HomeMy WebLinkAbout12-09-2020 PC Agenda PacketCity of San Luis Obispo, Agenda, Planning Commission
Agenda
PLANNING COMMISSION
Wednesday, December 9, 2020
6:00 PM REGULAR MEETING TELECONFERENCE
Broadcasted via Webinar
Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both the Governor
of the State of California, the San Luis Obispo County Emergency Services Director and the City Council of
the City of San Luis Obispo as well as the Governor’s Executive Order N-29-20 issued on March 17, 2020,
relating to the convening of public meetings in response to the COVID-19 pandemic, the City of San Luis
Obispo will be holding all public meetings via teleconference. There will be no physical location for the
Public to view the meeting. Below are instructions on how to view the meeting remotely and how to leave
public comment.
Additionally, members of the Planning Commission (PC) are allowed to attend the meeting via teleconference
and participate in the meeting to the same extent as if they were present.
Using the most rapid means of communication available at this time, members of the public are
encouraged to participate in PC meetings in the following ways:
1. Remote Viewing - Members of the public who wish to watch the meeting can view:
x Televised live on Charter Cable Channel 20
x View a livestream of the meeting on the City’s YouTube channel: http://youtube.slo.city
x View the Webinar (recommended for the best viewing quality):
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o Note: The City uses GotoWebinar to conduct virtual meetings. Please test your speakers and
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2. Public Comment - The PC will still be accepting public comment for items within their purview. Public
comment can be submitted in the following ways:
x Mail or Email Public Comment
¾ Received by 3:00 PM on the day of meeting - Can be submitted via email to
advisorybodies@slocity.org or U.S. Mail to City Clerk at: 990 Palm St. San Luis Obispo, CA 93401
¾ Emails sent after 3:00 PM – Can be submitted via email to advisorybodies@slocity.org and will
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not be read aloud during the meeting
x Verbal Public Comment
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the agenda item number and leave your comment. The verbal comments must be limited to 3
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¾ During the meeting – Members of the public who wish to provide public comment can join the
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in the questions box. Your mic will be unmuted once Public Comment is called for the Item and
you will have 3 minutes to speak.
Planning Commission Agenda for December 9, 2020 Page 2
CALL TO ORDER: Chair Hemalata Dandekar
ROLL CALL: Commissioners Michael Hopkins, Steve Kahn, Nicholas Quincey,
Michelle Shoresman, Mike Wulkan, Vice-Chair Robert Jorgensen, and
Chair Hemalata Dandekar
CONSIDERATION OF MINUTES
1. Minutes of the Planning Commission meeting of November 18, 2020.
PUBLIC COMMENT
At this time, people may address the Commission about items not on the agenda. Comments are
limited to three minutes per person. Items raised at this time are generally referred to staff and, if
action by the Commission is necessary, may be scheduled for a future meeting.
PUBLIC HEARINGS
Note: Any court challenge to the action taken on public hearing items on this agenda may be
limited to considering only those issues raised at the public hearing or in written correspondence
delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak,
please give your name and address for the record. Please limit your comments to three minutes;
consultant and project presentations limited to six minutes.
2. Continued review of a mixed-use project consisting of 15 residential units and 1,500 square
feet of commercial space within the Commercial Services (C-S) zone. The project includes a
density bonus of 20% including a request for an alternative incentive to relax development
standards for the creek setback requirement to allow variable 2-8 foot setback for various
buildings, where 20 feet is normally required, a request to allow residential uses on the ground
floor within the first 50 feet of the structure along the street frontage, and a request for a 10
percent parking reduction. Project is categorically exempt from environmental review
(CEQA); Project Address: 830 Orcutt Road; Case #: ARCH-0764-2019, AFFH-0210-
2020, USE-0209-2020; Zone: Commercial Services (C-S) zone; 830 Orcutt, LLC,
owner/applicant. (Kyle Bell – 45 minutes)
Recommendation: Adopt the Draft Resolution that approves the project subject to findings
and conditions of approval.
Planning Commission Agenda for December 9, 2020 Page 3
3. Public scoping meeting to discuss the scope of the Environmental Impact Report (EIR) being
prepared for a mixed-use development known as 600 Tank Farm Road Residential Mixed Use
Project located immediately north of Tank Farm Road, near its intersection with Santa Fe
Road. The project consists of 280 residential units and 12,500 square feet of commercial space,
the project also includes an amendment to the Airport Area Specific Plan to rezone the property
from Business Park (BP-SP) to Commercial Services (C-S-SP), and an associated and a
General Plan Map Amendment. Project address: 600 Tank Farm Road; Case #: SPEC-
0407-2020 & GENP-0814-2019; Zone: BP-SP; Covelop Holdings, LLC, applicant.
(Kyle Bell – 45 minutes)
Recommendation: Provide direction to the applicant and staff on items to be addressed in
plans submitted for formal entitlement review.
4. Review of the City’s Draft Active Transportation Plan that will supersede the 2013 Bicycle
Transportation Plan as the planning document that provides recommendations for
improvements to walking and bicycling in the City. A Negative Declaration of Environmental
Impact pursuant to CEQA is recommended for the project; Project Address: Citywide; Case
#: OTHER 0495-2020, EID 0496-2020; Zone: Citywide; City of San Luis Obispo,
applicant. (Adam Fukushima – 60 minutes)
Recommendation: Adopt a Draft Resolution, recommending that the City Council approve
the Active Transportation Plan and adopt a Negative Declaration of Environmental Impact for
the project.
COMMENT AND DISCUSSION
5. Staff Updates & Agenda Forecast
ADJOURNMENT
The next Regular Meeting of the Planning Commission meeting is scheduled for Wednesday,
January 27, 2021, at 6:00 p.m., via teleconference.
APPEALS
Any decision of the Planning Commission is final unless appealed to City Council within 10 days of
the action (Recommendations to City Council cannot be appealed since they are not a final action).
Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal
forms are available at the Community Development Department office, City Clerk’s office, or on the
City’s website (www.slocity.org). The appropriate appeal fee must accompany the appeal
documentation.
Planning Commission Agenda for December 9, 2020 Page 4
LISTENING ASSISTIVE DEVICES are available for the hearing impaired--please see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible to the public.
Upon request, this agenda will be made available in appropriate alternative formats to persons with
disabilities. Any person with a disability who requires a modification or accommodation in order
to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7100
at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805)
781-7410.
Planning Commission regular meetings are televised live on Charter Channel 20. Agenda related
writings or documents provided to the Planning Commission are available for public inspection
on the City’s website: http://www.slocity.org/government/advisory-bodies. Meeting video
recordings can be found on the City’s website: http://www.slocity.org/government/department-
directory/city-clerk/on-demand-meeting-videos
City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo
Minutes - Draft
Planning Commission
Minutes
Planning Commission
Rescheduled Regular Meeting
Wednesday, November 18, 2020
CALL TO ORDER
A rescheduled Regular Meeting of the San Luis Obispo Planning Commission was called to order
on Wednesday, November 18, 2020 at 6:07 p.m., via teleconference, by Chair Dandekar.
ROLL CALL
Present: Commissioners Steve Kahn, Nicholas Quincey, Michelle Shoresman, Mike
Wulkan, Vice-Chair Robert Jorgensen, and Chair Hemalata Dandekar
Absent: Commissioner Michael Hopkins
Staff: Community Development Director Michael Codron, Principal Planner Tyler Corey,
Assistant City Attorney Roy Hanley, and Deputy City Clerk Kevin Christian
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
1. CONSENT AGENDA – CONSIDERATION OF MINUTES
ACTION: MOTION BY COMMISSIONER QUINCEY, SECOND BY
COMMISSIONER WULKAN, CARRIED 6-0-1 (Commissioner Hopkins absent) to approve
the Planning Commission Minutes of October 28, 2020.
Item 1
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Planning Commission Meeting Minutes
November 18, 2020
Page 2 of 3
PUBLIC HEARING
2. Review of a mixed-use project within the manufacturing zone, consisting of 100 new
residential units within an existing structure. The existing structure will also provide 34,408
square feet of office space, 78,825 square feet of warehouse space, and the existing restaurant
that is 4,200 square feet. Project includes exterior improvements to the existing structure and
exceptions to the Sign Regulations for the size and number of signs for various tenant spaces.
Project is categorically exempt from environmental review (CEQA); Project address: 1150
Laurel; Case #: ARCH-0227-2020, USE-0228-2020; Zone: M-MU; Laurel Creek, LLC,
owner/applicant.
Associate Planner Kyle Van Leeuwen presented the staff report and responded to Commission
inquiries.
Project architect, Thom Jess, provided an overview of the project, stressing it as workforce
housing, highlighted the solar installation and project amenities, and responded to questions
the Commission brought forward during the staff presentation.
Chair Dandekar opened the public hearing.
Public Comment:
None
Chair Dandekar closed the public hearing.
ACTION: MOTION BY COMMISSIONER WULKAN SECOND BY
COMMISSIONER KAHN, CARRIED 6-0-1 (Commissioner Hopkins absent) to adopt a
resolution entitled,
“A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION
APPROVING THE DEVELOPMENT OF A MIXED-USE PROJECT WITHIN THE
MANUFACTURING ZONE, CONSISTING OF 100 NEW RESIDENTIAL UNITS
WITHIN AN EXISTING STRUCTURE, WHICH WILL MAINTAIN 34,408 SQUARE
FEET OF OFFICE SPACE, 78,825 SQUARE FEET OF WAREHOUSE SPACE, AND
AN EXISTING 4,200-SQUARE FOOT RESTAURANT. THE PROJECT INCLUDES
EXTERIOR IMPROVEMENTS TO THE EXISTING STRUCTURE AND
EXCEPTIONS TO THE SIGN REGULATIONS FOR THE SIZE AND NUMBER OF
SIGNS FOR VARIOUS TENANT SPACES. PROJECT IS CATEGORICALLY
EXEMPT FROM ENVIRONMENTAL REVIEW; AS REPRESENTED IN THE
STAFF REPORT AND ATTACHMENTS DATED NOVEMBER 18, 2020 (1150
LAUREL LANE, ARCH-0227-2020 & USE-0228-2020)” with modifications as follows:
x Condition 17 modification - A noise consultant shall verify that the building design and
construction reduces noise from the warehouse spaces and the restaurant/brewery, to meet
the standards of the City’s Noise ordinance.
x New Condition - Secure a pedestrian easement to Laurel lane.
Item 1
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Planning Commission Meeting Minutes
November 18, 2020
Page 3 of 3
COMMENT AND DISCUSSION
3. Planning Commission Goal Setting Discussion – Principal Planner Tyler Corey presented a
summary of Commissioner suggested goal edits given during the October 28, 2020 meeting,
and led a discussion to finalize the goals and work programs items for the 2021-2023 Financial
Plan.
By consensus, the Commission directed staff to forward the final goals to the Finance
Department.
4. Agenda Forecast – Principal Planner Tyler Corey provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 8:00 p.m. The next Regular Planning Commission meeting is
scheduled for Wednesday, December 9, 2020, via teleconference.
APPROVED BY THE PLANNING COMMISSION: XX/XX/2020
Item 1
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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
Item 2
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ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020
830 Orcutt Road
Page 2
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.
Item 2
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ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020
830 Orcutt Road
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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.
Item 2
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ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020
830 Orcutt Road
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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).
Item 2
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830 Orcutt Road
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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
Item 2
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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
Item 2
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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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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
Item 2
Packet Page 22
Resolution No. PC-XXXX-20
830 Orcutt Road, ARCH-0764-2019, AFFH-0210-2020, and USE-0209-2020
Page 13
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
Item 2
Packet Page 23
830 Orcutt Road
San Luis Obispo, CA
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Packet Page 28
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Packet Page 29
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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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Packet Page 38
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Item 2
Packet Page 39
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Item 2
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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Packet Page 43
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Item 2
Packet Page 44
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Item 2
Packet Page 45
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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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Appendix 1. List of plant species observedon the 0.57-acre lot at 830 Orcutt
Road, San Luis Obispo, California
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Packet Page 57
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Packet Page 59
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Item 2
Packet Page 60
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Item 2
Packet Page 61
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Item 2
Packet Page 62
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Packet Page 64
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Item 2
Packet Page 65
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Packet Page 66
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Item 2
Packet Page 67
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Item 2
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
39<<1=9.6;@ #B@A5.C2C2?;.9=<<9@3<?/?2216;4.;12449F6;4 AD.@;<A3<B;1<;
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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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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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ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020 (830 Orcutt)
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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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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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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
Item 2
Packet Page 129
Housing Accountability Act and Density Bonus Law Summary Memo
Page 5
– 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.”
Item 2
Packet Page 130
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Public scoping meeting to discuss the scope of the Environmental Impact Report (EIR)
being prepared for the 600 Tank Farm Road Residential Mixed-Use Project located
immediately north of Tank Farm Road, near its intersection with Santa Fe Road.
PROJECT ADDRESS: 600 Tank Farm Road BY: John Rickenbach, Contract Planner
Phone: 805/610-1109
email: JFRickenbach@aol.com
VIA: Kyle Bell, Associate Planner
Phone: 805/781-7524
email: kbell@slocity.org
FILE NUMBER: GENP-0814-2019, FROM: Tyler Corey, Principal Planner
SPEC-0407-2020, & EID-0608-2020,
CEQA State Clearing Housing No. 2020110426
RECOMMENDATION: Receive public testimony and provide input to City staff and consultants on
any additional scope items or environmental issues that need to be evaluated in the 600 Tank Farm Road
Project EIR.
SITE DATA
Applicant Covelop Holdings Company
1135 Santa Rosa Street, #210
San Luis Obispo, California 93401
Representative Stephen J. Peck, AICP
Existing
Zoning/General
Plan
Business Park (BP) under the Airport
Area Specific Plan
Proposed
Zoning/General
Plan
Commercial Service (CS) under the
Airport Area Specific Plan
Site Area Approximately 11.7 acres
Environmental
Status
An Initial Study of environmental
impacts has been prepared to identify
issues and guide EIR preparation.
Meeting Date: December 9, 2020
Item Number: 3
Item 3
Packet Page 131
600 Tank Farm Road Residential Mixed-Use Project (GENP-0814-2019 & SPEC-0407-2020)
Planning Commission Report – December 9, 2020
Page 2
SUMMARY
The applicant, Covelop Holdings Company, has proposed a residential mixed-use project that would
allow up to 280 dwelling units and 12,500 square feet (SF) of commercial-service/office space on two
parcels totaling 11.7 acres. In order to facilitate that development, the following entitlements would be
required: a General Plan Map Amendment and rezone of the property, a Specific Plan Amendment to
the Airport Area Specific Plan (AASP), a Minor Use Permit for a mixed-use project, Major Development
Review, a Development Agreement, environmental clearance, and permitting for necessary off-site
improvements. Approval of these entitlements would allow a final development plan (consistent with
the requirements of the granted entitlements), including grading permits, improvement plans and
building permits to be handled by the City as ministerial approvals. In addition, the project will need to
be formally reviewed by the Airport Land Use Commission (ALUC) for consistency with the Airport
Land Use Plan. Advisory bodies that will review aspects of the project include the Tree Committee,
Architectural Review Commission, and the Planning Commission.
As required under state law, the project is being reviewed under the California Environmental Quality
Act (CEQA), and an Initial Study has been prepared. The Initial Study found that while several
environmental issues would be less than significant, several others may be potentially significant. These
issues will be analyzed in an Environmental Impact Report (EIR). The purpose of this meeting is to
receive public input regarding potentially significant impacts of the project, alternatives, and potential
mitigation measures that should be addressed in more detail in the EIR.
1.0 PROJECT INFORMATION
1.1 Site Information/Setting
The project site is located at 600 Tank Farm Road, 130 feet northeast of the intersection of Tank Farm Road
and Santa Fe Road, in the southern portion of the City of San Luis Obispo. The project site is comprised of
two parcels (Assessor Parcel Numbers [APN] 053-421-002 and 053-421-006) totaling approximately 11.7
acres, as well as proposed off-site transportation improvement areas south and west of the parcel boundary
totaling approximately 1.0 acre. The total project site area is 12.7 acres.
1.2 Project Description
The proposed project is a residential mixed-use project that would allow up to 280 dwelling units and 12,500
SF of commercial-service/office space across both parcels. The project entitlements described earlier would
change the land use designation from Business Park to Service Commercial, which would allow a mixed-
use project with residential and commercial-service/office uses defined in the Airport Area Specific Plan
(AASP) Table 4.3. Figure 1 shows the proposed conceptual site plan for the project (Attachment 1,
Conceptual Site Plan).
The project site would be developed at a density of 23.5 Density Units per acre, with shared public and
private open spaces, common yards, and a recreation center with a community building. The proposed
residential development would include a mix of one-bedroom, two-bedroom, and three-bedroom units.
Balconies and outdoor activity areas would be located on the north and east faces of the buildings to
Item 3
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600 Tank Farm Road Residential Mixed-Use Project (GENP-0814-2019 & SPEC-0407-2020)
Planning Commission Report – December 9, 2020
Page 3
minimize exposure to vehicle noise from Tank Farm Road and aircraft flyovers from the San Luis Obispo
County Regional Airport located approximately 1,500 feet southwest of the project site. The proposed
zoning would allow for up to 12,500 SF of commercial-service/office space, which would be located in
Buildings 21 and 22 shown in Figure 1. Table 1 provides the proposed project characteristics, including the
mix of residential unit types and building area for the primary components of the project.
Table 1 summarizes the key proposed project components:
Table 1. Project Characteristics
Unit Occupancy Type Size (sf) Units
Residential
Area (sf)
Non-Residential
Area (sf) Acres (net) Units/Acre
R3 Occupancy
(1-, 2- and 3-beds)
750-1,450 140 154,000 n/a 6.5 21.7
R4 Occupancy
(studio, 1-, and 2-bed)
600-925 100 85,700 n/a 2.9 34.7
Mixed Use
(studio and 1-bed)
450-625 40 21,500 12,500 1.5 26.3
Total 450-1,450 280 261,200 12,500 10.9 25.8
sf = square feet
Figure 1. Conceptual Site Plan
Item 3
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600 Tank Farm Road Residential Mixed-Use Project (GENP-0814-2019 & SPEC-0407-2020)
Planning Commission Report – December 9, 2020
Page 4
2.0 PLANNING COMMISSION’S PURVIEW
The Commission’s purview is to receive comments from the public and public agencies regarding the
proposed project, and to provide feedback regarding any issues of concern that should be evaluated in
more detail in the EIR. The hearing is not a forum to discuss the merits of the proposed project itself,
which will return to the Commission at later dates with a full evaluation once the Draft and Final EIRs
have been prepared.
3.0 PREVIOUS REVIEW
On April 21, 2020, the City Council approved the initiation of the project and authorized the issuance of
a Request for Proposals (RFP) for the preparation of an Environmental Impact Report (EIR) for the
project. The Council, with a vote of 5:0, provided direction to the applicant and staff to work toward a
Development Agreement to accomplish the needed planning area infrastructure outlined in the AASP
and maximize housing opportunities for those individuals in geographic areas included in the City’s
annual jobs-housing balance analysis (Attachment 2, Council Initiation 4.21.20).
On July 16, 2020, the Active Transportation Committee (ATC) reviewed the conceptual design of the
project and by consensus provided 21 directional items regarding the proposed bicycle and pedestrian
connectivity and safety, as well as consistency with the latest updates to the City’s Active Transportation
Plan for the applicant to incorporate into the project design and associated materials (Attachment 3, ATC
Report and Comments 7.16.20).
On August 17, 2020, the Architectural Review Commission (ARC) reviewed the conceptual design of
the project and by consensus provided nine directional items regarding building orientation in relation
to site access and private/common open space areas, and provided comments on the architectural style
of the project in terms of compatibility between the different uses for the applicant to incorporate into
the project design and associated materials (Attachment 4, ARC Report and Minutes 8.17.20).
On September 23, 2020, the Planning Commission (PC) reviewed the conceptual design of the project
and by consensus provided seven directional items regarding building orientation in relation to Tank
Farm Road, mixed-use development compatibility, and on-site and off-site pedestrian and bicycle
circulation for the applicant to incorporate into the project design and associated materials (Attachment
5, PC Report, Minutes 9.23.20)
4.0 DISCUSSION
4.1 Environmental Scoping
The California Environmental Quality Act (CEQA) encourages and, in some cases, mandates early
public consultation on projects where an EIR is being prepared. Section 15082 of the CEQA Guidelines
requires that at least one scoping meeting be held for projects of areawide significance.
With environmental documents, the word “scoping” is used to describe the process of obtaining
information from the public and interested agencies on potential environmental issues associated with
project development. As indicated in the attached Notice of Preparation (Attachment 6), this meeting is
intended to allow the Planning Commission and public the opportunity to provide feedback on issues
Item 3
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600 Tank Farm Road Residential Mixed-Use Project (GENP-0814-2019 & SPEC-0407-2020)
Planning Commission Report – December 9, 2020
Page 5
that might be of a particular concern and therefore analyzed in greater detail in the EIR. It is also an
opportunity for the City to present information about the project entitlement and CEQA process, the
applicant to provide a preliminary presentation on the project, and the public to ask specific questions
about the project and what is proposed.
The meeting is not intended to be a hearing on the merits of the project. That type of testimony would
be applicable and in order later during project hearings after the Draft and Final EIRs have been publicly
circulated and staff has provided a full analysis of project issues.
The City has made it a practice to hold the scoping meeting as part of a regularly scheduled Planning
Commission hearing to receive comments directly from the Planning Commission and to allow a greater
number of people to participate in the process. Another benefit is that it allows staff and the applicant
to provide a preliminary presentation on the project to the Commission and public early on in the process.
This strategy particularly benefits greater understanding and familiarity with large, complex projects
before the hearings for actual entitlements.
The NOP was sent to the State Clearinghouse as well as to local, state and federal agencies that might
have jurisdiction over or interest in the project. The NOP was also mailed out to others that might be
interested in the project and/or have previously requested notice of the project. The review period for the
NOP is November 26 through December 28, 2020.For more information on the City environmental
procedures and deadlines, or to sign up to be included on a notification list specific to this project, please
contact Kyle Bell, Associate Planner, at 919 Palm Street, San Luis Obispo, California 93401, by email
at kbell@slocity.org or by phone at (805) 781-7524.
4.2 EIR Determination
Through the Initial Study, the City and its CEQA consultant for this assignment, Rincon Consultants,
determined that the project would require the preparation of a Project EIR. The Initial Study (Attachment
7), documents and analyzes potential environmental issue areas and highlights issues that needed to be
further analyzed in an EIR.
Based on the Initial Study, the preliminary issues that will be examined in the Draft EIR include the
following:
• Air Quality
• Biological Resources
• Cultural Resources
• Energy
• Greenhouse Gas Emissions
• Hazards and Hazardous Materials (airport proximity; soils)
• Hydrology/Water Quality (drainage and flooding potential)
• Land Use and Planning (ALUP consistency)
• Noise
• Tribal Cultural Resources
Item 3
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600 Tank Farm Road Residential Mixed-Use Project (GENP-0814-2019 & SPEC-0407-2020)
Planning Commission Report – December 9, 2020
Page 6
•Utilities and Service Systems
It is anticipated that the Planning Commission will be in a position to hold a public hearing on the Draft
EIR in the spring/summer of 2021. Copies of the Draft EIR would be distributed to the Commission in
advance of regular agenda packets to provide adequate time for Commissioners to review the documents.
4.3 EIR Scope/Type
The Draft EIR will incorporate the Initial Study and expand on the discussion of issues included in that
document (refer to Attachments 6 and 7).
The City envisions CEQA compliance for the 600 Tank Farm Road Project to be a Project EIR. To the
extent possible, the EIR will use relevant information included in the City’s Land Use and Circulation
Elements (LUCE) EIR, and Airport Area and Margarita Area Specific Plan EIRs, since the project is
located within the Airport Area Specific Plan and adjacent to the Margarita Area. In general, however,
the analysis in the Project EIR will be original to sufficiently evaluate the project’s potential impacts on
the current environmental baseline, and to address environmental topics consistent with the current
CEQA statute and guidelines.
The City envisions the Project EIR to address impacts associated with development in all project phases,
as well as associated offsite improvements that will be described in the document. It is also intended to
address a Development Agreement that will be prepared to help facilitate the project if approved.
5.0 ATTACHMENTS
1.Conceptual Project Plans
2.Council Initiation Report and Minutes 4.21.20
3.ATC Report and Comments 7.16.20
4.ARC Report and Minutes 8.17.20
5.PC Report and Minutes 9.23.20
6.Notice of Preparation
7. READING FILE - Initial Study
Additional information available online at: https://www.slocity.org/government/department-
directory/community-development/documents-online/environmental-review-documents/-folder-2122
Item 3
Packet Page 136
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A1CONCEPTUAL REVIEW PACKAGETITLE SHEETPROJECT STATISTICSPROJECT ADDRESS:600 TANK FARM ROADSAN LUIS OBISPO, CA 93401APN:053-421-006 & 053-421-002EXISTING ZONING:BP-SPPROPOSED REZONE:CSTOTAL SITE AREA:11.1 ACRES ALLOWED DENSITY:24 DU/ACREALLOWED DU: 266.4 DU UNIT MIX & DENSITYALLOWEDSTUDIO 0.5 DU/UNIT1-BED 0.66 DU/UNIT2-BED 1 DU/UNIT3-BED 1.5 DU/UNIT PROPOSEDTOTAL UNIT COUNT TOTAL DUSTUDIO 28 (28 X 0.5 ) = 14 DU1-BED 72 (72 X 0.66) = 47.52 DU2-BED 152 (152 X 1) = 152 DU3-BED 28 (28 X 1.5) = 42 DUTOTALS 280 UNITS 255.52 DUPARKINGREQUIRED (INCLUDING GUEST PARKING)STUDIO1.2 SPACES/UNIT(28 X 1.2 ) = 33.6 SPACES1-BED1.2 SPACES/UNIT(72 X 1.2) = 86.4 SPACES2-BED1.7 SPACES/UNIT(152 X 1.7) = 258.4 SPACES3-BED2.45 SPACES/UNIT (28 X 2.45) = 68.6 SPACESCOMMERCIAL1 SPACE/300 SF(15,000 SF/300) = 50 SPACESTOTAL497 SPACESPROPOSED(INCLUDING 8% REDUCTION457.2 SPACESPROVIDED 458 SPACESEV PARKINGREQUIRED RESIDENTIALREADY 10% OF REQUIRED 45 SPACESCAPABLE50% OF REQUIRED 224 SPACEPROPOSED RESIDENTIALREADY45 SPACESCAPABLE224 SPACEREQUIRED COMMERCIALREADY 10% OF REQUIRED 5 SPACECAPABLE 25% OF REQUIRED 13 SPACESPROPOSED COMMERCIALREADY5 SPACECAPABLE13 SPACESPROPOSED # OF BUILDINGSRESIDENTIAL 19MIXED USE 2TOTAL 21CS ZONING REGULATIONS (PER MUNICIPAL CODE SECTION 17.36.020)MAX. DENSITY24 UNITS/ACREMIN. SETBACKSFRONT10 FEET (BLDGS), WHERE NO BUILDING ADJOINS 5’-0” (PARKING LOTS)INTERIOR SIDE AND REARN/ACORNER LOT-STREET SIDE10 FEET (BLDGS), WHERE NO BUILDING ADJOINS 5’-0” (PARKING LOTS)MAX. ALLOWABLE BLDG. HEIGHT35’-0”MAX. ALLOWABLE LOT COVERAGE75%MAX. ALLOWABLE FLOOR AREA RATIO1.5MIN. ALLOWABLE LOT AREA9,000 SFItem 3Packet Page 137
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A2CONCEPTUAL REVIEW PACKAGEEXISTING CONDITIONSItem 3Packet Page 138
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A3CONCEPTUAL REVIEW PACKAGEPRELIMINAR CIVIL SITE PLANXXXXXXXXXXXXXXXX
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EXISTING TOPOF BANK35' TOP OF BANK AND EDGEOF RIPARIAN SETBACKPROPOSED INTERIM BULB-OUTIMPROVEMENTSIHHW
Item 3Packet Page 139
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A4CONCEPTUAL REVIEW PACKAGECONCEPTUAL SITE SECTIONSSECTION A ASECTION B B0 100 0 2 1 0 0 200 100 0 00 SCALES 1 100 - 0 (12”X18” SHEET) 1 0 -0 (24”X36” SHEET)Item 3Packet Page 140
1622-01-LP19JUNE 19, 2020BUILDING 3BUILDING 2BUILDING 2BUILDING 2BUILDING 3BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1BUILDING 1MIXEDUSEMIXEDUSE600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGECONCEPTUAL SITE PLANCREEK RIPARIANSETBACKBIKE PEDESTRIAN PAT CREEK RIPARIAN SET BACKA7A6A8EXISTING CONNECTION TO BE DESIGNED AND APPROVED B OT ERS0 100 0 2 1 0 0 200 100 0 00 SCALES 1 100 - 0 (12”X18” SHEET) 1 0 -0 (24”X36” SHEET)N Item 3Packet Page 141
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A6CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC MIXED USE BUILDINGS PERSPECTIVEItem 3Packet Page 142
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC R 4 RESIDENTIAL AREA BUILDINGS PERSPECTIVEItem 3Packet Page 143
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC R 3 RESIDENTIAL AREA BUILDINGS PERSPECTIVEItem 3Packet Page 144
1622-01-LP19JUL 1 , 2020IMAGE N.T.S600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A1EX IBITSBIC CLE CIRCULATION EX IBIT OPTION 1ADJACENT PROJECT PROPOSED BIKE/PEDESTRIAN CIRCULATIONPROPOSED PEDESTRIAN CIRCULATIONPROJECT PROPOSED PATHSPROJECT PROPOSED PATHSINTERIM CLASS II.CLASS IV AT FUTURE CHEVRON DEVELOPMENTFUTURE 800,000 SF COMMERCIAL PROJECTWETLAND MITIGATION AREAN Item 3Packet Page 145
1622-01-LP19JUL 1 , 2020IMAGE N.T.SWETLAND MITIGATION AREA600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A2EX IBITSBIC CLE CIRCULATION EX IBIT OPTION 2ADJACENT PROJECT PROPOSED BIKE/PEDESTRIAN CIRCULATIONPROPOSED PEDESTRIAN CIRCULATIONPROJECT PROPOSED PATHSFUTURE 800,000 SF COMMERCIAL PROJECTINTERIM CLASS II.CLASS IV AT FUTURE CHEVRON DEVELOPMENTN Item 3Packet Page 146
•Council Agenda Report
Department Name: Community Development
4003 Cost Center:
For Agenda of:
Placement:
Estimated Time:
FROM: Michael Codron, Community Development Director
Prepared By: Kyle Bell, Associate Planner
April 21, 2020
Public Hearing
15 Minutes
SUBJECT: INITIATION OF A PROJECT TO REZONE A PROPERTY FROM BP-SP TO
C-S-SP TO ALLOW FOR A MIXED-USE DEVELOPMENT PROJECT
CONSISTING OF 280 RESIDENTIAL UNITS AND 15,000 SQUARE FEET
OF COMMERCIAL SPACE. PROJECT INCLUDES AUTHORIZATION OF A
REQUEST FOR PROPOSALS FOR THE PREPARATION OF AN
ENVIRONMENTAL IMPACT REPORT
RECOMMENDATION
Receive a summary presentation on the project proposal from staff and the project applicant and
consider directing staff to proceed with the following:
1.Proceed the processing of the Project through the entitlement process; and
2.Authorize the issuance of a Request for Proposals (RFP) for the preparation of an
Environmental Impact Report (EIR) for the Project and related entitlements; and
3.Authorize the City Manager to enter into a consultant services agreement with the consultant
that best responds to the RFP in terms of qualifications, cost, and approach, that is funded
( consultant and staff costs) solely by the Applicant.
DISCUSSION
The purpose of the initiation of this Project before the City Council is to provide for the orderly
processing of a Project Application requesting a General Plan Amendment and Rezone in a
manner consistent with the overall goals of the community's planning program and the
requirements of State law. It is intended to assure that the General Plan is amended for good
reason and with due consideration of community-wide interests, to achieve and maintain internal
consistency of General Plan elements, and conformance with other guiding documents such as
the Airport Area Specific Plan (AASP).
Staff has determined that California Environmental Quality Act (CEQA) compliance for the
project requires preparation of a Project EIR that evaluates potential environmental effects and
identifies project alternatives. If initiated by Council, an RFP (Attachment A) will be published
on the City's website and distributed to consultants with relevant experience in the preparation of
a project-level EIR with similar environmental issues and constraints.
Item 3
Packet Page 147
Background
The site is composed of 11.1 contiguous acres at the northeast comer of the designated Santa Fe
realignment and Tank Farm Road. It is comprised of two separate parcels: APN: 053-421-06
and APN: 053-421-02. The site slopes from the northwest to southeast, with site elevations at
210 feet at the top of the Flower Mound, and 150 feet at the Acacia Creek/Tank Farm Road
headwall. Acacia Creek borders the project on the east, although the creek area itself is located
on the adjacent parcel to the east.
Figure 1: Conceptual Site Plan
The project site is currently zoned Business Park (BP-SP) within the AASP. The BP zone as well
as the AASP prohibit residential uses at this location. The project application proposes to amend
the AASP and rezone the property to Commercial Services (C-S-SP) zone to allow for a mixed
use project, similar to what has been approved on the adjacent property at 650 Tank Farm
(March 5, 2019, Council Agenda Report for the Ordinance Adoption of 650 Tank Farm:
http://opengov.slocity.org/WebLink/DocView.aspx?id=91166&dbid=O&repo=CityClerk ). The
proposed mixed-use project consists of 280 residential units and approximately 15,000 square
feet of commercial space. The residential units are provided within three different housing types:
140 townhomes, 100 stacked flat units, and 40 studio and one-bedroom units over the
commercial structures. The townhome and stacked flat units are intended as ownership units,
while the mixed-use units will likely be a rental product (Attachment B).
The project will be required to construct or contribute to several major improvements to
transportation infrastructure as identified by the Circulation Element and AASP including the
Santa Fe/Tank Farm Road roundabout, Santa Fe re-alignment, and associated improvements for
Santa Fe Road including two travel lanes and Class IV bike paths. The full extent to fair share
contributions and/or mitigation measures to implement transportation projects will be fully
evaluated and defined through the development review process.
Policy Context
Land Use Designation. The Business Park land use designation provides for research and
development and light manufacturing in a campus setting. The Project's proposed Services &
Manufacturing designation provides for a wide range of uses including business and professional
services, medical services, research and development, and retail sales. It also provides for
residential uses as part of a mixed-use project with a residential density of up to 24 density
units/acre.
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The development conceptually identified for the project site would be consistent with allowances
for mixed-use projects in the Services & Manufacturing land use designation. The City's General
Plan provides several policies regarding mixed-use development. The following provides a
discussion and initial analysis of the proposed project in regard to these policies.
Major City Goal. Housing was determined to be one of the most important, highest priority goals
for the City to accomplish over the 2019-21 Financial Plan. The goal states: Facilitate the
production of housing with an update of the Housing Element, including an emphasis on
affordable housing (including unhoused people) and worlforce housing through the lens of
climate action and regionalism.
Housing Element. The Housing Element (HE) Policy 6.10 encourages infill residential
development and the promotion of higher-residential density where appropriate'.
Land Use Element. In accordance with the Housing Major City Goal cited above and Housing
Element policies and programs, the proposed General Plan amendment, Specific Plan
amendment and Rezone would allow for the development of a mixed-use project. The proposed
project would facilitate several General Plan policies such as: Land Use Element (LUE) Policy
2.2.62, as the project site provides a variety of housing types within close proximity to public
transportation and is located within walking distance to MindBody Headquarters, SESLOC
Federal Credit Union, and other nearby employers, as well as retail uses and other services of the
Marigold Shopping Center; and LUE Policy 1.5 3, as the project would help reduce the gap
between housing demand and supply by supporting additional residential units
Additionally, the LUE encourages mixed-use projects where they can be found to be compatible
with existing and potential future development. The LUE encourages compatible mixed uses in
commercial districts and specifically discusses residential and commercial mixed use (LUE
Policy 2.3.6)4 . LUE Policy 10.1 (Neighborhood Access) states that all residences should be
within close proximity to food outlets including grocery stores, farmers' markets, and community
gardens.
1 HE Policy 6.10. To help meet the Quantified Objectives, the City will support residential infill development and
promote higher residential density where appropriate.
2 LUE Policy 1.5. Jobs/Housing Relationship. The gap between housing demand (due to more jobs and college
enrollment) and supply should not increase.
3 LUE Policy 2.2.6. Neighborhood Characteristics. The City shall promote livability, quiet enjoyment, and safety
for all residents. Characteristics of quality neighborhoods vary from neighborhood to neighborhood, but often
include one or more of the following characteristics: A mix of housing type styles, density, and affordability.
Design and circulation features that create and maintain a pedestrian scale. Nearby services and facilities
including schools, parks, retail (e.g., grocery store, drug store), restaurants and cafes, and community centers or
other public facilities. A tree canopy and well-maintained landscaping. A sense of personal safety .... Convenient
access to public transportation. Well-maintained housing and public facilities.
4 LUE Policy 2.3.6. Housing and Businesses. 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 I transit opportunities where appropriate.
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LUE Policy 10.4 (Encourage Walkability) states that the City shall encourage projects which
provide for and enhance active and environmentally sustainable modes of transportation, such
as pedestrian movement, bicycle access, and transit services. The immediate surrounding
neighborhood provides services, facilities and resources within a half mile of the project site: a
day care, drug stores, restaurants, schools, a major grocery store, a bank, several places of
worship, a fitness center, medical and/or dental services, personal care services, and a full
service supermarket are currently located within biking or walking distance of the project site.
Airport Area Specific Plan. The AASP was initially adopted on August 23, 2005 and provides a
planning framework for future growth and development within the approximately 1,500-acre
area along the City's southern boundary. The AASP sets forth guidance for land use,
conservation and resource management, community design, circulation and transportation
improvements, and utilities and services needed in the planning area. The AASP has been
amended multiple times, with the last amendment adopted in March 2019, with the approval of
the 650 Tank Farm project. Amendments to the AASP require review by the County Airport
Land Use Commission (ALUC).
The proposed Specific Plan Amendment would allow for the site to be developed with a mixed
use project. This would accommodate the continuation and expansion of the residential uses in
the vicinity (650 Tank Farm). This residential expansion is an example of urban infill
development that would improve and enhance the supply of housing near jobs and services, and
is consistent with many General Plan goals, policies, and programs (as discussed above). The
project would need to conform to all relevant design considerations and performance standards.
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, the EIR, 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.
Next Steps
Once all application materials are collected and the project applications are deemed complete,
and environmental review has been conducted pursuant to CEQA, public hearings will be
scheduled before the ALUC and Architectural Review Commission (ARC). The ARC will
provide a recommendation to the Planning Commission (PC). The PC will review the project and
associated entitlements for consistency with the General Plan, Zoning Regulations, and
applicable City development standards and guidelines, with a recommendation to City Council
for final action. Associated entitlements are envisioned at this time to include: Environmental
Impact Determination, General Plan Map Amendment (includes rezoning), Specific Plan
Amendment, Minor Subdivision, Minor Use Permit, and Development Review (Major).
Public Engagement
Consistent with the City's Public Engagement and Noticing (PEN) Manual and the City's
Municipal Code, the project was noticed per the City's notification requirements for
Development Projects. Newspaper legal advertisements were posted in the New Times ten days
prior to the hearing. Additionally, postcards were sent to both tenants and owners of properties
located within 300 feet of the project site ten days before the hearing.
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CONCURRENCE
The project was previously reviewed by other City Departments through a pre-application
meeting held on June 6, 2019 including Community Development (Planning and Engineering)
and Public Works (Transportation), Fire, Building, Utilities, and Administration (Natural
Resources). No additional concurrence has occurred at this time as further review from the other
departments is dependent on the results of the Council initiation. The project entitlements will be
routed to the various City Departments to ensure that staff has adequate information for a
complete application to evaluate the project and identify any conflicts with City standards or
guidelines. All City Departments will be providing comments that will be incorporated into the
staff reports and recommended resolution/ordinance as conditions of the project.
ENVIRONMENTAL REVIEW
The CEQA does not apply to the recommended action in this report because the action does not
constitute a "Project" under CEQA Guidelines Sec. 15378. Future applications for entitlements
will be subject to CEQA at the time the applications are filed.
FISCAL IMPACT
Budgeted: Yes Budget Year: N/ A
Funding Identified: No
Fiscal Analysis:
Current Remaining Annual
Total Budget Funding Balance Ongoing Cost
Funding Sources Available Request
General Fund NIA
State
Federal
Fees
Other:
Total
There is no fiscal impact associated with initiating project applications. The developer will
reimburse the City for all staff and consultant fees associated with processing the applications.
As part of the applications, the applicant will be required to prepare a fiscal impact study that
would analyze the project's effects on the City. Due to the size of the project, the applicant will
be paying for actual costs for staff and consultant time rather than a flat fee to process all of the
required permits and to coordinate the preparation of an EIR.
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ALTERNATIVES
1.Deny the consideration of the application. The Council should provide findings in reference
to specific General Plan provisions that identify the project as inconsistent with overall
General Plan policy direction.
a.Decline to authorize the RFP or deferred to a future time.
2.Continue consideration of the application to a future date. The Council can continue review
of the project to a future meeting. If this alternative is taken, the Council should provide
direction to staff regarding additional information needed to provide further direction
regarding the project application.
a.Provide direction regarding an amended RFP and continue authorization of the RFP to a
date uncertain. This alternative is recommended if the City Council would like to review
and consider major revisions to the RFP.
3.Initiate the proiect application and provide direction regarding an amended RFP. The
Council may authorize the RFP based on finalization and approval by the Community
Development Director. This alternative is recommended if the Council provides direction
resulting in minor revisions to the RFP.
Attachments:
a -Request for Proposal to Prepare EIR
b - COUNCIL READING FILE -Project Proposal
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Tuesday April 21, 2020
Regular Meeting of the City Council
CALL TO ORDER
A Regular Meeting of the San Luis Obispo City Council was called to order on Tuesday, April 21,
2020 at 6:01 p.m. by Mayor Harmon, with all Council Members teleconferencing.
ROLL CALL
Council Members
Present: Council Members Carlyn Christianson, Andy Pease, Erica A. Stewart,
Vice Mayor Aaron Gomez, and Mayor Heidi Harmon.
Absent: None
City Staff
Present: Derek Johnson, City Manager; Christine Dietrick, City Attorney; and Teresa
Purrington, City Clerk; were present at Roll Call.
PRESENTATIONS
1. SEXUAL ASSAULT AWARENESS MONTH PROCLAMATION
Mayor Harmon presented a Proclamation declaring April to be “Sexual Assault Awareness
Month” to RISE.
2. ECONOMIC RECOVERY AND RESILIENCY PROJECT PLAN PRESENTATION
City Manager Derek Johnson and Assistant City Manager Shelly Stanwyck presented a
PowerPoint on the Economic Recovery and Resiliency Project Plan.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment---
CONSENT AGENDA
ACTION: MOTION BY COUNCIL MEMBER STEWART, SECOND BY COUNCIL
MEMBER CHRISTIANSON, CARRIED 5-0 to approve Consent Calendar Items 3 thru 7.
3. WAIVE READING IN FULL OF ALL RESOLUTIONS AND ORDINANCES
CARRIED 5-0, to waive reading of all resolutions and ordinances as appropriate.
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4. MINUTES REVIEW – APRIL 7, 2020 CITY COUNCIL MEETING
CARRIED 5-0, to approve the minutes of the City Council meeting held on April 7, 2020.
5. AUTHORIZATION TO ADVERTISE ON-CALL SERVICES REQUEST FOR
QUALIFICATIONS – STRUCTURAL ENGINEERING DESIGN SERVICES
CARRIED 5-0, to:
1. Approve the Request for Qualifications (RFQ) to provide Structural Engineering Design
Services, Specification No. 5009.2020.SE; and
2. Authorize the City Manager to execute agreements with selected consulting firms; and
3. Authorize the Finance Director to execute and amend Purchase Orders for individual
consultant service contracts not-to-exceed the authorized project budget; and
4. Authorize the City Engineer to amend or extend the agreement for services in accordance
with its terms and within the available annual budget.
6. AGREEMENT WITH ASCENT ENVIRONMENTAL TO PREPARE THE
COMPREHENSIVE HAZARD AND VULNERABILITY ASSESSMENTS AND
ADAPTATION STRATEGIES FOR THE GENERAL PLAN SAFETY ELEMENT
RESILIENT SAN LUIS OBISPO)
CARRIED 5-0, to authorize the Community Development Director to enter into an agreement
with Ascent Environmental in the amount of $287,500 to prepare the comprehensive hazard
and vulnerability assessments and adaptation strategies for the General Plan Safety Element
update funded through the Caltrans Climate Change Adaptation Grant, “Resilient SLO.”
7. RECEIVE AND FILE THE 2020 AFFORDABLE HOUSING NEXUS STUDY
CARRIED 5-0, to receive and file the 2020 Affordable Housing Nexus Study, which
completes a significant Housing Major City Goal task.
RECESS
Council recessed at 7:10 p.m. and reconvened at 7:22 p.m., with all Council Members present.
PUBLIC HEARING ITEMS AND BUSINESS ITEMS
8. INITIATION OF A PROJECT TO REZONE A PROPERTY FROM BP -SP TO C-S-
SP TO ALLOW FOR A MIXED-USE DEVELOPMENT PROJECT CONSISTING OF
280 RESIDENTIAL UNITS AND 15,000 SQUARE FEET OF COMMERCIAL SPACE
AND AUTHORIZATION OF A REQUEST FOR PROPOSALS FOR THE
PREPARATION OF AN ENVIRONMENTAL IMPACT REPORT
Council Members Pease noted her Ex Parte Communication with Steve Pack, Applicant’s
Representative regarding the project. Council Member Christianson, Council Member
Stewart, Vice Mayor Gomez, and Mayor Harmon reported having no Ex Parte
Communications.
Community Development Director Michael Codron and Associate Planner Kyle Bell provided
an in-depth staff report and responded to Council questions.
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Public Comments:
Stephen Peck
End of Public Comment---
ACTION: MOTION BY COUNCIL MEMBER PEASE, SECOND BY COUNCIL
MEMBER CHRISTIANSON, CARRIED 5-0 to:
1. Proceed the processing of the Project through the entitlement process; and
2. Authorize the issuance of a Request for Proposals (RFP) for the preparation of an
Environmental Impact Report (EIR) for the Project and related entitlements; and
3. Authorize the City Manager to enter into a consultant services agreement with the
consultant that best responds to the RFP in terms of qualifications, cost, and approach, that
is funded (consultant and staff costs) solely by the Applicant.
With the added direction to include requested changes by the Applicant, staff to work toward
a Development Agreement or other enforceable mechanism, with the applicant to accomplish
the infrastructure scope, the locals preference and other areas as determined by staff and to
include early feedback from the Active Transportation Committee and Planning Commission
for the conceptual review and scoping.
9. APPROVAL OF THE UPDATED EMERGENCY OPERATIONS PLAN AS THE
COMPREHENSIVE DISASTER LEADERSHIP PLAN
Fire Chief Keith Aggson and Management Analyst James Blattler provided an in-depth staff
report and responded to Council questions.
Public Comments:
None
End of Public Comment---
ACTION: MOTION BY COUNCIL MEMBER STEWART, SECOND BY COUNCIL
MEMBER CHRISTIANSON, CARRIED 5-0 to approve the Comprehensive Disaster
Leadership Plan (CDLP) as the updated 2011 Emergency Operations Plan (EOP).
10. 2020 LEGISLATIVE PLATFORM
City Attorney Christine Dietrick provided an in-depth staff report and responded to Council
questions.
Public Comments:
None
End of Public Comment---
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ACTION: MOTION BY COUNCIL MEMBER CHRISTIANSON, SECOND BY VICE
MAYOR GOMEZ, CARRIED 5-0 to:
1.Adopt Resolution No. 11112 (2020 Series) entitled, “A Resolution of the City Council
of the City of San Luis Obispo, California, establishing the City Legislative Action
Platform for 2020 and appointing the council member and staff person to act as liaison
between the City of San Luis Obispo and the League of California Cities;” and
2.Appoint the Mayor, City Attorney, and City Manager to act as the primary legislative
liaisons between the League of California Cities and the City of San Luis Obispo.
With changes proposed during the meeting.
11.DISCUSS AND PROVIDE DIRECTION REGARDING PROCLAIMING THE
CONTINUED EXISTENCE OF A LOCAL EMERGENCY REGARDING COVID-19
PANDEMIC
City Manager Derek Johnson provided an in-depth staff report and responded to Council
questions.
Public Comments:
None
End of Public Comment---
ACTION: MOTION BY COUNCIL MEMBER PEASE, SECOND BY COUNCIL
MEMBER CHRISTIANSON, CARRIED 5-0 to adopt Resolution No. 11113 (2020 Series)
entitled “A Resolution of the City Council of the City of San Luis Obispo,
California, proclaiming the continuing existence of a local emergency regarding the COVID-
19 Pandemic.
ADJOURNMENT
The meeting was adjourned at 9:10 p.m. The next Regular City Council Meeting is scheduled for
Tuesday, May 5, 2020 at 6:00 p.m., via teleconference.
Teresa Purrington
City Clerk
APPROVED BY COUNCIL: 05/05/2020
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CityofSanLuisObispo, Agenda, Planning Commission
Agenda
ACTIVE TRANSPORTATION COMMITTEE
Thursday, July 16, 2020
6:00 p.m. REGULAR MEETING Teleconference
Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both the Governor
of the State of California, the San Luis Obispo County Emergency Services Director and the City Council of the
City of San Luis Obispo as well as the Governor’s Executive Order N-29-20 issued on March 17, 2020, relating
to the convening of public meetings in response to the COVID-19 pandemic, the City of San Luis Obispo will
be holding all public meetings via teleconference. There will be no physical location for the Public to view
the meeting. Below are instructions on how to view the meeting remotely and how to leave public comment.
Additionally, members of the Active Transportation Committee are allowed to attend the meeting via
teleconference and to participate in the meeting to the same extent as if they were present.
Using the most rapid means of communication available at this time, members of the public are
encouraged to participate in Council meetings in the following ways:
1.Remote Viewing - Members of the public who wish to watch the meeting can view:
View the Webinar:
Registration URL: https://attendee.gotowebinar.com/register/6454527288375917837
Webinar ID: 915-314-723
2.Public Comment - The Active Transportation Committee will still be accepting public comment. Public
comment can be submitted in the following ways:
Mail or Email Public Comment
Received by 3:00 PM on the day of meeting - Can be submitted via email to advisorybodies@slocity.org or
U.S. Mail to City Clerk at 990 Palm St. San Luis Obispo, CA 93401
Emails sent after 3:00 PM and up until public comment is opened on the item – will be archived and
distributed to Advisory Body members the day after the meeting. Emails will not be read aloud during meetings.
Verbal Public Comment
o Received by 3:00 PM on the day of the meeting - Call (805) 781-7164; state and spell your name, the
agenda item number you are calling about and leave your comment. The verbal comments must be limited
to 3 minutes. All voicemails will be forwarded to the Committee Members and saved as Agenda
Correspondence. Voicemails will not be played during the meeting
o During the meeting – Verbal comments may be made by joining the webinar (instructions above).
Verbal comments are limited to three minutes.
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Active Transportation Committee Agenda July 16, 2020 Page 2
All comments submitted will be placed into the administrative record of the meeting.
MISSION: The purpose of the Active Transportation Committee (ATC) is to provide oversight
and policy direction on matters related to bicycle and pedestrian transportation in San Luis Obispo
and its relationship to bicycling and walking outside the City.
CALL TO ORDER: Chair Jonathan Roberts
ROLL CALL : Committee Members Thomas Arndt, Lea Brooks (vice chair), Donette
Dunaway, Timothy Jouet, Briana Martenies, Russell Mills, Jonathan Roberts
chair)
PUBLIC COMMENT: At this time, people may address the Committee about items not on the
agenda. Persons wishing to speak should come forward and state their name and address.
Comments are limited to three minutes per person. Items raised at this time are generally referred
to staff and, if action by the Committee is necessary, may be scheduled for a future meeting.
CONSIDERATION OF MINUTES
1. Minutes of the June 11, 2020 Special Meeting
ACTION ITEM
2. 600 TANK FARM ROAD ACTIVE TRANSPORTATION FACILITIES
BELL – 60 MINUTES)
1) BACKGROUND
A project at 600 Tank Farm Road has been initiated to redevelop 11.1 acres at the northeast corner
of Tank Farm Road and the designated location for realignment of Santa Fe Rd. The applicant has
submitted a conceptual application as an early review of the project prior to the formal application
submission process. Given the early stage of the approval process, this meeting is intended to
receive comments on active transportation issues that should be considered as the application
develops further and work begins on the environmental study.
2) PROJECT INFORMATION
The 600 Tank Farm site is comprised of two separate parcels: APN: 053-421-06 and APN: 053-
421-02. The project site is currently zoned Business Park within the Airport Area Specific Plan
AASP). The AASP prohibits residential uses at this location and the project application proposes
to amend the AASP and rezone the property to Commercial Services zone to allow for a mixed
use project, similar to what has been proposed on the adjacent property at 650 Tank Farm. The
mixed-use project consists of 280 residential units and approximately 15,000 square feet of
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commercial space. The residential units are provided within three different housing types: 140
townhomes, 100 stacked flat units, and 40 studio and one-bedroom units over the commercial
structures.
3) PROPOSED BICYCLE AND PEDESTRIAN FACILITIES
As described in the Conceptual Application submitted by the applicant (See Attachment 2), the
bicycle and pedestrian facilities proposed as part of the development project are summarized as
follows:
Tank Farm Road Widening
o Widen westbound direction along the project frontage per Airport Area Specific
Plan (AASP) to provide:
2 westbound auto lanes
Width for center median/turn lane
Sidewalk with parkway
Class IV sidewalk-level cycle track (Modified from AASP, which
proposed Class II bike lanes)
Class I path between north-south creek path and Tank Farm/Santa Fe
intersection
Santa Fe Road Extension to the North
o New extension of Santa Fe Road north of Tank Farm, aligned west of the existing
Santa Fe Road alignment south of Tank Farm. Will ultimately connect with Prado
Road extension to the north. Cross section includes:
2 auto lanes (Modified from AASP, which proposes 4 auto lanes)
Center median/turn lane
Sidewalks with parkway (interim installation w/ no sidewalk on west
side—to be completed by Chevron development)
Class IV protected bike lanes (Modified from AASP, which proposed
Class II bike lanes. Interim installation with Class II bike lane on west
side—to be upgraded to Class IV with Chevron development)
Tank Farm/Santa Fe Extension Intersection
o New roundabout (traffic study will guide sizing/geometrics)
North-South Creek Path
o New north-south Class I path along west side of creek, connecting Tank Farm
Road north to Damon Garcia Park pathways
Connection to Adjacent 650 Tank Farm
o Proposed ped/bike/emergency access only bridge to adjacent 650 Tank Farm
development to the east.
Since the City’s Active Transportation Plan has not yet been adopted by the City Council, the
proposed facilities will be evaluated for consistency with the currently adopted Bicycle
Transportation Plan. Proposed bicycle facilities in the current Bicycle Transportation Plan relative
to this project include a Class I Shared Use Path on Tank Farm Road, a north-south Class I path
along the creek connecting to Damon Garcia Sports Fields, Class II bike lanes on Santa Fe Road,
and retaining existing Class II bike lanes on Tank Farm. As shown in the above summary list, the
applicant proposes to upgrade facilities in several locations to align with the preliminary concepts
presented as part of the ATP, which prioritize Class IV protected bike lanes along collector and
arterial streets.
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Additional summary maps are provided in Attachment 3 to help convey the proposed pedestrian
and bicycle connectivity within the greater vicinity of the proposed project site.
Staff Recommendation: Receive initial comments on the 600 Tank Farm project as submitted by
the applicant regarding the project’s consistency with the Bicycle Transportation Plan.
Attachment 2: 600 Tank Farm Rd Conceptual Application
Attachment 3: 600 Tank Farm Rd Maps
ACTION ITEM
3. CLIMATE ACTION PLAN FOR COMMUNITY RECOVERY
FUKUSHIMA – 45 MINUTES)
The Public Review DRAFT Climate Action Plan (CAP) for Community Recovery is currently
open for review. The CAP establishes a community-wide goal of carbon neutrality by 2035,
adopts sector specific goals, and provides foundational actions to establish a trajectory towards
achieving that goal while also recovering from the economic impacts of COVID-19.
Regarding Active Transportation, the CAP sets the policy framework as well as certain actions
for achieving climate neutrality by 2035 including:
Connected 1.1 – Establish a consistent method for tracking and reporting mode split metrics.
Connected 1.2 – Research and develop an approach to a “Mobility as a Service” platform for
people to easily use all modes of low carbon mobility in the City.
Connected 2.1 – Complete Active Transportation plan and begin implementation immediately.
Connected 2.2 – Launch micro mobility program by 2021
See Attachment 4 for an excerpt on the CAP on Pillar 4: Connected Community for more detail
on these actions.
The complete Public Review Draft of the CAP can be found at:
https://www.slocity.org/government/department-directory/city-administration/office-of-
sustainability/climate-action/climate-action-plan-1949
In January 2019, the ATC received an update on the CAP. At this meeting, the ATC can provide
comments on the Public Review DRAFT. The document is open for public review until July 22nd
and the City Council will consider adoption on August 18th.
Staff Recommendation: Receive comments from the committee on the Public Review DRAFT
Climate Action Plan.
Attachment 4: CAP Pillar 4: Connected Community
ADJOURNMENT
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Active Transportation Committee Agenda July 16, 2020 Page 5
The next Regular Meeting of the Active Transportation Committee is scheduled for
Thursday , September 17 , 20 20, at 6:00 p.m., by teleconference.
ATTACHMENTS
1. Minutes of the June 11, 2020 Special Meeting
2. 600 Tank Farm Rd Conceptual Application
3. 600 Tank Farm Rd Maps
4. CAP Pillar 4: Connected Community
The City of San Luis Obispo wishes to make all of its public meetings accessible to the
public. Upon request, this agenda will be made available in appropriate alternative formats to
persons with disabilities. Any person with a disability who requires a modification or
accommodation in order to participate in a meeting should direct such request to the City Clerk’s
Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications
Device for the Deaf (805) 781-7107.
Agenda related writings and documents are available online or for public inspection at the Public
Works Department, 919 Palm Street, SLO. Meeting audio recordings can be found at the following
web address:
http://opengov.slocity.org/WebLink/1/fol/60965/Row1.aspx
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Minutes
ACTIVE TRANSPORTATION COMMITTEE
Thursday, July 16, 2020
Regular Meeting of the Active Transportation Committee
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Active Transportation Committee was called to order
on Thursday, July 16, 2020 at 6:05 p.m. via teleconference by Chair Roberts.
ROLL CALL
Present: Committee Members Thomas Arndt, Lea Brooks (vice chair), Timothy Jouet (joined
at 6:10), Briana Martenies, Russell Mills, and Jonathan Roberts (chair)
Absent: Donette Dunaway
Staff: Active Transportation Manager Adam Fukushima, Associate Planner Kyle Bell, and
Recording Secretary Lareina Gamboa
PUBLIC COMMENT ITEMS NOT ON THE AGENDA
None.
--End of Public Comment--
APPROVAL OF MINUTES
1. Review Minutes of the Active Transportation Committee Meeting of June 11, 2020:
ACTION: UPON MOTION BY COMMITTEE MEMBER BROOKS, SECONDED BY
COMMITTEE MEMBER MILLS, CARRIED 5-0-2 (COMMITTEE MEMBERS
DUNAWAY AND JOUET ABSENT), to approve the Minutes of the Active Transportation
Committee Meeting of June 11, 2020, as presented.
Public Comment
None.
--End of Public Comment--
ACTION ITEMS
2. 600 Tank Farm Road Active Transportation Facilities
Associate Planner Kyle Bell and Active Transportation Manager Fukushima provided a
presentation and responded to Committee inquiries in regards to the 600 Tank Farm Road mixed-
use development and its relation to Active Transportation projects in the city. The applicant for
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the project, represented by Darin Cabral from RRM Design Group, also provided a presentation
and responded to questions.
ACTION: UPON MOTION BY COMMITTEE MEMBER BROOKS, SECONDED BY
COMMITTEE MEMBER ARNDT, CARRIED 6-0-1 (COMMITTEE MEMBER
DUNAWAY ABSENT), to recommend providing committee suggestions to staff and the
applicant for consideration as the project progresses.
Public Comment
None.
--End of Public Comment--
3. Climate Action Plan For Community Recovery
Active Transportation Manager Fukushima provided a PowerPoint presentation and
responded to Committee inquiries in regards to the Climate Action Plan for Community
Recovery and its relation to the Active Transportation Plan.
Public Comment
None.
--End of Public Comment--
ACTION: UPON MOTION BY COMMITTEE MEMBER ARNDT, SECONDED BY
COMMITTEE MEMBER BROOKS, CARRIED 6-0-1 (COMMITTEE MEMBER
DUNAWAY ABSENT), to thank City staff for their work putting together the Climate
Action Plan, and moves to request that the list of Climate Action Plan comments recorded
during the meeting be included for consideration.
ADJOURNMENT
The meeting was adjourned at 8:00 p.m. The next Regular Active Transportation Committee
meeting is scheduled for Thursday, September 17, 2020 at 6:00 p.m., by teleconference.
APPROVED BY THE ACTIVE TRANSPORTATION COMMITTEE: 08/20/2020
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July 16, 2020 -- Active Transportation Committee
Comments on 600 Tank Farm
Committee Member Lea Brooks
1) The project should consider bicycle and pedestrian connections along Tank
Farm Rd to improve east-west connections between Higuera and Broad Streets
2) The project should study bicycle and pedestrian impacts to the Broad/Tank
Farm Rd intersection
3) Concerned about connecting the Acacia Creek Path to a wrong way Class IV
bikeway
4) Consider the potential of connecting Clarion Court to Fiero Lane as an
alternative to Tank Farm Road for bikes and peds
5) If Hawthorne Elementary is the designated school for this site, consider how
children will walk and bike there
6) Consider what possible role a bridge across the Railroad Safety Trail at
Industrial Way could do to provide access to the east side of the railroad tracks
7) Consider the role that bike lanes on Industrial Road could play to improve
access to the site and avoid busy arterial streets like Tank Farm
8) Concerned about the impact widening Tank Farm Road to 5 lanes would have
on bicycle and pedestrian comfort levels.
Committee Member Thomas Arndt
1) Suggests the design of roundabout at Tank Farm / Santa Fe should separate bike
and ped modes
2) Requests that the Acacia Creek Path have adequate connections to other
bikeway and pedestrian facilities
3) Suggests considering other options before using bollards on the bike/ped bridge
across creek to 650 Tank Farm. If bollards are the only option, make safe as
possible.
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4) Avoid bike facility designs that encourage wrong way riding.
Committee Member Russell Mills
1) Recommends avoiding multilane road on Tank Farm to minimize bike/ped
impacts. Consider not widening Tank Farm Road for multilanes
2) Ensure adequate sidewalk connections throughout internal development
3) Suggests more separation than 2 feet between Class IV bikeway and motor
traffic. Suggests adding a parkway between the bike and motor vehicle modes.
Committee Member Briana Marteneis
1) Recommends that pathways for pedestrians throughout the development are
direct
Committee Member Tim Jouet
1) Please look for ways to incorporate design elements of the forthcoming Active
Transportation Plan as much as possible into the project
2) Recommends to incorporate slower roadway speeds where possible
3) Consider locating the bridge to 650 Tank Farm farther north
4) Please provide more separation between ped/bike/motor vehicle modes on Tank
Farm Road cross section
Committee Member Jonathan Roberts
1) Suggests that a lot of thought be put into how the project will provide good
bike/ped connectivity to destinations outside of the project
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Meeting Date: August 17, 2020
Item Number: 2
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 600 Tank Farm FILE NUMBER: ARCH-0216-2020
APPLICANT: Covelop Holding, LLC REPRESENTATIVE: Stephen Peck
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
1.0 PROJECT DESCRIPTION AND SETTING
The project application includes proposals to amend the General Plan and Airport Area Specific Plan
(AASP) to rezone the property to Commercial Services (C-S-SP) zone to allow for a mixed- use project,
similar to what has been proposed on the adjacent property 650 Tank Farm. The mixed-use project
consists of 280 residential units and approximately 15,000 square feet (SF) of commercial space. The
residential units are provided within three different housing types: 140 townhomes, 100 stacked flat
units, and 40 studio and one- bedroom units over the commercial structures. The townhome and
stacked flat units are intended as ownership units, while the mixed-use units will likely be a rental
product (Attachment 1, Project Plans).
General Location: The site is composed
of 11.1 contiguous acres at the
northeast corner of the designated
Santa Fe re-alignment and Tank Farm
Road. The site slopes from the
northwest to southeast. Acacia Creek
borders the project on the east.
Present Use: Off-site Vehicle Storage
Zoning: Business Park within the Airport
Area Specific Plan (BP-SP)
General Plan: Business Park
Surrounding Uses:
East: Mobile Home Park
West: Undeveloped County Land
North: Damien Garcia Sports Fields
South: Undeveloped County Land
2.0 PROPOSED DESIGN
Design details: Contemporary architecture, with gable roofs with exposed rafters, and flat/shed roofs
for commercial structures, covered entries and balconies, internal landscape pedestrian corridors
Materials: Stucco siding, horizontal/vertical lap siding, wood panels, metal and composite roofs (colors
and materials board not available at this time).
Figure 1: Subject Property
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3.0 NEXT STEPS
The project was conceptually reviewed by the Active Transportation Committee (ATC) on July 17,
2020. Following this ARC conceptual review the project will be scheduled for conceptual review by the
Planning Commission (PC). Following conceptual review, the applicant will consider feedback from the
ATC, ARC, and PC and prepare a formal application for complete review. Once all application materials
are collected and the project is deemed complete, and environmental review has been completed,
the project will proceed with review hearings to be scheduled before the Cultural Heritage Committee
(CHC), ARC, County Airport Land Use Commission (ALUC), PC, and City Council for final review of the
project.
4.0 FOCUS OF REVIEW
The ARC’s role is to review the project for consistency with the Community Design Guidelines, AASP
and applicable City policies and standards, to provide the applicant and staff with initial feedback on
the proposed conceptual design.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Airport Area Specific Plan: http://www.slocity.org/home/showdocument?id=4294
5.0 AASP DESIGN GUIDELINES/DISCUSSION ITEMS
Highlighted Sections Discussion Items
AASP Chapter 5 – Community Design
§ Goal 5.1 Building Orientation
and Setback
The AASP states that buildings should be designed with a well-defined
streetscape edge that unifies and enhances the character of the
development areas and that supports pedestrian activity through its
site planning and design. The ARC should provide initial feedback
regarding the location of buildings and parking areas as viewed from
the public right-of-way.
Figure 2: Rendering internal of the residential portion of the project
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ARCH-0216-2020 (600 Tank Farm)
Page 3
§ Goal 5.4 Parking
The AASP states that vehicular parking areas should be designed to be
in scale with and visually subordinate to the development and
landscape setting. The ARC should discuss the proposed parking layout
in terms of minimizing the visual impact associated with large areas of
parking and pedestrian circulation.
§ Goals 5.9-14 Architectural
Character
The AASP is designated to be primarily a “work” environment (as
opposed to a retail or residential environment). Given the business,
service, and manufacturing uses proposed for the area, “function” will
typically be the primary generator of built form for future development,
but this does not suggest that the aesthetic character is any less
important. The ARC should provide initial feedback regarding
architectural styles as portrayed in the conceptual renderings of the
project.
CDG Chapter 5 – Residential Project Design Guidelines
§ 5.4: Multi-Family and Clustered
Housing Design
The CDG states that multi-family and clustered housing projects tend to
generate larger parking areas and provide less private open space. If
not properly designed, parking can dominate a multi-family site, and
open space may only be provided as “left over” areas, unrelated to
other project features, that are not usable for outdoor activities, and
expose residents to uncomfortable noise levels. The ARC should discuss
the residential layout and of the multi-family structures specifically in
regard to common and private open space areas, proximity to the creek
and other pedestrian circulation areas.
6.0 PROJECT STATISTICS/ASSOCIATED STUDIES
The application provided to assist with the conceptual review does not include sufficient information
to determine compliance with all development standards relevant to the project site (i.e. setbacks, lot
coverage, floor area ratio, etc.), the list below is a partial list of development standards that were
identifiable in the project plans.
Site Details Proposed Allowed/Required*
Creek Setback 35 feet 35 feet
Maximum Height of Structures 35 feet 35 feet
Density Units (DU) 255.52 DU 266.4 DU
Total # Parking Spaces 458 (8% reduction) 497
*2019 Zoning Regulations & AASP Development Standards
7.0 ATTACHMENTS
7.1 Project Description
7.2 Project Plans
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, August 17, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
August 17, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Michael DeMartini, Micah Smith, Vice Chair Christie Withers and
Chair Allen Root
Absent: Commissioners Richard Beller and Mandi Pickens
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
CONSIDERATION OF MINUTES
1.Minutes of the Architectural Review Commission meeting of August 3, 2020.
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
SMITH CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to approve the minutes
of the Architectural Review Commission meeting of August 3, 2020.
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Minutes – Architectural Review Commission Meeting of August 17, 2020 Page 2
PUBLIC HEARINGS
2.Project address: 650 Tank Farm Road; Case #: ARCH-0755-2019; Zone: C-S-SP; Agera
Grove Investments, LLC, owner/applicant. Review of a mixed-use development that
includes a 17,500 square foot, two-story commercial structure, 249 residential units that are
housed within 18, three-story structures, and a 4,325 square-feet single story clubhouse with a
creek setback exception request to allow a third-floor creek setback of 0 feet where 10 feet is
normally required. The project is consistent with a Mitigated Negative Declaration of
Environmental Review, adopted on February 5, 2019.
Contract Planner Brandi Cummings presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Pam Ricci and Scott Martin with RRM Design Group, responded to
Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
DEMARTINI CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to recommend
that the Planning Commission approve the project with the following recommendations:
Vary the backside elevations of Townhome Buildings A and F (the side where garages
interface with the drive aisle) to address articulation and massing.
Suggestions include: adjusting tonality and brickwork, providing contrast, providing
materiality, applying a mix of techniques and aesthetic details, and demonstrating a higher
level of attention to provide four-sided architecture.
3.Project address: 600 Tank Farm Road; Case #: ARCH-0216- 2020; Zone: BP-SP;
Covelop Holdings, LLC, applicant. Conceptual review of a mixed-use project consisting of
280 residential units and 15,000 square feet of commercial space, the project also includes an
amendment to the Airport Area Specific Plan to rezone the property from Business Park (BP -
SP) to Commercial Services (C-S-SP), and an associated and a General Plan Map Amendment.
The project will include preparation of an Environmental Impact Report.
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Scott Martin with RRM Design Group and Damien Mavis with
Covelop, responded to Commissioner inquiries.
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Minutes – Architectural Review Commission Meeting of August 17, 2020 Page 3
Public Comments:
None
End of Public Comment--
ACTION: BY CONSENSUS (COMMISSIONERS BELLER AND PICKENS ABSENT)
THE COMMISSION PROVIDED THE FOLLOWING RECOMMENDATIONS TO THE
APPLICANT:
Incorporate more open space between the parking area and the commercial building
creating a plaza for patrons of the commercial businesses.
Incorporate more recessed windows to add articulation.
Identify fencing along Acacia Creek, promote Acacia Creek to be accessible to residents
as open space.
Consider ways to engage the street along the commercial building to encourage exterior
space along Tank Farm.
Consider adding small patios that relate to the retail use.
The residential and retail buildings would benefit from a common color pallet or more
compatible architectural styles.
Incorporate a serpentine pattern to the drive aisles on the site plan.
Create an interfacing element between the wood siding and the shed roof on the residential
units.
Incorporate a pronounced rafter tail (similar to the SESLOC building) on the edges of the
buildings to tie the commercial space with the residential.
4.Project Address: 830 Orcutt Road; Case #: ARCH-0764-2019, AFFH-0210-2020, USE-
0209-2020; Zone: Commercial Services (C-S) zone; 830 Orcutt, LLC, owner/applicant.
Continued review of a mixed-use project consisting of 15 residential units and 1,500 square
feet of commercial space within the Commercial Services (C-S) zone. The project includes a
density bonus of 20% including a request for an alternative incentive to relax development
standards for the creek setback requirement to allow a two foot setback, where 20 feet is
normally required, a request to allow residential uses on the ground floor within the first 50
feet of the structure along the street frontage, and a request for a 10 percent parking reduction.
Project is categorically exempt from environmental review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Bryan Ridley with Bracket Architecture, responded to Commissioner
inquiries.
Public Comments:
Karla Hodgson
End of Public Comment--
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ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY VICE CHAIR
WITHERS CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to recommend that
the Planning Commission approve the project with the following recommendations to the
applicant:
Consider improving the rhythm of the siding over the drive aisle by changing the material
pattern to A-B-A-B (wood versus Indigo) rather than A-B-B-B.
Considering incorporating planters to create a vehicle buffer around the garages and to
introduce vertical landscaping to soften the architecture along the drive aisle.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 7:35 p.m. The next rescheduled Regular Meeting of the
Architectural Review Commission is scheduled for Monday, September 14, 2020 at 5:00 p.m. via
teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 09/14/2020
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Conceptual review of a mixed-use project consisting of 280 residential units and 15,000
square feet of commercial space, including a General Plan Map Amendment to rezone the property
from Business Park (BP-SP) to Commercial Services (C-S-SP), and an associated Airport Area
Specific Plan Amendment to address the rezone and the development plan for the mixed-use project
proposal at the subject property.
PROJECT ADDRESS: 600 Tank Farm Road BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-0216-2020 FROM: Tyler Corey, Principal Planner
RECOMMENDATION
Provide direction to the applicant and staff on items to be addressed in plans submitted for formal
entitlement review.
SITE DATA
SUMMARY
The project application includes proposals for a General Plan Map Amendment to rezone the property
from Business Park (BP-SP) to Commercial Services (C-S-SP) zone and an Airport Area Specific
Plan (AASP) Amendment to allow for a mixed-use project. The BP zone as well as the AASP prohibit
residential uses at this location. The project application proposes to amend the AASP and rezone the
property to Commercial Services (C-S-SP) zone to allow for a mixed use project, similar to what has
Applicant Covelop Holding, LLC
Representative Stephen Peck
Current Zoning BP-SP (Business Park within the
Airport Area Specific Plan)
Proposed Zoning C-S-SP (Commercial Services
within the Airport Area Specific
Plan)
General Plan
Current
Business Park
General Plan
Proposed
Commercial Services
Site Area ~11.1 acres
Environmental
Status
Final plans for the proposed
project will require further
environmental analysis. A Draft
Environmental Impact Report is
under preparation.
Meeting Date: September 23, 2020
Item Number: 2
Time Estimate: 45 minutes
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ARCH-0216-2020 (Conceptual)
600 Tank Farm Road
Page 2
been proposed on the adjacent property 650 Tank Farm (Attachment 1, Project Description). The
proposed mixed-use project consists of 280 residential units and approximately 15,000 square feet
(SF) of commercial space. The residential units are provided within three different housing types: 140
townhomes, 100 stacked flat units, and 40 studio and one-bedroom units over the commercial
structures. The townhome and stacked flat units are intended as ownership units, while the mixed-use
units will likely be a rental product (Attachment 2, Project Plans).
1.0 COMMISSION’S PURVIEW
The purpose of conceptual review before the Planning Commission is to offer feedback to the
applicant and staff as to whether the project’s conceptual site layout and building design is headed in
the right direction before plans are further refined and formal entitlement applications are filed; and
to specifically discuss concerns and questions related to land use consistency.
2.0 BACKGROUND
On April 21, 2020, the City Council approved the initiation of the project and associated General Plan
Amendment, Rezoning and Specific Plan Amendment and authorized the issuance of a Request for
Proposals (RFP) for the preparation of an Environmental Impact Report (EIR) for the project. The
Council with a vote of 5:0 provided direction to the applicant and staff to work toward a Development
Agreement to accomplish the needed planning area infrastructure outlined in the AASP and maximize
housing opportunities for those individuals in geographic areas included in the City’s annual jobs-
housing balance analysis (Attachment 3, Council Initiation 4.21.20).
On July 16, 2020, the Active Transportation Committee (ATC) reviewed the conceptual design of the
project and by consensus provided 21 directional items regarding the proposed bicycle and pedestrian
connectivity and safety, as well as consistency with the latest updates to the City’s Active
Transportation Plan for the applicant to incorporate into the project design and associated materials
(Attachment 4, ATC Report and Comments 7.16.20).
On August 17, 2020, the Architectural Review Commission (ARC) reviewed the conceptual design
of the project and by consensus provided nine directional items regarding building orientation in
Figure 1: Project Rendering as seen from High Street.
Figure 1: Rendering internal of the residential portion of the project
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600 Tank Farm Road
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relation to site access and private/common open space areas, and provided comments on the
architectural style of the project in terms of compatibility between the different uses for the applicant
to incorporate into the project design and associated materials (Attachment 5, ARC Report and Draft
Minutes 8.17.20).
3.0 PROJECT INFORMATION
Site Information/Setting
The site is composed of 11.1 contiguous acres at the northeast corner of the designated Santa Fe Road
realignment and Tank Farm Road. It is comprised of two separate parcels: APN: 053-421-06 and
APN: 053-421-02. The site slopes from the northwest to southeast, with site elevations at 210 feet
at the top of the Flower Mound, and 150 feet at the Acacia Creek/Tank Farm Road headwall. Acacia
Creek borders the project on the east, although the creek area itself is located on the adjacent parcel
to the east.
Project Statistics
The application provided to assist with the conceptual review does not include sufficient information
to determine compliance with all development standards relevant to the project site (i.e. setbacks, lot
coverage, floor area ratio, etc.); therefore, the list below is a partial list of development standards that
were identifiable in the project plans.
Site Details Proposed Allowed/Required*
Creek Setback 35 feet 35 feet
Maximum Height of Structures 35 feet 35 feet
Density Units (DU) 255.52 DU 266.4 DU
Total # Parking Spaces 458 (8% reduction) 497
*2019 Zoning Regulations & AASP Development Standards
4.0 DISCUSSION
The conceptual review application is not intended to provide the necessary materials (supplemental
studies) needed to provide a detailed environmental review or analysis of the project. Staff has
identified a set of specific discussion items for Commission’s consideration. The following discussion
items highlight the key issues the Commission should discuss and provide direction to the applicant
and staff:
1. Specific Plan Amendment: The AASP was initially adopted on August 23, 2005 and provides a
planning framework for future growth and development within the approximately 1,500 -acre area
along the City’s southern boundary. The AASP sets forth guidance for land use, conservation and
resource management, community design, circulation and transportation improvements, and
utilities and services needed in the planning area. The AASP has been amended multiple times,
with the last amendment adopted in March 2019, with the approval of the 650 Tank Farm General
Plan Amendment, rezone and AASP Amendment.
The existing General Plan Business Park land use designation provides for research and
development and light manufacturing in a campus setting. The proposed General Plan Services &
Manufacturing designation provides for a wide range of uses including business and professional
services, medical services, research and development, and retail sales. It also provides for
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residential uses as part of a mixed-use project with a residential density of up to 24 density
units/acre. The proposed Specific Plan Amendment would allow for the site to be developed with
a mixed-use project. This would accommodate the continuation and expansion of the residential
uses proposed in the vicinity (650 & 660 Tank Farm).
2. Airport Land Use Plan: The current and proposed county Airport Land Use Plan (ALUP) and
city airport compatibility regulations have significantly informed and influenced the location and
extent of the proposed uses. The project is outside of the Runway Protection Zone and within
Safety Area S-1c. Pursuant to the current ALUP, this safety area is very restrictive with residential
density allowing only 0.2 dwelling units per acre, which equates to about 24 units on the 11.1 -
acre portion of the site proposed for C-S-SP zoning.
This residential density restriction is based on noise and safety information that is known to be
outdated and the Airport Land Use Commission (ALUC) is now in the process of updating the
ALUP so that it is consistent with the operational projections in the Airport Master Plan, and with
the most recent version of the Caltrans Handbook. The extent of noise impacts is now known to
be confined to properties south of Tank Farm Road in the vicinity of the project. The ALUC is
reviewing its noise and safety zones which will be modified to reflect a more conventional
configuration, similar to those found in the Caltrans Handbook and those used for other County
airports. During the plan development process, the applicant team has consulted with ALUC staff
and commissioners to determine the location of key ALUP regulatory zones on the property, and
modified the product mix to be compatible with the anticipated updated ALUP policies and
standards. The project will be dependent on the ALUP update, which is anticipated to be complete
in 2021. As General Plan and Specific Plan amendments are proposed, the project will require
review by the ALUC at a future date.
3. Site Layout and Building Design: The proposed project provides a mixed-use development
within the Commercial Services zone. The project will be reviewed for consistency with
Community Design Guidelines Chapter 3.4 (Guidelines for Specific Commercial and Industrial
Uses) and Chapter 5.4 (Multi-family and Clustered Housing Design). Mixed-use developments
are conditionally allowed in the C-S-SP zoning district with a minor use permit.
Discussion Item #1: The Commission should discuss whether the conceptual site layout and
building design is compatible with adjacent uses. Specifically, the Commission should discuss
and provide direction to the applicant and staff regarding the building orientation along the street
frontages, parking throughout the site, and architectural styles in consideration of the context of
the site and projects within the vicinity.
4. Sante Fe Intersection Re-configuration. The project will implement several major
transportation features including the Santa Fe/Tank Farm Road roundabout, Santa Fe Road re-
alignment, and associated improvements for Santa Fe Road including two travel lanes and Class
IV bike paths. Santa Fe Road will be extended north along the west property line for
approximately 475 to 500 feet to a temporary offset cul-de-sac. Longer term, this temporary
terminus will be built as a 90-degree roundabout to connect Santa Fe Road to the Prado Road
extension by the developers of the Chevron or Damon Garcia properties.
Discussion Item #2: The Commission may provide comments, suggestions, or questions related
to the reconfiguration Santa Fe Road and pedestrian and bicycle connections for the applicant and
staff to address through the Draft EIR or associated application materials.
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5.0 NEXT STEPS
Following conceptual review, the applicant will consider feedback received from the ATC, ARC, and
PC and prepare a formal application for complete review. Once all application materials are collected
and the project is deemed complete, and environmental review has been completed, the project will
proceed with review hearings to be scheduled before the Cultural Heritage Committee (CHC), ARC,
ALUC, PC, and City Council for review of the project. Associated entitlements are envisioned at this
time to include: General Plan Map Amendment (includes rezoning), Specific Plan Amendment,
Development Agreement, Minor Subdivision, Minor Use Permit, and Development Review (Major).
The City determined that the project would require the preparation of a Project EIR. Following the
authorization by the City Council on April 21, 2020, the City has released a Request for Proposals
(RFP) and selected a consultant (Rincon Consultants) to prepare the EIR. The City will hold a Notice
of Preparation of an EIR public hearing with the PC at a later date. The EIR will evaluate project-
specific and cumulative impacts, in addition to secondary effects that may occur as a result of
implementation of mitigation measures and conditions of approval, noting the other large
development projects (650 Tank Farm, 660 Tank Farm, San Luis Ranch, Froom Ranch, and Avila
Ranch) currently under review by the City, in addition to existing and reasonably foreseeable
development.
6.0 OTHER DEPARTMENT COMMENTS
A pre-application meeting was held on June 6, 2019, for an earlier design of a potential project,
comments from other City Departments including Engineering, Transportation, Utilities, Fire, and
Building have been provided to the applicant team outlining the necessity of the supplemental studies
and materials requested in conjunction with the entitlement application submittal. The Transportation
Division noted that a Traffic Impact Study would be required for the proposed project and that the
realignment of Santa Fe Road south of Tank Farm is not expected at this time to be required as part
of the project, but the roundabout would need to be designed to accommodate addition of the south
leg of the intersection when the Santa Fe Road realignment occurs at a later date.
7.0 ATTACHMENTS
1. Project Description
2. Project Plans
3. Council Initiation Report and Minutes 4.21.20
4. ATC Report and Comments 7.16.20
5. ARC Report and Minutes 8.17.20
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CityofSanLuisObispo, Council Agenda, City Hall, 990PalmStreet, SanLuis
Obispo
Minutes - Draft
Planning Commission
Minutes
Planning Commission
Regular Meeting
Wednesday, September 23, 2020
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, September 23, 2020 at 6:00 p.m., via teleconference, by Chair Dandekar.
ROLL CALL
Present: Commissioners Michael Hopkins, Steve Kahn, Nicholas Quincey, Michelle
Shoresman, Mike Wulkan, Vice-Chair Robert Jorgensen, and Chair Hemalata
Dandekar
Absent: None
Staff: Community Development Director Michael Codron, Principal Planner Tyler
Corey, Contract Planner John Rickenbach, Associate Planner Kyle Bell,
Assistant City Attorney Roy Hanley, and Deputy City Clerk Kevin Christian
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
1. CONSENT AGENDA – CONSIDERATION OF MINUTES
ACTION: MOTION BY VICE CHAIR JORGENSEN, SECOND BY COMMISSIONER
WULKAN, CARRIED 7-0-0 to approve the Planning Commission Minutes of September 9,
2020 with modifications.
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Planning Commission Meeting Minutes
September 23, 2020
Page 2 of 4
PUBLIC HEARING
2. Review of Vesting Tentative Tract Map (VTTM) to subdivide Lot 7 of previously approved
Tract 3096 into 11 parcels ranging in size from 0.30 to 2.77 acres, and Specific Plan
Amendments (SPA) to the San Luis Ranch Specific Plan (SLRSP) to increase the number of
residential units from 580 to 654 for increased affordable housing, update of design guidelines
for mixed-use development on the Neighborhood Commercial site, relocation of Community
Garden location in previously approved Tract 3096, and minor updates to reduce the
anticipated amount of floor area of commercial space from 150,000 square feet to 139,000
square feet and a reduction in office space from 100,000 to 97,000 square feet. An addendum
has been prepared with a determination that the proposal is consistent with the certified Final
EIR and Supplemental Final EIR for the San Luis Ranch Specific Plan. Project address: 1035
Madonna Road; Case #: SPEC-0172-2020 & SBDV-0173-2020; Zone: San Luis Ranch
designations NG-10, NG-23, NG-30, AG and Neighborhood Commercial (NC); MI San
Luis Ranch, LLC, applicant.
Contract Planner John Rickenbach, Senior Planner Brian Leveille, and Community
Development Director Michael Codron presented the staff report and responded to
Commission inquiries.
Applicant representatives, John Fowler (President/CEO People’s Self Help Housing) and
Rachel Kovesdi (Planning Consultant), provided information on the development plan and
responded to Commission inquiries.
Chair Dandekar opened the public hearing.
Public Comment:
None
Chair Dandekar closed the public hearing.
ACTION: MOTION BY COMMISSIONER KAHN, SECOND BY COMMISSIONER
WULKAN, CARRIED 5-1-1 (QUINCEY OPPOSED, HOPKINS RECUSED) to adopt a
Resolution entitled,
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING APPROVAL OF A SPECIFIC PLAN AMENDMENT FOR THE
SAN LUIS RANCH SPECIFIC PLAN, IN ORDER TO ALLOW UP TO 139,300 SF OF
COMMERCIAL, 97,000 SF OF OFFICE, AND 654 RESIDENTIAL UNITS WITHIN
THE PLAN AREA; APPROVAL OF VESTING TENTATIVE TRACT MAP 3142
WITHIN PREVIOUSLY APPROVED VESTING TENTATIVE TRACT MAP 3096 TO
CREATE 11 LOTS IN THE NC ZONE OF THE SAN LUIS RANCH SPECIFIC PLAN,
FOR THE COMMERCIAL, OFFICE, AND RESIDENTIAL UNITS WITHIN THESE
LOTS, AS ALLOWED UNDER THE SPECIFIC PLAN AMENDMENT; AND A
DETERMINATION THAT THE PROJECT IS CONSISTENT WITH THE
CERTIFIED FINAL EIR AND FINAL SUPPLEMENTAL EIR FOR SAN LUIS
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Planning Commission Meeting Minutes
September 23, 2020
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RANCH SPECIFIC PLAN WHEN CONSIDERED IN CONJUNCTION WITH AN
ADDENDUM APPROVED BY THE CITY COUNCIL ON AUGUST 18, 2020; AS
REPRESENTED IN THE AGENDA REPORT AND ATTACHMENTS DATED
SEPTEMBER 23, 2020 (1035 MADONNA ROAD, SPEC-0172-2020)” amended as
presented concerning COA 30 and COA 31.
The Commission gave the following direction for inclusion in the Development Plan:
Ensure that compatible design considerations are included for Lot 4 adjacent to the
affordable housing.
Ensure the loading/unloading area doesn’t infringe on the residential parking area for the
affordable housing.
Install a masonry wall instead of a wood fence and a 5 foot landscape buffer between the
parking lot for lot 11 and the adjacent single family (NC-23) housing area to the south.
Consider adding a pedestrian crossing of Dalidio Drive mid-block between the traffic circle
and Madonna Road.
Bike parking for Lot 11 should include charging stations for e-bikes and parking for large
bikes, such as cargo bikes.
RECESS
The Commission recessed at 7:53 and reconvened at 8:05 with all Commissioners present.
3. Conceptual review of a mixed-use project consisting of 280 residential units and 15,000 square
feet of commercial space, the project also includes a General Plan Map amendment and Airport
Area Specific Plan amendment to rezone the property from Business Park (BP-SP) to
Commercial Services (C-S-SP). The project will include preparation of an Environmental
Impact Report. Project address: 600 Tank Farm Road; Case #: ARCH-0216-2020; Zone:
BP-SP; Covelop Holdings, LLC, applicant.
Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries.
Applicant representatives, Steven Peck of Peck Planning and Damien Mavis of Covelop, Inc.,
provided an overview of the project, focusing on traffic circulation, considerations for
amending the land use, compatibility with the existing Airport Land Use plans, and the
proposed housing affordability.
Chair Dandekar opened the public hearing.
Public Comment:
Pam Ricci
Chair Dandekar closed the public hearing.
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September 23, 2020
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The Commission provided the following direction and comments to staff and the developer for
possible enhancements to be included in their final proposal:
Consider the circulation interrelationship of this and other nearby developments as a whole
and their impact on bicycling and pedestrian connectivity in the immediate area as well as
to further destinations in the City.
Consider increasing the number of units.
Ensure compatibility of the commercial services for this project and adjacent sites.
Design of building adjacent to Tank Farm should be orientated to Tank Farm if they serve
the general public rather than just the development.
Provide a more prominent direct pedestrian connection between the residential and
commercial areas – minimize crossing of parking areas.
Consider broadening the proposed 1.5-mile local preference zone.
Consider opportunities to enhance connectivity across the emergency bridge.
COMMENT AND DISCUSSION
4. Agenda Forecast – Principal Planner Tyler Corey provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 9:33 p.m. The next Regular Planning Commission meeting is
scheduled for Wednesday, October 14, 2020, via teleconference.
APPROVED BY THE PLANNING COMMISSION: 10/14/2020
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Notice of Preparation
To: EIR & Notice of Preparation Mailing List
SUBJECT: Notice of Preparation of a Draft Environmental Impact Report
Lead Agency: Consulting Firm: (if applicable)
Agency Name: City of San Luis Obispo EIR to be prepared by:
Department Name: Community Development Firm Name: Rincon Consultants
Street Address: 919 Palm Street Street Address: 1530 Monterey Street
City/State/Zip: San Luis Obispo, CA 93401 City/State/Zip: San Luis Obispo, CA 93401
Contact: Kyle Bell (805-781-7524; kbell@slocity.org) Contact: Chris Bersbach (805-547-0900 x124)
The City of San Luis Obispo will be the Lead Agency and will prepare an environmental impact report
(EIR) for the project identified below. We need to know the views of your agency as to the scope and
content of the environmental information, which is germane to your agency’s statutory responsibilities
in connection with the proposed project. Your agency will need to use the EIR prepared by our agency
when considering your permit or other approval for this project. The project description, location, and
the potential environmental effects are summarized in the attached materials. A copy of the Initial
Study and additional background information is available here:
https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents/-folder-2122
Due to the time limits mandated by State law, your response must be sent at the earliest possible
date, but not later than 30 days after receipt of this notice. Please send your response to the
attention of Kyle Bell, Associate Planner for the City of San Luis Obispo Community Development
Department, at the address shown above. We will need the name of a contact person in your agency.
Project Title: 600 Tank Farm Road Residential Mixed-Use Project
Project Location: The 600 Tank Farm Road Residential Mixed-Use project site consists of two parcels
located at 600 Tank Farm Road; northeast of the intersection of Tank Farm Road and Santa Fe Road,
totaling approximately 11.7 acres (APN 053-421-002 and 053-421-006) within the City of San Luis
Obispo.
Project Description: The project, proposed by Covelop Holding, Inc., involves zoning-level
entitlements: a General Plan Map Amendment, a rezone, a Specific Plan Amendment to the Airport
Area Specific Plan, a Minor Use Permit for a mixed-use project, Conceptual Site Plan, a Development
Agreement, and environmental clearance and permitting for necessary off-site improvements. The
requested entitlements would allow for up to 12,500 sf of non-residential space and 280 residential
units on the 11.7-acre site. Conceptual site plans for the site reflect the development of 19 residential
buildings, two mixed-use buildings, and one clubhouse building. In addition, the project would provide
a roundabout at the intersection of Tank Farm Road and Santa Fe Road and interim improvements for
Santa Fe Road including two travel lanes and Class IV bike paths.
Date: 11/20/2020
Signature: Tcorey
Title: Principal Planner, City of San Luis Obispo Community Development Department
Reference: California Administrative Code, Title 14 (CEQA Guidelines) Sections 15082(a), 15103, 15375 (Revised October 1989)
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NOTICE OF PREPARATION ATTACHMENT
600 TANK FARM ROAD RESIDENTIAL MIXED-USE PROJECT
The City of San Luis Obispo, as Lead Agency under the California Environmental Quality Act (CEQA),
is requesting comments on the scope and content of an environmental impact report (EIR) being
prepared for the 600 Tank Farm Road Residential Mixed-Use Project, as described in this Notice of
Preparation. Anticipated project entitlements are described below and issues anticipated being
analyzed in the EIR are listed below and described in the Initial Study. The Initial Study and additional
background information is available here:
https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents/-folder-2122
The City requests your written comments on the NOP by December 28, 2020 and also invites you to
attend a public scoping meeting to be held on December 9, 2020, as detailed below. Please contact
Kyle Bell, Associate Planner at (805) 781-7524 or kbell@slocity.org if you have any questions.
Project Location
The 600 Tank Farm Road Residential Mixed-Use project site consists of two parcels located at 600
Tank Farm Road; northeast of the intersection of Tank Farm Road and Santa Fe Road, totaling
approximately 11.7 acres (APN 053-421-002 and 053-421-006) within the City of San Luis Obispo.
Project Description - Discretionary Permits
The project, proposed by Covelop Holding, Inc., involves zoning-level entitlements: a General Plan
Map Amendment, a rezone, a Specific Plan Amendment to the Airport Area Specific Plan, a Minor
Use Permit for a mixed-use project, Conceptual Site Plan, a Development Agreement, and
environmental clearance and permitting for necessary off-site improvements. The requested
entitlements would allow for up to 12,500 sf of non-residential space and 280 residential units on the
11.7-acre site. Conceptual site plans for the site reflect the development of 19 residential buildings,
two mixed-use buildings, and one clubhouse building. In addition, the project would provide a
roundabout at the intersection of Tank Farm Road and Santa Fe Road and interim improvements for
Santa Fe Road including two travel lanes and Class IV bike paths.
The City of San Luis Obispo is the lead agency for the project. As described above, the proposed
project requests the following City entitlements: a General Plan Map Amendment, a rezone of the
property, a Specific Plan Amendment to the AASP, Conceptual Site Plan, Major Development Review,
a Development Agreement and environmental clearance for necessary off-site improvements.
Approval of these entitlements would allow a final development plan (consistent with the requirements
of the granted entitlements), including grading permits, improvement plans, and building permits to be
handled by the City as ministerial approvals.
The project will be reviewed by the Airport Land Use Commission (ALUC) to determine if it is
consistent with the adopted San Luis Obispo County Airport Land Use Plan (ALUP). Development of
the project site under the proposed project would be required to comply with the Regional Water
Quality Control Board (RWQCB) Post Construction Storm Water Requirements for redeveloped sites.
Future development of the project site, including widening of Tank Farm Road along the project’s
frontage east of the project site may require work within Acacia Creek. As such, future development
under the proposed project may require permitting per Section 401/404 of the Clean Water Act from
the U.S. Army Corps of Engineers and the RWQCB, and under Section 1600 et seq. of the California
Fish and Game Code from the California Department of Fish and Wildlife. A portion of the off-site
improvements are located on adjacent property that has a certified EIR. The Final EIR prepared for the
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Chevron Tank Farm Remediation and Development Project (State Clearinghouse No. 2009031001)
would be used to determine the impacts and required mitigation measures at these off-site
improvement locations. The responsibility for the implementation of these mitigation measures will be
determined as part of the EIR.
Probable Environmental Effects/Issues Scoped for EIR
The EIR will be a full-scope document, which covers all environmental issue areas as summarized in
the preliminary Initial Study and as required by State CEQA Guidelines Article 9, Contents of
Environmental Impact Reports.
The Initial Study identifies the following environmental factors as less than significant with
implementation of existing regulations or standard mitigation (refer to Initial Study for additional
discussion/detail):
Aesthetics
Agriculture and Forestry Resources
Geology/Soils, Mineral Resources
Population/Housing, Public Services
Recreation
Transportation
Wildfire.
The following environmental factors would be discussed in additional detail in the EIR being prepared
for the project with conclusions related to the significance of impacts reached as part of the analysis
within the EIR:
Air Quality
Biological Resources
Cultural Resources
Energy
Greenhouse Gas Emissions
Hazards and Hazardous Materials
Hydrology/Water Quality
Land Use/Planning
Noise
Tribal Cultural Resources
Utilities/Service Systems
Mandatory Findings of Significance.
Development of a Reasonable Range of Alternatives
Factors that will influence the formulation of alternative project configurations include considerations
of project objectives, site suitability, economic viability, availability of infrastructure, General Plan
consistency, and the proponent’s control over alternative sites. The EIR will discuss the rationale for
selection of alternatives that are feasible and therefore, merit in-depth consideration, and which are
infeasible (e.g., failed to meet Project objectives or would not avoid significant environmental effects)
and therefore rejected.
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Public Scoping Meeting
A public scoping meeting has been scheduled to allow for any interested persons to provide input on
issues to be discussed in the EIR:
Date and Time: December 9, 2020, 6:00 PM
Location: Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued
by both the Governor of the State of California, the San Luis Obispo County Emergency Services
Director and the City Council of the City of San Luis Obispo as well as the Governor’s Executive
Order N-29-20 issued on March 17, 2020, relating to the convening of public meetings in response to
the COVID-19 pandemic, the City of San Luis Obispo will be holding all public meetings via
teleconference. There will be no physical location for the public to view the meeting. Instructions on
how to view and attend the meeting remotely will be provided in the meeting agenda, which will be
posted online on the following website:
https://www.slocity.org/government/advisory-bodies/agendas-and-minutes/planning-commission
The meeting is an opportunity for City staff to gather information from the public regarding the
potential environmental impacts of the project that need to be evaluated in the EIR. It is not intended
to be a hearing on the merits of the project. Therefore, members of the public should keep their
comments focused on potential significant changes to the environment that may occur as a direct
result of project development.
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Meeting Date: December 9, 2020
Item Number: 4
Time Estimate:60
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of the Active Transportation Plan
ADDRESS: Citywide BY: Adam Fukushima, Active Transportation
Manager
FILE: OTHER 0495-2020; EID 0496-2020 Phone: (805) 781-7590
e-mail: afukushima@slocity.org
VIA: Matt Horn, Public Work Director
FROM: Tyler Corey, Principal Planner
RECOMMENDATION: Adopt a resolution (Attachment 1), recommending that the City
Council approve the Active Transportation Plan (Attachment 2) and adopt a Negative Declaration
of Environmental Impact (Attachment 3) for the project.
SUMMARY
Consistent with the 2014 Circulation Element Update to the General Plan, the City’s first Active
Transportation Plan to guide future transportation planning for both bicycling and walking and
other forms of human powered transportation has been drafted. This report provides an overview
of proposed policies, projects, and implementation strategies for Planning Commission and
community input.
At the November 30, 2020 meeting, the Active Transportation Committee held one of two
meetings on the Public Draft Active Transportation Plan. The Active Transportation Committee
recommended general support of the Public Draft subject to further discussion and refinement at
the December 3, 2020 meeting. Following the December 3rd meeting, staff will provide a
memorandum in the form of Agenda Correspondence to the Planning Commission that identifies
the ATC’s recommendation. A study session on the Active Transportation Plan with the City
Council will take place on December 8, 2020 (the night before this meeting). Staff will update the
Planning Commission during the meeting presentation on the input Council provides. At this time,
adoption of the Active Transportation Plan is tentatively scheduled for consideration by the City
Council on February 2, 2021.
1.0 COMMISSION PURVIEW
The Planning Commission will consider the Active Transportation Committee’s recommendation
regarding the Active Transportation Plan, review the project for consistency with applicable
policies and goals of the General Plan (see Attachment 4), and provide a recommendation to City
Council.
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2.0 PROJECT BACKGROUND
Over the past two years, City staff have been working on preparation of the City’s first Active
Transportation Plan—a plan that serves as both an update to the City’s 2013 Bicycle
Transportation Plan, as well as the City’s first comprehensive plan on pedestrian policies,
programs and infrastructure recommendations. The consolidation of the two modes (as well as
consideration for other human powered devices) into one plan serves to not only support the goals
of the 2014 General Plan Circulation Element to increase access and mode share for sustainable
transportation modes, but also to increase the City’s chances of competing for grants, especially
the highly competitive California Active Transportation Program, which in the last cycle provided
$440 million in funding and has contributed over $10 million toward bicycle and pedestrian
projects in the City.
The Draft Active Transportation Plan document is provided as Attachment 2 and is available for
public review at www.slobikewalk.org.
3.0 PUBLIC ENGAGEMENT
In the fall of 2019, City staff branded an outreach strategy known as the “Roll and Stroll” campaign
and held a series of both in-person and online community outreach activities for the Active
Transportation Plan. The community outreach is summarized in the draft Plan.
In-Person Activities
In person outreach included five pop-up workshops on weekends in neighborhoods throughout the
City, event booths at the SLO Farmers Market and Cal Poly University Union, as well as an open
house workshop at the City/County Library.
Online Activities
Online activities included a project webpage at www.slobikewalk.org, an online interactive
mapping tool, and an online Citywide Active Transportation Survey. The online Active
Transportation Survey was conducted to better understand existing travel behavior, major barriers
to active transportation, and what investments community members would like the City to
prioritize in order to increase access to walking and bicycling. Postcards were distributed to a
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randomly generated list of 4,500 city residents to invite participation in the survey, which resulted
in 709 completed surveys, providing a statistically valid sample. Other community members were
also offered the opportunity to participate in the survey, although the results were not counted as
part of the statistically valid survey sample. An Interactive Online Mapping Tool was created to
provide participants with an opportunity to mark locations throughout the city to identify locations
of desired intersection crossing priorities, bikeway, and pedestrian facility improvements.
The input received as part of these public outreach activities was used to guide development of the
projects, policies, and programs included in the Draft Active Transportation Plan.
4.0 ACTIVE TRANSPORTATION PLAN SUMMARY
The Draft Active Transportation Plan at a Glance
The Active Transportation Plan is centered around four major goals:
1) Build It. The City can develop the physical infrastructure necessary to achieve this Plan’s
goals with an emphasis on priority actions to build a high-quality bicycle and pedestrian
network.
2) Safety. Active transportation can be safe with an emphasis on addressing infrastructure
needs, education, and partnerships.
3) Accessibility. Active transportation can be easy with an emphasis on user convenience,
accessibility, and connectivity.
4) Equity. Active transportation is for everyone with an emphasis on accommodating diverse
mobility needs and inclusive and collaborative outreach.
The structure of the Active Transportation Plan document is organized as follows:
Chapter 1: Introduction - Introduces the Plan within the context of wider City policy and
explains what an Active Transportation Plan is.
Chapter 2: Vision and Goals - Captures the vision and goals of the Plan and identifies
performance measures to ensure that the City track progress and make the Plan vision a reality.
Chapter 3: Bicycling and Walking in the City Today – Presents an inventory of present-day
bicycle and pedestrian conditions.
Chapter 4: Community Engagement - Provides a summary of the community outreach activities
organized and facilitated by City staff, focusing on barriers to walking and bicycling.
Chapter 5: Recommended Bicycle & Pedestrian Projects - Identifies recommended bicycle and
pedestrian projects that will enhance the biking and walking experience for San Luis Obispo
residents.
Chapter 6: Bicycle & Pedestrian Programs - Provides a description of bicycle and pedestrian
education, encouragement, enforcement, and evaluation programs.
Chapter 7: Implementation - Details a practical roadmap for implementing the proposals within
this plan including project details, cost estimates, and grant funding opportunities.
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Changes from the 2013 Bicycle Transportation Plan
In addition to adding a pedestrian component, the Active Transportation Plan proposes a new
approach to implementing projects compared to the 2013 Bicycle Transportation Plan. This is in
response to public outreach results as well as input from the Active Transportation Committee.
Previous bicycle and pedestrian planning efforts have prioritized the implementation of striped
bike lanes and off-street shared-use paths such as the Railroad Safety Trail and the Bob Jones City-
to-Sea Trail. While all proposed shared-use paths and many other bicycle projects from the 2013
Bicycle Transportation Plan have been carried over to the Active Transportation Plan, the new
Plan has a greater focus on prioritizing projects that provide physical separation and safe crossing
opportunities along existing major city streets, which provides more intuitive routes with more
direct connections to key destinations that community members already travel to daily.
The Active Transportation Plan also incorporates new best practices and design tools that were not
approved for use in California or widely deployed at the time the previous Bicycle Transportation
Plan was adopted, such as protected bike lanes and protected intersections. Furthermore, the Active
Transportation Plan places more emphasis on investments that have the greatest potential to
increase bicycling and walking for transportation purposes, especially projects within the City
right-of-way that can be built more quickly, affordably, and minimizes the need for outside agency
approvals.
The Active Transportation Plan also incorporates proposed bicycle and pedestrian improvements
identified in the San Luis Ranch and Froom Ranch Specific Plans as well as the Avila Ranch
Development Project.
Identifying and Addressing Barriers to Bicycling and Walking
To achieve the City’s Modal Split Objectives, public outreach and surveys were conducted to
identify the barriers to bicycling and walking. For bicycling, surveys showed that the perception
of risk with using higher-stress facilities is often the most significant barrier to bicycling for most
people. In order to develop a bicycling environment that will encourage more people to ride, it is
important to first understand the existing level of interest, ability and comfort of bicycling within
the community. While there are many diverse types of individuals who bike, including people who
have no other means of transportation, for the purposes of bicycle system planning the population
can generally be classified into four types of transportation bicyclists as shown below.1
1 The data are from a statistically-valid, household transportation survey mailed to city residents in the Fall of 2019.
The four types are a national best practice based on a study in the City of Portland, OR.
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For walking, types of pedestrians usually vary according to age and/or physical ability. Public
outreach results indicated drivers not paying attention, pedestrians not feeling safe, and time to
reach destination as the top concerns about walking today in San Luis Obispo. Survey results as
well as feedback from public workshops also indicated a concern about the need for more protected
crossings along high traffic roadways and more street lighting, especially near Cal Poly as a
particular barrier to walking.
The Bicycle and Pedestrian Network
Based on safety concerns identified by the public related to barriers to walking and bicycling, a
level of traffic stress analysis was performed on the existing network to provide data on the public’s
comfort level using existing facilities.2 Provided with this data, staff worked with the Active
Transportation Committee to develop a proposed network of bicycle and pedestrian projects that
enhance user safety and comfort levels. Building off the proposed network from the 2013 Bicycle
Transportation Plan, routes were identified that could include more separation from vehicular
traffic along roadways that are within existing city right-of-way. Several design strategies that
were not widely deployed in California (or approved by Caltrans) at the time the 2013 Bicycle
Transportation Plan was adopted, include protected bike lanes3 (“cycle tracks”) and bicycle
protected intersections.4 Caltrans has since authorized the use of these design strategies and many
successful installations have been completed throughout California in recent years. While many
locations will require further analysis to ascertain whether a protected bike lane is feasible, the
Active Transportation Plan proposes protected bike lanes on most arterial routes.5 The Active
2 More information, methodology, and mapping on Level of Traffic Stress analysis are found on pages 50-53 of the
Plan (see Attachment 2)
3 A protected bike lane is defined by Caltrans as a bikeway for the exclusive use of bicycles and includes a separation
required between the separated bikeway and the through vehicular traffic. The separation may include, but is not
limited to, grade separation, flexible posts, inflexible physical barriers, or on-street parking.
4 A protected intersection uses a collection of intersection design elements to maximize user comfort within the
intersection and promote a high rate of motorists yielding to people bicycling as well as reduce the crossing distance
for pedestrians.
5 See plan figures 19-22 on pages 97-100
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Transportation Plan also identifies information on existing sidewalks and areas where there are
gaps in the sidewalk network to be completed.6
Existing and Proposed Bicycle and Shared Use Network
Facility Type Existing (miles) Proposed (miles)
Shared Use Path 11 31
Bicycle Lane 37 13
Bicycle Route 26 0.4
Neighborhood Greenway 0.5 10
Protected Bicycle Lane 0 25
In addition to proposed bikeways, outreach results indicated that getting across large arterial streets
was a barrier for both walking and bicycling; therefore, the Active Transportation Plan identifies
almost fifty locations citywide for crossing improvements7. While each location will require
further analysis prior to implementation, the improvements are categorized into locations of major
and minor crossings. Possible improvements at major crossing locations could include
roundabouts, flashing beacons, or a new tool known as a protected intersection. Possible
improvements at minor crossing locations include curb ramps, crosswalk striping, bike boxes, and
curb extensions, or other improvements.
Additional Pedestrian Amenities
In addition to the bicycle and pedestrian network,
the Active Transportation Plan identifies projects
and programs to enhance the walking experience.
In conjunction with the COVID-19 economic
response campaign known as Open SLO, the City
installed approximately 40 parklets citywide. The
Active Transportation Plan builds on this success
and provides guidance for a sustained parklet
program. Other programs include
recommendations to bring an Open Streets event
(also known as Ciclovía) to San Luis Obispo,
continued support for a citywide bike share system,
and recommendations to incorporate public art and
placemaking streetscape enhancements as part of future active transportation projects.
Prioritization of Projects
Given that the Plan proposes over 240 projects, and acknowledging that there are limited financial
resources to spread among all city infrastructure projects, it is imperative that the bicycle and
pedestrian projects identified in this Plan are prioritized based on their greatest potential to increase
bicycling and walking safety, access and connectivity, and ultimately—mode share. Therefore, the
bicycle and pedestrian network projects were evaluated against a set of criteria and scored.
6 See Plan figure 24 on page 105.
7 See plan figures 19-22 on pages 97-100
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The following criteria were used to prioritize the proposed bicycle and pedestrian projects:
x Ridership/Usage Potential
x Safety/Collisions
x Equity: Improve access for Disadvantaged and Low-Income Community Members
x Community Input
x Existing Level of Traffic Stress (LTS)
x Proximity to Key Destinations: Schools (K-12 and Cal Poly), Parks and Open Space, Retail
and Employment Centers, Downtown, Senior Housing & Supportive Facilities
The projects have been categorized into the following categories:
x Tier 1: The highest-priority projects with the greatest potential to increase the number of
people bicycling and walking. The City will actively pursue funding for these projects first.
The Plan proposes that the City endeavor to complete the Tier 1 network by 2030 to be
consistent with Climate Action Goals to reduce Greenhouse Gas emissions in the City.
x Tier 2: Moderate-priority projects that play an important role in the future bicycle and
pedestrian network, but with less potential than Tier 1 projects to increase bicycling and
walking. These projects will be pursued as funding opportunities arise, but not at the
expense of delaying Tier 1 projects.
x Tier 3: Lower-priority projects that help complete the bicycling and walking network but
are not likely to generate measurable increases in bicycle and pedestrian trips. These
projects will be funded primarily through grants and where required as a condition of
approval for new development projects.
Individual bikeway and pedestrian projects were reviewed, evaluated, and prioritized by City staff
and the City’s Active Transportation Committee based on the prioritization criteria listed above.
In selecting the Tier 1 network, staff and the Active Transportation Committee focused on creating
a cross-town network of interconnected routes that present the greatest potential to generate
increased bicycle and pedestrian mode share and reduce existing collision trends. Using data
extracted from the City’s Travel Demand Forecasting Model, various route combinations were
evaluated until a refined network of nine priority corridors was selected (see Figure 1 below).
These Tier 1 priority corridors have potential to serve roughly 70% of citywide trips, at least for a
majority of the trip length. The remaining Tier 2 and Tier 3 projects improve bicycle and pedestrian
circulation, but to a lesser extent than the Tier 1 network.
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Figure 1. Tier 1 Projects (routes and crossing improvements)
Additional Pedestrian Specific Improvements
In addition to the bikeways, shared-use paths and crossing improvement projects identified as part
of the Tier 1-3 networks, the Active Transportation Plan also proposes to actively pursue
opportunities to construct other pedestrian-specific improvements, such as sidewalk repairs and
construction of new sidewalks, upgrades to curb ramps to bring them up to current Americans with
Disabilities Act (ADA) standards, and installation of additional street lighting.
To complete the pedestrian network, approximately 27 miles of new sidewalk would need to be
constructed to fill in all the existing sidewalk gaps throughout the city. In addition, the City has
thousands of intersection corners that would need to be reconstructed to meet current ADA
standards, and several hundred new streetlights would need to be installed for each street and off-
street path to meet the City’s current Engineering Standards. Many of these improvements will
ultimately be installed as a requirement of future land use development/redevelopment projects,
while others will be installed as City-initiated capital improvement projects. In lieu of mapping
every location where the City would construct these facilities, the Plan outlines methodology for
prioritizing City-initiated installation of these pedestrian improvements based on factors such as
collision history, pedestrian activity, and proximity to key destinations such as schools (including
Cal Poly), parks, the downtown core, and senior living facilities.
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Implementation
The Active Transportation Plan will be built over a number of years depending on funding and
staffing resources, focusing first on the Tier 1 projects that have the highest potential to increase
walking and biking. Throughout the implementation process, staff will continue to work with
critical partners and the community to gather input. Implementation of the Plan will be incremental
but is guided by established policy to continue to prioritize funding toward meeting the City’s
goals for increasing bicycling and walking.
Leveraging Funds and Projects
Often times, the costs associated with individual active transportation projects can be reduced
significantly by incorporating them into larger infrastructure projects, particularly roadway
resurfacing projects. These projects require coordination and planning and focus on leveraging on-
going or planned projects to build active transportation projects with an economy of scale.
Quick-Build
Quick-build projects are semi-permanent improvements that can be designed and implemented
quickly, often utilizing lower-cost interim materials, such as flex posts, curb stops or paint, in lieu
of more costly permanent materials. Quick-build strategies also provide the flexibility to test and
refine designs before committing to more substantial infrastructure investments. An example of a
quick-build strategy is the recent installation of bike lanes on Higuera Street in the downtown. By
first installing the bike lanes in paint at a cost of around $15,000, the city is able to test the viability
of the design before committing to a more permanent installation.
Projects Built as a Condition of Development
An additional opportunity to fund projects is to ensure the City works with developers to pay for
or implement active transportation projects that are necessary for their new developments. The
City has been successful in doing this through the construction of new projects by a developer or
through the Citywide Transportation Impact Fee program, which collects a fair share fee from
development throughout the city to help fund significant roadway, bicycle and pedestrian
improvement projects. These opportunities create a “win-win” scenario for the community and the
developer as it provides a necessary treatment to improve the community while providing
transportation options for the residents, workers and visitors of the development and potentially
reduces vehicle miles traveled and greenhouse gases.
Measuring Progress Towards Implementing the Plan
Ongoing monitoring and evaluation will be vital in achieving the goals of the Active
Transportation Plan. The following matrix summarizes the proposed ways the City will measure
progress towards implementing the Active Transportation Plan, with a summary report to be
presented every other year to the Active Transportation Committee and made available to
community on the City’s website.
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Performance Measure Goals
Goal # Goal Measure Current Goal Status (Baseline)
1
The share of citywide commute trips made by
bicycling to 20% and 12% by walking by 2030
Current Mode Share:
x Bicycle - 8.3%
x Walk - 7.2%
x Drive Alone - 67.7%
2
Consistent with the City's Climate Action Plan
and General Plan Mode Share Objectives,
decrease the share of total citywide trips made
by single-occupant auto to 50% or less by 2030
Current Mode Share:
x Drive Alone - 67.7%
3
Achieve Platinum Level status as Bicycle
Friendly Community by the League of
American Bicyclists
Gold Status
4
Continue progress towards the City's Vision
Zero goal of eliminating traffic fatalities and
severe injuries, endeavoring towards a 75%
reduction by 2030.
Three-Year Total (2015-2017):
x 3 fatal collisions
x 43 severe injury collisions
5
Complete installation of the Active
Transportation Plan's Tier 1 bicycle and
pedestrian network by 2030.
6.5% of the ultimate Tier 1 network
currently in place:
x 0% of new low-stress
bikeway mileage
x 0% of new enhanced
pedestrian/bicycle
crossings
6
Consistent with the General Plan Circulation
Element policies, strive to allocate
transportation funding across various
transportation modes approximately
proportional to the General Plan Modal Split
Objectives
Baseline to be set in 2021
7
Double the mode share for all bicycle and
pedestrian trips for public K-12 schools in the
city
Baseline to be set in 2021
5.0 POLICY CONTEXT
The recommendations of the Active Transportation Plan support the current Sustainable
Transportation Major City Goal identified in the 2019-21 Financial Plan. In addition, the Active
Transportation Plan implements many of the goals, objectives policies and programs of both the
City’s General Plan and Climate Action Plan for Community Recovery.8 The General Plan Land
Use and Circulation Elements identify a multitude of goals and policies promoting bicycling and
walking and reducing community dependence on single-occupant automobile trips. Similarly,
8 The Climate Action Plan for Community Recovery can be found here:
https://www.slocity.org/government/department-directory/city-administration/office-of-sustainability/climate-
action/climate-action-plan-1949
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reducing vehicle miles traveled (VMT) and related greenhouse gas emissions through improving
access and use of sustainable transportation modes, such as walking and bicycling, is one of the
most important goals identified in the City’s Climate Action Plan for Community Recovery. In
turn, one of the key Foundational Actions identified under the Connected Community Pillar of the
Climate Action Plan recommends that the City “Complete the Active Transportation Plan and
begin implementation immediately” (Connected 2.1). A fundamental objective of the Active
Transportation Plan is to provide the policies, programs and infrastructure needed to increase the
number of trips completed by active transportation modes, supporting the City’s General Plan and
Climate Action Plan Modal Split Objectives to reach 20 percent of citywide trips by bicycle and
18 percent by walking, carpool and other sustainable transportation options.
General Plan Consistency:
In addition to the Circulation Element goals listed above, the Active Transportation Plan
implements multiple other Circulation, Conservation and Open Space, and Land Use Element
goals, objectives, policies, and programs (see Attachment 4 for a complete listing).
6.0 ENVIRONMENTAL REVIEW
An Initial Study / Negative Declaration has been prepared for the Plan (Attachment 3). An
extended public review period for the Initial Study / Negative Declaration is November 19 through
December 31, 2020.
The Active Transportation Plan is a program/policy-level document, which means it does not
provide project-specific construction details that would allow for project-level CEQA analysis.
Specific development is not being proposed under this ATP and adoption of the ATP would not
authorize any development. Information such as precise project locations, project timing, funding
mechanisms, material types, types of equipment and ultimately construction drawings will be
required in order for future “project-level” CEQA analysis to occur. Under CEQA, a programmatic
document is prepared on a series of actions that can be characterized as one large project and/or
for a project that will be implemented over a long period of time. Therefore, the Initial
Study/Negative Declaration was prepared at a “program-level,” which is appropriate. The Initial
Study does not identify any potentially significant impacts that would occur as a result of adoption
of the Active Transportation Plan.
7.0 CONCURRENCES
Over the past two years, spanning at least 17 meetings, the Active Transportation Committee
(ATC) has provided valuable input on the Active Transportation Plan. At the November 30, 2020
meeting, the Active Transportation Committee held one of two meetings on the Public Draft Active
Transportation Plan. The Active Transportation Committee recommended general support of the
Public Draft subject to further discussion and refinement at the December 3, 2020 meeting.
Following the December 3rd meeting, staff will provide a memorandum in the form of Agenda
Correspondence to the Planning Commission that identifies the ATC’s recommendation.
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In addition, the Parks and Recreation Commission has provided valuable input on the Draft Plan.
The Draft Plan has also been circulated to members of the Diversity, Equity and Inclusion Task
Force for input. Any input provided by committee members will be received as part of the public
comment period of the Draft Plan.
The Administrative Draft Active Transportation Plan was provided for internal review by several
City departments, including City Administration, Fire and Police Departments, Community
Development, Construction Inspection, Office of Sustainability, and the Community Development
Department (planning and development engineering groups).
Other community groups have helped shape the Active Transportation Plan including the SLO
Chamber of Commerce, Downtown SLO, RISE SLO, SLO County Public Health Injury
Prevention Committee, SLO County Healthy Eating-Acting Living Coalition, Bike SLO County,
Save Our Downtown, SLO U40, Cal Poly ASI, and others.
8.0 ALTERNATIVES
1. Continue review of the project with specific direction to staff on pertinent issues.
2. Recommend denial of the Active Transportation Plan, however staff does not recommend this
as it would be inconsistent with the General Plan and the Climate Action Plan for Community
Recovery.
9.0 ATTACHMENTS
1.Draft Resolution
2.READING FILE - Public Draft Active Transportation Plan
3.San Luis Obispo Active Transportation Plan Initial Study Negative Declaration
4.ATP Consistency with General Plan Policies List
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R ______
RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO, CALIFORNIA RECOMMENDING CITY COUNCIL
APPROVE THE ACTIVE TRANSPORTATION PLAN UPDATE AND
ADOPT A NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT; AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED DECEMBER 9, 2020 (CITYWIDE, OTHER
0495-2020 EID 0496-2020)
WHEREAS, the Active Transportation Committee of the City of San Luis Obispo
recommended general support of the Public Draft Active Transportation Plan subject to future
discussion and refinement at the Active Transportation Committee meeting of December 3, 2020.
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing by teleconference on December 9, 2020, pursuant to a proceeding instituted under OTHER
0495-2020 and EID 0496-2020, City of San Luis Obispo, Public Works, applicant; and,
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the Planning Commission makes the
following findings regarding the project:
1. The proposed Active Transportation Plan will promote the public health, safety, and
welfare of persons working, living, or travelling in the City by providing a network of
convenient pedestrian and bicycle facilities and programs.
2. The proposed Active Transportation Plan will further General Plan goals to reduce
single-occupancy motor vehicle use by supporting and promoting alternatives such as
walking, using transit and bicycles.
3. The proposed Active Transportation Plan will provide new and improved bicycle and
pedestrian facilities which furthers existing General Plan policies and objectives to
complete a network of safe and convenient bikeways and walkways that connect
neighborhoods with major activity centers and routes outside of the city.
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SECTION 2. Environmental Review. The Planning Commission finds that the project’s
programmatic Initial Study / Negative Declaration adequately evaluates potential environmental
impacts of the project.
SECTION 3. Action. The Planning Commission does hereby recommend Council
approve the Active Transportation Plan and adopt of the Negative Declaration of Environmental
Impact.
Upon motion of , seconded by , and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this 9th day of December 2020.
____________________________________
Tyler Corey, Secretary
Planning Commission
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San Luis Obispo Active Transportation Plan – Initial Study Negative Declaration
San Luis Obispo Active
Transportation Plan Initial
Study Negative Declaration
NOVEMBER 2020
Prepared for:
City of San Luis Obispo
Public Works Department
919 Palm Street,
San Luis Obispo, CA 93401
Prepared by:
Alta Planning + Design, Inc.
617 W 7th Street, Suite 1103
Los Angeles, CA 90017
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INITIAL STUDY – NEGATIVE DECLARATION
Project Title:
San Luis Obispo Active Transportation Plan (ATP)
Lead Agency Name and Address:
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
Contact Person and Phone Number:
Adam Fukushima, Active Transportation Manager
(805) 781-7590
Afukushima@slocity.org
Project Location:
The City of San Luis Obispo’s Active Transportation Plan (ATP) applies to all areas and plans/projects within the
City of San Luis Obispo limits. Figure 1 shows the regional location, and Figure 2 shows the plan location.
Regional Location and Setting
The City of San Luis Obispo is located in the Central Coast Region of California along U.S. Highway 101 (U.S.
101), approximately 230 miles south of San Francisco and 190 miles north of downtown Los Angeles. San Luis
Obispo is accessible via U.S. 101 from the north and south, State Route 1 (SR 1) from the northwest, and State Route
227 (SR 227) from the south.
Local Setting
The City is characterized by a mild Mediterranean climate that is moderated by the influence of the Pacific Ocean,
located approximately 10 miles to the west. The City receives approximately 20 inches of rain annually, 287 sunny
days per year, with a July high temperature of 74°F and a January low temperature of 43°F.
The City encompasses approximately 10.7 square miles of land in a narrow valley between the coastal Santa Lucia
Mountains on the east, which reach an elevation of up to 3,000 feet, and the Nine Sisters volcanic hills on the west.
The San Luis Obispo Creek bisects the City and is a defining feature of the Downtown District. The City also has a
permanent open space greenbelt at its edges.
Surrounding Uses
The City is surrounded by unincorporated San Luis Obispo County land characterized by agricultural uses
(vineyards, field crops) and open space containing oak woodland and grasslands habitat. Distinctive facilities and
land uses proximate to the City include California Polytechnic State University San Luis Obispo (Cal Poly), Cuesta
College, and San Luis Obispo Military Camp to the north, San Luis Obispo County Regional Airport and numerous
vineyards and wineries to the south, Los Padres National Forest to the east, and the Irish Hills to the west.
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Figure 1- Regional Location
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Figure 2- Plan Setting
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Existing Setting
Historical and Demographic Setting
The history of San Luis Obispo dates back to 1772 when Junipero Serra founded Mission San Luis Obispo de Tolosa. The
City was officially incorporated in 1856. According to the City’s General Plan Annual Report, the City’s population in
2019 is 46,802. Since 2011, the population in the City has grown by around 1,500, an average rate of 0.4 percent per year,
while the County of San Luis Obispo also grew at an average rate of 0.4 percent per year during this period.
Existing Plans and Documents
City San Luis Obispo General Plan – Circulation Element
The City of San Luis Obispo updated the Circulation Element of its General Plan in 2015 The City's general plan guides
the use and protection of various resources to meet community purposes. The general plan is published in separately
adopted sections, called elements, which address various topics. This Circulation Element describes how the city plans to
provide for the transportation of people and materials within San Luis Obispo with connections to county areas and
beyond. The General Plan Circulation Element provides the foundation policies for walking and biking in the City of San
Luis Obispo. Within section 1.7 there are two main policies that provide the context of bicycle and pedestrian planning,
C 1.7. Transportation Objectives:
1. Increase the use of alternative forms of transportation (as shown on Table 1) and depend less on the single‐
occupant use of vehicles.
2. Ask the San Luis Obispo Regional Transportation Agency to establish an objective similar to #1 and support
programs that reduce the interregional use of single‐occupant vehicles and increase the use of alternative
forms of transportation.
Additionally, bicycling and walking policies are shown in sections four and five of the Circulation Element of the General
Plan. These desired mode splits and policies are at the very core of the ATP and established the importance of walking
and biking in the City of San Luis Obispo. These are ambitious goals that require substantial investment, coordination and
planning; the ATP will act as guidance for proposed projects and programs to achieve the goals and mode share set by the
City Council and established in the City’s General Plan.
San Luis Obispo Climate Action Plan
Compared with the 2012 Climate Action Plan (CAP), the 2020 CAP Update puts more emphasis on carbon-free electricity
and General Plan transportation mode split. Measures from the 2012 CAP Update were removed and replaced with new
foundational actions and supporting measures. The CAP Update builds upon the goals of the 2012 CAP and is based on a
more recent inventory for the City. The CAP Update is organized into six pillars, each of which includes a long-term goal,
measures, and foundational actions. Altogether, these measures and foundational actions are intended to reduce
communitywide greenhouse (GHG) emissions by 43 percent below 1990 levels by 2030 and by 66 percent below 1990
Table 1- Desired Mode Split
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levels by 2035, which provides substantial progress toward meeting the City carbon neutrality goal while exceeding in
time the State carbon neutrality goal.
A major part of GHG emissions are from the transportation sector. To meet the emissions goal outlined in the CAP there
needs to be a significant reduction in transportation emissions to 26%. To achieve that reduction there needs to be a large
shift in single occupancy vehicle trips to active transportation trips both walking and biking. The ATP will play a pivotal
role as a guiding document to implement a well-connected and safe active transportation network.
Proposed Projects with Completed Environmental Documents
The following proposed projects in the ATP are already approved projects and have adopted environmental documents
with corresponding impacts and required mitigation measures. These projects are approved, but have not yet been
constructed, which is why they are included in the ATP.
1) Bob Jones Pathway Octagon Barn Connection (Initial Study/Mitigated Negative Declaration)
2) Railroad Safety Trail Project, Taft to Pepper Street (Initial Study/Mitigated Negative Declaration)
In addition, the City Council has approved the San Luis Ranch and Froom Ranch Specific Plans, and Avila Ranch
Development Plan, which contain proposed projects identified in the ATP. The ATP includes the infrastructure projects
identified in these Specific Plans and Development Plan to ensure consistency among plans. Upon approval of the Specific
Plans and Development Plan, the City certified associated Environmental Impact Reports, which identify potential impacts
and required mitigation measures.
These environmental documents referenced above are available at 919 Palm Street, San Luis Obispo CA 93401 and online
at:
https://www.slocity.org/government/department-directory/community-development/documents-
online/environmental-review-documents
The San Luis Ranch Specific Plan is available at 919 Palm Street, San Luis Obispo, CA 93401, and online at:
https://www.slocity.org/government/department-directory/community-development/planning-zoning/specific-area-
plans/san-luis-ranch
The Froom Ranch Specific Plan is available at 919 Palm Street, San Luis Obispo, CA 93401, and online at:
https://www.slocity.org/government/department-directory/community-development/planning-zoning/specific-area-
plans/froom-ranch
The Avila Ranch Development Plan is available at 919 Palm Street, San Luis Obispo, CA 93401, and online at:
https://www.slocity.org/government/department-directory/community-development/planning-zoning/specific-area-
plans/avila-ranch
General Plan Designations and Zoning:
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The Active Transportation Plan would be implemented throughout the City and would occur in all General Plan
designations and in all zoning designations.
Description of the Project:
The ATP (Attachment 1) will be the guiding document for active transportation in the City of San Luis Obispo. The 2020
ATP will supersede the existing 2013 Bicycle Transportation Plan as the planning document that provide
recommendations for the improvements to walking and bicycling in San Luis Obispo. The ATP contains various programs,
policies, and recommendations pertaining to the development of pedestrian and bicycle facilities. ATP proposes expansion
of and improvements to the City’s existing shared-use paths, bike lanes and routes, sidewalks, pedestrian and bicycle
bridges, and crosswalks. The proposed networks are designed to build upon existing shared-use paths; to connect regional
routes and paths; to provide access to key destinations; and to serve as recreational assets.
The City of San Luis Obispo has a legacy of promoting active transportation, resulting in the City being a great place to
walk and bike. The San Luis Obispo ATP will make existing pedestrian and bicycle facilities safer and will increase
connectivity to key destinations within the City. The recommendations included in this Plan are meant to enhance non-
motorized travel infrastructure and create more travel options for the residents of San Luis Obispo.
The Goals of the Active Transportation Plan:
x Increase the number of trips completed by biking and walking.
x Provide a network of safe, efficient, and enjoyable facilities to support walking and bicycling.
x Provides active transportation connections to community destinations such as employment centers, schools,
grocery and shopping centers, senior facilities, recreation centers, and transit stops.
x Reduce air pollution, asthma rates, and greenhouse gas emissions.
x Ensure that disadvantaged communities are actively engaged in the planning process and help shape the projects
in their neighborhoods.
Outreach to California Native American Tribes
Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation
pursuant to Public Resources Code Section 21080.3.1? If so, is there a plan for consultation that includes, for example,
the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.?
The City has provided notice of the opportunity to consult with appropriate Native American Tribes about the project
consistent with City and State regulations including, but not limited to, Assembly Bill 52. There was no response or
requests for consultation from the native American Tribes that were provided the notification.
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Program vs Project Level California Environmental Quality Act (CEQA) Analysis
The Project (under CEQA), is the adoption of the proposed ATP for the City of San Luis Obispo. The ATP is a
program/policy-level document, which means it does not provide project-specific construction details that would allow
for project-level CEQA analysis. Furthermore, specific development is not being proposed under this ATP and adoption
of this CEQA document would not authorize any development. Information such as precise project locations, project
timing, funding mechanisms, material types, types of equipment and ultimately construction drawings will be required in
order for future “project-level” CEQA analysis to occur. Therefore, this CEQA document has been prepared at a “program-
level.” Under CEQA, a programmatic document is prepared on a series of actions that can be characterized as one large
project and/or for a project that will be implemented over a long period of time. This CEQA document, prepared at a
program level, is therefore adequate for adoption of the ATP by San Luis Obispo City Council.
Required Approvals:
City of San Luis Obispo
Required approvals include:
Adoption of the Active Transportation Plan Initial Study -Negative Declaration.
Other public agencies whose approval is required:
No other agency approval is required.
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ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a
“Potentially Significant Impact” as indicated by the checklist on the following pages.
☐ Aesthetics ☐ Greenhouse Gas Emissions ☐ Public Services
☐ Agriculture and Forestry
Resources ☐ Hazards and Hazardous Materials ☐ Recreation
܆ Air Quality ☐ Hydrology and Water Quality ☐ Transportation
܆ Biological Resources ☐ Land Use and Planning ܆ Tribal Cultural Resources
܆ Cultural Resources ☐ Mineral Resources ☐ Utilities and Service Systems
☐ Energy ܆ Noise ☐ Wildfire
܆ Geology and Soils ☐ Population and Housing ܆ Mandatory Findings of
Significance
FISH AND WILDLIFE FEES
܈
The California Department of Fish and Wildlife has reviewed the CEQA document and written no effect
determination request and has determined that the project will not have a potential effect on fish, wildlife, or
habitat (see attached determination).
܆
The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish and
Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been
circulated to the California Department of Fish and Wildlife for review and comment.
STATE CLEARINGHOUSE
܆
This environmental document must be submitted to the State Clearinghouse for review by one or more State
agencies (e.g. Cal Trans, California Department of Fish and Wildlife, Department of Housing and Community
Development). The public review period shall not be less than 30 days (CEQA Guidelines 15073(a)).
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DETERMINATION (To be completed by the Lead Agency):
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared.܈
I find that although the proposed project could have a significant effect on the environment, there will not be a
significant effect in this case because revisions in the project have been made, by or agreed to by the project
proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
܆
I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL
IMPACT REPORT is required. ܆
I find that the proposed project MAY have a “potentially significant” impact(s) or “potentially significant unless
mitigated” impact(s) on the environment, but at least one effect (1) has been adequately analyzed in an earlier
document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the
earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it
must analyze only the effects that remain to be addressed
܆
I find that although the proposed project could have a significant effect on the environment, because all
potentially significant effects (1) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and (2) have been avoided or mitigated pursuant to that earlier
EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the
proposed project, nothing further is required.
܆
November 13, 2020
Signature Date
For: Michael Codron,
Printed Name Community Development Director
Tyler Corey, Principal Planner
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EVALUATION OF ENVIRONMENTAL IMPACTS
1. A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the
information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is
adequately supported if the referenced information sources show that the impact simply does not apply to projects like
the one involved (e.g. the project falls outside a fault rupture zone). A “No Impact” answer should be explained where
it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors
to pollutants, based on a project-specific screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well
as project-level, indirect as well as direct, and construction as well as operational impacts.
3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must
indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant.
"Potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there
are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required.
4. “Negative Declaration: Less Than Significant with Mitigation Incorporated” applies where the incorporation of
mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact."
The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than
significant level (mitigation measures from Section 19, "Earlier Analysis," as described in (5) below, may be cross-
referenced).
5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been
adequately analyzed in an earlier EIR or negative declaration (Section 15063 (c) (3) (D)). In this case, a brief
discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and
adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects
were addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describe
the mitigation measures which were incorporated or refined from the earlier document and the extent to which
they addressed site-specific conditions for the project.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts
(e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where
appropriate, include a reference to the page or pages where the statement is substantiated.
7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted
should be cited in the discussion.
8. The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance
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CITY OF SAN LUIS OBISPO 11 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2020
1. AESTHETICS
Except as provided in Public Resources Code Section 21099,
would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Have a substantial adverse effect on a scenic vista? ܆ ܆ ܈ ܆
b) Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, open space, and historic
buildings within a local or state scenic highway?
܆ ܆ ܈ ܆
c) In non-urbanized areas, substantially degrade the existing visual
character or quality of public views of the site and its
surroundings? (Public views are those that are experienced from
publicly accessible vantage point). If the project is in an
urbanized area, would the project conflict with applicable
zoning and other regulations governing scenic quality?
܆ ܆ ܈ ܆
d) Create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area? ܆ ܆ ܈ ܆
Evaluation
a) b) c)
The San Luis Obispo General Plan Conservation/Open Space and Circulation Elements identify viewing corridors and
scenic roadways with high or moderate value as well as visual landmarks. The applicable goals and policies from
these City General Plan elements include:
▪ 9.1.1 Preserve Natural and Agricultural Landscapes: The City will implement the following policies and will
encourage other agencies with jurisdictions to do likewise:
□ Natural and agricultural landscapes that the City has not designated for urban use shall be maintained in their
current patterns of use.
□Any Development that is permitted in natural or agricultural landscapes shall be visually subordinate to and
compatible with the landscape features. Development includes, but is not limited to buildings, signs (including
billboard signs), roads, utility and telecommunication lines and structures. Such development shall:
− Avoid visually prominent locations such as ridgelines, and slopes exceeding 20 percent.
− Avoid unnecessary grading, vegetation removal, and site lighting.
− Incorporate building forms, architectural materials, and landscaping, that respect the setting, including the historical
pattern of development in similar settings, and avoid stark contrasts with its setting.
− The City’s non-emergency repair, maintenance, and small construction projects in highly visible locations, such as
hillsides and downtown creeks, where scenic resources could be affected, shall be subject to at least “minor or
incidental” architectural review.
▪ 9.1.3 Utilities and Signs: In and near public streets, plazas, and parks, features that clutter, degrade, intrude on, or
obstruct views shall be avoided. Necessary features, such as utility and communication equipment, and traffic
equipment and signs should be designed and placed so as to not impinge upon or degrade scenic views of the Morros
or surrounding hillsides, or farmland, consistent with the primary objective of safety. New billboard signs shall not be
allowed, and existing billboard signs shall be removed as soon as practicable, as provided in the Sign Regulations.
▪ 9.1.5 View Protection in New Development: The City will include in all environmental review and carefully
consider effects of new development, streets, and road construction on views and visual quality by applying the
Community Design Guidelines, height restrictions, hillside standards, Historical Preservation Program Guidelines,
and the California Environmental Quality Act and Guidelines.
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▪ 9.2.1 Views to and from Public Places, including Scenic Roadways: The City will preserve and improve views of
important scenic resources from public places and encourage other agencies with jurisdiction to do so. Public places
include parks, plazas, the grounds of civic buildings, streets and roads, and publicly accessible open space. In
particular, the route segments shown in Figure 10 are designated as scenic roadways.
□ Development projects shall not wall off scenic roadways and block views.
□ Utilities, traffic signals, and public and private signs and lights shall not intrude on or clutter views, consistent with
safety needs.
□ Where important vistas of distant landscape features occur along streets, street trees shall be clustered to facilitate
viewing of the distant features.
□ Development projects, including signs, in the viewshed of a scenic roadway shall be considered “sensitive” and
require architectural review.
▪ 9.3.5 Visual Assessments: Require evaluations (accurate visual simulations) for projects affecting important scenic
resources and views from public places.
▪ 9.3.6 View Blockage along Scenic Highways: Determine that view blockage along scenic roadways is a significant
impact.
▪ 9.3.9 Undergrounding Utilities: Place existing overhead utilities underground, with highest priority for scenic
roadways, entries to the city, and historical districts.
The ATP would not involve land use or zoning changes. As a policy document, the ATP would not result in impacts
related to scenic vistas and visual character. However, implementation of proposed projects in the ATP such as
bicycle and pedestrian paths, sidewalks, grade separated crossings and bicycle and pedestrian supporting
infrastructure may promote infrastructure development and redevelopment. However, discretionary development
would be required to adhere to City development regulations and General Plan policies, including San Luis Obispo
Street Tree Ordinance No. 1544, to retain character of the City and minimize environmental impacts. In addition,
discretionary development would be reviewed for consistency with the General Plan and other applicable regulatory
land use actions prior to approval. Thus, the ATP would result in a less than significant impact related to scenic
vistas and visual character or scenic quality.
d) The project will not introduce elements which would create new sources of substantial light or glare. Any proposed
bicycle or pedestrian facilities are subject to conformance with the City Night Sky Preservation Ordinance requirements
which set maximum illumination level and require sufficient shielding of light sources to minimize glare and preserve
night time views. All bicycle and pedestrian projects included in the plan will be required to conform to standards of the
City’s Nigh Sky Preservation Ordinance. Class I shared use path lighting is required to comply with City standards. Any
lighting placement is required to comply with the policies in the Active Transportation Plan which calls for lighting
along creeks to be designated to shine away from the creek corridor or not be installed at locations where impacts cannot
be mitigated. Additionally, the pedestrian lighting recommended in the ATP will meet the City standards and match
existing pedestrian lighting. The project does not have the potential to adversely affect day or nighttime views in the
area. Less than Significant Impact.
Mitigation Measures: None are required.
Conclusion: Less than Significant Impact.
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2. AGRICULTURE AND FORESTRY RESOURCES
In determining whether impacts to agricultural resources are
significant environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site Assessment Model
(1997) prepared by the California Dept. of Conservation as an
optional model to use in assessing impacts on agriculture and
farmland. In determining whether impacts to forest resources,
including timberland, are significant environmental effects, lead
agencies may refer to information compiled by the California
Department of Forestry and Fire Protection regarding the state’s
inventory of forest land, including the Forest and Range Assessment
Project and the Forest Legacy Assessment project; and forest carbon
measurement methodology provided in Forest Protocols adopted by
the California Air Resources Board. Would the project: Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency, to non-
agricultural use?
܆ ܆ ܈ ܆
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract? ܆ ܆ ܈ ܆
c) Conflict with existing zoning for, or cause rezoning of, forest
land (as defined in Public Resources Code section 12220(g)),
timberland (as defined by Public Resources Code section 4526),
or timberland zoned Timberland Production (as defined by
Government Code section 51104(g))?
܆ ܆ ܈ ܆
d) Result in the loss of forest land or conversion of forest land to
non-forest use? ܆ ܆ ܈ ܆
e) Involve other changes in the existing environment which, due to
their location or nature, could result in conversion of Farmland,
to non-agricultural use or conversion of forest land to non-forest
use?
܆ ܆ ܈ ܆
Evaluation
a) b) c) d) e) The proposed adoption of the ATP would not result in direct physical changes, but future development of project
components contained in the ATP could potentially impact areas used for agricultural purposes or which contain prime
farmland, unique farmland, farmland of statewide important, forest land, or involve a Williamson Act contract.
Individual projects would be subject to site-specific environmental review, at which time the City would identify the
potential impacts to these areas and mitigation measures that would reduce any impacts to a less than significant level.
The ATP is a programmatic document that proposes goals and policies pertaining to the future of walking and bicycling
in San Luis Obispo. It is intended to be a guidance document with the ultimate vision of a connected and complete
network of trails, walkways and bikeways that provides safe convenient and enjoyable connections to key destinations
around the City. Individual project details such as precise project locations, project timing, funding mechanisms,
material types, types of equipment and ultimately construction drawings are currently not available. At such time that
specific individual projects are implemented, the implementing agency will conduct site-specific CEQA analysis, as
necessary. In cases where proposed bicycle and pedestrian facilities are located in areas which contain agricultural or
forestry resources, impacts and mitigations measures would be identified to reduce impacts to less than significant. Less
than significant impact.
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Mitigation Measures: None are required.
Conclusion: Less than significant.
3. AIR QUALITY
Where available, the significance criteria established by the
applicable air quality management district or air pollution control
district may be relied upon to make the following determinations.
Would the project: Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
f) Conflict with or obstruct implementation of the applicable air
quality plan? ܆ ܆ ܈ ܆
g) Result in a cumulatively considerable net increase of any criteria
pollutant for which the project region is non-attainment under
an applicable federal or state ambient air quality standard?
܆ ܆ ܈ ܆
h) Expose sensitive receptors to substantial pollutant
concentrations? ܆ ܆ ܈ ܆
i) Result in other emissions (such as those leading to odors)
adversely affecting a substantial number of people? ܆ ܆ ܈ ܆
Evaluation
a) b) c) d) The proposed adoption of the ATP would not result in direct air quality impacts, but future development of
project components contained in the ATP could create a less than significant impact due to construction or maintenance
activities. Individual projects would be subject to site-specific environmental review, at which time the City would
identify the potential air quality impacts and mitigation measures that would reduce any impacts to a less than significant
level.
The ATP is a programmatic document that proposes goals and policies pertaining to the future of walking and bicycling
in San Luis Obispo and increasing use of those transportation modes. The goal of the ATP is to encourage and increase
bicycle ridership and walking trips which can replace existing driving trips that would be a net benefit to air quality.
The ATP itself does not expose sensitive receptors to substantial pollutant concentrations nor does it result in other
emissions such as odors.
Individual project details such as precise project locations, project timing, funding mechanisms, material types, types
of equipment and ultimately construction drawings are currently not available. At such time that specific individual
projects are implemented, the implementing agency will conduct site-specific CEQA analysis as necessary
Furthermore, implementation of the ATP would be required to comply with the goals and policies under the C ity’s
General Plan and other relevant regulatory documents. Adoption of the ATP alone would not create any air quality
impacts because specific development is not being proposed under this ATP and it would not authorize any
development. Less than Significant Impact.
Mitigation Measures: None are required.
Conclusion: Less Than Significant Impact.
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4. BIOLOGICAL RESOURCES
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Have a substantial adverse effect, either directly or through
habitat modifications, on any species identified as a candidate,
sensitive, or special status species in local or regional plans,
policies, or regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
܆ ܆ ܈ ܆
b) Have a substantial adverse effect on any riparian habitat or other
sensitive natural community identified in local or regional plans,
policies, regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
܆ ܆ ܈ ܆
c) Have a substantial adverse effect on state or federally protected
wetlands (including, but not limited to, marsh, vernal pool,
coastal, etc.) through direct removal, filling, hydrological
interruption, or other means?
܆ ܆ ܈ ܆
d) Interfere substantially with the movement of any native resident
or migratory fish or wildlife species or with established native
resident or migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
܆ ܆ ܈ ܆
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
܆ ܆ ܈ ܆
f) Conflict with the provisions of an adopted Habitat Conservation
Plan, Natural Community Conservation Plan, or other approved
local, regional, or state habitat conservation plan?
܆ ܆ ܈ ܆
Evaluation
a) b) c) d) e) f) The proposed adoption of the ATP would not result in direct physical changes, but future development of project
components contained in the ATP could potentially affect protected biological species and/or habitats. Construction and
operation of trails, paths, signage, etc. may occur in biologically sensitive areas. Individual projects would be subject to site-
specific environmental review, at which time the City would identify the potential presence of endangered or listed species and
mitigation measures that would reduce any impacts to a less than significant level. All construction-related potential impacts
resulting from construction run-off would be addressed through adherence to the City’s MS4 General Stormwater Permit from
the State Water Board.
The ATP is a programmatic document that proposes goals and policies pertaining to the future of walking and bicycling in San
Luis Obispo. It is intended to be a guidance document with the ultimate vision of a connected and complete network of trails,
walkways and bikeways that provides safe convenient and enjoyable connections to key destinations around the City. Individual
project details such as precise project locations, project timing, funding mechanisms, material types, types of equipment and
ultimately construction drawings are currently not available. At such time that specific individual projects are implemented, the
implementing agency will conduct site-specific CEQA analysis, as necessary. In cases where proposed bicycle and pedestrian
facilities are located in areas which contain riparian habitat, or are located within creek setbacks, creek setback regulations of
the City’s Zoning Regulations would apply. In addition to standard City policies and regulations, the previous 2013 Bicycle
Transportation Plan (BTP) includes policies and standard mitigation for locating bikeways near creeks to reduce the level of
biological impact to less than significant levels. While this ATP supersedes and replaces the 2013 BTP, it carries forward all of
its policies and standard mitigation for locating bikeways near creeks to reduce the level of biological impacts to less than
significant levels.
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Furthermore, implementation of the ATP would be required to comply with the goals and policies under the City’s General Plan
and other relevant regulatory documents. Adoption of the ATP alone would not create any biological impacts because specific
development is not being proposed under this ATP and it would not authorize any development. Less than significant impact.
Mitigation Measures: None are required.
Conclusion: Less than Significant Impact.
5. CULTURAL RESOURCES
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Cause a substantial adverse change in the significance of a
historic resource pursuant to §15064.5? ܆ ܆ ܈ ܆
b) Cause a substantial adverse change in the significance of an
archaeological resource pursuant to §15064.5? ܆ ܆ ܈ ܆
c) Disturb any human remains, including those interred outside of
formal cemeteries? ܆ ܆ ܈ ܆
Evaluation
a) b) c) San Luis Obispo Municipal Code Chapter 14.01 Historic Preservation Ordinance requires designation of historic
resources and sites. According to the City’s General Plan Conservation and Open Space Element there are five historic
districts that include a multitude of Master and Contributing List Historical Properties. In addition, significant historic
and prehistoric sites have been identified in the Downtown and Old Town Historic Districts, and throughout the City
limits. The ATP proposes bicycle and pedestrian projects throughout the City. Adoption of the ATP alone would not
have a significant impact on any identified historical properties or historic or prehistoric sites because specific
development is not being proposed under this ATP and it would not authorize any development.
Additionally, as part of the required environmental clearance for the construction of bike and pedestrian facilities
including but not limited to shared use paths and grade separated crossings, consistency with the City’s Archaeological
Resource Preservation Guidelines will be required, which would include additional surveys and evaluation for areas
identified as Sensitive. If potential cultural resources are found during construction, the City’s Guidelines require that
construction ceases until a qualified archaeologist determines the extent of the resources, and the Community
Development Director approves appropriate protective measures. Less than significant impact.
Mitigation Measures: None are required.
Conclusion: Less than Significant Impact.
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6. ENERGY
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Result in potentially significant environmental impact due to
wasteful, inefficient, or unnecessary consumption of energy
resources, during project construction or operation?
܆ ܆ ܈ ܆
b) Conflict with or obstruct a state or local plan for renewable
energy or energy efficiency? ܆ ܆ ܈ ܆
Evaluation
a) b) The City of San Luis Obispo has demonstrated its commitment to energy efficiency and renewable energy through
many efforts. The City has adopted the California Green Building Standards Code, per San Luis Obispo Municipal
Code Chapter 15.02, which requires efficiency measures to reduce energy use, and provide energy reduction benefits.
The ATP does recommend projects and lighting to support walking and biking throughout the community. The amounts
of energy needed during construction and operation of lighting is minimal and would not result in significant energy
needs. In addition, any use of energy for construction projects would be temporary and not result in significant
environmental impact. The ATP is a programmatic document. During construction of all facilities, the implementing
agency will conduct site-specific CEQA analysis as necessary, including an evaluation of potentially significant
environmental impacts due to wasteful, inefficient, or unnecessary consumption of energy resources, during project
construction or operation. Less than significant impact.
Mitigation Measures: None are required.
Conclusion: Less than Significant Impact.
7. GEOLOGY AND SOILS
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Directly or indirectly cause potential substantial adverse effects,
including the risk of loss, injury or death involving:
i. Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
13 ܆ ܆ ܈ ܆
ii. Strong seismic ground shaking? ܆ ܆ ܈ ܆
iii. Seismic-related ground failure, including liquefaction? ܆ ܆ ܈ ܆
iv. Landslides? ܆ ܆ ܈ ܆
b) Result in substantial soil erosion or the loss of topsoil? ܆ ܆ ܈ ܆
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c) Be located on a geologic unit or soil that is unstable, or that
would become unstable as a result of the project, and potentially
result in on- or off-site landslide, lateral spreading, subsidence,
liquefaction or collapse?
܆ ܆ ܈ ܆
d) Be located on expansive soil, as defined in Table 1802.3.2 of the
California Building Code (2013), creating substantial direct or
indirect risks to life or property?
܆ ܆ ܈ ܆
e) Have soils incapable of adequately supporting the use of septic
tanks or alternative waste water disposal systems where sewers
are not available for the disposal of waste water?
܆ ܆ ܆ ܈
f) Directly or indirectly destroy a unique paleontological resource
or site or unique geologic feature? ܆ ܆ ܈ ܆
Evaluation
a.i) ii) iii) iv) b) c) d)
The City of San Luis Obispo is in Seismic Zone 4, a seismically active region of California and strong ground shaking should
be expected during the life of the proposed structures. San Luis Obispo is located in a seismically active region and is identified
as a Landslide Zone by the California Department of Conservation. In 2014, the City adopted a Local Hazard Mitigation Plan
(LHMP) to assess hazards and reduce risks prior to a disaster event and fully cover the necessity to address seismic and geological
hazards. In addition, all development projects are required to conform to applicable provisions of the current California Building
Code.
The ATP is a programmatic and guidance document and does not propose development or changes to land use and zoning. As a
policy document, the ATP would not directly require ground disturbing activities. However, implementation of the bicycle and
pedestrian infrastructure in the ATP may promote infrastructure development and redevelopment. The ATP includes proposed
shared use paths, sidewalks and other bicycle and pedestrian supportive infrastructure. As such, the ATP could result in
construction-related soil erosion and topsoil loss impacts associated with such installations. However, discretionary development
would be required to conduct geotechnical studies and adhere to related geology and soils recommendations prior to final siting
and construction as part of a site-specific CEQA analysis. Therefore, the ATP would result in a less-than-significant impact
related to soil erosion, loss of topsoil, and the presence of unstable soils.
Less and Significant Impact.
e) The ATP does not include the construction of septic tanks or alternative wastewater disposal systems. No Impact.
f) The ATP is a programmatic document. During construction of all facilities, the implementing agency will conduct site-specific
CEQA analysis as necessary, including an evaluation of potential impacts to paleontological resources. Less than significant
impact.
Mitigation Measures: None are required.
Conclusion: Less than Significant Impact.
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8. GREENHOUSE GAS EMISSIONS
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Generate greenhouse gas emissions, either directly or indirectly,
that may have a significant impact on the environment? 1,8 ܆ ܆ ܆ ܈
b) Conflict with an applicable plan, policy or regulation adopted
for the purpose of reducing the emissions of greenhouse gases? 8 ܆ ܆ ܆ ܈
Evaluation
a) b) The City of San Luis Obispo has recently adopted a Climate Action Plan (CAP) which provides Greenhouse Gas (GHG)
thresholds, policies, and transportation mode share goals for the City. The ATP will be the guiding document to improve
the mode share of walking and bicycling and increasing these two modes would reduce GHG citywide. The City’s General
Plan and CAP have the stated goals of having the mode share of 20% for bicycling and 18% for walking and other forms
of transportation. The ATP’s goal is to provide the recommended projects, programs and policies to achieve those mode
share goals. The ATP complements and facilitates the applicable GHG plans, policies and regulations; therefore, the ATP
will not conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of
greenhouse gases. No impact.
Mitigation Measures: None are required.
Conclusion: No Impact.
.
9. HAZARDS AND HAZARDOUS MATERIALS
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous
materials?
7 ܆ ܆ ܈ ܆
b) Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident conditions
involving the release of hazardous materials into the
environment?
7 ܆ ܆ ܈ ܆
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter
mile of an existing or proposed school?
7 ܆ ܆ ܈ ܆
d) Be located on a site which is included on a list of hazardous
materials sites compiled pursuant to Government Code Section
65962.5 and, as a result, would it create a significant hazard to
the public or the environment?
7 ܆ ܆ ܈ ܆
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e) For a project located within an airport land use plan or, where
such a plan has not been adopted, within two miles of a public
airport or public use airport, would the project result in a safety
hazard or excessive noise for people residing or working in the
project area?
7 ܆ ܆ ܈ ܆
f) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency evacuation
plan?
7 ܆ ܆ ܈ ܆
g) Expose people or structures, either directly or indirectly, to a
significant risk of loss, injury, or death involving wildland
fires?
7 ܆ ܆ ܈ ܆
Evaluation
a) b) c) d) In 2014, the City adopted a Local Hazard Mitigation Plan (LHMP) to assess hazards and reduce risks of those hazards.
The ATP is a programmatic document and would not expose the public to hazardous materials and does not require
or involve the use, transportation, disposal or emissions of hazardous materials. Individual projects such as the
construction of bike and pedestrian paths, sidewalks, or supporting infrastructure would be subject to site-specific
environmental review, at which time the City would identify the potential exposure of the public to hazardous
materials but would reduce any impacts to a less than significant level. Less than significant impact.
e) The ATP is a programmatic document and would not in itself result in airport related safety hazards. The bicycle and
pedestrian facilities recommended in the plan which may be within the airport land use area would be subject to site-
specific environmental review, at which time the City would identify any potential impacts and would reduce any
impacts to a less than significant level. Less than significant impact.
f) The ATP does not impede access for emergency response because it is a programmatic document. The ATP does not
involve site-specific development, nor would it facilitate new development that would interfere with adopted
emergency plans. Individual projects such as Class I shared use paths, sidewalks, or other bicycle and pedestrian
infrastructure from the ATP would undergo site-specific CEQA analysis. Therefore, the ATP itself would result in a
less than significant impact related to impairment or interference with implementation of an emergency response or
evacuation plan.
g) According to California Department of Forestry and Fire Protection (CalFIRE), San Luis Obispo is not located in
designated California Fire Hazard Severity Zones,49 or in State Responsibility Areas. No impact associated with
wildland fires would occur. According to the City’s General Plan Safety Element, the urban reserve consists of low
to moderate fire hazard rates. High and extreme fire hazard rates closely surround the San Luis Obispo urban reserve.
However, according to CalFIRE, there are five areas categorized as very high fire hazard severity zones within the
local responsibility area (LRA). However, these areas are located on the outer fringes of the city boundaries and the
ATP does not propose specific development or other physical changes to the environment through would be put at
risk in the case of a wildland fire. Therefore, the ATP would result in a less than significant impact related to risks
associated with exposure to wildland fires.
Mitigation Measures: None are required.
Conclusion: No Impact.
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10. HYDROLOGY AND WATER QUALITY
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Violate any water quality standards or waste discharge
requirements or otherwise substantially degrade surface or
ground water quality?
܆ ܆ ܈ ܆
b) Substantially decrease groundwater supplies or interfere
substantially with groundwater recharge such that the project
may impede sustainable groundwater management of the
basin?
܆ ܆ ܈ ܆
c) Substantially alter the existing drainage pattern of the site or
area, including through the alteration of the course of a stream
or river or through the addition of impervious surfaces, in a
manner which would:
i. Result in substantial erosion or siltation on or off site; ܆ ܆ ܈ ܆
ii. Substantially increase the rate or amount of surface
runoff in a manner which would result in flooding on-
or offsite;
܆ ܆ ܈ ܆
iii. Create or contribute runoff water which would exceed
the capacity of existing or planned stormwater
drainage systems or provide substantial additional
sources of polluted runoff; or
܆ ܆ ܈ ܆
iv. Impede or redirect flood flows? ܆ ܆ ܈ ܆
d) In flood hazard, tsunami, or seiche zones, risk release of
pollutants due to project inundation? ܆ ܆ ܈ ܆
e) Conflict with or obstruct implementation of a water quality
control plan or sustainable groundwater management plan? ܆ ܆ ܈ ܆
Evaluation
a) b) c i) ii) iii) iv) d) e) The ATP is a programmatic document and does not propose development or changes to land use
and zoning, in addition the City is not located within designated seiche or tsunami zones. Thus, the ATP itself would
not result in construction or operational impacts related to alterations in polluted runoff. Implementation of proposed
projects contained in the ATP may promote infrastructure development and redevelopment including Class I paths,
sidewalks, or other pedestrian and bicycle infrastructure. Construction of infrastructure development and redevelopment
could result in erosion and potential redirect of flood flows or drainage patterns; however, implementation of proposed
actions would not include large-scale construction within San Luis Obispo. Additionally, discretionary development
would be required to undergo CEQA review, including assessment and mitigation incorporation, including the
implementation of a SWPP and compliance with applicable local, State, and Federal regulations once project details
and locations are known. Therefore, the ATP would result in a less-than-significant impact related to polluted runoff.
Mitigation Measures: None are required.
Conclusion: Less than Significant Impact.
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11. LAND USE AND PLANNING
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Physically divide an established community? ܆ ܆ ܆ ܈
b) Cause a significant environmental impact due to a conflict with
any land use plan, policy, or regulation adopted for the purpose
of avoiding or mitigating an environmental effect?
2 ܆ ܆ ܆ ܈
Evaluation
a) b) ATP is a programmatic document that proposes goals and policies pertaining to the future of walking and bicycling in San
Luis Obispo. It is intended as a guidance document with the ultimate vision of a connected and complete network of trails,
walkways and bikeways that provides safe convenient and enjoyable connections to key destinations around the City. The
ATP is in alignment with existing land use plans, polices and regulations and will have no impacts to land use planning.
No impact.
Mitigation Measures: None are required.
Conclusion: No Impact.
12. MINERAL RESOURCES
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Result in the loss of availability of a known mineral resource
that would be of value to the region and the residents of the
state?
܆ ܆ ܆ ܈
b) Result in the loss of availability of a locally-important mineral
resource recovery site delineated on a local general plan,
specific plan or other land use plan?
܆ ܆ ܆ ܈
Evaluation
a) b) The City of San Luis Obispo General Plan does not identify any mineral resources or mineral resources recovery sites
within the City and no impacts would occur to mineral resources. No impact.
Mitigation Measures: None are required.
Conclusion: No Impact.
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13. NOISE
Would the project result in:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Generation of a substantial temporary or permanent increase in
ambient noise levels in the vicinity of the project in excess of
standards established in the local general plan or noise
ordinance, or applicable standards of other agencies?
6 ܆ ܆ ܈ ܆
b) Generation of excessive groundborne vibration or groundborne
noise levels? ܆ ܆ ܈ ܆
c) For a project located within the vicinity of a private airstrip or
an airport land use plan, or, where such a plan has not been
adopted, within two miles of a public airport or public use
airport, would the project expose people residing or working in
the project area to excessive noise levels?
12 ܆ ܆ ܈ ܆
Evaluation
d) a) b) c) The San Luis Obispo County Regional Airport is the only public airport or airstrip located in San Luis Obispo.
The airport and adjoining Airport Safety zone are located in the southern portion of the City limits, at 975 Airport Drive.
Adoption of the ATP alone would not expose people to unacceptable noise levels and would not generate noise levels in
excess of the City’s Noise Ordinance because specific development is not being proposed under this ATP and it would not
authorize any development. At such time that specific individual projects are implemented, the implementing agency will
conduct site-specific CEQA analysis, as necessary. The ATP is a programmatic document containing proposed projects
and programs that are consistent with the City of San Luis Obispo General Plan. Some of the proposed projects including
but not limited to bike and pedestrian trails in the ATP are within the vicinity of the airport, which may result in a
temporary increase in groundborne vibration or noise levels during construction. However, discretionary development
would be subject to review by the City for compliance with the General Plan and Municipal Code, and would be required
to comply with applicable local, State, and Federal regulations. Additionally, the ATP encompasses a suite of
opportunities that would decrease motor vehicle traffic and traffic-related noise. As such, implementation of the ATP
would not generate excessive groundborne vibration or noise levels. Therefore, the ATP would result in a less-than-
significant impact related to noise.
Mitigation Measures: None are required.
Conclusion: Less than Significant Impact.
14. POPULATION AND HOUSING
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Induce substantial unplanned population growth in an area,
either directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)?
3 ܆ ܆ ܆ ܈
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b) Displace substantial numbers of existing people or housing,
necessitating the construction of replacement housing
elsewhere?
܆ ܆ ܆ ܈
Evaluation
a) b) The ATP is intended as a guidance document with the ultimate vision of a connected and complete network of trails,
walkways and bikeways that provides safe convenient and enjoyable connections to key destinations around the City. The
ATP will help connect existing and future housing to community destinations. The ATP will not induce population growth
or displace people or housing. No impact.
Mitigation Measures: None are required.
Conclusion: No Impact.
15. PUBLIC SERVICES
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered
governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause
significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives
for any of the public services:
Fire protection? ܆ ܆ ܆ ܈
Police protection? ܆ ܆ ܆ ܈
Schools? ܆ ܆ ܆ ܈
Parks? ܆ ܆ ܆ ܈
Other public facilities? ܆ ܆ ܆ ܈
Evaluation
Adoption of the ATP would not affect population or employment growth and would not result in growth that would require the
assemblage of additional fire or police resources, or the expansion of any schools or other public facilities. The proposed adoption
of the ATP would not result in direct physical changes, however future development of project components contained in the ATP
(trails, bridges, small structures, etc.) could potentially increase the need for security for pedestrians and bicyclists utilizing these
facilities. Individual projects would be subject to site-specific environmental review, at which time the implementing agency
would identify the potential public service-related impacts.
The ATP is a programmatic document that proposes goals and policies pertaining to the future of walking and bicycling in City.
It is intended as a guidance document with the ultimate vision of a connected and complete network of trails, walkways and
bikeways that provides safe convenient and enjoyable connections to key destinations around the City. Furthermore,
implementation of the ATP would be required to comply with the goals and policies under the City’s General Plan and other
relevant regulatory documents.
Adoption of the ATP alone would not create any public service impacts because specific development is not being proposed
under this ATP and it would not authorize any development. No impact.
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Mitigation Measures: None are required.
Conclusion: No Impact.
16. RECREATION
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Would the project increase the use of existing neighborhood and
regional parks or other recreational facilities such that
substantial physical deterioration of the facility would occur or
be accelerated?
5 ܆ ܆ ܈ ܆
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities which might
have an adverse physical effect on the environment?
܆ ܆ ܈ ܆
Evaluation
a) b) ATP is intended to increase the pedestrian and bicycle recreational opportunities for the residents of the City and thus will
have a beneficial impact on recreational facilities and opportunities. It is intended as a guidance document with the ultimate
vision of a connected and complete network of trails, walkways and bikeways that provides safe convenient and enjoyable
connections to key destinations around the City. Individual project details such as precise project locations, project timing,
material types, types of equipment and ultimately construction drawings are currently not available. At such time that
specific individual projects are implemented, the implementing agency will conduct site-specific CEQA analysis as
necessary. Less than significant impact.
Mitigation Measures: None are required.
Conclusion: Less than Significant Impact.
17. TRANSPORTATION
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Conflict with a program, plan, ordinance or policy addressing
the circulation system, including transit, roadway, bicycle and
pedestrian facilities?
1 ܆ ܆ ܈ ܆
b) Conflict or be inconsistent with CEQA Guidelines section
15064.3, subdivision (b)? ܆ ܆ ܈ ܆
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c) Substantially increase hazards due to a geometric design feature
(e.g., sharp curves or dangerous intersections) or incompatible
uses (e.g. farm equipment)?
܆ ܆ ܈ ܆
d) Result in inadequate emergency access? ܆ ܆ ܈ ܆
Evaluation
a) b) c) d) The transportation goals, policies and thresholds are determined by the City’s General Plan Circulation Element and
supported by the City’s Climate Action Plan. The ATP proposes goals and policies pertaining to the future of walking
and bicycling in the City. It is intended as a guidance document with the ultimate vision of a connected and complete
network of trails, walkways and bikeways that provides safe convenient and enjoyable connections to key destinations
around the City. The projects and programs recommended in the ATP are intended to improve access and use of
transportation modes other than the automobile, which is anticipated to reduce citywide vehicle miles traveled (VMT).
For this reason, proposed ATP would result in a less than significant impact per CEQA Guidelines section 15064.3(b).
Additionally, State CEQA Guidelines sections 15301(c) generally applies to most bicycle projects as it qualifies them
as a minor alteration of the existing highway because it repurposes space in the existing paved roadway through
placement of striping, landscaping, and posts that are all considered exempt activity under CEQA, and does not expand
the physical area which could contribute to a physical impact to environmentally sensitive resources (i.e., biology,
geology cultural, historic, etc.), nor does it substantially alter the existing use of the street.
The proposed ATP would not result in direct physical changes, however future development of project components
contained in the ATP (trails, bridges, small structures, etc.) could potentially impact existing roadways and
intersections. For instance, if new crosswalks or bicycle lanes are proposed, these projects could require additional
project-level analysis to determine their impacts to (and safety from) roadway and vehicular activity. Additionally,
construction activities will require various vehicular trips to and from the various project sites. However, these will
be minimal and temporary. In the event that partial or full road closure is necessary during project construction, the
contractor will be required to adhere to any and all regulations from the local jurisdiction, Caltrans and/or other
regulatory agency. Individual projects would be evaluated by the City Public Works and Fire Departments for
consistency with applicable engineering standards and emergency response policies. In addition, individual projects
would be subject to site-specific environmental review, at which time the implementing agency would identify the
potential transportation-related impacts. Furthermore, implementation of the ATP would be required to comply with
the goals and policies under the General Plan, and other relevant regulatory documents. Based on these considerations,
the proposed ATP is considered to result in a less than significant impact.
Mitigation Measures: None are required.
Conclusion: Less than Significant Impact.
18. TRIBAL CULTURAL RESOURCES
Would the project cause a substantial adverse change in the
significance of a tribal cultural resource, defined in Public Resources
Code Section 21074 as either a site, feature, place, or cultural
landscape that is geographically defined in terms of the size and
scope of the landscape, sacred place, or object with cultural value to
a California Native American tribe, and that is: Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Listed or eligible for listing in the California Register of
Historical Resources, or in a local register of historical
resources as defined in Public Resources Code Section
5020.1(k)?
܆ ܆ ܈ ܆
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b) A resource determined by the lead agency, in its discretion and
supported by substantial evidence, to be significant pursuant to
criteria set forth in subdivision (c) of Public Resources Code
Section 5024.1? In applying the criteria set forth in subdivision
(c) of Public Resources Code Section 5024.1, the lead agency
shall consider the significance of the resource to a California
Native American tribe.
܆ ܆ ܈ ܆
Evaluation
a) b) In accordance with Assembly Bill (AB) 52, on September 8, 2020 potentially affected Tribes were formally notified
of this Project and were given the opportunity to request consultation on the Project. The City of San Luis Obispo has
provided notice of the opportunity to consult with appropriate Native American Tribes about the project consistent with
City and State regulations including, but not limited to, Assembly Bill 52. There was no response or requests for
consultation from the native American Tribes that were provided the notification.
The ATP is a programmatic document and does not propose development or changes to land use and zoning. Thus,
the ATP itself would not result in construction or operational impacts related to tribal cultural resources. As a policy
document, the ATP would not directly require ground disturbing activities. However, implementation of projects
identified in the ATP may result in infrastructure development and redevelopment such as bicycle and pedestrian
paths, sidewalks, grade separated crossings that could impact unknown tribal cultural resources. As part of the
required environmental clearance for the construction of bike and pedestrian facilities including but not limited to
shared use paths and grade separated crossings, consistency with the City’s Archaeological Resource Preservation
Guidelines will be required, which would include additional surveys and evaluation for areas identified as Sensitive. If
potential cultural resources are found during construction, the City’s Guidelines require that construction ceases until
a qualified archaeologist determines the extent of the resources, and the Community Development Director approves
appropriate protective measures. In addition, as required by CEQA, project-specific tribal consultation would occur
during the review of any project requiring preparation of an Initial Study. Therefore, the ATP would result in a less-
than-significant impact related to tribal cultural resources.
Conclusion: Less than Significant Impact.
19. UTILITIES AND SERVICE SYSTEMS
Would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Require or result in the relocation or construction of new or
expanded water, wastewater treatment or storm water drainage,
electric power, natural gas, or telecommunications facilities, the
construction or relocation of which could cause significant
environmental effects?
܆ ܆ ܈ ܆
b) Have sufficient water supplies available to serve the project and
reasonably foreseeable future development during normal, dry,
and multiple dry years?
܆ ܆ ܈ ܆
c) Result in a determination by the wastewater treatment provider
which serves or may serve the project that it has adequate
capacity to serve the project’s projected demand in addition to
the provider’s existing commitments?
܆ ܆ ܈ ܆
d) Generate solid waste in excess of State or local standards, or in
excess of the capacity of local infrastructure, or otherwise
impair the attainment of solid waste reduction goals?
܆ ܆ ܈ ܆
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e) Comply with federal, state, and local management and reduction
statutes and regulations related to solid waste? ܆ ܆ ܈ ܆
Evaluation
a) b) c) d) e) The proposed adoption of the ATP would not result in direct physical changes, however future development of
project components contained in the ATP (trails, bridges, small structures, etc.) could potentially utilize non-potable
and or recycled water during construction, and for potential irrigation. Once the various project components are in
operation, waste water and solid waste generation will be limited mostly to construction activity. Individual projects
would be subject to site-specific environmental review, at which time the implementing agency would identify the
potential utility-related impacts. Individual project details such as precise project locations, project timing, funding
mechanisms, material types, types of equipment and ultimately construction drawings are currently not available. At
such time that specific individual projects are implemented, the implementing agency will conduct site-specific
CEQA analysis as necessary. Furthermore, implementation of the ATP would be required to comply with the goals
and policies under the City’s General Plan and other relevant regulatory documents. Less than significant impact.
Mitigation Measures: None are required.
Conclusion: Less than Significant Impact.
20. WILDFIRE
If located in or near state responsibility areas or lands classified as
very high fire hazard severity zones, would the project:
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Substantially impair an adopted emergency response plan or
emergency evacuation plan? 7 ܆ ܆ ܆ ܈
b) Due to slope, prevailing winds, and other factors, exacerbate
wildfire risks, and thereby expose project occupants to,
pollutant concentrations from a wildfire or the uncontrolled
spread of a wildfire?
7 ܆ ܆ ܆ ܈
c) Require the installation or maintenance of associated
infrastructure (such as roads, fuel breaks, emergency water
sources, power lines or other utilities) that may exacerbate fire
risk or that may result in temporary or ongoing impacts to the
environment?
܆ ܆ ܈ ܆
d) Expose people or structures to significant risks, including
downslope or downstream flooding or landslides, as a result of
runoff, post-fire slope instability, or drainage changes?
܆ ܆ ܈ ܆
Evaluation
a) b) In 2014, the City adopted a Local Hazard Mitigation Plan (LHMP) to assess hazards and reduce risks prior to a disaster
event and to identify fire high risk and evacuation plans. The proposed ATP will not affect emergency response or propose
structures that will have occupants that could be affected by wildfires. No impact.
c) d) The ATP does recommend Class I shared use paths that may require associated infrastructure. Individual project details
such as precise project locations, project timing, funding mechanisms, material types, types of equipment and ultimately
construction drawings are currently not available. At such time that specific individual projects are implemented, the
implementing agency will conduct site-specific CEQA analysis as necessary. Furthermore, implementation of the ATP
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would be required to comply with the goals and policies under the City’s General Plan, the 2014 LHMP and other relevant
regulatory documents. Less than significant impact
Mitigation Measures: None are required.
Conclusion: Less than Significant.
21. MANDATORY FINDINGS OF SIGNIFICANCE
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
a) Does the project have the potential to substantially degrade the
quality of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population to
drop below self-sustaining levels, threaten to eliminate a plant
or animal community, substantially reduce the number or
restrict the range of a rare or endangered plant or animal or
eliminate important examples of the major periods of California
history or prehistory?
܆ ܆ ܈ ܆
The ATP is a programmatic document that proposes goals and policies pertaining to the future of walking and bicycling in the
City of San Luis Obispo. It is intended as a guidance document with the ultimate vision of a connected and complete network
of trails, walkways and bikeways that provides safe convenient and enjoyable connections to key destinations around the City.
Individual project details such as precise project locations, project timing, funding mechanisms, material types, types of
equipment and ultimately construction drawings are currently not available. At such time that specific individual projects are
implemented, the implementing agency will conduct site-specific CEQA analysis as necessary. Furthermore, implementation of
the ATP would be required to comply with the goals and policies under the City’s General Plan and other relevant regulatory
documents. The ATP will be essential in providing guidance to achieve the General Plan mode share goals, CAP GHG levels
and overall goals and policies supported by City planning documents. Less than significant impact.
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Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
b) Does the project have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively considerable"
means that the incremental effects of a project are considerable
when viewed in connection with the effects of past projects,
the effects of other current projects, and the effects of probable
future projects)?
܆ ܆ ܈ ܆
The ATP is a programmatic document that proposes goals and policies pertaining to the future of walking and bicycling in the
City of San Luis Obispo. It is intended as a guidance document with the ultimate vision of a connected and complete network
of trails, walkways and bikeways that provides safe convenient and enjoyable connections to key destinations around the City.
Individual project details such as precise project locations, project timing, funding mechanisms, material types, types of
equipment and ultimately construction drawings are currently not available. At such time that specific individual projects are
implemented, the implementing agency will conduct site-specific CEQA analysis as necessary. Furthermore, implementation of
the ATP would be required to comply with the goals and policies under the City’s General Plan and other relevant regulatory
documents. The ATP will be essential in providing guidance to achieve the General Plan mode share goals, CAP GHG levels
and overall goals and policies supported by City planning documents. In fact, the cumulative impact of all of these projects and
programs is the to reduce overall vehicle miles travels and an increase use for both walking and biking. Less than significant
impact.
Sources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No
Impact
c) Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly or
indirectly?
܆ ܆ ܆ ܈
The ATP is a programmatic document that proposes goals and policies pertaining to the future of walking and bicycling in the
City of San Luis Obispo. It is intended as a guidance document with the ultimate vision of a connected and complete network
of trails, walkways and bikeways that provides safe convenient and enjoyable connections to key destinations around the City.
Individual project details such as precise project locations, project timing, funding mechanisms, material types, types of
equipment and ultimately construction drawings are currently not available. At such time that specific individual projects are
implemented, the implementing agency will conduct site-specific CEQA analysis as necessary. Furthermore, implementation of
the ATP would be required to comply with the goals and policies under the City’s General Plan and other relevant regulatory
documents. The ATP will be essential in providing guidance to achieve the General Plan mode share goals, CAP GHG levels
and overall goals and policies supported by City planning documents. No impact.
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22. EARLIER ANALYSES
Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have
been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion should
identify the following items:
a) Earlier analysis used. Identify earlier analyses and state where they are available for review.
N/A
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately
analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by
mitigation measures based on the earlier analysis.
N/A
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation
measures which were incorporated or refined from the earlier document and the extent to which they address site-specific
conditions of the project.
N/A
23. SOURCE REFERENCES
1. City of San Luis Obispo Circulation Element, 2015
2. City of San Luis Obispo Land Use, 2014
3. City of San Luis Obispo Housing, 2015
4. City of San Luis Obispo Conservation and Open Space, 2012
5. City of San Luis Obispo Parks and Recreation 2001
6. City of San Luis Obispo Local Hazard Mitigation Plan, 2014 City of San Luis Obispo Noise, 1996
7. City of San Luis Obispo Local Hazard Mitigation Plan, 2014
8. City of San Luis Obispo Climate Action Plan, 2020
9. City of San Luis Obispo Municipal Code
10. City of San Luis Obispo Community Design Guidelines
11. City of San Luis Obispo Historic Preservation Ordinance
12. Airport Land Use Plan, 2015
13. https://earthquake.usgs.gov/education/geologicmaps/apfaults.php
Attachments
1. San Luis Obispo Active Transportation Plan
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The Active Transportation Plan is consistent with the City’s General Plan policies because of its
promotion of sustainable transportation, land use principles, and conservation. The Active
Transportation Plan establishes a program for future implementation of projects that would facilitate
the goals and strategies adopted in the City’s General Plan.
The Active Transportation Plan is consistent with the following General Plan policies:
Circulation Element
CE 1.6.1. Transportation Goals
1. Maintain accessibility and protect the environment throughout San Luis Obispo while reducing
dependence on single-occupant use of motor vehicles, with the goal of achieving State and Federal
health standards for air quality.
2. Reduce people's use of their cars by supporting and promoting alternatives such as walking, riding
buses and bicycles, and using car pools.
3. Provide a system of streets that are well-maintained and safe for all forms of transportation.
4. Widen and extend streets only when there is a demonstrated need and when the projects will
cause no significant, long-term environmental problems.
5. Make the downtown more functional and enjoyable for pedestrians.
6. Promote the safe operation of all modes of transportation.
9. Support the development and maintenance of a circulation system that balances the needs of all
circulation modes.
CE 1.6.2 Overall Transportation Strategy
Meet the transportation needs of current and planned-for population by:
2. Funding alternative forms of transportation;
4. Providing the infrastructure needed to accommodate the desired shift in transportation modes;
5. Focusing traffic on Arterial Streets and Regional Routes and Highways;
6. Accepting some additional traffic on Arterial Streets and Regional Routes and Highways;
7. Providing facilities that improve transportation safety.
CE 1.7.1. Encourage Better Transportation Habits
San Luis Obispo should:
1. Increase the use of alternative forms of transportation (as shown on Table 1) and depend less
on the single-occupant use of vehicles.
Table 1 Mode Split Objectives by Percentage of City Resident Trips:
Motor vehicles: 50%
Transit: 12%
Bicycle: 20%
Walking, Carpool, and Other Forms: 18%
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2. Ask the San Luis Obispo Regional Transportation Agency to establish an objective similar to #1 and
support programs that reduce the interregional use of single-occupant vehicles and increase the use
of alternative forms of transportation.
CE 1.7.2 Promote Alternative Forms of Transportation
San Luis Obispo should:
1. Complete a network of bicycle lanes and paths, sidewalks and pedestrian paths within existing
developed parts of the city by 2035, and extend the system to serve new growth areas.
3. Support the efforts of the County Air Pollution Control District to implement traffic reduction
programs.
4. Support and develop education programs directed at promoting types of transportation other than
the single-occupant vehicle
CE 1.7.3. Manage Traffic
San Luis Obispo should:
3. Support county-wide programs that support modal shift while utilizing our existing road system and
reducing air pollution and traffic congestion.
4. Provide a system of streets that allow safe travel and alternate modes of transportation throughout
the city and connect with Regional Routes and Highways.
5. Manage the use of Arterial Streets, Regional Routes and Highways so that traffic levels during peak
traffic periods do not result in extreme congestion, increased headways for transit vehicles, or unsafe
conditions for pedestrians or bicyclists.
6. Ensure that development projects and subdivisions are designed and/or retrofitted to be efficiently
served by buses, bike routes and pedestrian connections.
CE 1.7.5. Support a Shift in Modes of Transportation.
San Luis Obispo will:
1. Physically monitor the achievement of the modal shift objectives shown on Table 1 and bi-annually
review and adjust transportation programs if necessary.
CE 2.1. Traffic Reduction Policies
2.1.1. Multi-level Programs
The City shall support county-wide and community-based efforts aimed at substantially reducing the
number of vehicle trips and parking demand.
2.1.3. Work-based Trip Reduction
The City shall encourage employers within the city limits and work with the county to work with
employers outside of the City limits to participate in trip reduction programs.
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2.1.4. Downtown Congestion
Within the Downtown the City shall establish and promote programs aimed at reducing congestion in
a way that supports the long-term economic viability of the downtown.
2.1.5. Long-term Measure
The City shall support programs that reduce traffic congestion and maintain air quality. If air quality
degrades below legal standards or level of service (LOS) standards are exceeded, the City will pursue
more stringent measures to achieve its transportation goals.
CE 2.2. Traffic Reduction Programs
2.2.1. Agency Cooperation
In coordination with county agencies, the City shall support efforts in establishing county -wide trip
reduction programs.
2.2.2. City Trip Reduction
The City shall maintain and where cost effective improve a trip reduction plan for City employees.
2.2.3. Large Employers
The City shall work with employers to establish a voluntary commuter benefit options program that
provides commute options for employees.
2.2.4. Incentives for Educational Institutions
The City shall continue to work with Cal Poly, Cuesta College, and other educational institutions to
provide incentives to all students, faculty and staff to use alternative forms of transportation.
CE 4.1. Bicycle Policies
4.1.1. Bicycle Use
The City shall expand the bicycle network and provide end-of-trip facilities to encourage bicycle use
and to make bicycling safe, convenient and enjoyable.
4.1.2. Campus and School Site Trips
The City shall encourage the use of bicycles by students and staff traveling to local educational
facilities.
4.1.3. Continuous Network
The City shall collaborate with SLO County to coordinate planning and development of county
bikeways to support a regional bike network and identify and acquire additional rights of way in the
City as they become available.
4.1.5. Bikeway Design and Maintenance
The City shall design and maintain bikeways to make bicycling safe, convenient and enjoyable.
4.1.6. Bikeway Development with Road Improvements
The City shall construct bikeways facilities as designated in the Bicycle Transportation Plan when:
A. The street section is repaved, restriped, or changes are made to its cross-sectional design; or
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B. The street section is being changed as part of a development project.
4.1.7. Education and Safety
The City shall support education and safety programs aimed at all cyclists and motorists.
4.1.8. Bicycle Transportation Coordinator
The City shall support the allocation of staff and resources to coordinate and implement the bicycle
transportation plan policies and programs.
4.1.9. Traffic Law Compliance
The City shall continue to seek compliance with its traffic laws through enforcement and education.
4.1.10. Right-of-way Acquisition
The City shall identify and pursue the acquisition of right-of-ways needed to implement the projects
identified in the City’s Bicycle Transportation Plan.
4.1.11. Bicycle Transportation Plan Implementation
The City shall support allocation of staff and resources to coordinate and implement bicycle
transportation policies and programs.
4.1.12. Bike Parking
The City shall facilitate development of conveniently located bike parking so as not to impede
pedestrian walkways.
4.1.13. Campus Coordination
The City shall consider the Cal Poly and Cuesta Master Plans to better coordinate the planning and
implementation of safe and convenient bicycle access and facilities to local college campuses.
CE 4.1. Bicycle Programs
4.2.1. Bike Share
The City shall evaluate a bike share program in coordination with Cal Poly and other educational
institutions.
4.2.2. Bicycle Transportation Plan
The City shall maintain and regularly update its Bicycle Transportation Plan as needed to reflect
changes in state law and/or future conditions consistent with the objectives, policies and standards of
this Circulation Element. Future revisions to the Bicycle Transportation Plan shall consider Safe Routes
to School.
4.2.3. Campus Master Plans
The City shall work with Cal Poly and Cuesta College to de-emphasize the use of automobiles and
promote the use of alternative forms of transportation in their master plans.
4.2.4. Zoning Regulations
The City shall revise its zoning regulations to establish and maintain standards for secured bicycle
parking and ancillary facilities.
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4.2.5. Railroad Bikeway and Trail
The City should obtain railroad right-of-way and easements to establish a separated bike path and
pedestrian trail through San Luis Obispo.
4.2.6. Bicycle Friendly Community
The City shall maintain its silver level award designation as a Bicycle Friendly Community and pursue a
gold level designation.
4.2.7. Regional Coordination
The City shall collaborate with SLO County to coordinate planning and development of county
bikeways to support a regional bicycle network.
4.2.8. Bicycle Licensing
The City should consider expanding and maintaining its bicycle licensing program to address bicycle
loss, theft, and safety problems.
CE 5.1. Walking Policies
5.1.1. Promote Walking
The City shall encourage and promote walking as a regular means of transportation.
5.1.2. Sidewalks and Paths
The City should complete a continuous pedestrian network connecting residential areas with major
activity centers as well as trails leading into city and county open spaces.
5.1.3. New Development
New development shall provide sidewalks and pedestrian paths consistent with City policies, plans,
programs and standards. When evaluating transportation impact, the City shall use a Multimodal
Level of Service analysis.
5.1.4. Pedestrian Access
New or renovated commercial and government public buildings shall provide convenient pedestrian
access from nearby sidewalks and pedestrian paths, separate from driveways and vehicle entrances.
5.1.5. Pedestrian Crossings
To improve pedestrian crossing safety at heavily used intersections, the City shall institute the
following:
A. Install crossing controls where warranted by the California Manual on Uniform Traffic Control
Devices (MUTCD) that provide adequate time for pedestrians to cross the street.
B. In the downtown, install traffic-calming features such as textured cross walks and bulb-outs, where
appropriate.
C. On Arterial Streets, Parkways or Regional Routes with four or more travel lanes, install medians at
pedestrian crossings where roadway width allows.
5.1.6. Downtown Commercial Core
The City shall require that pedestrian facilities in the downtown be designed in accordance with the
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Downtown Pedestrian Plan design guidelines to allow a clear path of travel and include conveniently
located rest areas with shade and seating.
5.1.7. Sidewalks
As allowed by the American with Disabilities Act, the City shall consider neighborhood character
including topography, street design, existing density and connectivity when identifying and prioritizing
the installation of sidewalks.
CE 5.2. Walking Programs
5.2.1. Downtown Pedestrian Plan
The City shall adopt and regularly update a Downtown Pedestrian Plan to encourage walking and to
expand facilities that provide pedestrian linkages throughout the Downtown. The plan shall include
pedestrian safety assessments in accordance with State and Federal guidelines.
5.2.2. Pedestrian Network
For areas outside of the Downtown, the City shall implement its program for the installation of a
continuous and connected pedestrian network giving areas with the heaviest existing or potential
pedestrian traffic priority in funding.
5.2.3. Americans with Disabilities Act Compliance
The City shall continue to implement its annual program of enhancing existing curbs with ADA
compliant ramps.
5.2.4. Safe Routes to School
The City shall continue to coordinate with SLOCOG and local schools to pursue Safe Routes to School
programs and grant opportunities.
5.2.5. Consolidated Bicycle and Pedestrian Plan
The City shall consider the benefits and costs of consolidating the Bicycle Transportation Plan with a
citywide Pedestrian Plan.
CE 6.1. Multi-Modal Circulation Policies
6.1.1. Complete Streets
The City shall design and operate city streets to enable safe, comfortable, and convenient access and
travel for users of all abilities including pedestrians, bicyclists, transit users, and motorists.
Conservation and Open Space Element
COSE 1.6 The Ahwahnee Principles.
Streets, pedestrian paths and bike paths should contribute to a system of fully connected and
interesting routes to all destinations. Their design should encourage pedestrian and bicycle use by
being small and spatially defined by buildings, trees and lighting, and by discouraging high-speed
traffic.
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COSE 2.2.4 Promote walking, biking and use of public transit use to reduce dependency on motor
vehicles.
City actions shall seek to reduce dependency on gasoline- or diesel powered motor vehicles and to
encourage walking, biking and public transit use.
COSE 2.3.3 Alternative transportation/land use strategies.
Implement public transit-, bicycle- and pedestrian-oriented land use and design strategies in new
development, as described in the Land Use and Circulation Elements of the General Plan to reduce
the number of single-occupant trips in fossil-fueled vehicles.
COSE 4.4.1 Pedestrian and bicycle-friendly design.
Residences, work places and facilities for all other activities will be located and designed to promote
travel by pedestrians and bicyclists.
COSE 4.4.2 Alternative Transportation.
The City’s transportation and circulation systems shall foster travel by modes other than motor
vehicles, including walking, bicycles and public transit.
Land Use Element
LU 2.2.4. Neighborhood Connections
The City shall provide all areas with a pattern of streets, pedestrian network, and bicycle facilities that
promote neighborhood and community cohesiveness. There should be continuous sidewalks or paths
of adequate width, connecting neighborhoods with each other and with public and commercial
services and public open space to provide continuous pedestrian paths throughout the city.
Connectivity to nearby community facilities (such as parks and schools), open space, and supporting
commercial areas shall also be enhanced, but shall not be done in a method that would increase cut-
through traffic
LU 2.9. Reduced Automobile Dependence in Downtown
The City shall encourage the development of Downtown housing that minimizes the need for
automobile use and minimizes the storage of vehicles in surrounding neighborhoods.
LU 3.3.1. New or Expanded Areas of Neighborhood Commercial Use
The City shall provide for new or expanded areas of neighborhood commercial uses that:
D. Have safe and pleasant pedestrian access from the surrounding service area, as well as good
internal circulation;
LU 7.10. Development Before Annexation
B. Any development within the urban reserve approved by the County prior to annexation should
comply with City standards for roadway cross-sections, bus stops, walking and bicycle paths,
landscaping, view protection, setbacks, preferred site layouts, and architectural character.
LU 10.4. Encouraging Walkability
The City shall encourage projects which provide for and enhance active and environmentally
sustainable modes of transportation, such as pedestrian movement, bicycle access, and transit
services.
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