the Coast Live Oaks are planted
with a 36-inch box, subject to the satisfaction of the City Arborist and Public Works Director.
5.0 CONSISTENCY COVID-19 ORDERS AND CURRENT FISCAL CONTINGENCY PLAN
This activity, planning for housing production, is presently allowed under the State and Local
emergency orders associated with COVID-19. This Project and associated staff work will be
reimbursed by the Developer directly or indirectly through fees and therefore consistent with the
guidance of the City’s Fiscal Health Contingency Plan.
6.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental Quality Act
(CEQA) because it consists of the redevelopment of the project site consistent with policies and
standards applicable to development within the Services and Manufacturing area, on a site less than
five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in
State CEQA Guidelines Section 15332 (Infill Development), and as supported by substantial evidence
(refer to Attachment 2, Biological Resources Report). The Biological Resource Report concluded that
the setback exception will not impact any of the native biological resources within the creek setback
area as the trees and vegetation removed from the site within the creek setback is non-native riparian
woodland and that there are no suitable habitats for any special status species were identified on or
near the project site. The site is within City limits and is served by City utilities and public services.
Based on the location, size, and area and quantity of commercial and residential components of the
development, approval of the project will not result in any significant effects related to traffic, noise,
air quality, or water quality.
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ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020
830 Orcutt Road
Page 8
7.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including: Planning,
Engineering, Transportation, Building, Utilities, City Arborist, Natural Resources, and Fire. Staff has
identified several unique conditions given the specific circumstances of the project that would require
special conditions. Specific attention should be provided on the following conditions: Engineering
Division has identified Condition No. 26 - 33 to address stormwater control, drainage, and
floodproofing of the site in proximity to the creek. The Transportation Division has identified
Condition No. 41 to require a new streetlight located near the eastern property line. Other comments
have been incorporated into the draft resolutions as conditions of approval.
8.0 ALTERNATIVES
8.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
8.2 Deny the project. An action denying the application should include findings that cite the basis
for denial and should reference inconsistency with the General Plan, Community Design
Guidelines, Zoning Regulations or other policy documents. Should the Planning Commission
want to pursue this alternative, Staff recommends that the specific findings under Government
Code § 65915(d)(1)(B) and (d)(3) are adequately addressed.
9.0 ATTACHMENTS
1. Draft Resolution
2. Biological Resources Report
3. Project Plans
4. ARC Report and Draft Minutes 7.6.20
5. ARC Report and Draft Minutes 8.17.20
6. TC Report and Draft Minutes 9.28.20
7. Housing Accountability Act and Density Bonus Law Summary
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City of San Luis Obispo
Community Development Department
Planning Division
919 Palm Street
San Luis Obispo, CA 93401
November 20, 2020
ORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo | Planning Commission Review
PLANNING COMMISSION HEARING SUMMARY
On October 14th at a meeting of the City of San Luis Obispo Planning Commission the mixed use project at 830 Orcutt
Street (ARCH-0764-2019, AFFH-0210-2020, USE-0209-2020) was reviewed and continued to a date uncertain. The
directional items provided by the Planning Commission were as follows:
1. Revise the project to provide a comparable mix of affordable units that is more equitable in comparison to the
market rate units.
2. Revise the project plans to enhance the creek area as an amenity of the project.
3. Consider re-orienting the open space area toward the creek for residential uses rather than the commercial uses.
DIRECTIONAL ITEM RESPONSES
1. The affordable housing strategy has changed to provide one very-low income 1-bedroom dwelling unit, rather
than two low income 1-bedroom units. Either Unit 01 or Unit 09 as identified in the project site plan will be
designated and rent-restricted for very-low income households. The very-low income designated 1-bedroom
dwelling unit is of the same size, appearance, and basic quality to the market-rate 1-bedroom dwelling unit in
compliance with General Plan policy 4.2. Please refer to the “affordable housing + incentives” section that follows
for calculations demonstrating this change while the density bonus and incentive requested remain unchanged.
2. As designed, the ephemeral drainage channel area is being enhanced as a passive walking area, with split-rail
fencing, drought tolerant shrubs, and four coast live oaks added to the scenery. The property directly across the
ephemeral creek is light-industrial in nature and offers only its parking lot to look at so the views of the ephemeral
drainage channel were intentionally filtered through these new plantings. To encourage more direct interaction
with the ephemeral creek the fence line has been adjusted adjacent to the common courtyard area to allow for
the inclusion of a bench. Please refer to the “outdoor amenity” section that follows for updated imagery.
3. The common courtyard area is intended to be primarily for the residents but as a mixed-use site it is not exclusive
nor separated by fencing. It is specifically positioned to open onto and blend into the creek area anchored by
accent trees at either end. Restaurant uses are not supported by the project design and the expectation is that
commercial use of the common courtyard area would be limited and likely to occur during weekday/daytime
hours while resident use would occur in the evenings and on weekends- the mixed use ideal.
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AFFORDABLE HOUSING + INCENTIVES
The project proposes to dedicate 5% of the dwelling units for very-low income households. Per the calculations that follow,
5% of the proposed dwelling units are reserved and rent-restricted for very-low income households in accordance with
California Government code section 65915. Therefore one 1-bedroom apartment of the fifteen total apartments proposed
are provided for such purposes. The density bonus provided for this very-low income dwelling unit is 20%, though the
project proposes to require a lesser density bonus of 4.3% to achieve these affordable housing goals on a mixed-use site.
This is a privately funded project and does not utilize public funding.
Affordable Housing Requirement for Density Bonus and Concession:
Provide 5% Very-Low Income 0.75 dwelling units [ 15 dwelling units × 5% ]
Affordable Units Provided by this Project:
One 1-bedroom dwelling unit 1.0 dwelling units [ 1.0 > 0.75 ]
Per SLOMC 17.140.070(A)(1) the developer shall receive one incentive or concession in addition to the density bonus
requested. The incentive requested is a relaxation of creek setback standards for the subject property. The relaxation of
the creek setback standards is necessary for the inclusion of the very-low income dwelling unit and increased density. The
20’ creek setback combined with the 10’ 3rd story creek setback would result in the elimination of two 2-bedroom
apartments which reduces the project’s density below the maximum and has the effect of making the inclusion of
affordable housing untenable.
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OUTDOOR AMENITY
View of common courtyard looking east with bench.
View of enhanced ephemeral drainage channel area from bench.
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View of adjacent property creek setback
View of creek and adjacent property from the creek walk area.
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This concludes the project team’s response to the Planning Commission directional items. Please contact me if there are
any questions.
Thank you,
Bryan Ridley [architect]
bracket architecture office
805.704.0535
br@bracketao.com
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Housing Accountability Act and Density Bonus Law Summary
The Housing Accountability Act (HAA) (Gov. Code § 65589.5(h)(2), applies only to “housing
development projects,” defined as a use consisting of any of the following:
x Residential units only.
x Mixed–use developments consisting of residential and nonresidential uses with at least
two-thirds of the square footage designated for residential use.
x Transitional housing or supportive housing.
If an application is made that meets any of these three criteria, it is subject to the HAA and
subsection (j)(2) would be triggered.
Government Code section 65589.5(j)(2) and reads:
(A) If the local agency considers a proposed housing development project to be
inconsistent, not in compliance, or not in conformity with an applicable plan,
program, policy, ordinance, standard, requirement, or other similar provision as
specified in this subdivision, it shall provide the applicant with written
documentation identifying the provision or provisions, and an explanation of the
reason or reasons it considers the housing development to be inconsistent, not in
compliance, or not in conformity as follows:
(i) Within 30 days of the date that the application for the housing
development project is determined to be complete, if the housing
development project contains 150 or fewer housing units.
(ii) Within 60 days of the date that the application for the housing
development project is determined to be complete, if the housing
development project contains more than 150 units.
(B) If the local agency fails to provide the required documentation pursuant to
subparagraph (A), the housing development project shall be deemed consistent,
compliant, and in conformity with the applicable plan, program, policy, ordinance,
standard, requirement, or other similar provision.
The effect of this provision is to require City staff to provide notice to a housing project applicant,
following acceptance of the application as complete pursuant to the Permit Streamlining Act, of any
and all potential inconsistencies of the project with the City’s plans, policies, standards, and
ordinances. If such a notice is not provided, the City will be effectively precluded from finding that
the project is inconsistent with such standards or denying the project based on those
inconsistencies.
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Housing Accountability Act and Density Bonus Law Summary Memo
Page 2
If the project complies with all applicable objective standards1, then certain findings are required in
order for the agency to lawfully (1) deny the project; or (2) reduce or impose conditions which have
the effect of reducing the project’s density.
Examples of objective standards include:
x Density
x Height limits
x Lot coverage
x Setbacks
x Floor Area Ratio requirements
x Use of certain building/finishing materials
x Façade variation (if requirement is easily identifiable and not subjective)
x Right of way improvement requirements
x Building, Fire, Health and Safety Code requirements
Examples of subjective standards not applicable to housing projects under the HAA include:
x “Look and feel”
x “Physically suitable”
x “Compatible,” e.g. with the surrounding neighborhood
x “High quality”
Projects which do not comply with applicable objective standards and request exceptions through
other means than concessions, incentives, or waivers are not subject to the provisions of the HAA,
unless the project defined as affordable. A project is defined as affordable when the project
dedicates at least 20% of units for low-income or 100% for moderate-income households2.
Government Code § 65589.5(d) states that a City shall not disapprove a housing development
project for very low, low-, or moderate-income households , or condition approval in a manner that
renders the housing development project infeasible for development for the use of very low, low-,
or moderate-income households. Including through the use of design review standards, unless it
makes written findings, based upon a preponderance of the evidence in the record, as to one of the
following;
x The City has adopted a Housing Element and has met or exceeded its share of the
regional housing need allocation pursuant to Section 65584
1 Government Code § 65589.5(j)(1). When a proposed housing development project complies with applicable, objective
general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time
that the application was deemed complete, but the local agency proposes to disapprove the project or to impose a
condition that the project be developed at a lower density” the local agency is required to make written findings of a
specific adverse impact.
2 Government Code § 65589.5(g)(3). Housing for very low, low-, or moderate-income households means that either (A)
at least 20 percent of the total units shall be sold or rented to lower income households…, or (B) 100 percent of the
units shall be sold or rented to persons and families of moderate income…, or persons and families of middle income,
as defined in Section 65008 of this code.
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x The project would have a specific, adverse impact upon the public health or safety, and
there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact
without rendering the development infeasible.
x The denial of the project or imposition of conditions is required in order to comply with
specific state or federal law, and there is no feasible method to comply without rendering
the development unaffordable to low- and moderate-income households.
x The project is proposed on land that is zoned for agriculture or resource preservation.
x The project is inconsistent with both the City’s zoning ordinance and general plan land
use designation as specified in any element of the general plan as it existed on the date
the application was deemed complete.
In 2017, the State legislature amended the HAA to require that the findings be supported by a
preponderance of the evidence in the record and the agency bears the burden of proof. By design,
the legislature has crafted the findings to be difficult for agencies to make findings to deny a project.
Specifically, in order to deny a HAA project or reduce density, the agency must find that:
“The housing development project would have a specific, adverse impact upon the
public health or safety unless the project is disapproved or approved upon the
condition that the project be developed at a lower density...and there is no feasible
method to satisfactorily mitigate or avoid the adverse impact…other than
disapproval…or the approval…at a lower density” Gov. Code § 65589.5(j)(1)(A)&(B)
A “specific, adverse impact” is defined to mean a “significant, quantifiable, direct, and unavoidable
impact, based on objective, identified written public health or safety standards, policies, or
conditions as they existed on the date the application was deemed complete.” Government Code §
65589.5(j)(1). Accordingly, the City Council may only lawfully deny the project or reduce its density
if it determines the project or the additional density causes a specific adverse health or safety
impact. Standards such as “compatibility” can be lawfully used to impose design conditions but
cannot be used to deny a housing project or reduce density. The reason is because the standard of
compatibility is subjective in nature and not necessarily related to public health and safety and the
HAA requires the specific adverse impact be based on objective health and safety standards. Also,
even if the City identifies a specific adverse impact, the City has the obligation to prove that “…there
is no feasible method to satisfactorily mitigate or avoid the adverse impact… other than the
disapproval of the housing development project or the approval of the project upon the condition
that it be developed at a lower density.” Government Code § 65589.5(j)(1)(B).
Notwithstanding any other law, if a proposed housing development project complies with the
applicable, objective general plan and zoning standards in effect at the time an application is
deemed complete, the City shall not conduct more than five hearings in connection with the
approval of that housing development project pursuant to Government Code § 65905.5. If the City
continues a hearing to another date, the continued hearing shall count as one of the five hearings
allowed. The city, county, or city and county shall consider and either approve or disapprove the
application at any of the five hearings allowed consistent with the applicable timelines under the
Permit Streamlining Act.
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It should be noted that the protections in the HAA and the density bonus provisions in the Density
Bonus Law (DBL), discussed below, work in concert with one another. Specifically, Government Code
§ 65589.5(j)(3) states that: “…the receipt of a density bonus pursuant to § 65915 shall not constitute
a valid basis on which to find a proposed housing development project is inconsistent, not in
compliance, or not in conformity, with an applicable plan, program, policy, ordinance, standard,
requirement, or other similar provision specified in this subdivision.” In other words, the legislature
has determined that the benefits afforded by the DBL do not render the protections in the HAA
inapplicable.
The DBL, codified in Government Code § 65915, mandates that public agencies provide a density
bonus and relax development standards through incentives, concessions or waivers if a proposed
project includes a prescribed percentage of affordable housing. The level of the density bonus and
the number of incentives or concessions is dependent on the amount of affordable housing provided
and the level of affordability. A city cannot require a developer to provide a greater percentage of
units or deeper level of affordability than prescribed by the statute in order to qualify for the density
bonus. See Latinos Unidos del Valle de Napa y Solano v. County of Napa, 217 Cal. App. 4th 1160
(2013). On top of this requirement, Gov. Code § 65915(e)(1) mandates that “in no case may a
city…apply any development standard that will have the effect of physically precluding the
construction of a development meeting the criteria of subdivision (b) at the densities or with the
concessions or incentives permitted by this [the DBL].” In other words, the DBL law requires a city
to relax its development standards in order for the project to physically incorporate the additional
units permitted under the law.
Similar to the HAA, there are protections for projects using the DBL. No grounds are provided that
would allow a city to deny a density bonus; rather, "a city … shall grant one density bonus…." (Gov.
Code § 65925(b)(1); see also Wollmer v. City of Berkeley, 193 Cal. App. 4th 1329, 1330 (2011)
("Wollmer") ("Section 65915 mandates that local governments provide a density bonus…"
(emphasis added).
Developers can also request modifications of development standards by requesting either
incentives/concessions (they are the same) or waivers. Incentives or concessions refer to
“regulatory incentives” that provide “identifiable and actual cost reductions” to provide for the
affordable housing (Gov. Code § 65915(k)); in other words, they are provided to allow for
modifications that result in an actual reduction of costs to the project so the affordable housing is
economically feasible. Waivers of development standards are provided under Government Code §
65915(e) if the usual development standards would “physically preclude” a development from being
constructed with the density bonus requested; a project with a 35% greater density may require
modifications of development standards to fit on a site. Necessary waivers may only be denied if
the agency can make a finding based on substantial evidence that the waiver is contrary to state or
federal law, would have an adverse impact on property listed on the California Historical Register,
or would cause a “specific, adverse impact” upon the public health, safety, or the physical
environment, and for which there is no feasible method to satisfactorily mitigate or avoid the
specific adverse impact. The definition of “specific, adverse impact” is the same as that in the HAA
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Housing Accountability Act and Density Bonus Law Summary Memo
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– i.e. a “significant, quantifiable, direct, and unavoidable impact, based on objective, identified
written public health or safety standards, policies, or conditions as they existed on the date the
application was deemed complete.”
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830 Orcutt Road
Orcutt Mixed Use
ARCH-0764-2019 & USE-0209-2020
Continued review of a three -story mixed-use project within
the Commercial Services zone, consisting of 15 residential
units and 1,500 -square feet of commercial space.
December 9, 2020
Applicant: 830 Orcutt, LLC
Recommendation
Find the project consistent with the General Plan,
Community Design Guidelines, and Zoning Regulations
to approve the project, subject to findings and
conditions.
3
Project Background
4
On July 6, 2020, the ARC continued the project and provided
seven directional items.
On August 17, 2020 The ARC review provided two directional
items for consideration by the PC.
On September 28, 2020, the Tree Committee provided two
conditions for consideration by the PC.
On October 14, 2020, the PC continued the project to a date
uncertain and provided three directional items for the applicant to
consider.
Project Description
5
Two new 3-story residential structures, and one 1 -story
commercial structure consisting of:
▪Demolition of existing residence and garage
▪15 new apartments (2 affordable units)
▪28 parking spaces within garages
▪4 surface parking spaces
▪Associated landscaping and site improvements
6
Directional Item #1
Housing Element Policy 4.2. ... Affordable units should
be comparable in size, appearance and basic quality to
market-rate units.
The 1 very-low income designated 1 -bedroom dwelling
unit is of the same size, appearance, and basic quality
to the market-rate 1-bedroom dwelling unit.
1-bed very low-income unit = 1-bed market rate unit
Directional Item #2 & 3
7
Recommendation
Find the project consistent with the General Plan,
Community Design Guidelines, and Zoning Regulations
to approve the project, subject to findings and
conditions.
Density Bonus Comparison
9
Low Income Density Bonus
Percentage Low
Income Units
Percentage Density
Bonus
10 20
11 21.5
12 23
13 24.5
14 26
15 27.5
Very Low-Income Density Bonus
Percentage Very-Low
Income Units
Percentage Density
Bonus
5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
Density Bonus Breakdown
10
Type Number of
Units
Density
Ratio
Density
Proposed
One-bed 2 0.66 1.32
Two-bed 13 1 13
Total Proposed:14.32
Density C-S zone (24/acre):13.7 (13 Base)
Density Bonus (25%):3.43
Total Including Bonus:17.13 rounds to 18
Density Bonus of 25% shall provide 7% as
affordable (very-low income):0.91 rounds to 1
Section 17.140.040(B) fractional units shall be rounded up to the next whole number
Creek Setback –Alternative Incentive/waiver
11
12
Alternative incentives
When a developer agrees to construct housing for
households of very-low income … and desires an
incentive other than a density bonus the developer shall
receive the following number of incentives or
concessions:
“One incentive or concession for housing developments
that include … at least five (5) percent for very-low
income households…”
Parking Requirements
13
Type Sq. Ft./
Units
Parking
Ratio
Parking Spaces
Required*Provided
One-bed 2 .75/Bed 1.5 2
Two-bed 13 .75/Bed 19.5 26
Guest Parking 15 1/5units 3 -
Commercial 1,500 1/300 5 4
Total:30 32
10% Parking Reduction:27 32
14
Government Code Section 65915
In order to deny the requested incentives, State law requires
specific findings;
1.The concession or incentive is not required in order to
provide for affordable housing costs.
2.The concession or incentive would have a specific
adverse impact…upon public health and safety or
the physical environment … which there is no
feasible method to satisfactorily mitigate or avoid the
specific adverse impact without rendering the
development unaffordable to low-and moderate-income
households.
3.The concession or incentive would be contrary to state
or federal law.
ARC Discussion Items
#1 -Consider improving the rhythm of the siding over
the drive aisle by changing the material pattern to A -B-
A-B (wood versus Indigo) rather than A -B-B-B.
#2 -Considering incorporating planters to create a
vehicle buffer around the garages and to introduce
vertical landscaping to soften the architecture along the
drive aisle.
15
Building Design
16
TC Discussion Items
#1 -Replace the street trees designated as Strawberry
Madrone with Chinese Pistache.
#2 -Along the creek, incorporate two additional Coast
Live Oaks (all oaks 36-inch box), to bring the number of
total replacement trees onsite to 21.
17
Creek setback findings
As conditioned, the location and design of the project receiving the exception will not impact any scenic resources as the ex ception occurs on
private property surrounded by urban development. The erosion control plan will prevent any adverse impacts to water quality within the creek,
the project does not impact any native biological resources within the creek setback area as the trees and vegetation removed from the site
within the creek setback is non-native riparian woodland and that there are no suitable habitats for any special status species were identified on
or near the project site
As conditioned, the exception will not limit the City’s design options for providing flood control measures that are needed t o achieve adopted
City flood policies such as requiring that finish floors of the structures positioned a minimum of one foot above the Base Fl ood Elevation (BFE)
or be floodproofed to a comparable height.
The exception will not prevent the implementation of City-adopted plans, as this specific creek is identified as a drainage channel that is only
exposed intermittently between culverts. The City does not have any adopted plans which outline specific plans for this creek .
There are circumstances applying to the site, such as site constraints necessary to provide the proposed residential density associated with the
density bonus and affordable housing, which does not apply generally to land in the vicinity with the same zoning, which incl udes a requested
concession or waiver from specific development standards for the creek setback which may also be enjoyed by other properties in the vicinity
subject to the provisions of the Housing Accountability Act and Density Bonus Law.
The exception will not constitute a grant of special privilege, because the exception request is associated with a residential density bonus that is
available for any development project which includes a density bonus and affordable housing for any other properties in the v icinity with the
same zoning.
As conditioned, the exception will not be detrimental to the public welfare or injurious to other property in the area of the project or downstream,
because the project is consistent with the neighborhood prevailing setback pattern that will have no greater effect on traffic, vehicular or
pedestrian safety, water quality, noise, aesthetic, or lighting that would be inconsistent with development opportunity of neighboring properties.
No useful purpose would be realized by requiring the full creek setback because no significant fire protection, emergency access, privacy or security impacts would occur, and the exception is consistent with the character of the neighborhood. The site development cannot be feasibly accomplished with a redesign of the project, because the Density Bonus Law mandates that concessions from development standards shall not be denied in which would result in a reduction of residential units, and requiring compliance with the full setback requirement would result in design constraints that would result in a reduction of the number of units requested which would violate Government Code §65915.
Redesign of the project would deny the property owner reasonable use of the property, because requiring full compliance with setback
requirements would result in a reduction of the number of residential units requested and the Density Bonus Law mandates that concessions
shall be permitted to physically incorporate the additional units permitted under the law (Gov. Code §65915(e)(1).
18
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ORCUTT MIXED USE
830 0RCUTT ROAD I SAN LUIS OBISPO I CALIFORNIA
PLANNING COMMISSION
20.1209
BRACKET ARCHITECTURE OFFICE
1
SETBACK FROM TOP OF BANK
NOTED AT EACH BUILDING CORNER
SPLIT RAIL FENCE
TOP OF BANK CONTOUR
-A N D-
LINE OF AVERAGED TOP�11
OF BANK PER SITE VISIT
WITH NATURAL RESOURCES
MANAGER ON JANUARY 13,
2020 [SLOMC 17.70.030(C)]
SINGLE MANEUVER FROM
GARAGE (REVERSE)
REQUESTED EXCEPTION OF
CREEK SETBACKS [ 20' + 10' AT
UPPER LEVEL ] BY
AFFORDABLE HOUSING
INCENTIVE
SITE PRIVACY FENCE AT
NORTH PROPERTY LINE
ELECTRIC UTILITY
TRANSFORMER
SINGLE MANEUVER FROM
GARAGE (REVERSE)
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15'-6'
COMMON OPEN SPACE
PASSIVE PEDESTRIAN WALK
COMMON OPEN SPACE
COURTYARD
BICYCLE PARKING, (1) LONG TERM
DOUBLE -DETECTOR CHECK VALVE
SCREENED BY LANDSCAPE
STREET LIGHT PER ENGINEERING
STANDARDS 7520 + 7910
FIRE RISER ROOM WITH EXTERIOR
DOOR ACCESS, FDC AT SOUTH WALL
BICYCLE PARKING, (4) LONG TERM
EV READY PARKING
(3) REQUIRED
BICYCLE PARKING, (12) SHORT TERM
TRASH, RECYCLING + ORGANICS
ENCLOSURE, COVERED
10' SETBACK FOR BUILDINGS
< 20' IN HEIGHT
15' SETBACK FOR BUILDINGS
> 20' IN HEIGHT
5' SETBACK FOR PARKING LOTS
AND SIGNS
50' SETBACK FOR GROUND
LEVEL DWELLING UNITS,
DESIGN EXCEPTION PER SLOMC
17.70.130(D)(1)(a)
IN GROUND PLANTER, SEE
LANDSCAPE PLAN
BICYCLE PARKING, (3) SHORT TERM
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