HomeMy WebLinkAbout03-10-2021 PC Agenda PacketCity of San Luis Obispo, Agenda, Planning Co mmission
Agenda
PLANNING COMMISSION
Wednesday, March 10, 2021
6:00 PM REGULAR MEETING TELECONFERENCE
Broadcasted via Webinar
Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both the Governor
of the State of California, the San Luis Obispo County Emergency Services Director and the City Council of the
City of San Luis Obispo as well as the Governor’s Executive Order N-29-20 issued on March 17, 2020, relating
to the convening of public meetings in response to the COVID-19 pandemic, the City of San Luis Obispo will
be holding all public meetings via teleconference. There will be no physical location for the Public to view
the meeting. Below are instructions on how to view the meeting remotely and how to leave public comment.
Additionally, members of the Planning Commission (PC) are allowed to attend the meeting via teleconference
and participate in the meeting to the same extent as if they were present.
Using the most rapid means of communication available at this time, members of the public are
encouraged to participate in PC meetings in the following ways:
1. Remote Viewing - Members of the public who wish to watch the meeting can view:
• Televised live on Charter Cable Channel 20
• View a livestream of the meeting on the City’s YouTube channel: http://youtube.slo.city
• View the Webinar (recommended for the best viewing quality):
➢ URL: https://slocity-org.zoom.us/j/91425046225?pwd=RTRRTXBOL0Z5REQvcnQ5MmFBU3VPUT09
➢ Telephone Attendee: +1 (669) 900-6833
➢ Webinar ID: 914 2504 6225; Passcode: 199008
Note: The City utilizes Zoom Webinar for remote meetings. All attendees will enter the meeting
muted. An Attendee tutorial is available on YouTube; please test your audio settings.
2. Public Comment - The PC will still be accepting public comment for items within their purview. Public
comment can be submitted in the following ways:
• Mail or Email Public Comment
➢ Received by 3:00 PM on the day of meeting - Can be submitted via email to
advisorybodies@slocity.org or U.S. Mail to City Clerk at: 990 Palm St. San Luis Obispo, CA 93401
➢ Emails sent after 3:00 PM – Can be submitted via email to advisorybodies@slocity.org and will
be archived/distributed to members of the Advisory Body the day after the meeting. Emails will
not be read aloud during the meeting.
• Verbal Public Comment
➢ Received by 3:00 PM on the day of the meeting - Call (805) 781-7164; state and spell your name,
the agenda item number and leave your comment. The verbal comments must be limited to 3
minutes. All voicemails will be forwarded to Advisory Body Members and saved as Agenda
Correspondence. Voicemails will not be played during the meeting.
➢ During the meeting – Join the webinar (instructions above). Once public comment for the item
you would like to speak on is called, please raise your virtual hand, your name will be called, and
your microphone will be unmuted. If you have questions, contact the office of the City Clerk at
cityclerk@slocity.org or (805) 781-7100.
Planning Commission Agenda for March 10, 2021 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 February 24, 2021.
PUBLIC COMMENT
At this time, people may address the Commission about items not on the agenda. Comments are
limited to three minutes per person. Items raised at this time are generally referred to staff and, if
action by the Commission is necessary, may be scheduled for a future meeting.
PUBLIC HEARINGS
Note: Any court challenge to the action taken on public hearing items on this agenda may be
limited to considering only those issues raised at the public hearing or in written correspondence
delivered to the City of San Luis Obispo at, or prior to, the public h earing. If you wish to speak,
please give your name and address for the record. Please limit your comments to three minutes;
consultant and project presentations limited to six minutes.
2. Public scoping meeting to discuss the scope of the Environmental Impact Report (EIR) being
prepared for the Los Angeles – San Diego - San Luis Obispo (LOSSAN) Rail Corridor Agency,
Central Coast Layover Facility (CCLF). The project site is located on approximately 8.3 acres
of mostly vacant land area between the area west of the Union Pacific (UP) Main Tracks and
areas east of the Roundhouse St. terminus (Roundhouse site). The southern extent of the
project area is east of Francis Avenue and terminates in the area north of McMillan Avenue
west of the UP tracks. The project consists of the construction of a new rail yard, storage and
servicing tracks, operations and maintenance buildings, landscape improvements, and
pedestrian improvements. Address: 1320 Roundhouse Street; Zoning: Service-
Commercial with Special Considerations and Historic Overlay (C-S-S-H); LEAD
AGENCY: LOSSAN Rail Corridor Agency. (Brian Leveille – 45 Minutes)
Recommendation: Receive public testimony and provide input to staff, the LOSSAN Rail
Corridor Agency, and environmental consultants on any additional scope items or
environmental issues that need to be evaluated in the Central Coast Layover Facility (CCLF)
project.
Planning Commission Agenda for March 10, 2021 Page 3
3. Review of a mixed-use project consisting of 9 residential units and approximately 10,400
square feet of commercial space, as a part of the Jones Subdivision Tract No. 3066. The project
includes a request for a 40 percent parking reduction for the commercial use. The project is
consistent with the previously adopted Mitigated Negative Declaration for SBDV-0067-2014
(Tract No. 3066), City Council Resolution No. 10620 (2015 Series); Project address: 3806
Ranch House; Case #: ARCH-0256-2020; Zone: C-C-MU; Travis Fuentez,
owner/applicant. (Kyle Bell – 45 minutes)
Recommendation: Adopt the Draft Resolution approving the project, based on findings and
subject to conditions of approval.
4. Presentation of the General Plan Annual Report; Project Address: Citywide.
(Graham Bultema – 45 Minutes)
Recommendation: Receive and file the General Plan Annual Report for 2020.
COMMENT AND DISCUSSION
5. Staff Updates & Agenda Forecast
ADJOURNMENT
The next Regular Meeting of the Planning Commission meeting is scheduled for Wednesday,
March 24, 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.
LISTENING ASSISTIVE DEVICES are available for the hearing impaired--please see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon
request, this agenda will be made available in appropriate alternative formats to persons with disabilities.
Any person with a disability who requires a modification or accommodation in order to participate in a
meeting should direct such request to the City Clerk’s Office at (805) 781-7100 at least 48 hours before the
meeting, if possible. Telecommunications Device for the Deaf (805) 781-7410.
Planning Commission regular meetings are televised live on Charter Channel 20. Agenda related writings
or documents provided to the Planning Commission are available for public inspection on the City’s
website: http://www.slocity.org/government/advisory-bodies. Meeting video recordings can be found on
the City’s website: http://www.slocity.org/government/department-directory/city-clerk/on-demand-
meeting-videos
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City of San Luis Obispo, Council Agenda, City Hall, 99 0 Palm Street, San Luis Obispo
Minutes - Draft
Planning Commission
Minutes DRAFT
Planning Commission
Regular Meeting
Wednesday, February 24, 2021
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, February 24, 2021 at 6:00 p.m., via teleconference, by Chair Hemalata 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: Principal Planner Tyler Corey, Assistant City Attorney Markie Jorgensen,
Deputy City Clerk Kevin Christian, and City Clerk Teresa Purrington
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
1. CONSENT AGENDA – CONSIDERATION OF MINUTES
ACTION: MOTION BY COMMISSIONER KAHN, SECOND BY COMMISSIONER
QUINCEY, CARRIED 7-0-0 to approve the Planning Commission Minutes of February 10,
2021.
PUBLIC HEARING
2. Public scoping meeting to discuss the scope of the Environmental Impact Report (EIR) being
prepared for the Los Angeles – San Diego - San Luis Obispo (LOSSAN) Rail Corridor Agency
Central Coast Layover Facility (CCLF). The project site is located on approximately 8.3 acres
south of the existing San Luis Obispo Amtrak Station (1011 Railroad Avenue) to Francis
Street, and between the Union Pacific Main Tracks and existing commercial and residential
development to the west with the southern extent of the project terminating west of McMillan
Avenue (Roundhouse site). The project consists of the construction of a new rail yard, storage
and servicing tracks, operations and maintenance buildings, landscape improvements, and
pedestrian improvements. Zoning: Service-Commercial with Special Considerations and
Historic Overlay (C-S-S-H); LEAD AGENCY: LOSSAN Rail Corridor Agency.
Review of this item has been continued to the next Regular Meeting of the Planning
Commission scheduled for March 10, 2021.
Item 1
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Planning Commission Meeting Minutes
February 24, 2021
Page 2 of 3
PUBLIC HEARING
3. Request to establish a new sorority use (Delta Gamma) on a property with three existing
dwelling units in the High-Density Residential zone. The project includes a request to establish
four parking spaces in a tandem arrangement. This project is categorically exempt from
environmental review; Project address: 1328 Foothill Boulevard; Case #: USE-0803-2019;
Zone: R-4; Delta Gamma, applicant.
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to Commission
inquiries.
Applicant representative, Jon Olsen, provided a brief overview of current use and property
management practices for the property.
Chair Dandekar opened the public hearing.
Public Comment:
None
Chair Dandekar closed the public hearing.
ACTION: MOTION BY COMMISSIONER SHORESMAN, SECOND BY
COMMISSIONER HOPKINS, CARRIED 7-0-0 to adopt a resolution entitled:
“A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A CONDITIONAL USE PERMIT FOR A NEW SORORITY USE
(DELTA GAMMA) ON A PROPERTY WITH THREE EXISTING DWELLING
UNITS IN THE HIGH-DENSITY RESIDENTIAL ZONE, INCLUDING A REQUEST
TO ESTABLISH FOUR PARKING SPACES IN A TANDEM ARRANGEMENT WITH
A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
FEBRUARY 24, 2021 (1328 FOOTHILL BOULEVARD, USE-0803-2019),” with the
following new condition #14:
14. Prior to the establishment of the use, all parking spaces identified on plans shall be
inspected to verify compliance with engineering standards, including parking stall
dimensions and surface material used.
Item 1
Packet Page 2
Planning Commission Meeting Minutes
February 24, 2021
Page 3 of 3
4. Review of a mixed-use project consisting of 9 residential units and approximately 10,400
square feet of commercial space, as a part of the Jones Subdivision Tract No. 3066. The project
includes a request for a 40 percent parking reduction for the commercial use. The project is
consistent with the previously adopted Mitigated Negative Declaration for SBDV-0067-2014
(Tract No. 3066), City Council Resolution No. 10620 (2015 Series); Project address: 3806
Ranch House; Case #: ARCH-0256-2020; Zone: C-C-MU; Travis Fuentez,
owner/applicant.
Review of this item has been continued to the next Regular Meeting of the Planning
Commission scheduled for March 10, 2021.
COMMENT AND DISCUSSION
5. Agenda Forecast – Principal Planner Tyler Corey provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 6:50 p.m. The next Regular Meeting of the Planning Commission
meeting is scheduled for Wednesday, March 10, 2021, at 6:00 p.m., via teleconference.
APPROVED BY THE PLANNING COMMISSION: XX/XX/2021
Item 1
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Public scoping meeting to discuss the scope of the Environmental Impact Report (EIR)
being prepared by LOSSAN (Lead Agency) for the Central Coast Layover Facility (CCLF)
project
PROJECT LOCATION: 1320 Roundhouse St BY: Brian Leveille, Senior Planner
Phone: 805/781-7166
email: bleveille@slocity.org
FILE NUMBER: NA FROM: Tyler Corey, Principal Planner
RECOMMENDATION: Receive public testimony and provide input to staff, the LOSSAN Rail
Corridor Agency and environmental consultants on any additional scope items or environmental issues
that need to be evaluated in the Central Coast Layover Facility (CCLF) project.
SITE DATA
Applicant NA – LOSSAN is a state agency and the
City does not have jurisdiction over
this project
Representative James Campbell, Manager of
Programs, LOSSAN Rail Corridor
Agency
Existing
Zoning/General
Plan
Service-Commercial with Special
Considerations and Historic Overlay
(C-S-S-H)/Services and Manufacturing
Site Area Approximately 8.3 acres
Environmental
Status
Issues are being identified to guide EIR
preparation. LOSSAN Rail Corridor
Agency is the Lead Agency and is
preparing the EIR
1.0 SUMMARY
The Los Angeles – San Diego – San Luis Obispo (LOSSAN) Rail Corridor Agency is proposing to
relocate the existing layover facility adjacent to the San Luis Obispo station at 1011 Railroad Avenue to
an expanded facility to the south at the mostly vacant Union Pacific (UP) property at the Roundhouse
site.
Meeting Date: March 10, 2021
Item Number: 2
Time: 45 Minutes
Item 2
Packet Page 5
EIR Scoping – LOSSAN Rail Corridor Agency, Central Coast Layover Facility (CCLF)
Planning Commission Report – March 10, 2021
Page 2
The LOSSAN Rail Corridor Agency is a joint powers authority that oversees the coastal rail line between
San Diego, Los Angeles and San Luis Obispo. It is governed by a 11-member Board of Directors
composed of elected officials representing rail owners, operators, and planning agencies along the rail
corridor. The LOSSAN Agency is staffed by the Orange County Transportation Authority (OCTA)1.
The Central Coast Layover Facility (CCLF) project is intended to increase overnight storage capacity to
support the service goals and objectives for the Pacific Surfliner in the State Rail Plan and LOSSAN’s
fiscal year Business Plan. The LOSSAN rail corridor is 351 miles in length and serves commuter
trains, Amtrak intercity trains, and freight trains. The LOSSAN corridor is identified as the second most
heavily traveled intercity passenger rail corridor in the nation.
San Luis Obispo is at the northern terminus of the Amtrak Pacific Surfliner service. Currently, one
Pacific Surfliner train overnights each day in San Luis Obispo for an early morning departure the
following day. The proposed project will provide for maintenance of equipment at the northern terminus
of the corridor and will allow for additional passenger trains to hold overnight and allow a second
morning departure from San Luis Obispo. Additional storage and maintenance capacity will also allow
for future further expansion of service.
An Initial Study has not been prepared as the EIR will examine all potential issue areas including,
Aesthetics, Air Quality, Biological Resources, Cultural Resources, Energy, Geology/Soils, Greenhouse
Gas Emissions, Hazards and Hazardous Materials, Hydrology/Water Quality, Land Use/Planning, Noise
and Vibration, Public Services, Transportation, Tribal Cultural Resources, Utilities/Service Systems, and
Wildfire. The purpose of this meeting is for LOSSAN 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.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site is located on approximately 8.3 acres of mostly vacant land area between the area west
of the Union Pacific (UP) Main Tracks and areas east of the Roundhouse St. terminus (Roundhouse
site). The southern extent of the project area is east of Francis Avenue and terminates in the
area north of McMillan Avenue west of the UP tracks. The project site is bordered predominantly by
multi-family development to the west where properties are developed on Emily Street, Victoria Avenue,
Humbert Avenue, and Lawrence Drive. East of the site across the UP mainline tracks and the Railroad
Safety Trail is single-family residential development in the vicinity of Bushnell and Bishop Streets and
the west end of San Carlos Drive. The San Luis Obispo Rail Museum is at the far north of the project
site and the far southern end of the site is bordered by Commercial uses in the Manufacturing zone.
1 LOSSAN Rail Corridor Agency website: https://www.octa.net/LOSSAN-Rail-Corridor-Agency/Overview/
Item 2
Packet Page 6
EIR Scoping – LOSSAN Rail Corridor Agency, Central Coast Layover Facility (CCLF)
Planning Commission Report – March 10, 2021
Page 3
2.2 Project Description
The CCLF project consists of the construction of a new rail yard, storage and servicing tracks, operations
and maintenance buildings, landscape improvements, pedestrian improvements, and safety and security
features (see Attachments 1 & 2, Concept plan and NOP). Perimeter fencing would be installed around
the facility for site security and public safety. LOSSAN has indicated funding is currently not available
to construct the entire facility at once. Instead, a phased construction approach is intended, constructing
an initial portion of the facility which includes the most immediately needed elements, and adding the
remaining components as the need arises and additional funding becomes available.
2.3 Project components
Rail Yard and Tracks. The proposed project would construct a new rail yard with up to five new tracks.
• Train Wash Track
• Service & Inspection (S&I) Track
• Storage Track (3)
Trains would enter the site from the mainline switch at the north end of the site, passing through the
Train Wash. Trains would travel south, passing the train wash building onto the tail track and then reverse
direction into either the S&I Track or to one of the other storage tracks. Upon reaching the S&I position
or a storage track, the trains would park for the night, connecting to ground power to allow for the electric
functions of the train to continue and connecting to a yard air compressor to keep the brake system
charged. These connections allow for continuity of these functions without the locomotive engine
running, minimizing engine idling within the facility.
From the S&I or storage positions, daily servicing and light maintenance can occur. Trains stored on the
S&I track would also undergo additional safety, operational and reliability inspections. Trains would
exit the facility north toward the San Luis Obispo station at intervals based on the approved and
published service schedules.
Buildings. The proposed CCLF would consist of a series of single-story structures housing a variety of
functions including office space, storage space, workshops, train wash, train S&I and wheel truing.
Operations/Fleet Maintenance Building. The Operations Building would be an approximately 3,000
square feet (sf) one-story building, which would house administrative offices and restrooms for
operations and maintenance staff.
Fleet Maintenance Shops Building. The Fleet Maintenance Shops Building would be a one-story
building and approximately 2,900 sf and would house a welding/fabrication shop, brake and coupler
shop, and toolbox storage.
Parts Storeroom Building. The Parts Storeroom Building would be a one-story building, approximately
1,500 sf, located adjacent to the Fleet Maintenance Shops Building and Maintenance of Way Building.
Item 2
Packet Page 7
EIR Scoping – LOSSAN Rail Corridor Agency, Central Coast Layover Facility (CCLF)
Planning Commission Report – March 10, 2021
Page 4
This building would store components and parts that are required on a frequent basis to support
maintenance activities, and would include a dedicated secure area for shipping, receiving and storage.
Maintenance of Way (MOW) Building. The MOW Building would be a one-story building,
approximately 2,200 sf, located adjacent to the Parts Storeroom Building. MOW is responsible for
inspection and maintenance of track, roadbed, and buildings for the facility. MOW is also responsible
for inspection and maintenance of non-revenue vehicles assigned to the CCLF.
Wash Building. The Wash Building would be a 10,000 sf one-story building, located at the center of the
project site, along the Train Wash Track. An automatic, drive-through train wash would be enclosed in
the Wash Building. As described above, trains entering the maintenance facility would pass through the
Train Wash Building for cleaning prior to being placed on one of the storage tracks or the S&I track.
The train wash is anticipated to operate 7 days per week. Each train arriving at the facility at the end of
its service day will enter through the wash, requiring it to run for about 5 -10 minutes for each train. The
timing of the train wash operation will depend on the approved and published service schedule, and
would likely be during the evening hours.
Wheel Truing Building. The Wheel Truing Building would be a one-story building, approximately 1,900
sf in size and located at the north end of the project site adjacent to the San Luis Obispo Railroad Museum
parking lot. The Wheel Truing Building would house an underfloor pit -mounted wheel truing machine.
Use of this facility is anticipated to be infrequent and not part of the daily operation.
S&I Shelter. One of the tracks would function as a storage track with an S&I position. The S&I track
would be covered by a 24’ high shelter. To provide access to the underside of a train for inspection and
maintenance, a lower-level work area or gauge pit would be installed.
Cleaning Shelters. Two cleaning shelters would be provided south of the Wash Building and storage
tracks.
Parking. The proposed project would provide a total of 54 on-site parking spaces for employees and
visitors. Most of the parking spaces would be located on the west end of the central yard in between the
Roundhouse Site and Operations building. The other parking spaces would be located adjacent to the
MOW Shops building.
Access. Primary employee and visitor access to the site would be from Roundhouse Avenue. Additional
emergency access to the site would be available from the train museum parking lot (north end of site),
from the parking lot off Alphonso Street (center of site), and from Francis Avenue (south end of site).
3.0 PLANNING COMMISSION’S PURVIEW
The LOSSAN Rail Corridor Agency is the Lead Agency and the City does not have discretionary
authority over this project. The Planning Commission has been selected by LOSSAN as the most
appropriate venue to receive comments from the public and public agencies regarding the proposed
project, and to receive any feedback regarding issues of concern that should be evaluated in more detail
Item 2
Packet Page 8
EIR Scoping – LOSSAN Rail Corridor Agency, Central Coast Layover Facility (CCLF)
Planning Commission Report – March 10, 2021
Page 5
in the EIR. The hearing is not a forum to discuss the merits of the proposed project itself, and the project
will not return for any discretionary City review since LOSSAN is a state agency and not subject to local
Zoning regulations.
4.0 NEXT STEPS
Comments on the NOP to guide EIR preparation must be provided by March 26, 2021. City staff will be
following up to confirm Commission comments and public comments pertinent to the EIR are considered
in the EIR evaluation. Once the Draft EIR is available f or public review, City staff will be coordinating
a thorough review and will provide comments on behalf of the City regarding the adequacy of the EIR
analysis. Final project approval will be considered by the LOSSAN Rail Corridor Agency.
5.0 ATTACHMENTS
1. Concept Plan
2. Notice of Preparation
Item 2
Packet Page 9
Attachment 1
Item 2Packet Page 10
1
PUBLIC NOTICE OF PREPARATION AND
PUBLIC SCOPING MEETING
As the Lead Agency pursuant Section 21067 of the California Environmental Quality Act (CEQA),
the Los Angeles – San Diego – San Luis Obispo (LOSSAN) Rail Corridor Agency (Agency)
intends to prepare an Environmental Impact Report and hold a public scoping meeting for the
following project:
Project Title: Central Coast Layover Facility (CCLF)
Scoping Meeting: A virtual public scoping meeting will be held for this project on Wednesday
March 10, 2021, at 6:00 p.m. A presentation will be made at the scoping meeting that will include
a description of the project and the purpose of the scoping meeting. The virtual meeting will
consist of a live presentation followed by an opportunity for public input on the scope of the EIR
or project.
Remote Viewing: The public scoping meeting is an agendized item on the City of San Luis
Obispo’s Planning Commission meeting. Members of the public wishing to the watch the meeting
can find information on the City’s website at least 72 hours prior to the meeting date, and
published here:
https://www.slocity.org/government/advisory-bodies/agendas-and-minutes/planning-commission
Pro ject Address/Location: The project site is located on approximately 8.3 acres of relatively
undeveloped land in the City of San Luis Obispo, which is situated along the Central Coast region
of the state, about 190 miles north of Los Angeles (Figure 1). The proposed project is located
south of the existing San Luis Obispo Amtrak Station (1011 Railroad Avenue). It extends from the
existing Amtrak Station south to Francis Street, between the Union Pacific Main Tracks and
existing commercial and residential development to the west. The southern limits of the project
site is located just west of McMillan Avenue.
Project Description: The proposed project includes the construction of a new rail yard, storage
and servicing tracks, operations and maintenance buildings, landscape improvements, pedestrian
improvements, and safety and security features. Perimeter fencing would be installed around the
facility for site security and public safety. Since funding is not available to construct the entire
facility at once, construction phasing for the project is anticipated. This includes constructing the
initial most critical portions of the facility, and the remaining components as need arises and
funding becomes available.
The sections below will provide some details that are known at this stage in the project; the
information is subject to change as design work proceeds.
Rail Yard and Tracks. The proposed project would construct a new rail yard with up to five new
tracks.
Train Wash Track
Service & Inspection (S&I) Track
Stor age Track (3)
Attachment 2Item 2
Packet Page 11
2
Trains would enter the site from the mainline switch at the north end of the site, passing through
the Train Wash. Trains would travel south, passing the train wash building onto the tail track and
then reverse direction into either the S&I Track or to one of the other storage tracks. Upon
reaching the S&I position or a storage track, the trains would park for the night, connecting to
ground power to allow for the electric functions of the train to continue and connecting to a yard
air compressor to keep the brake system charged. These connections allow for continuity of these
functions without the locomotive engine running, minimizing engine idling within the facility.
From the S&I or storage positions, daily servicing and light maintenance can occur. Trains stored
on the S&I track would also undergo additional safety, operational and reliability inspections.
Trains would exit the facility north toward the San Luis Obispo station at intervals based on the
approved and published service schedules.
Buildings. The proposed CCLF would consist of a series of single-story structures housing a
variety of functions including office space, storage space, workshops, train wash, train S&I and
wheel truing.
Operations/Fleet Maintenance Building. The Operations Building would be an approximately
3,000 square feet (sf) one-story building, which would house administrative offices and restrooms
for operations and maintenance staff.
Fleet Maintenance Shops Building. The Fleet Maintenance Shops Building would be a one-story
building and approximately 2,900 sf and would house a welding/fabrication shop, brake and
coupler shop, and toolbox storage.
Parts Storeroom Building. The Parts Storeroom Building would be a one-story building,
approximately 1,500 sf, located adjacent to the Fleet Maintenance Shops Building and
Maintenance of Way Building. This building would store components and parts that are required
on a frequent basis to support maintenance activities, and would include a dedicated secure area
for shipping, receiving and storage.
Maintenance of Way (MOW) Building. The MOW Building would be a one-story building,
approximately 2,200 sf, located adjacent to the Parts Storeroom Building. MOW is responsible for
inspection and maintenance of track, roadbed, and buildings for the facility. MOW is also
responsible for inspection and maintenance of non-revenue vehicles assigned to the CCLF.
Wash Building. The Wash Building would be a 10,000 sf one-story building, located at the center
of the project site, along the Train Wash Track. An automatic, drive-through train wash would be
enclosed in the Wash Building. As described above, trains entering the maintenance facility would
pass through the Train Wash Building for cleaning prior to being placed on one of the storage
tracks or the S&I track.
The train wash is anticipated to operate 7 days per week. Each train arriving at the facility at the
end of its service day will enter through the wash, requiring it to run for about 5-10 minutes for
each train. The timing of the train wash operation will depend on the approved and published
service schedule, and would likely be during the evening hours.
Wheel Truing Building. The Wheel Truing Building would be a one-story building, approximately
1,900 sf in size and located at the north end of the project site adjacent to the San Luis Obispo
Railroad Museum parking lot. The Wheel Truing Building would house an underfloor pit-mounted
Attachment 2Item 2
Packet Page 12
3
wheel truing machine. Use of this facility is anticipated to be infrequent and not part of the daily
operation.
S&I Shelter. One of the tracks would function as a storage track with an S&I position. The S&I
track would be covered by a 24’ high shelter. To provide access to the underside of a train for
inspection and maintenance, a lower level work area or gauge pit would be installed.
Cleaning Shelters. Two cleaning shelters would be provided south of the Wash Building and
storage tracks.
Parking. The proposed project would provide a total of 54 on-site parking spaces for employees
and visitors. Most of the parking spaces would be located on the west end of the central yard in
between the Roundhouse Site and Operations building. The other parking spaces would be
located adjacent to the MOW Shops building.
Access. Primary employee and visitor access to the site would be from Roundhouse Avenue.
Additional emergency access to the site would be available from the train museum parking lot
(north end of site), from the parking lot off Alphonso Street (center of site), and from Francis
Avenue (south end of site).
Potential Environmental Impacts to be Considered:
Aesthetics Air Quality Biological
Reso urces
Cultural
Reso urces Energy Geology/Soils
Greenhouse
Gas Emissions
Hazards &
Hazardous
Materials
Hyd rology/Water
Quality
Land
Use/Planning
Noise and
Vibration
Public
Services
Transportation Tribal Cultural
Reso urces
Utilit ies/Service
Systems Wildf ire
We would like to get your input on the potential environmental effects of the project and how it
can be improved to reduce/avoid significant environmental impacts. Your input will help us decide
what issues to analyze in the environmental review of this project. An initial study was not
prepared for the project.
Due to the time limits mandated by CEQA, your response must be submitted by March 26, 2021.
Your comments may be submitted via mail and email at the address below:
James Campbell, Manager of Programs
LOSSAN Rail Corridor Agency
600 South Main Street
Orange, CA 92863
capitalprojects@lossan.org (e-mail with subject line “Central Coast Layover Facility” or “CCLF”)
Jame s Campbell Date
Manager of Programs
Attachment 2Item 2
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4
Fig ure 1. Project Location
Sou rce: HDR
Attachment 2Item 2
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a mixed-use project consisting of nine moderate-income affordable
residential units and approximately 10,400 square feet of commercial space, as a part of the Jones
Subdivision Tract No. 3066. The project includes a request for a 40 percent parking reduction for
the commercial use.
PROJECT ADDRESS: 3806 Ranch House Road BY: Kyle Bell, Associate Planner
Phone Number: 805-781-7524
Email: kbell@slocity.org
FILE NUMBER: ARCH-0256-2020 FROM: Tyler Corey, Principal Planner
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) approving the project, based on findings and subject
to conditions of approval.
SITE DATA
Applicant
Representative
Zoning
General Plan
Site Area
Environmental
Status
Travis Fuentez, Ambient, LLC
Scott Martin, RRM Design
C-C-MU-SP (Community Commercial
with a Mixed-Use Overlay within the
Orcutt Area Specific Plan)
Community Commercial
1.31 acres
Consistent with the certified Final
EIR for Orcutt Area Specific Plan and
Mitigated Negative Declaration
(Tract No. 3066), Council Resolution
No. 10620 (2015 Series);
SUMMARY
The applicant, Travis Fuentez, Ambient, LLC, has proposed a two-story mixed-use development
consisting of nine residential dwellings and 10,400 square feet of commercial space throughout
four separate buildings. The nine residential dwellings provided as a part of the project are
dedicated as the affordable units (moderate-income households), which are required to satisfy part
of the inclusionary housing requirement for Righetti Ranch, Jones Ranch, Imel, and Pratt Property.
The project site is located within an area dedicated for Community Commercial (C-C-MU) with a
Mixed-Use Overlay within the Orcutt Area Specific Plan (OASP) and is a part of Tract 3066 (Jones
Ranch). The proposed project includes utilizing the existing approved parking lot adjacent to the
site and includes site improvements such as site access upgrades and associated landscaping
(Attachment 2, Project Plans).
Meeting Date: March 10, 2021
Item Number: 3
Time: 45 minutes
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Page 2
1.0 PLANNING COMMISSION’S PURVIEW
The Planning Commission’s role is to review for consistency with the General Plan1, Orcutt Area
Specific Plan (OASP)2, Zoning Regulations3, Subdivision Regulations4, Community Design
Guidelines (CDG)5, and applicable City development standards. Planning Commission (PC)
review is required for projects that include 10,000 square feet of commercial space.
2.0 BACKGROUND
On February 1, 2015, the City Council of the City adopted Resolution No. 10620 (2015 Series) to
approve Tentative Tract Map 3066 (SBDV-0067-2014) to create 33 new lots, including the subject
property (Attachment 3, Council Resolution No. 10620).
On September 16, 2019, the Architectural Review Commission (ARC) reviewed the adjacent
Multi-Unit Dwellings (8 Duplex, 9 Triplex) and associated parking areas on Lots 14-20 of Tract
3066 (Jones Parcel, Phase II) and recommended that the Community Development Director find
the project consistent with the CDG and OASP Design Guidelines (ARCH-0263-2019). On
October 15, 2019, the Community Development Director approved the Multi-Unit Development
(Attachment 4, ARCH-0263-2019 Findings and Conditions).
The subject property was identified as a later phase of Jones Ranch, and was identified as the
location for nine affordable dwelling units intended to contribute to satisfying the inclusionary
housing requirement for Righetti Ranch, Jones Ranch, Imel, and Pratt Property. The subject project
is the last phase of the Jones Ranch Tract Map 3066.
1 General Plan: Land Use Element Chapter 2 (Conservation and Development of Residential Neighborhoods),
Housing Element Chapter 3 (Goals, Policies and Programs)
2 OASP: Chapter 3 (Land Use and Development Standards) and Chapter 4 (Community Design)
3 Zoning Regulations Article 3 (Regulations and Standards Applicable to All Zones) and Article 8 (Housing-Related
Regulations)
4 Subdivision Regulations: Chapter 16.12 (Vesting Tentative Maps) and Chapter 16.17 (Common Interest
Subdivision, Airspace Subdivisions, and Condominium Conversions)
5 CDG: Chapter 2 (General Design Principals), Chapter 3.1 (Commercial Project Design), and Chapter 6 (Site
Planning and Other Design Details
Figure 2: Rendering of project design from Ranch House Road.
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3.0 PREVIOUS REVIEW
The ARC reviewed the project on February 1, 2021 for consistency with the OASP Design
Guidelines and CDG. The ARC determined that the project was consistent with applicable design
guidelines and recommended that the PC find the project consistent with the CDG and OASP
Design Guidelines (Attachment 5, ARC Report and Minutes 2.1.21). The ARC provided two
recommendations for further consideration by the PC: (1) consider designated parking for
commercial activities during business hours and provide adequate signage for navigation to
parking areas; and (2) recommend that the applicant consider alternative railing designs for the
private residential balconies to offer more privacy.
Staff has incorporated the ARC recommendations as conditions of approval provided in the draft
resolution. Condition No. 5 has been provided to require that the residential balcony railing design
accommodate privacy for the residents. Conditions No. 6 & 7 have been incorporated to ensure
the parking calculations are maintained and adequate signage is provided to direct visitors to
designated parking areas.
4.0 PROJECT ANALYSIS
The proposed project must conform to the standards and limitations of General Plan, OASP, and
any applicable aspects of the Zoning Regulations and Engineering Standards that are not otherwise
addressed in the OASP that apply to the overall development plan approval. Staff has evaluated
the project and identified discussion items for the PC to consider related to consistency with the
Zoning Regulations.
4.1 Consistency with the Orcutt Area Specific Plan
The project has been reviewed for consistency with the OASP policies to present a project that
meets the intent of the Specific Plan and fully implements the goals for development of the Orcutt
Area. The ARC reviewed the design of the project and did not identify any concerns regarding the
project design other than the two recommendations that have been incorporated into the draft
resolution as conditions of approval.
The OASP describes the C-C zone as intended to provide an appropriately wide range of retail
sales, personal service establishments, and selective office uses. The intent is to encourage local
users who could walk to the area to participate in a small scale, pedestrian oriented commercial
uses. The project site has been designed with four tenant spaces to provide for a variety of land
use. At this time only one suite is envisioned for uses as a restaurant, the other three buildings have
been designed to accommodate neighborhood uses such as personal services, offices, and other
small retail uses. The project has been designed to comply with the development standards of the
OASP and the C-C zone, as described in more detail below.
4.2 Consistency with the Zoning Regulations
The OASP includes standards and requirements that in many cases supersede those in the Zoning
Regulations, in other cases, the OASP defers to the Zoning Regulations, notably for issues such as
setbacks, building heights, and walls/fences. In accordance with Table 2-1 of the Zoning
Regulations, mixed-use projects are an allowed use within the C-C zone. Section 17.58.010 of the
San Luis Obispo Municipal Code (SLMC) provides that the Mixed-Use (MU) overlay zone
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requires a mix of residential and nonresidential uses on the same site. The MU overlay is intended
to promote a compact city and to provide additional housing opportunities to reduce vehicle travel
by providing services, jobs, and housing in close proximity. The Zoning Regulations identify
specific development standards and requirements for mixed-use projects (SLMC §17.70.130). The
project design complies with lot coverage and setback requirements for the (C-C) zone (see Section
4.0 Project Statistics).
Mixed-Use Development: The Zoning Regulations Section 17.70.130 (Mixed Use Projects)
provide standards for mixed-use projects, which state that the design shall consider potential
impacts on adjacent properties and be compatible with the adjacent and surrounding residential
neighborhoods. Mixed-use projects must be designed to achieve specific objectives including
design criteria, site layout, pedestrian access, and performance standards. The project has been
designed to provide a physical separation between the residential and commercial uses and
associated activity areas by placing residential uses above commercial uses, ensuring 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 within the commercial areas to adjacent properties and
the public right-of-way. The project design incorporates specific design features to minimize
potential impacts to and from adjacent properties by orienting open areas for visitors toward the
public street. The vicinity is developed with medium-high density residential uses to the north and
east, with three story live/work units directly across Ranch House Road, and the project is
conducive to a mixed-use development at this location.
Parking: The proposed project includes utilizing the existing developed parking lot adjacent to the
site. The developed parking lot was designed to accommodate the mixed-use development for the
subject property with 48 surface parking spaces. The adjacent residential development that is
under construction provides adequate parking for all residential units through the use of individual
garages and guest parking areas along the drive aisle (109 parking spaces are provided where only
99 are required). The 48 parking spaces adjacent to the subject mixed-use project are not required
or intended to serve the residential development phase of the Jones Ranch. The proposed project
requires 48 parking spaces for the commercial uses and 18 parking spaces for the nine residential
Figure 3: Project Site Plan, with the adjacent developed parking lot.
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units (total requirement resulting in 66 parking spaces). OASP Program 3.2.19c provides an
incentive to encourage the development of commercial uses in the C-C zone by allowing the off-
street parking requirements for the primary commercial area to be reduced to 60% of that which is
ordinarily required by the Zoning Regulations for individually designated uses6. The project has
applied this incentive to the four commercial suites, resulting in a parking reduction of
approximately 40% to provide 29 parking spaces for the commercial uses and 18 for the nine
residential units (total requirement of 47 parking spaces, where 48 are provided).
The design of the existing parking lot is not a part of the scope of this project and was approved
October 15, 2019 under a separate application ARCH-0263-2019. The applicant’s ability to
request a parking reduction is provided as an incentive within the OASP Program 3.2.19c and was
not required to comply with the provisions of Zoning Regulations Section 17.72.050 where a
parking study would normally be required. In lieu of a parking demand study staff has analyzed
the parking demand of all potential uses that could occupy the commercial suites within the C-C
zone and has found that the peak demand for parking between all potential uses that could occupy
the commercial spaces would not exceed a parking demand of 53 parking spaces for the property
during peak hours, in accordance with the Institute of Transportation Engineers (ITE) Parking
Demand thresholds. Depending on the uses that occupy the commercial suites, the project could
result in a parking deficiency of five parking spaces. Staff recommends incorporating Condition
No. 8 to require a Trip Reduction Plan to reduce the vehicle parking demand on the property by
outlining measures that will be implemented in an effort to reduce the number of single-occupant
vehicle trips generated by residents and other uses within the project site.
5.0 PROJECT STATISTICS
Table 1 – Zoning Regulations/OASP Project Statistics
Site Details Proposed Allowed/Required*
Setbacks
Street Yard
Corner Lot Street Side
Side Yard
10 feet
7 feet
5 feet
0 feet
5 feet
0 feet
Density Units 9 47.16
Maximum Height of Structures 35 feet 35 feet
Max Building Coverage 21.8% 75%
Affordable Housing 9 (2-bed Moderate) 9 (Moderate)
Public Art On-site or In-lieu On-site or In-lieu
Floor Area Ratio (FAR) 0.4 2.0
Total # Parking Spaces
Bicycle Parking
48 (40% reduction)
7 Short Term, 28 Long Term
66
7 Short Term, 28 Long Term
*2019 Zoning Regulations and OASP Development Standards
6 OASP Program 3.2.19c: Provide incentives to encourage the development of commercial uses as follows…The off-
street parking requirements for the primary commercial area may be reduced to 60% of that ordinarily required
by the City zoning ordinance for the individually designated uses...”
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6.0 ENVIRONMENTAL REVIEW
On March 2, 2010, the City Council certified the OASP Final EIR and approved the OASP. This
action by the City Council included approval of both text and map amendments to the City’s
General Plan and rezoning the subject site to C-C-MU-SP (Community Commercial). On
November 16, 2011, the OASP area was annexed into the City of San Luis Obispo
(https://www.slocity.org/government/department-directory/community-development/documents-
online/environmental-review-documents/-folder-717). On May 19, 2015, the City Council
adopted the supplemental Initial Study and Mitigated Negative Declaration (IS/MND) for the
Vesting Tentative Map 3066 of the subject property through Resolution No. 10620 (2015 Series)
to document its consistency with the OASP and to identify the required mitigation measures from
the EIR that applied to this development site
(http://opengov.slocity.org/WebLink/DocView.aspx?id=35931&dbid=0&repo=CityClerk). The
project is consistent with the adopted MND, all mitigation measures adopted as part of the OASP
EIR and supplemental MND that are applicable to the proposed project are carried forward and
applied to the proposed project to effectively mitigate the impacts that were previously identified.
No Supplemental Environmental Impact Report is required pursuant to Public Resources Code
§21166 and State CEQA Guidelines Section 15162 because: 1) the project does not include or
require any revisions to the certified OASP FEIR and adopted supplemental MND; 2) no
substantial changes would occur with respect to the circumstances under which the project is being
undertaken, and no revisions to the OASP FEIR and adopted supplemental MND are required; and
3) no new information of substantial importance is available that was not already known at the
time the OASP FEIR was certified and the supplemental MND were adopted.
7.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including Planning,
Engineering, Transportation, Building, Utilities, and Fire. Staff has not identified any unusual site
conditions or circumstances that would require special conditions. Other comments have been
incorporated into the draft resolutions as conditions of approval.
8.0 ALTERNATIVES
1. Continue project. An action to continue the item should include a detailed list of additional
information or analysis required to make a decision.
2. Deny the project. An action denying the project should include findings that cite the basis
for denial and should reference inconsistency with the General Plan, Community Design
Guidelines, OASP, Zoning Regulations or other policy documents.
9.0 ATTACHMENTS
1. Draft Resolution
2. Project Plans
3. Council Resolution No. 10620 (2015 Series)
4. ARCH-0263-2019 Findings and Conditions
5. ARC Report and Minutes 2.1.21
Item 3
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RESOLUTION NO. PC-XXXX-21
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING THE DEVELOPMENT OF A MIXED-USE PROJECT
WITHIN THE JONES SUBDIVISION TRACT NO. 3066, CONSISTING OF
NINE (9) MODERATE-INCOME AFFORDABLE RESIDENTIAL UNITS,
APPROXIMATELY 10,400 SQUARE FEET OF COMMERCIAL SPACE,
WITH A 40 PERCENT PARKING REDUCTION FOR THE
COMMERCIAL USES, AND A FINDING OF CONSISTENCY WITH
PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION ER-
137-11, CITY COUNCIL RESOLUTION NO 10620 (2015 SERIES), AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
MARCH 10, 2021 (3806 RANCH HOUSE ROAD, ARCH-0256-2020)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on February 1, 2021, recommending the Planning
Commission find the project consistent with the Community Design Guidelines and Orcutt Area
Specific Plan (OASP), pursuant to a proceeding instituted under ARCH-0256-2020, Travis
Fuentez, Ambient, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on March 10, 2021, pursuant to a proceeding instituted under ARCH-0256-
2020, Travis Fuentez, Ambient, LLC , applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final development plan
approval to the project (ARCH-0256-2020), based on the following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since the proposed project is consistent with the intention of the site's
Community Commercial with a Mixed-use overlay zoning designation and will be subject to
conformance with all applicable building, fire, and safety codes.
2. The project is consistent with the General Plan because it promotes policies related to
compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11), and
housing production (HE 6.10).
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Resolution No. PC-XXXX-21
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Page 2
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 City’s jobs/housing balance.
4. The project supports Housing Element policies related to inclusion and expansion of missing
middle and affordable housing units within the City (HE Policies 2.4, 4.1, 4.2, & 5.3). The
project is consistent with Housing Element Policies 6.1 and 7.4 because the project supports
the development of more housing in accordance with the assigned Regional Housing Needs
Allocation and establishes a new neighborhood, with pedestrian and bicycle linkages that
provide direct, convenient and safe access to adjacent neighborhoods consistent with the
OASP.
5. The project is consistent with the goals and policies of the OASP Section 3.2.2 for the
Community Commercial zone which encourages the development of ground floor
commercial/office uses with small public seating areas intended to serve those living or
working within the Orcutt Area. The proposed project meets the intent of the Specific Plan
and fully implements the goals for development of the Orcutt Area.
6. The proposed Farmhouse architectural style of the residential and commercial structures are
consistent with the architectural styles described in the OASP because the designs include
architectural features such as gable end roof forms, rafter tails, fenestration, and porch styles
of the bungalow style. The proposed architectural style of the project is consistent with the
Design Guidelines described in the Orcutt Area Specific Plan because the project provides
architecture that is internally compatible with adjacent developments and enhances San Luis
Obispo’s unique sense of place by providing consistent use of colors, materials, and detailing
throughout all elevations of the buildings which is compatible and consistent in scale and
design of neighboring developments.
7. The project is consistent with the Zoning Regulations for Mixed-Use Projects (Section
17.70.130), since the proposed building design complies with design and performance
standards for mixed-use development and is consistent with all property development
standards including height, coverage, access, and setbacks for the Community Commercial
(C-C) zone.
Architectural Review Findings
8. As conditioned, the project design is consistent with the Community Design standards of the
OASP, and consistent with the Community Design Guidelines for mixed-use development
because the architectural styles are complementary to the surrounding neighborhood
including site design, roofing style, front porches, balconies, siding materials, finish, and
scale. The project design incorporates articulation, massing, and a mix of color/finish
materials that are compatible with the neighborhood and complementary to other
development within the immediate vicinity.
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Page 3
9. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the streets appearance because the development is designed
in a manner that does not deprive reasonable solar access to adjacent properties by positioning
the majority of the building mass along the street frontage that incorporates vertical and
horizontal wall plan offsets providing a high-quality and aesthetically pleasing architectural
design.
Parking Reduction Findings
10. The project qualifies for a 40 percent parking reduction in accordance with OASP Program
3.2.19c where the off-street parking requirements for the primary commercial area may be
reduced to 60% of that ordinarily required by the City Zoning Regulations for the individually
designated uses.
11. As conditioned, the Trip Reduction Plan required as Condition No. 8 will ensure that parking
demand for the proposed uses during 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. On March 2, 2010 the City Council certified the
OASP Final EIR and approved the OASP. This action by the City Council included approval of
both text and map amendments to the City’s General Plan and rezoning the subject site to C-C-
MU-SP (Community Commercial). On November 16, 2011 the OASP area was annexed into the
City of San Luis Obispo. On February 1, 2015, the City Council adopted the supplemental Initial
Study and Mitigated Negative Declaration (IS/MND) for the Vesting Tentative Map 3066 of the
subject property through Resolution No. 10620 (2015 Series) to document its consistency with the
OASP and to identify the required mitigation measures from the EIR that applied to this
development site. The project is consistent with the adopted MND, all mitigation measures adopted
as part of the OASP EIR and supplemental MND that are applicable to the proposed project are
carried forward and applied to the proposed project to effectively mitigate the impacts that were
previously identified. No Supplemental Environmental Impact Report is required pursuant to
Public Resources Code §21166 and State CEQA Guidelines Section 15162 because: 1) the project
does not include or require any revisions to the certified OASP FEIR and adopted supplemental
MND; 2) no substantial changes would occur with respect to the circumstances under which the
project is being undertaken, and no revisions to the OASP FEIR and adopted supplemental MND
are required; and 3) no new information of substantial importance is available that was not already
known at the time the OASP FEIR was certified and the supplemental MND was adopted.
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
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Page 4
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-
0256-2020). A separate, full-size sheet shall be included in working drawings submitted for
a building permit that lists all mitigation measures, 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
Planning Commission, as deemed appropriate.
2. The project shall comply with all mitigation measures and conditions applicable to the project
site, as established under City Council Resolution No. 10620 (2015 Series).
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application. The project shall
avoid repetition of design color schemes, such that adjacent buildings of a similar layout use
different color schemes. The applicant shall also note that all stucco surfaces have a smooth
hand-troweled or sand finish appearance on the building plans, to the satisfaction of the
Community Development Director.
4. 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.
5. Plans submitted for a building permit shall include balcony railing details indicating the type
of materials, dimensions and colors. Plans shall demonstrate the use of high-quality materials
for the railings that provide adequate privacy for the residential units and reflect the
architectural style of the project and are compatible with the neighborhood character, to the
approval of the Community Development Director.
6. 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. The project would be considered under-parked if the
total parking requirement of all four commercial suites exceeds a parking requirement of 48
spaces (prior to applying the 40% reduction for individual uses, in accordance with OASP
Program 3.2.19c).
7. Plans submitted for a building permit shall provide adequate signage to navigate visitors to
the parking areas away from Ranch House Road. Surface parking spaces may be assigned to
any individual commercial use during hours of operation. Required residential parking may
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be reserved, but commercial parking must be made available for guests or o verflow from
residences after hours of operation for commercial uses.
8. Prior to the issuance of a building permit, the applicant shall provide a Trip Reduction Plan
to reduce vehicle trips to and from the property, the plan shall clearly identify the
responsibility for monitoring and reporting the progress of the Trip Reduction Program to the
satisfaction of the Community Development Director and the Transportation Division. The
Trip Reduction Plan shall be clear on the performance measures, how they will be monitored/
measured. To support the neighborhood compatibility and city-wide VMT reduction goals,
applicant shall develop and implement a Car Free program to actively discourage car
ownership, with special focus on tenants who choose not to lease on-site parking. The program
will be integrated with the Trip Reduction Plan and will promote and support non-car
transportation through education and possible incentives.
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 parking area for the
storage of at least two bicycle per residential unit. Short-term bicycle racks such as “Peak
Racks” shall be installed in close proximity to, and visible from, the main entry into the
buildings (inverted “U” rack designs shall not be permitted). Sufficient detail shall be
provided about the placement and design of bike racks and lockers to demonstrate compliance
with relevant Engineering Standards and Community Design Guidelines, to the satisfaction
of the Public Works and Community Development Directors.
10. Plans submitted for building permit shall include a photometric plan, demonstrating
compliance with maximum light intensity standards not to exceed a maintained value of 10
foot-candles. 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 should be located internally to the buildings. With
submittal of working drawings, the applicant shall include sectional views of the buildings,
which clearly show the sizes of any proposed condensers and other mechanical equipment. If
any condensers, transformers, or other mechanical equipment are to be ground mounted or
placed on the roof, plans submitted for a building permit shall confirm that these features will
be adequately screened. 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 subject property shall be maintained in a clean and orderly manner at all times , free of
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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. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on plans.
Landscaping plans shall include the following information, at a minimum:
a. The species, diameter at breast height, location, and condition of all existing trees;
b. Identification of trees that will be retained, removed, or relocated;
c. Location and size of plant and tree species proposed to be planted;
d. The location of proposed utilities, driveways, street tree locations, and the size and
species of proposed street trees; and
e. A reclaimed water irrigation plan.
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). Walls and
fences should remain as low as possible, long expanses of fence or wall surfaces shall be
offset and architecturally designed to prevent monotony.
15. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back-flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
16. Prior to occupancy, an overflight notification shall be recorded and appear with the property
deed. The applicant shall also record a covenant with the City to ensure that disclosure is
provided to all buyers and lessees at the subject property. Notice form and content shall be to
the satisfaction of the Community Development Director and include the following language:
NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an
airport, within what is known as the airport influence area. For that reason, the property may
be subject to some of the annoyances or inconveniences associated with proximity to airport
operations (for example: noise, vibration, or odors). Individual sensitivities to those
annoyances can vary from person to person. You may wish to consider what airport
annoyances, if any, are associated with the property before you complete your purchase and
determine whether they are acceptable to you.
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Resolution No. PC-XXXX-21
3806 Ranch House Road – ARCH-0256-2020
Page 7
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 requires a permit and 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 Architectural Review Commission if it seems excessive or out of character with the
project.
Engineering Division – Public Works/Community Development
19. The building plan submittal shall show and note conformance with the tentative and final map
for Tract 3066. The plans shall show and note compliance with the approved subdivision plans
and/or approved modifications. The development of this project requires amendments to the
planned or constructed physical subdivision improvements previously approved. The
subdivision improvement plans and/or record drawings shall be modified to address the
proposed and constructed improvements as revised.
20. The building plan submittal shall include any reference plan sheets or layers from the
improvement plans for reference for the public and private subdivision improvements, site
development, horizontal and vertical controls, utility connections, drainage improvements,
and landscaping, etc.
21. The building plan submittal shall show and note compliance with the site development,
grading, drainage, and utility service requirements in accordance with the approved Vesting
Tentative Tract 3066.
22. The building plan submittal shall include the finished grading and drainage plan. The plan
shall include pad elevation, finish floor/finish surface elevation, yard drainage, high point
elevations, spot elevations, and any drainage structures.
23. The building plan submittal shall show and note compliance with the Drainage Design
Manual, OASP drainage requirements, and Post Construction Stormwater Regulations in
effect at the time of plan submittal. The project drainage report may include references to and
excerpts from the master drainage report for Tract 3066 and Righetti Ranch if applicable.
24. The building plan submittal shall include a line-of-site analysis at the two driveway
approaches and intersections. The analysis shall include site lines to both the sidewalk
(pedestrian traffic) and adjoining roadway/bike lanes. The final plans may need to adjust
plantings, retaining walls, fencing, and signage. The analysis and plan shall be approved to
the satisfaction of the Transportation and Engineering divisions.
25. The final landscape plan shall clarify the trees/street trees included and shown on the Tract
3066 plans or landscape plans by others and those to be provided in conjunction with this
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Resolution No. PC-XXXX-21
3806 Ranch House Road – ARCH-0256-2020
Page 8
development. The tree species shall be in accordance with the Specific Plan unless an
alternate planting palate is specifically approved by the Planning Division and City Arborist.
Some tree substitutions have previously been vetted and approved.
26. The building plan submittal shall show the limits and extent of any stairs or ramps leading
from the public right-of-way or public sidewalk areas. Any required access improvements
including handrails shall not project into the public right-of-way unless specifically approved
by the Public Works Department and authorized with a recorded encroachment agreement.
27. The building plan submittal shall identify any changes or modifications to the existing parking
lot area, any changes to the approved parking lot layout, signing, or striping shall comply with
the Parking and Driveway Standards and California Building Code.
28. The building plan submittal shall identify any changes or modifications to the approved trash
enclosure and solid waste management facilities, any changes shall be approved to the
satisfaction of the Planning Division, Utilities Department, and San Luis Garbage Company.
29. The proposed mailbox unit (MBU) or mail kiosk, equipment, lighting, location, and access
shall be approved by the Community Development Department and US Postal Service.
Utilities Department
30. The project’s commercial and residential uses shall have separate water meters. 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 Conditions Covenants &
Restrictions (CC&Rs) for the property/homeowner association (P/HOA) shall require that the
sub-meters be read by the association (or P/HOA contracted service) and each apartment
billed according to water use.
31. Recycled water or other non-potable 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.
32. If commercial uses in the project include food preparation, provisions for grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with
the design. These types of facilities shall also provide an area to wash floor mats, equipment,
and trash cans. The wash area shall be drained to the sanitary sewer, and an environmental
compliance permit shall be filed prior to issuance of occupancy permit.
Indemnification
33. 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
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Resolution No. PC-XXXX-21
3806 Ranch House Road – ARCH-0256-2020
Page 9
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 10th day of March, 2021.
_____________________________
Tyler Corey, Secretary
Planning Commission
Item 3
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JONES MIXED USE ENTITLEMENTS10428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)MR-2C-S-SM-SC-SPDO-SR-1-SPMR-1R-1SPFR-1-SPR-3-PDR-1R-3-SC/OS-SPR-3R-1R-2-PDC-SR-1R-4C/OS 40 SPPC/OS-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-2-SPR -2-SPPF-SPPF-SPR -2-SP
R-3-SPC-C-MU-SPR-3
R-4-SPPF-SP
R-4-SPR-4-SPPF-SPPF-SPP F TITLE SHEETJONES MIXED USE PERSPECTIVE VIEW - Location Description SITEORCORCORCORCORCORORCORCOORCORCORCORCORCORCORCORCORCRORCRORCRCORCORCRORCORORCORCORCCOORCRCCCCCC UTTUTTUTTUTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTUTTUUUTUTTUUTTUTTUTTUTTUTTUTTTUTTUTTTUTTUTTUTTUTUTUTTTTUTTUTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTRRRDRDRDRDRRDRDRDRDRDRRRDRDRDRRRDRDRDRDRRDRDRDDDD.........CACACCACABCABCABCACABCABCABCABCACACABCACAABCABCCACACACAABCACACCAABCACACACABCABCAACABCABACACABCACACACARILRILRILRILRILRILRILRILRILLILRILLRILRILIRLO LO LO LO OOLO LOLOO LOLO OLO LOLOOLO OOOOOOOOOOLO LO OLN.LNLNLN.LN.LNLNLN.LLNLNNLNLNLNLNLNLNLNLNLNLNLNLLLLLPROJECT DIRECTORYOWNER:TRAVIS FUENTEZAMBIENT COMMUNITIESARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: SCOTT MARTINPHONE: (805)-543-1794EMAIL: SAMARTIN@RRMDESIGN.COMPROJECT ADDRESS:APN:SAN LUIS OBISPO TR 3066-2PROJECT DESCRIPTIONTHE PROPERTY IS CURRENTLY VACANT, THE CENTER OF THE ORCUTT AREA SPECIFIC PLAN SEEING DEVELOPMENT ALL AROUND IT. THE PROPOSED ON-SITE ACTIVITIES (LAND USES) INCLUDE COMMERCIAL AND RESIDENTIAL USES, ENCOMPASSING THREE (3) TWO-STORY MIXED-USE BUILDINGS AND ONE (1) 1,710 ONE-STORY B OCCUPANCY SHELL BUILDING WITH MEZZANINE. THE TWO-STORY MIXED-USE BUILDINGS WILL BE ~3,480 SF OF RETAIL USE WITH THREE (3) CONDOMINIUMS ABOVE EACH BUILDING FOR A TOTAL OF NINE (9) UNITS. THE CONDOMINIUMS WILL RANGE IN SQUARE FOOTAGE, FROM 940 SF TO 970 SF. TWO FLOOR PLANS FOR THE PROPOSED CONDOMINIUMS, UNIT A AND UNIT B, BOTH CONSIST OF TWO BEDROOMS FOR EITHER OPTION. BOTH UNIT A AND B INCLUDE A PRIVATE OPEN SPACE DECK SPACE, APPROXIMATELY 50 SF IN SIZE. REFER TO SHEETS 5-7 FOR ADDITIONAL SPECIFICATIONS FOR BUILDING 1 AND 2 FLOOR PLANS. REFER TO THE PROJECT STATISTICS ON THIS SHEET FOR PROPOSED DENSITY, HEIGHT, AND PARKING (VEHICULAR, BICYCLE, AND MOTORCYCLE) PROVISIONS. THE HOUSING PROVIDED IS MEETING THE INCLUSIONARY NEED FOR MANY OF THE ADJACENT PROPERTIES, AND ALL UNITS WILL BE OFFERED IN THE AFFORDABLE RANGE.PER COORDINATION WITH CITY STAFF, AS THE PROJECT IS LARGER THAN 10,000 SF OF COMMERCIAL IT REQUIRES A DISCRETIONARY REVIEW THAT INCLUDES PUBLIC NOTICE FOR A PUBLIC HEARING WITH THE CITY’S ARCHITECTURAL REVIEW COMMISSION AND PLANNING COMMISSION. SHEET INDEX1 TITLE SHEET2 INSPIRATION IMAGERY3 PROPOSED SITE PLAN4 LANDSCAPE PLAN5 BUILDING 1 GROUND FLOOR PLAN6 BUILDING 1 SECOND FLOOR PLAN7 BUILDING 2 FLOOR PLANS8 BUILDING 1 ELEVATIONS9 BUILDING 1 B/C ELEVATIONS10 BUILDING 2 ELEVATIONS11 COLOR AND MATERIALS12 DETAIL VIGNETTES13 SITE SECTIONS14 TRASH ENCLOSURE/BIKE STORAGE15 CIVIL GRADING AND DRAINAGE PLAN16 UTILITY PLANPROJECT STATISTICSZONINGC-C (MU OVERLAY)PARCEL SIZE:1.31 ACRESBUILDING GROSS AREA:GROUND FLOOR (3) 3,480 SF + (1) 1,710 SF = 12,150 SFSECOND FLOOR (3) 3,410 SF + (1) 290SF = 10,520 SFMAX LOT COVERAGE:75% PROPOSED COVERAGE:21.8% MAX. F.A.R. 2.0PROPOSED F.A.R..4MAX. RES. DENSITY36 UNITS/ACREPROPOSED RES. DENSITY9 DU’SMAX. ALLOWED HEIGHT:35’-0” FTMAX. PROPOSED HEIGHT:35’-0” FTYARD SETBACKS PER MUNICIPAL CODE 17.28.020 TABLE 2-16REQUIREDPROPOSEDFRONT0’-0”VARIESSIDE0’-0” INTERIOR LOTS5’-0” CORNER LOTSVARIESREAR5’-0”5’-0”OCCUPANCY TYPES & AREA:MIXED (R2/B/M/A-2)RESIDENTIAL(9) 970 SF CONDOMINIUMSGENERAL RETAIL(3) 3,480 SFRESTAURANT(1) 1,710 SFCONSTRUCTION TYPE:TYPE (PER BLDG SIZE AND OCCUPANCY USE)ASSUME VBVICINITY MAPZONING MAPPARKINGREQUIRED AUTO PARKINGPER SLO ZONING TABLE 6CALCULATIONS SPACE COUNTCOMMERCIAL:PROPOSED COMMERCIAL AREA:*BASED ON HABITABLE AREA(3) 2,800 SFREQUIRED PARKING: 1 SPACE/300 SF= 28 SPACESPROPOSED RESTAURANT AREA:*BASED ON HABITABLE AREA(1) 2,000 SFREQUIRED PARKING: 1 SPACE/100 SF= 20 SPACESREQUESTED REDUCTION: 60%PER OASP PROGRAM 3.2.19C48 SPACES X 0.4 = 19.2 SPACESREQUIRED COMMERCIAL PARKING: 48 SPACES - 19.2 SPACES= 28.8 SPACESRESIDENTIAL:PROPOSED RESIDENTIAL UNITS: 9 UNITSREQUIRED RESIDENTIAL PARKING: 2 SPACES/UNIT = 18 SPACESTOTAL REQUIRED SPACES:= 46.8 SPACESTOTAL PROVIDED SPACES:= 48 SPACESMOTORCYCLE PARKINGPER SLO ZONING 17.72.08CALCULATIONSSPACE COUNTMC PARKING REQUIRED:1 SPACE/20 AUTO SPACES = 3 SPACESMC PARKING PROVIDED:= 3 SPACESBICYCLE PARKINGPER SLO ZONING 17.72.070 TABLE 3-6RESIDENTIAL BIKE:SHORT TERM REQUIRED: GUEST SPACES (1 PER 5 UNITS) = 4 SPACESLONG TERM REQUIRED: 2 SPACES/UNIT= 18 SPACESTOTAL REQUIRED:= 22 SPACESTOTAL PROVIDED:= 22 SPACESRETAIL BIKE:PARKING REQUIRED: 1 SPACE /1,000 SF= 13 SPACESSHORT TERM PROVIDED: 25% = 3 SPACESLONG TERM PROVIDED: 75% = 10 SPACESItem 3Packet Page 30
JONES MIXED USE ENTITLEMENTS20428-06-RS2005 NOV 20200428-06-RS2010 MARCH 2020INSPIRATION IMAGERYItem 3Packet Page 31
JONES MIXED USE ENTITLEMENTS30428-06-RS2005 NOV 20201/16” = 1’-0” (24X36 SHEET)0 8 16 321” = 32’-0” (12X18 SHEET)PROPOSED SITE PLANBUILDING 1CBUILDING 1BBUILDING 1ARANCH HOUSE RD.SPONZA DR.BUILDING2SITE PLAN1/16" = 1'-0" (24 X 36 SHEET)1 1 1 2 2 2 2 2 2 2 3 3 3 4 4 5 5 6 6 6 67777777MAILBOXESSIGNAGE FEATUREBIKE RACKS (SEE A10 FOR TYPE AND LOCATION)PATIO WITH DECK ABOVETRASH ENCLOSURESOUTDOOR DININGDECORATIVE STAMPED CONCRETELEGEND AND NOTESPEDESTRIAN LIGHTBOLLARD* NOTE: OVERALL SITE DESIGN TO HELP ACCOMMADATE EDGE CONDITION REQUIREMENTS (MC 17.70.050), ADJACENT RESIDENTAIL UNITS SEPERATED BY OVER 60’ WITH PARKING LOT DESIGN.* NOTE: OVERALL SITE DESIGN TO HELP ACCOMMODATE EDGE CONDITION REQUIREMENTS (MC 17.70.050), ADJACENT RESIDENTIAL UNITSSEPARATED BY OVER 60’ WITH PARKING LOT DESIGNItem 3Packet Page 32
JONES MIXED USE ENTITLEMENTS40428-06-RS2005 NOV 20201’ = 20’-0” (24X36 SHEET)01020 401’ = 40’-0” (12X18 SHEET)LANDSCAPE PLAN The irrigation system will utilize the following methods:Drip and bubbler irrigation will be used to apply water accurately to the plant root zones DWDUDWHWKDWLWFDQLQÀOWUDWHWRLPSURYHLUULJDWLRQHIÀFLHQF\Low sprinkler heads will be used where needed to apply water uniformly and slowly. 2YHUVSUD\DQGHYDSRUDWLRQZLOOEHPLQLPL]HGDQGPDWFKHGSUHFLSLWDWLRQUDWHQR]]OHVZLOOEHXVHGZLWKLQHDFKFRQWUROYDOYHDQGFLUFXLW$ZHDWKHUEDVHGVHOIDGMXVWLQJLUULJDWLRQFRQWUROZLWKDUDLQVKXWRIIGHYLFHZLOOEHinstalled. The irrigation system will be controlled by a time clock with the ability to adjust runtimes by data collected from rain and ET sensors.The watering schedule will be based upon plant needs, soil type, slope, and season. ,UULJDWLRQZLOOEHVFKHGXOHGWRDYRLGZDWHULQJGXULQJUDLQDQGIUHH]HHYHQWV The project will utilize recycled water for landscape irrigation and is not required to restrict its water use under the declared drought emergency.Total Landscape Area: 6,453 square feetMAWA Gallons: 96,380ETWU Gallons: 64,902METHOD OF IRRIGATION WATER USE CALCULATIONSPLANT SCHEDULEDietes iridioides ‘John’s Runner’Festuca californicaJuncus patens ‘Elk Blue’Lantana camara ‘Dwarf Yellow’Lantana camara ‘Landmark’Lomandra longifolia ‘Breeze’Nepeta x faassenii ‘Walkers Low’Phormium x ‘Black Adder’Rhaphiolepis indica ‘Ballerina’Sesleria autumnalisStipa arundinaceaTeucrium chamaedrysVerbena x ‘Balendakle’ TMSHRUBS / GROUNDCOVER$JDYHDPHULFDQD$JDYH[¶%OXH)ODPH·$QLJR]DQWKRVÁDYLGXV¶7HTXLOD6XQULVH·Bulbine frutescens ‘Hallmark’&DUH[GLYXOVDCeanothus gloriosus ‘Anchor Bay’Ceanothus gloriosus ‘Heart’s Desire’Chondropetalum tectorum ‘El Campo’Cistus x purpureusCistus x skanbergiiCistus x ‘Bennett’s White’Deschampsia cespitosaTREES (Righetti Ranch/Tiburon/Ranch House Roads)Pistacia chinensisQuercus agrifoliaTristania confertaLagerstroemia faurei0DJQROLDJUDQGLÁRUDCercis occidentalis75((6 /RFDODQG3ULYDWH6WUHHWV Arbutus ‘Marina’Tristania confertaJacaranda mimosifoliaKoelreuteria paniculataCercis occidentalis0DJQROLDJUDQGLÁRUDPlatanus racemosaFortnight LilyCalifornia FescueSpreading RushYellow Bush LantanaIrene LantanaDwarf Mat RushWalkers Low CatmintNew Zealand FlaxBallerina Indian HawthornAutumn Moor GrassNew Zealand Wind GrassGermanderPurple VerbenaCOMMON NAMECentury Plant%OXH)ODPH$JDYHKangaroo PawStalked BulbineBerkeley SedgePoint Reyes CreeperHeart’s Desire LilacCape RushOrchid RockroseCoral RockroseWhite RockroseTufted Hair GrassCOMMON NAMEChinese Pistache&RDVW/LYH2DNBrisbane boxJapanese Crape MyrtleSouthern Magnolia Western RedbudCOMMON NAMEMulti-Trunk ArbutusBrisbane boxJacarandaGoldenrain TreeWestern RedbudSouthern Magnolia California Sycamore1 GAL1 GAL1 GAL1 GAL1 GAL1 GAL1 GAL5 GAL1 GAL1 GAL1 GAL1 GAL1 GALCONT5 GAL5 GAL5 GAL1 GAL1 GAL1 GAL5 GAL5 GAL5 GAL5 GAL5 GAL1 GALCONT24” Box24” Box24” Box24” Box24” Box24” BoxCONT24” Box24” Box24” Box24” Box24” Box24” Box24” BoxNOTESOASP A-D/Res OASP ResOASP ResOASP ResOASP ResSLO MasterNOTESSLO Master OASP Res.OASP Res. OASP Res. SLO Master OASP Res. OASP Res.BUILDING 1CBUILDING 1BBUILDING 1ARANCH HOUSE RD.SPONZA DR.BUILDING2* NOTE ASSURE ALL TREE LOCATIONS MINIMUM 10’ FROM FINAL WATER AND SEWER MAINS* NOTE NO FENCING PLANED FOR THIS PROJECT* NOTE ABOVE GROUND MOUNTED UTILITIES OR EQUIPMENT SHALL BE ADEQUATELY SCREENED WITH PROPOSED LANDSCAPE PER CITY STANDARD* NOTE: NO FENCING PROPOSED FOR THIS PROJECTItem 3Packet Page 33
JONES MIXED USE ENTITLEMENTS50428-06-RS2005 NOV 20201/4” = 1’-0” (24X36 SHEET)024 81/8” = 1’-0” (12X18 SHEET)BUILDING 1 GROUND FLOOR PLAN49' - 0"24' - 0"24' - 0"18' - 0"8' - 0"74' - 0"3' - 0"47' - 5"BUILDING 1 GROUND FLOOR PLAN (BUILDING 1A)1/4" = 1'-0" (24 X 36 SHEET)1BUILDING 1B GROUND FLOOR PLANBUILDING 1B GROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1/8" = 1'-0" (24 X 36 SHEET)23BUILDING 1RETAIL SPACE2,800 SF LEASE-ABLEELECTRICAL CLOSETBUILDING 1CCOVERED ROOFPATIOBUILDING 1 BASE PLAN (BUILDING 1A)BUILDING 1 BASE PLAN (BUILDING 1A)FIRE PLACEBUILDING 1C ONLYBUILDING 1BCOVERED TRELLISF.R.LONG TERMBIKE STORAGEItem 3Packet Page 34
JONES MIXED USE ENTITLEMENTS60428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)WDDWR.WDDWR.DW
R.WD1/4” = 1’-0” (24X36 SHEET)024 81/8” = 1’-0” (12X18 SHEET)BUILDING 1 SECOND FLOOR PLAN25' - 6"25' - 0"46' - 0"77' - 0"24' - 0"24' - 0"18' - 0"BUILDING 1 SECOND FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)1COURTYARDDN.S.S.S.S.LIVING17’-0” X 13’-6”LIVING17’-0” X 13’-6”LIVING19’-0” X 12’-6”MASTER BED12’-6” X 12’-0”MASTER BED12’-6” X 12’-0”MASTER BED12’-6” X 12’-0”DECK6’-0” X 8’-9” DECK6’-0” X 12’-0”DECK6’-0”X 13’-0”BED 112’-0” X 10’-6”BED 112’-0” X 10’-6”BED 111’-0” X 10’-6”MASTER BATHMASTER BATHMASTER BATHBATHBATHBATHKITCHEN16’-0” X 12’-0”KITCHEN16’-0” X 12’-0”KITCHEN16’-0” X 12’-0”UNIT A970 SFUNIT A970 SFUNIT B940 SFROOF BELOW,BUILDING 1CTRELLIS BELOW,BUILDING 1BItem 3Packet Page 35
JONES MIXED USE ENTITLEMENTS70428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)UP47' - 0"48' - 0"18' - 0"25' - 0"23' - 0"18' - 0"BUILDING 2 GROUND FLOOR PLANBUILDING 2 GROUND FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)1BUILDING 2 MEZZANINE FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)11/4” = 1’-0” (24X36 SHEET)024 81/8” = 1’-0” (12X18 SHEET)BUILDING 2RETAIL SPACE2,000 SF LEASE-ABLEBUILDING 2MEZZANIE396 SFOPEN TO BELOWMEZZANINEDECKPATIODININGBACK OF HOUSEFIRERISERELECT.ROOMCOUNTERLONG TERMBIKE STORAGELONG TERMBIKE STORAGEItem 3Packet Page 36
JONES MIXED USE ENTITLEMENTS80428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)BUILDING 1A ELEVATIONSFRONT ELEVATIONMIDBLOCK STREET VIEWRIGHT ELEVATIONREAR ELEVATIONLEFT ELEVATIONItem 3Packet Page 37
JONES MIXED USE ENTITLEMENTS90428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)LEFT ELEVATIONSTREET ELEVATIONBUILDING 1B/C ELEVATIONSBUILDING 1A STREET ELEVATION - BASE PLAN (SHOWN MIRRORED TO MATCH PLAN)BUILDING 1C STREET ELEVATION - COVERED ROOF PATIO PLAN (SHOWN MIRRORED TO MATCH PLAN)BUILDING 1B STREET ELEVATION - TRELLIS ADDITION PLAN Item 3Packet Page 38
JONES MIXED USE ENTITLEMENTS100428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)BUILDING 2 ELEVATIONSFRONT ELEVATIONRIGHT ELEVATIONREAR ELEVATIONLEFT ELEVATION274.25'239.25’MAX HEIGHTFINISHED FLOORItem 3Packet Page 39
JONES MIXED USE ENTITLEMENTS110428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)COLOR AND MATERIALSLIGHT FIXTUREBLACK FARMHOUSE WALL SCONCESTOREFRONT DOORSBLACK FINISHGAF ASPHALT SHINGLE ROOFTIMBERLINE HD PEWTER GRAYTRIMBM - DISTANT GRAYSTUCCO (SAND FINISH)BM - WICKHAM GRAYBUILDING 1ABUILDING 1BBUILDING 1CBUILDING 2COMMON MATERIALSSTUCCO (SAND FINISH)SW - HAMMERED SILVERSTUCCO (SAND FINISH)SW - ANJOU PEARVERTICAL CEMENT BOARD AND BATTEN SIDINGSW - ANJOU PEARSTUCCO (SAND FINISH)SW - EARLY GRAYBRICKCORONADO - USED RED BRICKHORIZONTAL CEMENT BOARD LAP SIDINGBM - PALLADIUM BLUEHORIZONTAL CEMENT BOARD LAP SIDINGSW -AURORA BROWNHORIZONTAL CEMENT BOARD LAP SIDINGBM -WHITE DOVEVERTICAL CEMENT BOARD AND BATTEN SIDINGBM - CARIBBEAN TEALVERTICAL CEMENT BOARD AND BATTEN SIDINGSW -AURORA BROWNVERTICAL CEMENT BOARD AND BATTEN SIDINGSW - ANEW GRAYTRIMSW- CASCADE GREENItem 3Packet Page 40
JONES MIXED USE ENTITLEMENTS120428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)DETAIL VIGNETTES"GABLE" DETAIL"COMMERCIAL" DETAILGABLE END VENTABBREVIATED ROOF EAVEBOARD AND BATTEN SIDINGSHUTTERSDECROATIVE GABEL END TRIMCOPULA WITH WEATHER VAINGABLE ROOF VENTHOG WIRE RAILINGWOOD TRIMBLADE SIGNEXPOSED RAFTER TAILSRECESSED BALCONYTRANSOM STOREFRONT WINDOWGOOSENECK LIGHT SCONCEWOOD TRIMMETAL RETAIL AWNINGMETAL SIGNAGERECESSED STOREFRONTPAINTED SHUTTERSItem 3Packet Page 41
JONES MIXED USE ENTITLEMENTS130428-06-RS2005 NOV 20201/16” = 1’-0” (24X36 SHEET)0 8 16 321/32” = 1’-0” (12X18 SHEET)PROJECT SECTION1/16" = 1'-0" (24 X 36 SHEET)2PROJECT SECTION1/16" = 1'-0" (24 X 36 SHEET)1KEY PLANNTS3274.25'274.25'239.25’239.25’MAX HEIGHTMAX HEIGHTFINISHED FLOORFINISHED FLOORCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIAL COMMERCIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIAL MEZZ.TIBURON WAYATTICATTICHATCHERY LANEPARKING LOTRANCH HOUSE ROADATTICATTICSPONZA DR.PLAZA2211Item 3Packet Page 42
JONES MIXED USE ENTITLEMENTS140428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)TRASH ENCLOSUREEXTERIOR BIKE STORAGE EXAMPLEINTERIOR BIKE STORAGE EXAMPLEEXTERIOR TRASH ENCLOSURE TYPE 1 BIKE RACKTYPE 2 LONG TERM BIKE STORAGECITY OF SAN LUIS OBISPO STANDARD - TYPE 1TYPE 1 BIKE RACK (2) 5-BIKE 10 SPACES10 SHORT TERM BIKE SPACESTYPE 2 BIKE STORAGE (14) 2-BIKE 28 SPACES28 LONG TERM BIKE SPACESBUILDING 1BUILDING 1BUILDING 1RANCH HOUSE RD.SPONZA DR.BUILDING2 1 1 1 2 2 2 2 2 2 3 3 3Item 3Packet Page 43
JONES MIXED USE ENTITLEMENTS150428-06-RS2005 NOV 20201’ = 20’-0” (24X36 SHEET)01020 401’ = 40’-0” (12X18 SHEET)CIVIL GRADING AND DRAINAGE PLAN*BASED ON PREVIOUSLY APPROVED TRACT PLANSPUBLIC IMPROVEMENT PLANS SHOWN IN GREY - ALREADY IN PLACE AND BUILT THIS PORTION OF PROJECT APPROVED IN 2017 AS PART OF TRACT 3066Item 3Packet Page 44
JONES MIXED USE ENTITLEMENTS160428-06-RS2005 NOV 20201’ = 20’-0” (24X36 SHEET)01020 401’ = 40’-0” (12X18 SHEET)CIVIL UTILITY PLAN*BASED ON PREVIOUSLY APPROVED TRACT PLANSPUBLIC IMPROVEMENT PLANS SHOWN IN GREY - ALREADY IN PLACE AND BUILT THIS PORTION OF PROJECT APPROVED IN 2017 AS PART OF TRACT 3066Item 3Packet Page 45
RESOLUTION NO. 10620 (2015 Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING A VESTING TENTATIVE TRACT
MAP NO. 3066 CREATING 33 LOTS FOR PROPERTY LOCATED AT 3765
ORCUTT ROAD
TR/ER SBDV- 0067 -2014; TRACT #3066 JONES)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing on March 25 and April 8th, 2015 in the Council Chamber of City Hall, 990 Palm
Street, San Luis Obispo, California, for the purpose of considering SBDV- 0067 -2014, a vesting
tentative tract map subdividing an approximately 11.56 -acre site into 33 lots; and recommended
the City Council approve the Vesting Tentative Tract Map; and
WHEREAS, the April 8, 2015 Planning Commission hearing was for the purpose of
formulating and forwarding recommendations to the City Council of the City of San Luis Obispo
regarding the project; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the City Council has reviewed and considered the initial study of
environmental impact as prepared by staff; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of San Luis
Obispo as follows:
SECTION 1. CEQA Findings, Mitigation_ Measures and Mitigation Monitoring
Program. Based upon all the evidence, the City Council makes the following CEQA findings
in support of the Vesting Tentative Map SBDV- 0067 -2014 (Tract No. 3066):
The proposed project is consistent with the requirements of the Orcutt Area Specific
Plan Final Environmental Impact Report (FEIR) certified and adopted by the City Council
on March 2, 2010, and this approval incorporates those FEIR mitigation measures as
applicable to VTM #3066, as detailed herein.
2. A supplemental initial study has been prepared for VTM #3066 addressing potential
environmental impacts which were not identified or detailed in the FEIR for the Orcutt
Area Specific Plan (OASP). The Community Development Director has recommended
that the results of that additional analysis be incorporated into a Mitigated Negative
Declaration (MND) of environmental impacts, and recommends adoption of additional
mitigation measures to those imposed by the FEIR, all of which are incorporated below.
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3. All potentially significant effects were analyzed adequately in the referenced FEIR and
IS- MND, and reduced to a level of insignificance, provided the following mitigation
measures are incorporated into the development project and the mitigation monitoring
program:
AIR QUALITY MITIGATION
Operational Phase Mitigation
AQ -1(a) Energy Efficiency. The building energy efficiency rating shall be 10% above what is
required by Title 24 requirements for all buildings within the Specific Plan Area. The
following energy- conserving techniques shall be incorporated unless the applicant
demonstrates their infeasibility to the satisfaction of City Planning and Building
Department staff. increase walls and attic insulation beyond Title 24 requirements;
orient buildings to maximize natural heating and cooling; plant shade trees along
southern exposures of buildings to reduce summer cooling needs; use roof material
with a solar reflectance value meeting the Environmental Protection
Agency /Department of Energy Star rating; build in energy efficient appliances; use
low energy street lighting and traffic signals; use energy efficient interior lighting; use
solar water heaters; use double -paned windows; solar panel plumbing; grey water
recycling; tank -less water heaters; dedicated hot water line loops.
AQ -1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall be
installed at all bus stops.
AQ -1(c) Shade Trees. All parking lots shall include shade trees within the parking area. There
shall be at least one shade tree for every six vehicle parking spaces.
AQ -1(d) Telecommuting. All new homes within the Specific Plan area shall be constructed
with internal wiring /cabling that allows telecommuting, teleconferencing, and tele-
learning to occur simultaneously in at least three locations in each home.
AQ -1(e) Pathways. Where feasible, all cul -de -sacs and dead -end streets shall be links by
pathways to encourage pedestrian and bicycle travel.
AQ -1 Monitoring Program:
Compliance with operational phase mitigation measures will be reviewed with the subdivision
plans and accompanying architectural review plans and ultimately shown on improvement plans
and construction drawings.
ConstructionPhaseMiti agtion
AQ -3(a) Application of CBACT (Best Available Control Technology for construction
related equipment). The following measures shall be implemented to reduce
combustion emissions from construction equipment where a project will have an area
of disturbance greater than 1 acre.
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Specific Plan applicants shall submit for review by the Community Development
Department and Air Pollution Control District (APCD) staff a grading plan
showing the area to be disturbed and a description of construction equipment that
will be used and pollution reduction measures that will be implemented. Upon
confirmation by the Community Development Department and APCD, appropriate
CBACT features shall be applied. The application of these features shall occur
prior to Specific Plan construction.
Specific Plan applicants shall be required to ensure that all construction
equipment and portable engines are properly maintained and tuned according to
manufacturer's specifications.
Specific Plan applicants shall be required to ensure that off -road and portable
diesel powered equipment, including but not limited to bulldozers, graders,
cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power
units, shall be fueled exclusively with CARB motor vehicle diesel fuel (non -taxed
off -road diesel is acceptable).
Specific Plan applicants shall be required to install a diesel oxidation catalyst on
each of the two pieces of equipment projected to generate the greatest emissions.
Installations must be prepared according to manufacturer's specifications.
AQ -3(b) Dust Control. The following measures shall be implemented to reduce PM10
emissions during all Specific Plan construction:
Reduce the amount of the disturbed area where possible.
Use water trucks or sprinkler systems in sufficient quantities to prevent airborne
dust from leaving the site. Water shall be applied as soon as possible whenever
wind speeds exceed 15 miles per hour. Reclaimed (nonpotable) water should be
used whenever possible.
All dirt- stock -pile areas shall be sprayed daily as needed.
Permanent dust control measures shall be identified in the approved Specific Plan
revegetation and landscape plans and implemented as soon as possible following
completion of any soil disturbing activities.
Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading shall be sown with a fast - germinating native grass seed
and watered until vegetation is established.
All disturbed soil areas not subject to revegetation shall be stabilized using
approved chemical soil binders, jute netting, or other methods approved in
advance by the APCD.
All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon
as possible. In addition, building pads shall be laid as soon as possible after
grading unless seeding or soil binders are used.
Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site.
All trucks hauling dirt, sand, soil or other loose materials shall be covered or shall
maintain at least two feet of freeboard (minimum vertical distance between top of
load and top of trailer) in accordance with CVC Section 23114.
Install wheel washers where vehicles enter and exit unpaved roads onto streets, or
wash off trucks and equipment leaving the site.
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Sweep streets at the end of each day if visible soil material is carried onto adjacent
paved roads. Water sweepers with reclaimed water shall be used where feasible.
AQ -3(c) Cover Stockpiled Soils. If importation, exportation, or stockpiling of fill material is
involved, soil stockpiled for more than two days shall be covered, kept moist, or
treated with soil binders to prevent dust generation. Trucks transporting material shall
be tarped from the point of origin.
AQ -3(d) Dust Control Monitor. On all projects with an area of disturbance greater than 1
acre, the contractor or builder shall designate a person or persons to monitor the dust
control program and to order increased watering as necessary to prevent transport of
dust off -site. Their duties shall include holiday and weekend periods when work may
not be in progress.
AQ -3 Monitoring Program:
These conditions shall be noted on all project grading and building plans. The applicant will also
be required to secure necessary permits from the Air Pollution Control Board (APCD) before the
onset of grading or demolition activities including, but not limited to additional dust control
measures, evaluation for Naturally Occurring Asbestos. The applicant shall present evidence of a
plan for complying with these requirements prior to issuance of a grading or building permit
from the City. The applicant shall provide the City with the name and telephone number of the
person responsible for ensuring compliance with these requirements. The Building Inspector and
Public Works Inspectors shall conduct field monitoring.
BIOLOGICAL RESOURCES MITIGATION
B -3(a) Construction Requirements. Development under the Specific Plan shall abide by
the requirements of the City Arborist for construction. Requirements shall include but
not be limited to: the protection of trees with construction setbacks from trees;
construction fencing around trees; grading limits around the base of trees as required;
and a replacement plan for trees removed including replacement at a minimum 1:1
ratio.
B -4(c) Riparian/Wetland Mitigation. If riparian and /or wetland habitat are proposed for
removal pursuant to development under the Specific Plan, such development shall
apply for all applicable permits and submit a Mitigation Plan for areas of disturbance
to wetlands and /or riparian habitat. The plan shall be prepared by a biologist familiar
with restoration and mitigation techniques. Compensatory mitigation shall occur on-
site using regionally collected native plant material at a minimum ratio of 2:1 (habitat
created to habitat impacted) in areas shown on figure 4.4 -2 as directed by a biologist.
The resource agencies may require a higher mitigation ratio. If the Orcutt Regional
Basin is necessary as a mitigation site for waters of the U.S. and State it shall be
designed as directed by a biologist taking into consideration hydrology, soils, and
erosion control and using the final mitigation guidelines and monitoring requirements
U.S. Army Corps of Engineers, 2004). As noted above, the trail shall be setback out
of the buffer area for riparian and wetland habitat.
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B -5( a) Bird Pre - Construction Survey. To avoid impacts to nesting special- status bird
species and raptors including the ground- nesting burrowing owl, all initial ground -
disturbing activities and tree removal shall be limited to the time period between
September 15 and February 1. If initial site disturbance, grading, and tree removal
cannot be conducted during this time period, a pre- construction survey for active nests
within the limits of grading shall be conducted by a qualified biologist at the site two
weeks prior to any construction activities (for ground- nesting burrowing owl survey
see below). If active nests are located, all construction work must be conducted
outside a buffer zone of 200 feet to 500 feet from the nests as determined in
consultation with the CDFG. No direct disturbance to nests shall occur until the
adults and young are no longer reliant on the nest site. A qualified biologist shall
confirm that breeding /nesting is completed and young have fledged the nest prior to
the start of construction.
B -5(b) Burrowing Owl Survey. When an applicant requests entitlements from the City
under the Specific Plan a qualified biologist shall conduct surveys for burrowing owls
during both the wintering and nesting seasons (unless the species is detected on the
first survey) in potentially suitable habitats prior to construction in accordance with
the guidelines described in the CDFG Staff Report on Burrowing Owl Mitigation
1995). Winter surveys shall be conducted on the entire project site between
December 1 and February 1, and the nesting season survey shall be conducted
between April 15 and July 15. If burrowing owls are detected within the proposed
disturbance area, CDFG shall be contacted immediately to develop and implement a
mitigation plan to protect owls and their nest sites.
B -5(c) Monarch Pre - Construction Survey. If initial ground- breaking is to occur between
the months of October and March a pre- construction survey for active monarch roost
sites within the limits of grading shall be conducted by a qualified biologist at the site
two weeks prior to any construction activities. If active roost sites are located no
ground- disturbing activities shall occur within 50 feet of the perimeter of the habitat.
Construction shall not resume within the setback until a qualified biologist has
determined that the monarch butterfly has vacated the site.
B -5(d) VPFS Sampling Surveys. Prior to development in areas shown as potential VPFS
habitat on Figure 4.4 -2, current USFWS protocol level sampling surveys shall be
conducted in all such areas. A report consistent with current Federal, State, and local
reporting guidelines shall be prepared to document the methods and results of surveys.
If VPFS are found, the report shall include a map that identifies the VPFS locations.
Should the presence of additional special- status wildlife species be determined
including California linderiella, a map identifying locations in which these species
were found shall be prepared and included in the report.
B -5(e) FESA Consultation and Mitigation Regarding VPFS. If any VPFS individuals are
located onsite pursuant to Mitigation Measure B -5(d), substantial setbacks from their
identified habitat shall be implemented to avoid take of a Federally listed species. If
complete avoidance is not economically or technically feasible, then Section 10 of the
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Federal Endangered Species Act (FESA) shall be used to authorize incidental take
when no other Federal agency such as the Corps is involved. This process includes
development of a Habitat Conservation Plan for protecting and enhancing the
Federally listed species at a specific location in perpetuity. Species take can also be
authorized under Section 7 of the FESA if a Federal agency is involved in the project
e.g., Corps Section 404 permitting for impacts to waters of the U.S. and/or Federal
funding) and agrees to be the lead agency requesting Section 7 consultation. This
consultation process takes at a minimum 135 days from the official request by the
Federal lead agency.
The compensatory mitigation ratio shall be determined by the appropriate resource
agencies. Suitable replacement habitat shall be constructed either within the site
boundaries or offsite. [OASP FEIR] Figure 4. 4 -2 identifies areas that could be
appropriate for onsite VPFS mitigation. Figure 4. 4 -2 is not intended to preclude
development but shall be used as a starting point for incorporating VPFS mitigation
sites into the development plan. While the Orcutt Regional Basin included in the
potential VPFS mitigation sites may need regular maintenance and may be seasonally
flooded, depressions could be created on the upper edges of the terrace in such a
manner that they are protected from flooding. VPFS mitigation areas shall be
approved by a biologist familiar with VPFS habitat "creation" techniques.
Enhancement of the onsite seasonal freshwater wetland habitat that is undisturbed by
project activities may also be a part of the mitigation program. Alternatively, fairy
shrimp cysts could be collected during the dry season from the existing habitat and
placed into storage. Topsoil could also be removed and stored in conditions suitable
to retain cysts. Wetland habitat could be enhanced /created in the areas shown on
Figure 4.4 -2 by grading depressions in the landscape and "top dressing" the
depressions with the preserved topsoil. Preserved cysts would be added to the
recreated wetlands in December or January, after sufficient ponding has occurred.
It is important to note that VPFS habitat mitigation is still considered experimental.
VPFS habitat mitigation is ambitious as it is costly, labor intensive, and difficult to
ensure success. Habitat may be "created" only in an existing vernal pool landscape
that provides suitable soils and a number of other specific ecological factors (USFWS,
2004).
An alternative to onsite mitigation is the purchase of mitigation bank credits. Credits
can be purchase by the acre as suitable mitigation for VPFS. There is currently no
known mitigation bank with VPFS habitat occurring within San Luis Obispo County,
however, mitigation banks may be available in the future.
0 B -3a, B -4c, B -5 Monitoring Program:
Monitoring will include Natural Resources Department staff consultation and implementation at
time of review and prior to approval of grading plan(s) and during tract construction (B -3a, B -4c,
B -5).
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B -6(c) Educational Pet Brochure. Any development pursuant to the Specific Plan shall
prepare a brochure that informs prospective homebuyers and Home Owners
Association (HOA) members about the impacts associated with non- native animals,
especially cats and dogs, to the project site; similarly, the brochure must inform
potential homebuyers and all HOA members of the potential for coyotes to prey on
domestic animals.
B -6(c) Landscaping Plan Review. To ensure that project landscaping does not introduce
invasive non - native plant and tree species to the region of the site, the final
landscaping plan shall be reviewed and approved by a qualified biologist. The
California Invasive Plant Council (Cal -IPC) maintains several lists of the most
important invasive plants to avoid. The lists shall be used when creating a plant
palette for landscaping to ensure that plants on the lists are not used. The following
plants shall not be allowed as part of potential landscaping plans pursuant to
development under the Specific Plan:
African sumac (Rhus lancea)
Australian saltbush (Atriplex semibaccata)
Black locust (Robinia pseudoacacia)
California pepper (Schinus molle) and Brazilian pepper (S. terebinthifolius)
Cape weed (Arctotheca calendula)
Cotoneaster (Cotoneaster pannosus), (C. lacteus)
Edible fig (Ficus carica)
Fountain grass (Pennisetum setaceum)
French broom (Genista monspessulana)
Ice plant, sea fig (Carpobrotus edulis)
Leafy spurge (Euphorbia esula)
Myoporum ( Myoporum spp.)
Olive (Olea europaea)
Pampas grass (Cortaderia selloana), and Andean pampas grass (C. jubata)
Russian olive (Elaeagnus angusticifolia)
Scotch broom (Cytisus scoparius) and striated broom (C. striatus)
Spanish broom (Spartium junceum)
Tamarix, salt cedar (Tamarix chinensis), (T. gallica), (T. parviflora), (T.
ramosissima)
Blue gum (Eucalyptus globulus)
Athel tamarisk (Tamarix aphylla)
B -6c Monitoring Program:
Compliance with mitigation measures will be reviewed with landscaping plans as part of the
architectural review submittal and ultimately shown on improvement plans and construction
drawings.
CULTURAL RESOURCES MITIGATION
CR -1(d) Archaeological Resource Construction Monitoring. At the commencement of
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project construction, an orientation meeting shall be conducted by an archaeologist
for construction workers associated with earth disturbing procedures. The orientation
meeting shall describe the possibility of exposing unexpected archaeological resources
and directions as to what steps are to be taken if such a find is encountered.
An archaeologist shall monitor construction grading within 50 meters (164 feet) of
the two isolated finds. In the event that prehistoric or historic archaeological
resources are exposed during project construction, all earth disturbing work within 50
meters (164 feet) of the find must be temporarily suspended or redirected until an
archaeologist has evaluated the nature and significance of the find. After the find has
been appropriately mitigated (e.g., curation, preservation in place, etc.), work in the
area may resume. The City should consider retaining a Chumash representative to
monitor any field work associated with Native American cultural material.
If human remains are exposed, State Health and Safety Code Section 7050.5 requires
that no further disturbance shall occur until the County Coroner has made the
necessary findings as to origin and disposition pursuant to Public Resources Code
Section 5097.98.
CR -Id Monitoring Program:
Requirements for cultural resource mitigation shall be clearly noted on all plans for project
grading and construction.
DRAINAGE AND WATER QUALITY MITIGATION
D -2(a) Vegetative and Biotechnical Approaches to Bank Stabilization. Vegetative or
biotechnical (also referred to as soil bioengineering) approaches to bank stabilization
are preferred over structural approaches. Bank stabilization design must be consistent
with the SLO Creek Stream Management and Maintenance Program Section 6.
Streambank stabilization usually involves one or a combination of the following
activities:
Regrading and revegetating the streambanks to eliminate overhanging banks and
create a more stable slope;
Deflecting erosional water flow away from vulnerable sites;
Reducing the steepness of the channel bed through installation of grade
stabilization structures;
Altering the geometry of the channel to influence flow velocities and sediment
deposition;
Diverting a portion of the higher flow into a secondary or by -pass channel;
Armoring or protecting the bank to control erosion, particularly at the toe of
slopes.
The bank stabilization design will:
Be stable over the long term;
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Be the least environmentally damaging and the "softest" approach possible;
Not create upstream or downstream flooding or induce other local stream
instabilities;
Minimize impacts to aquatic and riparian habitat.
D -2(c) Riparian Zone Planting. The OASP proposes riparian enhancement of creek
corridors. Section 11 guidelines of the SLO Creek Drainage Design Manual shall be
followed for riparian areas that are modified, created and /or managed for flood
damage reduction, stream enhancement, and bank repair. Linear park terrace
vegetation, streambank repair and channel maintenance projects may require stream
channel modifications that include shaping, widening, deepening, straightening, and
armoring. Many channel management projects also require building access roads for
maintenance vehicles and other equipment. These construction activities can cause a
variety of impacts to existing sensitive riparian and aquatic habitat that, depending on
the selected design alternative, range from slight disturbances to complete removal of
desirable woody vegetation and faunal communities. In urban areas within the SLO
creek watershed, riparian vegetation often provides the only remaining natural habitat
available for wildlife populations.
D -5(a) Biofilters. The applicant shall submit to the Director of Community Development
for review and approval a plan that incorporates grassed swales (biofilters) into the
project drainage system where feasible for runoff conveyance and filtering of
pollutants.
D -5(c) Pervious Paving Material. Consistent with Land Use Element Policy 6.4.7, the
applicant shall be encouraged to use pervious paving material to facilitate rainwater
percolation. Parking lots and paved outdoor storage areas shall, where feasible, use
pervious paving to reduce surface water runoff and aid in groundwater recharge.
D -2a, D -2c, D -5a, D -5c Monitoring Program:
Monitoring will include Natural Resources Department staff consultation and implementation at
time of landscaping construction plan review and Engineering - Public Works staff at the time of
tract construction.
NOISE MITIGATION
N -1(a) Compliance with City Noise Ordinance. Construction hours and noise levels shall
be compliant with the City Noise Ordinance [Municipal Code Chapter 9.12, Section
9.12.050(6)]. Methods to reduce construction noise can include, but are not limited to,
the following:
Equipment Shielding. Stationary construction equipment that generates noise can
be shielded with a barrier.
Diesel Equipment. All diesel equipment can be operated with closed engine doors
and equipped with factory- recommended mufflers.
Electrical Power. Whenever feasible, electrical power can be used to run air
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compressors and similar power tools.
Sound Blankets. The use of sound blankets on noise generating equipment.
N -1 a Monitoring Program:
Requirements for construction noise mitigation shall be clearly noted on all plans for project
grading and construction.
PUBLIC SERVICES MITIGATION
PS -4 Wastewater Main System Extensions. Prior to recordation of a final map for Jones
Ranch (TR 3066), the improvement plans for the tract shall include connections to
future improvements planned by Tract 3063 (Righetti Ranch) to convey sanitary
sewer service to the existing connection points on Tank Farm Road. Prior to
recordation of Tract 3066, (a) the needed improvements through Tract 3063 shall be
completed and available to tie -in Tract 3066, or (b) Tract 3066 shall provide
easements and financial guarantees that guarantee Tract 3066 can proceed with
construction of Tract 3063 improvements to serve the Jones Ranch.
PS -4 Monitoring Program:
Compliance will be reviewed and implemented by the City Engineer's office with the
subdivision plans and accompanying final map prior to recordation of the final map.
PUBLIC SAFETY MITIGATION
S -2(b) Disclosure. Prior to recordation of final map, the applicant shall develop Covenants,
Codes, and Restrictions (CC &R's) that disclose to potential buyers or leasers that aircraft
over - flights occur, and that such flights may result in safety hazard impacts should an
aircraft accident occur. In addition, prior to recordation of final map, avigation easements
shall be recorded over the entire project site for the benefit of the SLO County Regional
Airport.
S -2b Monitoring Program:
Monitoring will include Community Development, City Attorney and Engineering staff
approvals of the Disclosure(s) prior to recordation of a final tract map.
S -4(d) 55- Gallon Drums. Prior to development on the property where 55- Gallon drums
were identified on FEIR Figure 4.9 -1, soils samples shall be taken in the vicinity of
the drums and analyzed for total extractable petroleum hydrocarbons (TEPH) by EPA
method 8015, heavy metals by CCR Title 22 metals, and solvents by EPA method
8260B. If levels of contaminants are found to exist in concentrations that exceed
regulatory thresholds, further sampling may be needed to determine the extent of
contamination. If contamination is delineated, an appropriate remediation method
shall be implemented according to the size of the area contaminated and the
contaminant involved.
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S -4d Monitoring Program:
Monitoring will include Engineering staff review of soils sampling and implementation of
appropriate remediation measures, if required, prior to tract construction in the vicinity of any
such positive sample(s).
TRANSPORTATION MITIGATION
T -4 Street B & Tiburon Way Alignment. Applicant shall align Street B with the
existing alignment of Tiburon Way and design the roadway curvature to maintain
appropriate residential speeds.
T -4 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer's office with the
subdivision plans and shall be completed prior to issuance of any building permits for Phase 1.
T -6 Traffic Calming & Safety. Intersection of Streets A & B shall be controlled by a
single lane urban compact intersection. Eliminate Mid -block crosswalk on Street A.
Align curb, gutter, and sidewalk with Sponza Drive of the Taylor Wingate Project.
T -6 Monitoring Program:
Compliance and implementation shall be reviewed by the City Engineer's office with the
subdivision plans and accompanying final map prior to recordation of the final map.
UTILITIES AND SERVICE SYSTEMS MITIGATION
USS -1 Off -site Water Main Line Extensions to the OASP To Meet Fire Flow and
Storage Standards. Concurrent with applications for Final Map(s), the applicant
shall submit a water supply plan to meet adequate fire flow standards for all lots
within each Final Map. Implementation of such a water line extension plan shall be
included as a part of public improvement plans for the subdivision, and approved by
Utilities, Public Works and the City Engineer. This implementation plan may include
a financing plan, including reimbursement provisions, approved by the City Council
at the time of considering any Final Map. Required water main line extension(s) to
the subdivision shall be completed and operational to the satisfaction of the Utilities
Director, prior to construction of any of the residential and /or commercial uses.
USS -1 Monitoring Program
Compliance will be reviewed and implemented by the City Engineer's office with the subdivision
plans and shall be completed prior to issuance of any occupancy permits for Tract
3066.
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SECTION 2. Vesting Tract Map Approval with Findings & Conditions. The City
Council does hereby approve application SBDV- 0067 -2014 TR/ER (VTM #3066, "Jones
Ranch "), a tentative tract map to create up to 33 residential, commercial and open space lots,
based on the following findings, and subject to the following conditions being incorporated into
the project:
Findingsl
As conditioned, the design of the Vesting Tentative Tract Map is consistent with the General
Plan because the proposed subdivision respects existing site constraints, will incrementally
add to the City's residential housing inventory, results in parcels that meet minimum density
standards, and will be consistent with the density, lot sizes and project amenities established
by the Orcutt Area Specific Plan (OASP).
2. The site is physically suited for the type and density of development allowed in the C /OS -SP,
P -F -SP, R -1 -SP, R -2 -SP, R -3 -SP, R -4 -SP, and CC -MU zoning districts.
The design of the vesting tentative tract map and the proposed improvements are not likely to
cause serious health problems, substantial environmental damage or substantially and
unavoidably injure fish or wildlife or their habitat, since further development or
redevelopment of the proposed parcels will occur consistent with VTM 3066 and the required
architectural review process, which will allow for detailed review of development plans to
assure compliance with City plans, policies, and standards.
4. As conditioned, the design of the subdivision will not conflict with easements for access
through (or use of property within) the proposed subdivision, and the project is consistent
with the pattern of development prescribed in the Orcutt Area Specific Plan.
5. The proposed project will provide affordable housing consistent with the intent of California
Government Code §65915, and in compliance with City policies and the Housing Element.
6. The tentative map, as conditioned, will comply with all environmental mitigation measures
prescribed herein, and therefore is consistent with the California Environmental Quality Act,
the OASP Final EIR, and the Initial Study- Mitigated Negative Declaration (IS -MND).
7. The design of the subdivision provides, to the extent feasible, for future passive or natural
heating or cooling opportunities.
Conditions:
Dedications and Easements
1. Any easements including but not limited to provisions for all public and private utilities,
access, grading, drainage, slope banks, construction, public and private streets, pedestrian
and bicycle facilities, common driveways, and maintenance of the same shall be shown on
the final map and /or shall be recorded separately prior to or concurrent with the
recordation of the map, unless a deferral is requested by the subdvider and granted by the
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City. Said easements may be provided for in part or in total as blanket easements
2. The final map and improvement plans shall show the extent of all on -site and off -site
offers of dedication. Subdivision improvement plans and or preliminary designs may be
required for any deferred improvements so that dedication limits can be established. These
improvements may include but are not limited to road construction and widening, grading
and drainage improvements, utility easements, bridges, bike bridges, transit stops,
bikeways, pedestrian paths, and intersection improvements.
3. The map and improvement plans shall provide for all minimum street improvements and
utility placements within the improved or partially improved streets adjoining the
subdivision as needed for orderly development to the satisfaction of the City. In some
cases, "dry" pipes may be required to be constructed under improved street sections for
the benefit of others.
4. Access rights shall be dedicated to the City along Orcutt Road except at approved
driveway locations and intersections as shown on the tentative map or as otherwise
approved by the city.
5. The subdivider shall dedicate a 10' wide street tree easement and 6' public utility
easement (P.U.E.) across the frontage of each lot. Said easements shall be adjacent to and
contiguous with all public right -of -way lines bordering each lot. A 10' wide street tree
easement and 6' P.U.E. shall be provided along the frontage for all private streets. A 10'
street tree easement and 15' P.U.E. shall be provided along the frontages of the Mixed Use
Commercial Lots 24 — 26. The easements may be removed or reduced under the footprint
of proposed buildings.
6. The subdivider shall dedicate all public Open Space in fee to the City, consistent with the
OASP, in conjunction with or prior to the Phase 1 map recordation unless otherwise
deferred or a reimbursement agreement is processed. Deferral shall be approved by the
City and may require that all appropriate OASP fees are paid as a condition of
development. The land shall be granted free and clear of all encumbrances to the
satisfaction of the City.
7. All private improvements shall be owned and maintained by the individual property
owners or the Homeowner's Association (HOA) as applicable. Private improvements
include but are not limited to streets, sidewalks, private pedestrian/bike paths, sewer
mains, drainage systems, detention basin(s), street lighting, landscape, landscape
irrigation, common areas, pocket parks, and linear park improvements.
8. The private open space C /OS Lots 31 and 32 along with the proposed improvements,
including but not limited to trails, bikeways, and landscaping shall be owned and
maintained by the HOA. Open Space and bikeway easements along with any public
utility easements shall be offered to the City and shown and noted on the final map. An
easement agreement may be required for specific open space areas, creek corridors,
bikeways, and utility corridors in a format approved by the City.
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9. A wildland fuel management /reduction zone along with any required easements and /or
zone limits shall be provided for Lots 31 and 32 to the satisfaction of the Fire Chief. If
required, the limits shall be shown and noted on the final map and improvement plans for
reference. The limits of the zone shall be in accordance with the adopted Fire Code and
approved to the satisfaction of the City Fire Chief and City Natural Resources Manager.
The HOA shall be responsible for wildland fuel management, weed abatement, and creek
maintenance within the established fuel reduction zone and private open space areas.
10. A notice of requirements or other agreement acceptable to the City of San Luis Obispo
may need to be recorded in conjunction with the Final Map to clarify development
restrictions, conditions of development, and references to any pertinent conditions related
to the OASP and City codes and ordinances.
11. Off -site easements and /or dedications may be required to facilitate secondary points of
access, through street access, and public water and sewer main extensions beyond the tract
boundary and in accordance with the GASP. Looped water mains may be required in
accordance with the tentative map, development phasing, and the City water model to
provide adequate service and compliance with adopted codes and standards.
12. Off -site dedication/acquisition of property for this public right -of -way purpose is
necessary to facilitate orderly development and the anticipated OASP improvements.
The subdivider shall work with the City and the land owner(s) to acquire the necessary
rights -of -way. In the event the subdivider is unable to acquire said rights -of -way, the City
Council may consider lending the subdivider its powers of condemnation to acquire the
off -site right -of -way dedication, including any necessary slope and drainage easements.
If condemnation is required, the subdivider shall agree to pay all costs associated with the
off -site right -of -way acquisition (including attorney fees and court costs).
13. With respect to all off -site improvements, prior to filing of the Final Map, the subdivider
shall either:
a. Clearly demonstrate their right to construct the improvements by showing title or
interest in the property in a form acceptable to the City Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to
acquire interest to the subject property and request that the City assist in acquiring
the property required for the construction of such improvements and exercise its
power of eminent domain in accordance with Government Code Section 66462 .5
to do so, if necessary. subdivider shall also enter into an agreement with the City
to pay all costs of such acquisition including, but not limited to, all costs
associated with condemnation. Said agreement shall be in a form acceptable to the
City Engineer and the City Attorney. If condemnation proceedings are required,
the subdivider shall submit, in a form acceptable to the City Engineer, the
following documents regarding the property to be acquired:
i. Property legal description and sketch stamped and signed by a
Licensed Land Surveyor or Civil Engineer authorized to practice land
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surveying in the State of California;
ii. Preliminary title report including chain of title and litigation guarantee;
iii. Appraisal of the property by a City approved appraiser. In the
course of obtaining such appraisal, the property owner(s) must be
given an opportunity to accompany the appraiser during any
inspection of the property or acknowledge in writing that they
knowingly waived the right to do so;
iv. Copies of all written correspondence with off -site property owners
including purchase summary of formal offers and counter offers to
purchase at the appraised price.
V, Prior to submittal of the aforementioned documents for City Engineer
approval, the Subdivider shall deposit with the City all or a portion of
the anticipated costs, as determined by the City Attorney, of the
condemnation proceedings. The City does not and cannot guarantee
that the necessary property rights can be acquired or will, in fact, be
acquired. All necessary procedures of law would apply and would have
to be followed.
Transportation
14. Secondary access is required from all portions and /or phases of the subdivision where
more than 30 dwelling units are proposed. The location and development of the proposed
secondary access shall be presented to the City for review and approval prior to the
preparation of the related improvement plans.
15. Unless an alternate access and egress plan is approved to the satisfaction of the Public
Works Director and the Fire Chief, the westerly Phase 1 of Jones Ranch shall be provided
with a secondary access to Orcutt Road in conjunction with an access to Tank Farm Road.
The completion of development may need to be deferred to Phase 2 or the B Street bridge
would need to be construction in conjunction with Phase 1. Regardless of access, the
required water supply to this phase may require a looped water main with indications that
the B Street bridge may need to be constructed in support of the required water main
extension prior to commencing with combustible construction.
16. Fire Department access shall be provided for each construction phase to the satisfaction of
the Fire Chief. Phased street construction shall consider and provide suitable Fire
Department hydrant access, circulation routes, passing lanes, and turn- around areas in
accordance with current codes and standards.
17. All public streets shall conform to City Engineering Standards and OASP including curb,
gutter, and sidewalk, driveway approaches, and curb ramps as approved by the City
Engineer. Where conflicts occur between the City Engineering Standards and concepts
identified in the GASP, final determination of shall design shall be provided by the City
Engineer. Traffic calming improvements may be required at select locations within in
the subdivision. Improvements may include bulb -outs, elevated sidewalks /speed tables,
or alternate paving materials to the satisfaction of the Public Works Department and Fire
Department.
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18. The developer shall record a Notice of Requirements with each map phase regarding the
designed and installed traffic calming devices and that the subdivisions are not eligible for
future Residential Parking District or Neighborhood Traffic Management program
processing.
19. The improvement plans shall include all final line -of -sight analysis at certain intersections
to the satisfaction of the Public Works Department. Fence heights and plantings in the
areas of control shall be reviewed in conjunction with the analysis. A separate recorded
agreement or Notice of Requirements for private property owner or HOA maintenance of
sight lines may be required.
20. The final map and improvement plans shall include the required right -of -way, transit stop
easements, and all details of the required bus turnouts to accommodate all proposed and
future bus stops per City Engineering Standards, the OASP and current Short Range
Transit plan. The final location of all North -South and East -West route stops shall be
approved to the satisfaction of the City Transit Manager and Public Works Director.
21. The public improvement plans may need to include full frontage improvements on Orcutt
Road from north of B Street to Tank Farm Road, including the Imel and Garay properties.
The northerly transition may require improvements across the Fiala frontage. The plans
shall show all improvements including concrete curb, gutter, and sidewalk per City
Engineering Standards on the west side of Orcutt; 6' bike lanes, 12' travel lanes, and a
12' two -way left turn lane in accordance with the tentative map, OASP, City Engineering
Standards, and the Cal Trans Highway Design Manual; undergrounding of the overhead
utilities on the west side; and complete details for the Orcutt Road points of access.
22. The east side of Orcutt Road where widening is proposed or required may terminate in an
AC berm to match the existing adjoining road sections per City Engineering Standards or
the appropriate County rural road standards where approved by the City Engineer. The
Orcutt Road plans shall include all phases of construction including road widening,
stormdrain improvements, culvert extensions, grading /walls, and any water quality
BMP's. Some off -site dedication of property for public right -of -way purposes may be
required to facilitate the Orcutt Road improvements and transitions between the OASP full
build -out road section and adjoining road segments beyond the tract boundaries.
23. The Orcutt Road improvements shall be constructed as a condition of the map, unless a
deferral is requested by the subdvider and granted by the City. Prior to approval of any
deferrals, the subdivider shall demonstrate that the construction of the required
improvements is not feasible.
24. Prior to occupancy of Phase 1 the Tank Farm / Orcutt intersection shall be modified to
provide a southbound right -turn lane on Orcutt Road and to eliminate the skew, as
required in the GASP. All overhead utilities conflicting with this improvement shall be
undergrounded.
25. The applicant shall conduct neighborhood speed surveys one year after occupancy of
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each phase at locations approved by the Director of Public Works. If 85th percentile
speeds exceed current City NTM thresholds additional traffic calming measures shall be
installed. The applicant shall bond for these potential additional traffic calming measures.
26. All mitigation measures (MM) specific to Transporation requirements shall be provided
as detailed under CEQA section 1, above, to the satisfaction of the City Engineer.
27. The subdivider may present financing and reimbursement programs for transportation
improvements to be considered with approval and recordation of the initial final map for
VTM #3066. Any such program(s) will be subject to approval by the City Council.
28. The subdivider shall be responsible for securing the off -site right -of -way needs for
VTM #3066, and dedicating that right -of -way to the city as a condition of final map
approval.
On and Off -Site Improvements
29. Improvement plans for the entire subdivision, including any off -site improvements shall
be approved to the satisfaction of the Public Works Department, Utilities Department,
and Fire Department prior to map recordation.
30. Off -site improvements may include but are not limited to roadways, sewer mains, water
mains, stormdrain improvements, off -site access roadways, the water main extensions
provided by MM USS -1, and the "B" Street to Tiburon Way alignment improvements.
31. A separate demolition permit will be required from the Building Division for the removal
of any existing structures and related infrastructure. Building removals are subject to the
Building Demolition Regulations including the additional notification and timing
requirements for any structure over 50 -years old.
32. The improvement plans shall clearly show all existing structures, site improvements,
utilities, water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall
include any pertinent off -site water well and private waste disposal systems that are
located within regulated distances to the proposed drainage and utility improvements. The
plan shall include the proposed disposition of the improvements and any proposed phasing
of the removal and demolition. All structures and utilities affected by the proposed lot
lines shall be removed and receive final inspection approvals prior to map recordation.
33. The subdivider shall provide additional documentation on the easement agreement related
to the existing well and appurtenances located on the Jones parcel and serving the Fiala
property. Some existing non - conformance was generally recognized per Appendix
Section A -2 of the OASP. Additional detail and clarifications may be required on the
final map and improvement plans to acknowledge any legal non - conforming utility
installations between the parcels /lots in question.
34. If construction phasing of the new street pavement is proposed, the phasing shall provide
for the ultimate structural street section and pavement life (per the City's Pavement
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Management Plan) prior to acceptance by the City. The engineer of record shall detail this
requirement in the public improvement plans, to the satisfaction of the Public Works.
35. The improvement plan submittal shall include a complete construction phasing plan in
accordance with the conditions of approval and map phasing. A truck circulation plan and
construction management and staging plan shall be included with the improvement plan
submittal. General truck routes shall be submitted for review and acceptance by the City.
The engineer of record shall provide a summary of the extent of cut and fill with estimates
on the yards of import and export material. The summary shall include rough grading,
utility trench construction, road construction, AC paving, concrete delivery, and vertical
construction loading estimates on the existing public roadways. The developer shall
either; 1) complete roadway deflection testing before and after construction to the
satisfaction of the City Engineer and shall complete repairs to the pre- construction
condition, or 2) shall pay a roadway maintenance fee in accordance with City Engineering
Standards and guidelines, or 3) shall propose a pavement repair /replacement program to
the satisfaction of the City Engineer prior to acceptance of the subdivision improvements.
36. Retaining wall and /or retaining wall /fence combinations along property lines shall be
approved to the satisfaction of the Planning Division and shall conform with the zoning
regulations for allowed combined heights or shall be approved through the ARC or
separate Fence Height exception process.
37. The ARC plans and public improvement plans shall show the location of the proposed
mail receptacles or mail box units (MBU's) to the satisfaction of the Post Master and the
City Engineer. Provide a mailbox unit or multiple units to serve all dwelling units and
lease spaces within this development as required by the Post Master. MBU's 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.
38. Street trees are required as a condition of development. Tree species and planting
requirements shall be in accordance with City Engineering Standards. Street trees shall
generally be planted at the rate of one 15- gallon street tree for each 35 lineal feet of
property frontage. Street trees shall be planted along private streets as required for public
streets. The subdivision improvement plans /landscape plans shall include street tree
plantings along the Orcutt Road frontage.
Utilities
39. Specialized street pavement in the area of public water and /or sewer mains may create
maintenance /replacement concerns and additional costs. The final pavement sections
shall be reviewed and approved in conjunction with ARC approvals and public
improvement plan review. A separate agreement and /or CC &R provision shall be
required to clarify that the Jones Ranch Homeowners Association will have final street
maintenance responsibility in areas of specialized pavement where said pavement is
damaged or removed in conjunction with public improvements or maintenance of said
public water and /or sewer mains.
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40. The City will not be responsible for replacement of any specialty street pavement within
private streets. City trench repairs within private streets will be backfilled and finished
per City Engineering Standards.
41. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall
be served to each lot to the satisfaction of the Public Works Department and serving
utility companies. All public and private sewer mains shall be shown on the public
improvement plans and shall be constructed per City Engineering Standards unless a
waiver or alternate standard is otherwise approved by the City. The plans shall clearly
delineate and distinguish the difference between public and private improvements.
42. Recycled water mains shall be extended along A Street, B Street, and /or Sponza to serve
the landscape irrigation of the project's R2 lots and commercial lots. Applicant shall work
with the Water Division of the City's Utilities Department to determine the appropriate
size of all proposed recycled water mains.
43. City recycled water or another non - potable water source, shall be used for construction
water (dust control, soil compaction, etc.). An annual Construction Water Permit is
available from the City's Utilities Department. Recycled water is readily available near
the intersection of Tank Farm Road and Orcutt Road.
44. Final grades and alignments of all public and /or private water, sewer and storm drains
shall be approved to the satisfaction of the Public Works Director and Utilities
Department. The final location, configuration, and sizing of service laterals and meters
shall be approved in conjunction with the review of the building plans, fire sprinkler plans,
and /or public improvement plans.
45. The improvement plans shall show the location of all domestic and landscape water
meters. The plan shall include service lateral sizes and meter sizes. Sizing calculations
may be required to justify service and meter sizing. Water impact fees related to the
irrigation water meter(s) shall be paid prior to approval of the subdivision improvement
plans for each pertinent map and /or construction phase.
46. Off -site utility improvements shall include the water main upgrade /replacement and
extension from the High Pressure /Bishop pressure zone at the intersection of
Tanglewood /Johnson Avenue to serve the subdivision. Pipe sizing is contingent upon the
modeling for the proposed development phases and looping of the main. Improvement
plans may be required to clarify the design for main extensions outside the Phase 1
improvements. Pressure regulating valves, control valves, or other appurtenances may be
required by the Utilities Department as a part of the required water system improvements
to be certain that the new area interacts properly with the existing water system.
47. A reimbursement request, if proposed for the off -site water main upgrade, shall include
all pertinent details and analysis in accordance with City and State codes and ordinances
and shall be presented separately to the City Council.
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48. The subdivider shall provide a plan for meeting off -site wastewater main line extensions
as needed (pursuant to MM PS -4) through adjoining VTM43063. Said plan shall be
approved by the Utilities Director before approval and recordation of any final map.
49. A final sewer report and supporting documentation for the OASP public sewer main
design shall be approved by the Utilities Department prior to approval of the public
improvement plans.
50. The final sewer report shall discuss and present additional information and assumptions
on the system elevations and grades that will allow other OASP parcels to utilize the
proposed public sewer main in accordance with the OASP Wastewater Plan. The
applicant shall submit an analysis of a backbone system that shows the elevations and
grades that serve the adjacent parcels described in the study. The City will have the final
discretion on the extent and limits of the study if additional properties could reasonably
benefit from the proposed alignment.
51. The depth of the off -site and on -site sewer mains shall be approved to the satisfaction of
the Utilities Director. The depth analysis shall consider the balance between the possible
extent of the gravity sewer basin needed to serve the other OASP properties and the long-
term public maintenance requirements related to sewer depth. The analysis of sewer
depth shall be considered at the intersection of Street A and Street B, at Street A and
Sponza in Tract 3044, and at Street A and the northerly limits of Tract 3044.
52. Omitted ....covered by COA #68 Righetti
53. The public improvement plan submittal shall show all existing and proposed overhead
wire utilities. Any existing overhead wiring within the tract boundary and adjoining
Orcutt Road shall be undergrounded in conjunction with the subdivision improvements.
Areas of road widening along Bullock Lane, if required for a secondary access, shall
include undergrounding where applicable unless otherwise deferred or waived by the
Public Works and Community Development Directors. Unless otherwise specifically
approved, pole relocation in lieu of undergrounding is not supported.
54. Terminal end utility poles shall be located off -site unless otherwise approved by the City.
55. Preliminary undergrounding plans for the entire subdivision shall be processed through
PGE and any respective wire utility companies in conjunction with the map recordation.
56. The subdivider shall install public street lighting and all associated facilities including but
not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires along all adjoining
public streets as applicable per City Engineering Standards.
57. Private street lighting shall be provided along the private streets per OASP lighting
requirements, City Engineering Standard and /or as approved in conjunction with the final
ARC approvals.
58. Lighting fixtures, including public streetlights shall not exceed 16' in height in accordance
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with the OASP unless otherwise required for traffic safety. The developer shall submit a
streetlight proposal for approval by the City Engineer for any public streetlights. Street
lights associated with the Orcutt Road and Tank Farm Road improvements, signalized
intersections, or round -a -bouts shall comply with the Highway Design Manual and City
Engineering Standards.
Grading, Drainage and Stormwater
59. Any permit approvals required from the Army Corp of Engineers, California Fish and
Wildlife, or the Regional Water Control Board shall be secured and presented to the City
prior to the approval of any subdivision grading and /or improvements related to the
proposed phase of construction. The engineer of record shall review the permit approvals
and any specific permit conditions for compliance with the plans, subdivision
improvement designs, drainage system design/report, and soils report. The engineer of
record shall forward the permits to the City with a notation that the permits have been
reviewed and are in general conformance with the design of the improvements.
60. The public improvement plans submittal shall clarify how the several wetlands, creek
corridors, and riparian habitat areas will be preserved to the satisfaction of the Natural
Resources Manager. Include any specific details for the proposed creek crossings in
accordance with any preservation strategies, mitigation measures, and higher
governmental authority agency permits. Sensitive areas shall be staked, fenced, or
otherwise delineated and protected prior to commencing with construction, grading, or
grubbing.
61. Expansion index testing or other soils analysis may be required on a lot -by -lot basis for all
graded pads and for in -situ soils on natural lots in accordance with the current Building
Codes or where deemed necessary by the City Engineer or Building Official.
62. Final pad certifications shall include the certification of pad construction and elevations.
The soils engineer shall certify all grading prior to acceptance of the public improvements
and /or prior to building permit issuance. The certification shall indicate that the graded
pads are suitable for their intended use.
63. The subdivision improvement plans shall include a complete grading plan to show site
accessibility in accordance with State and Federal regulations for all public and /or private
roads, transit stops, trails, paths, walks, bikeways, parks, and bridges where applicable.
The submittal shall provide additional analysis if site accessibility will not be provided
and for any feature or element where accessibility is purportedly not required. The
accessibility regulations or guidelines in effect at the time of subdivision improvement
construction will be applied.
64. The subdivision improvement plans, grading plans, drainage plans, and drainage reports
shall show and note compliance with City Codes, Standards and Ordinances, Floodplain
Management Regulations, OASP stormwater provisions, Waterways Management Plan
Drainage Design Manual, and the Post Construction Stormwater Regulations as
promulgated by the Regional Water Quality Control Board, whichever pertinent sections
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are more restrictive.
65. The improvement plan submittal shall include a complete grading, drainage, and erosion
control plan. The proposed grading shall consider the proposed construction phasing.
Historic off -site and upslope watersheds tributary to the area of phased construction shall
be considered. Run -on from adjoining developed or undeveloped parcels shall be
considered.
66. The calculated 100 -year flood limits shall be shown and noted on the improvement plans
and an additional final map sheet for reference. The drainage report and final plans shall
clarify the 100 -year flood elevations, clearances, and freeboard at all new vehicle bridge,
pedestrian bridge, and pipe bridge crossings of the creek corridors.
67. The engineer of record shall provide a digital copy of the final HEC -RAS modeling to the
City in accordance with Section 4.0 of the Waterways Management Plan Drainage Design
Manual.
68. The developer shall prepare an Operations and Maintenance Manual for review and
approval by the City in conjunction with the development of any stormwater BMP's that
will be maintained by the HOA or by the respective private property owner. A Private
Stormwater Conveyance Agreement shall be recorded in a format provided by the City
prior to final inspection approvals and acceptance of subdivision improvements.
69. The subdivider /developer shall provide notification to private property owners regarding
any individual maintenance responsibility of backyard stormwater BMP's in accordance
with Section E.2 of the RQWCB Resolution R3- 2013 -0032. The notification may be by
Notice of Requirements or other method acceptable to the City.
70. The stormwater improvements other than City Standard public stormdrain infrastructure
shall be maintained by the HOA. A separate encroachment /hold harmless agreement may
be required in conjunction with certain improvements proposed for location within the
public rights -of -way.
71. The final details for the proposed bioretention facilities located within the public right -of-
way shall be approved to the satisfaction of the City Engineer. The project soils engineer
shall review and provide recommendations on the proposed site constructed and /or
proprietary retention systems. Analysis of impacts to the public improvements, protection
of utilities, and methods to minimize piping and protection of private properties shall be
addressed in the final analysis.
72. The developer shall show legal entitlement to access or annex into the regional detention
basin or shall provide an alternate drainage solution and strategy to the satisfaction of the
City.
73. The proposed detention basin and any pre -basin shall be designed in accordance with the
OASP requirements and the Waterways Management Plan Drainage Design Manual. The
proposed surface runoff and drainage from the detention basin(s) shall include a non-
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erosive outlet to an approved point of disposal. The outlet(s) design and location should
replicate the historic drainage where feasible. Any off -site detention basin, temporary
basin, or other drainage improvements shall be approved by the City. Any required or
proposed off -site grading or drainage improvements shall be completed within recorded
easements or under an appropriate license or other private agreement.
74. The naming of the local creeks and drainages shall comply with the appropriate and
pertinent creek naming standards and justifications. The inclusion of the naming on the
final map and /or improvement plans shall be approved by the City prior to map and /or
plan approval as applicable.
75. All bridging, culverting and modifications to the existing creek channels along with any
necessary clearing of existing creek and drainage channels, including tree pruning or
removals, and any necessary erosion repairs shall be in compliance with the OASP, city
standards and policies, the Waterways Management Plan and shall be approved by the
Natural Resources Manager, Public Works Department, Army Corp of Engineers, the
Regional Water Quality Control Board, and California Fish & Wildlife.
76. Any existing areas of swale, creek and /or channel erosion shall be stabilized to the
satisfaction of the City Engineer, Natural Resources Manager, and other permitting
agencies.
77. The project soils engineer shall review the final grading and drainage plans and Low
Impact Development (LID) improvements. The soils report shall include specific
recommendations related to public improvements, site development, utility, and building
pad /foundation construction related to the proposed LID improvements. The project soils
engineering report shall be referenced on the final map in accordance with the Subdivision
Regulations and City Engineering Standards.
78. The final plans and drainage report shall show and note compliance with City Engineering
Standard 1010.13 for spring or perched groundwater management and for water quality
treatment of run -off from impervious streets, drive aisles, parking areas, and trash
enclosures.
79. A SWPPP is required in accordance with State and local regulations. A hard copy of the
SWPPP shall be provided to the City in conjunction with the Public Improvement Plan
submittal and subsequent building plan submittals. The WDID number shall be included
by reference on all construction plans sets. An erosion control plan shall be included with
the improvement plans and all building plan submittals for demolitions, grading, and new
construction.
80. The project development and grading shall comply with all air quality standards and
mitigation measures. The developer shall provide written notification from the County
Air Pollution Control District (APCD) regarding compliance with all local, state, and
federal regulations including but not limited to the National Emission Standards for
Hazardous Air Pollutants (NESHAP) regulations related to Naturally Occuring Asbestos
NOA).
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Fire
81. The project shall provide a minimum of two points of access to the subdivision from an
existing public way wherever there are 30 or more housing units. Emergency Vehicle
Access points will NOT be accepted in lieu of full access.
82. All streets that are less than 28 feet in width shall be posted "No Parking — Fire Lane" on
both sides. Streets less than 36 feet in width shall be posted on one side only.
83. The project shall provide water mains and city - standard fire hydrants to provide a
minimum needed fire flow of 1500 GPM for 2 hours to within 300 feet of the exterior
walls of all proposed structures. Fire hydrant spacing shall not exceed 500 feet.
Homeowners' Association
84. Subdivider shall prepare conditions, covenants, and restrictions (CC &R's) to be approved
by the City Attorney and Community Development Director prior to final map approval.
VTM #3066 shall have the option of establishing their own HOA, or be incorporated into
the "Master Homeowner's Association" (Master HOA) established under VTM #3063
Righetti Ranch). To the extent desired by the subdivider, individual phases of the
project may include sub - associations (such as for the affordable housing and /or townhome
products) as described in the applicant's "Master Declaration of CC &R's for Righetti
Ranch ", dated 6/ 6/14. CC &R's shall minimally contain the following provisions that
pertain to all lots:
a. The initial set of CC &R's provided for the VTM #3066 final map shall define
either an independent HOA for Jones Ranch, or will be automatically incorporated
into the Righetti Ranch Master HOA through annexation provisions of the Master
HOA. A graphic or other exhibit describing all properties to be annexed to the
Righetti Ranch Master HOA shall be included with any CC &R's for VTM #3066.
b. All private improvements shall be owned and maintained by the individual
property owners, sub - associations or the Master HOA as applicable. Private
improvements include but are not limited to streets, sidewalks, pedestrian and bike
paths, sewer mains, drainage systems, detention basin(s), street lighting, landscape,
landscape irrigation, and common area improvements.
c. Grant to the city the right to maintain common areas if the HOA fails to perform,
and to assess the HOA for expenses incurred, and the right of the city to inspect
the site at mutually agreed times to assure conditions of CC &R's and final map are
being met.
d. No parking except in approved, designated spaces.
e. No outdoor storage of boats, campers, motorhomes, or trailers nor long -term
storage of inoperable vehicles.
f. No outdoor storage by individual units except in designated storage areas.
g. The responsibility for the placement of the trash and recycling containers at the
street on collection days will be the responsibility of the property owner's
association. The property owner's association shall coordinate with San Luis
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Garbage Company regarding the collection time and preferred location for the
placement of trash and recycling containers to minimize the obstruction of project
streets.
h. No changes in city- required provisions of the CC &R's will be considered valid and
in effect without prior City Council approval.
i. Provision for all of the maintenance responsibilities outlined in various conditions.
Planning Requirements
85. At the time of submittal of a request for a final map, the subdivider shall provide a
written report detailing the methods and techniques employed for complying with all
required environmental mitigation measures as adopted herein.
86. In order to be consistent with the requirements of the Orcutt Area Specific Plan and
County Airport Land Use Plan, the property owner shall grant an avigation easement for
the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo
and the San Luis Obispo County Airport via an avigation easement document prior to the
recordation of the final map.
87. All owners, potential purchasers, occupants (whether as owners or renters), and potential
occupants (whether as owners or renters) shall receive full and accurate disclosure
concerning the noise, safety, or overflight impacts associated with airport operations prior
to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any
property or properties within the airport area.
88. 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. Proposed
refuse storage area(s) and on -site conveyance shall consider convenience, aesthetics, safety,
and functionality. Ownership boundaries and/or easements shall be considered in the final
design. Any common storage areas shall be maintained by the HOA and shall be included
in the OCR's or other property maintenance agreement accordingly. The solid waste
solutions shall be shown and noted on the submittal(s) for Architectural Review
Commission (ARC) approvals.
89. Prior to the issuance of building permits for residential units, the Architectural Review
Commission shall review the residential building program, including building and landscape
improvements, and provide comments and recommendations to the Community
development Director. Final architectural design approval authority shall be vested in the
Community Development Director. Director decisions may be appealed pursuant to
standard city policies.
90. Prior to the recording of any phase of the final map, the applicant shall enter into an
Affordable Housing Agreement with the City Council that details the timing of construction
of affordable units on -site, proposed "transfers" of affordable units to another site, , and
contains guarantees for failure to complete any or all of the affordable housing units (such
as collecting affordable housing in -lieu fees, cash guarantees for the completion of the
affordable units, providing a letter of credit, bond or other financial guarantee to assure
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compliance).
91. The tentative tract map as presented includes an option to create a fifth (
51') homestead
parcel for Jones Ranch in the event that the `B" Street to (existing) Tiburon Way "preferred
road alignment" is completed. This alignment (off -site through the Imel property), is
described in Exhibit A which identifies how the 5t" parcel would be described and
accessed with utilities and vehicles.
92. A construction phasing plan shall be submitted to the Community Development Director
prior to the issuance of the first building permit.
93. The subdivider shall develop a Construction Management Plan for review and approval by
the Public Works and Community Development Directors. The plan shall be submitted
prior to the issuance of a building permit for proposed project buildings and/or a phase of
buildings. In addition, the contractor or builder shall designate a person or persons to
monitor the Construction Management Plan components and provide their contact names
and phone numbers. The Construction Management Plan shall include at least the following
items and requirements:
a. A set of comprehensive traffic control measures, including scheduling of major truck
trips and deliveries to avoid peak traffic and pedestrian hours, detour signs if
required, directional signs for construction vehicles, and designated construction
access routes.
b. Notification procedures for adjacent property owners and public safety personnel
regarding when major deliveries and more intensive site work may be occurring,
c. Location of construction staging areas which shall be located on the project site, for
materials, equipment, and vehicles.
d. Identification of haul routes for movement of construction vehicles that would
minimize impacts on vehicular and pedestrian traffic, circulation and safety, and
noise impacts to surrounding neighbors.
e. The applicant shall ensure that the construction contractor employs the following
noise reducing measures:
i. Standard construction activities shall be limited to between 7:00 a.m. and
7:00 p.m. Monday through Saturday.
ii. All equipment shall have sound- control devices no less effective than those
provided by the manufacturer. No equipment shall have un- muffled exhaust
pipes; and
iii. Stationary noise sources shall be located as far from sensitive receptors as
possible, and they shall be muffled and enclosed within temporary sheds, or
insulation barriers or other measures shall be incorporated to the extent
possible.
f. Temporary construction fences to contain debris and material and to secure the site.
g. Provisions for removal of trash generated by project construction activity.
h. A process for responding to, and tracking, complaints pertaining to construction
activity.
i. Provisions for monitoring surface streets used for truck routes so that any damage
and debris attributable to the trucks can be identified and corrected.
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Resolution No. 10620 (2015 Series)
Page 27
j. Designated location(s) for construction worker parking.
94. Pursuant to Government Code §66474.9(b), the subdivider 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 subdivision, and all actions relating thereto,
including but not limited to environmental review.
95. Conditions relating to phasing and timing of infrastructure are approved as contained
herein, or as approved by the Community Development and Public Works Directors
during review of public improvement plans and final maps.
96. Financing and "fair share" contribution plans may be submitted for City Council review
with any final map application. The City Council will have sole discretion as to any
reimbursement and /or fee credit programs implemented with said final maps.
Upon motion of Vice Mayor Ashbaugh, seconded by Council Member Christianson, and on the
following roll call vote:
AYES: Council Members Carpenter, Christianson and Rivoire,
Vice Mayor Ashbaugh and Mayor Marx
NOES: None
ABSENT: None
The foregoing resolution was adopted this 19th day of May 2015.
an Marx
ATTEST:
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Resolution No. 10620 (2015 Series)
Page 28
APPROVED AS TO FORM:
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ti r} t° , day of _ T" ," , 20 r
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Resolution No. 10620 (2015 Series)
Page 29 Exhibit A
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Jones Homestead Lots I
Graphic JONES RANCH — TRACT 3066
Cannon JONES HOMESTEAD
Revision to VTTM 3066 ,..,.:,. c r tYOUT
SAN LUI$ i19 {SpCy, CA
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Resolution No. 10620 (2015 Series)
Page 30 Exhibit A
Jones Homestead Lots Narrative Revision to
VTTM 3066: APN 004 - 705 -008
The Jones family is requesting to have five (5) homestead lots remain on their property as opposed to
the four lots originally submitted. Therefore Ambient Communities is requesting that the Vesting Tract
Map be updated to include the additional lot for a total of 66 lots. This request is enhanced by the
proposed solution for the option "A" road alignment for "B" Street and Tiburon which will best align
Tiburon as the preferred option.
Additionally the Jones family is requesting that, as the original owner, they retain ownership in fee of the
entire property. The Jones family will grant an open space easement to the City of San Luis Obispo for
the required open space areas on lot 1 and lot 3 of the proposed vesting tentative tract map. The Jones
family will continue to maintain the property. If desired, the Jones family will create a Common
Maintenance Agreement for the homestead lots to ensure the properties are properly maintained in
perpetuity.
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TITLE PAGETRACT 3066 AT ORCUTT ROAD, SAN LUIS OBISPO, CALIFORNIAARCHITECTURAL REVIEWJONES PARCEL R-2 PRODUCT1#0428-01-RS1606/21/191/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)PARKING CALCULATIONS - R-2 DEVLOPMENT AREA:R-2 PARKING REQUIRED:2 PER 2-BEDROOM UNIT (9 UNITS) = 18 SPACES 2.5 PER 3-BEDROOM UNIT (34 UNITS) = 85 SPACESGUEST 1 PER 5 UNITS (43 UNITS) = 9 SPACESTOTAL PARKING REQUIRED: 112 SPACESTOTAL H.C. PARKING REQUIRED: 5 SPACESR-2 PARKING PROVIDED:1 SPACE GARAGE PER 2-BEDROOM UNIT = 9 SPACES2 SPACE GARAGE PER 3-BEDROOM UNIT = 68 SPACESSURFACE PARKING = 35 SPACES*TOTAL PARKING PROVIDED = 112 SPACESA PORTION OF THE ORCUTT SPECIFIC PLAN AREAJONES RANCHSHEET INDEXVICINITY MAPCONTACT INFORMATIONDEVELOPER & PROPERTY OWNERAMBIENT COMMUNITIES641 HIGUERA STREET, SUITE 235SAN LUIS OBISPO, CA 93401(805)602-0009ARCHITECTRRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401(805) 543-1794 VOICE 543-4609 FAXLANDSCAPE ARCHITECTRRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401(805) 543-1794 VOICE 543-4609 FAXPROJECT INFORMATIONAPN: 076-481-011ZONE: R-1GROSS SITE AREA: 11.63 ACRESTOTAL LOT COVERAGE: 46,097 SFOCCUPANCY: R-2 (TRIPLEX)R-3 (DUPLEX)OASP GROSS DENSITY: 4.81 DU/ACREOASP EST. UNITS: 54-56 UNITSOASP R-1 DEVELOPMENT AREA: 2.84 ACRESOASP R-1 EST. UNITS: 10-11 UNITSOASP R-2 DEVELOPMENT AREA: 4.75 ACRESOASP R-2 EST. UNITS: 44-45 UNITSFIRE SPRINKLER DUPLEX: NFPA 13D TRIPLEX: NFPA 13RAFFORDABLE HOUSING REQUIREMENT MET THROUGH LAND DONATION PREVIOUSLY APPROVED AS PART OF PRATT VTM.PROJECT DESCRIPTIONARCHITECTURAL REVIEW OF 43 DWELLINGS WITHIN (17) NEW BUIDLINGS; (8) DUPLEXES AND (9) TRIPLEXES ON LOTS 14, 15 16, 17, 18, 19, & 20 OFTRACT 3066 - PHASE 2 DESIGNATED FOR RESIDENTIAL CONDOMINIIUMSON FINAL MAP RECORDED DEC. 27, 2918.1 TITLE PAGE2 ILLUSTRATIVE SITE PLAN3 SITE PLAN4 TRIPLEX GROUND FLOOR PLAN5 TRIPLEX SECOND FLOOR PLAN6 TRIPLEX ELEVATIONS7 TRIPLEX COLOR AND MATERIALS8 DUPLEX FLOOR PLAN9 DUPLEX ELEVATIONS10 DUPLEX FRONT ELEVATIONSPROPOSED R-2 / R-3 DEVELOPMENT AREA:PROPOSED RESIDENTIAL UNITS: 43 CONDOMINIUM UNITSDUPLEX (R-3) OCCUPANCY 8 BUILDINGS - 16 UNITSTRIPLEX (R-2) OCCUPANCY 9 BUILDINGS - 27 UNITS PROPOSED BLDG. COMPOSITION:DUPLEX: (2) 3-BEDROOM, 2.5 BATH UNITS, 1,550-1,750 SF, 2-CAR GARAGETRIPLEX: (1) 2-BEDROOM CARRIAGE UNIT, 2 BATH, 1200 SF, 1-CAR GARAGE(2) 3-BEDROOM, 2.5 BATH UNITS, 1,600-1,700 SF, 2-CAR GARAGETOTAL: (9) 2-BEDROOM UNITS(34) 3-BEDROOM UNITSADAPTABLE/ACCESSIBLE UNITS: ALL GROUND FLOOR ADAPTABLE/5 ADA UNITSDUPLEX FRONT ELEVATIONCOLORS AND MATERIALS - SCHEME CTRIPLEX FRONT ELEVATIONCOLORS AND MATERIALS - SCHEME APREVIOUS APPROVALSFINAL MAP TRACT 3066 PHASE 2 RECORDED DEC.27, 2018. (ATTACHED FOR REFERENCE)TRACT 3066 PUBLIC IMPROVEMENT PLANS APPROVED AUG. 24, 2017 & APPROVED AS AMENDED MAR. 29, 2019. (COVER SHEET ATTACHED FOR REFERENCE)TRACT 3066 ON-SITE IMPROVEMENT PLANS APPROVED SEPT. 7, 2017 & APPROVED AS AMENDED MAR. 29, 2019. (COVER SHEET ATTACHED FOR REFERENCE)RIGHETTI TRACT 3066 (JONES) LANDSCAPE IMPROVEMENT PLANS APPROVED JAN. 29, 2018. (COVER SHEET ATTACHED FOR REFERENCE)*(3 SPACES UTILIZED WITHIN ADJACENT MIXED-USE PROJECT PARKING LOT)3ODQVUHSURGXFHGDWVPDOOHUWKDQRULJLQDOVFDOHItem 3Packet Page 79
ILLUSTRATIVE SITE PLAN1:30(24X36 SHEET)01530 601:60(12X18 SHEET)2#0428-01-RS1606/21/19JONES PARCELT-1 T-2 T-3T-4D-1D-2D-3D-4D-5D-6D-7D-8T-5NOT A PART OF THIS PROJECT/REVIEWNOT A PART OF THIS PROJECT/REVIEWT-6T-7T-8T-9LAYOUT PER TRACT 3066 ON-SITE IMPROVEMENT PLANS APPROVED AS AMMENDED MAY 29, 2018. LANDSCAPE PER TRACT 3066 LANDSCAPE IMPROVEMENT PLANS, APPROVED JAN. 29, 20183ODQVUHSURGXFHGDWVPDOOHUWKDQRULJLQDOVFDOHItem 3Packet Page 80
JONES PARCEL R-2 PRODUCT3#0428-01-RS1606/21/191 30 (24X36 SHEET)01530 601 60 (12X18 SHEET)APPROVED SITE PLAN20 CREE SET AC TOP O AN TOP O AN TOP O AN 36.77’11.86’34.76’27.36’16.37’10.0 20.91 2 . 2 .16 2 .92 18.4’NOT A PART OF THIS PROJECT REVIEW20 CREE SET AC 20 CREE SET AC 20 CREE SET AC TOP O AN TOP O AN LAYOUT PER TRACT 3066 ON-SITE IMPROVEMENT PLANS APPROVED AS AMMENDED MAY 29, 2018. LANDSCAPE PER TRACT 3066 LANDSCAPE IMPROVEMENT PLANS, APPROVED JAN. 29, 20183ODQVUHSURGXFHGDWVPDOOHUWKDQRULJLQDOVFDOHItem 3Packet Page 81
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TRIPLE ELEVATIONSJONES PARCEL R-2 PRODUCT6#0428-01-RS1606/21/191/8 1 -0 (24X36 SHEET)048 161/16 1 -0 (12X18 SHEET)TRIPLEX SIDE ENTRANCE ELEVATIONTRIPLEX SIDE YARD ELEVATIONTRIPLEX REAR ELEVATION 31 -0 31 -0 TRIPLEX FRONT ELEVATIONSHOWN IN COLOR SCHEME ASCALE 1/4” =1’-0” 31 -0 3ODQVUHSURGXFHGDWVPDOOHUWKDQRULJLQDOVFDOHItem 3Packet Page 84
TRIPLE COLOR AND MATERIALSJONES PARCEL R-2 PRODUCT #0428-01-RS1606/21/191/8 1 -0 (24X36 SHEET)048 161/16 1 -0 (12X18 SHEET)TRIPLEX FRONT ELEVATIONCOLORS AND MATERIALS - SCHEME ATRIPLEX FRONT ELEVATIONCOLORS AND MATERIALS - SCHEME B 31 -0 31 -0 E E T STER ST R TTERSS 066TR R TT H TES 104TYPICAL COLORS, MATERIALS, AND SPECS FOR ALL COLOR SCHEMES R E R T E E EST E TT H E T S H R E R ER TS 6334 E T S H R E R E X ERS 9146 R R S H R E R ES 049H R E R S ES 049 R R S H R E R SE R S 050 S H T SH ES T ER E H R E T RR TE ET R : E H R EXTER R SE E HT XT RE3ODQVUHSURGXFHGDWVPDOOHUWKDQRULJLQDOVFDOHItem 3Packet Page 85
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Meeting Date: February 1, 2021
Item Number: 2
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project consists of a two-story mixed-use development that includes nine residential
dwellings and 10,400 square feet of commercial space throughout four separate buildings. The nine
residential dwellings provided as a part of the project are dedicated as the affordable units (moderate-
income households) required to satisfy part of the inclusionary housing requirement for the Righetti
Ranch, Jones Ranch, Imel, and Pratt properties. The project site is located within an area dedicated
for Community Commercial (C-C-MU) with a Mixed-Use Overlay within the Orcutt Area Specific Plan
(OASP and is a part of Tract 3066 (Jones Ranch). The proposed project includes utilizing the existing
approved parking lot adjacent to the site and includes site improvements such as site access upgrades,
and associated landscaping (Attachment 1, Project Plans).
General Location: The 1.31-acre project site
is located on a vacant parcel along Ranch
House Road between Sponza Drive and
Tiburon Way, with direct access from Sponza
Drive and Tiburon Way.
Present Use: Vacant Land
Zoning: Community Commercial (C-C-MU)
General Plan: Community Commercial
Surrounding Uses:
East: Vacant Land (Bullock Ranch)
West: Jones Subdivision (Multi-Unit)
North: Vinifera (Multi-Unit)
South: Righetti Ranch (Public Park)
PROPOSED DESIGN
Architecture: Farmhouse architectural design
Design details: Outdoor sitting area, awnings, decorative gable roofs, shutters, balconies, covered
awnings with exposed rafters.
Materials: Horizontal and vertical board and batten siding, stucco, asphalt shingle roof.
Colors: Plans provide four different color schemes (see Attachment 1, Project Plans, Sheet 11)
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 3806 Ranch House Road FILE NUMBER: ARCH-0256-2020
APPLICANT: Travis Fuentez, Ambient, LLC REPRESENTATIVE: Scott Martin, RRM Design
_____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
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ARCH-0256-2020 (3806 Ranch House Road)
Page 2
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Orcutt Area
Specific Plan (OASP), Community Design Guidelines (CDG), and applicable City Standards and 2)
provide comments and recommendations to the Planning Commission.
Orcutt Area Specific Plan: http://www.slocity.org/home/showdocument?id=4262
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, OASP, and CDG. Staff has not identified any discussion items or concerns related to
consistency with OASP Chapter 4 (Community Design), or the CDG; Chapter 2 (General Design
Principles), Chapter 3 (Commercial and Industrial Project Design), and Chapter 6 (Site Planning and
Other Design Details).
PROJECT STATISTICS
Table 1 – Zoning Regulations Project Statistics
Site Details Proposed Allowed/Required*
Setbacks
Street Yard
Street Side Yards
Rear Yard
10 feet
7 feet
5 feet
5 feet
5 feet
5 feet
Density Units 9 47.16
Maximum Height of Structures 35 feet 35 feet
Max Building Coverage 22% 75%
Total # Parking Spaces
Bicycle Parking
Motorcycle Parking
48
7 Short Term, 28 Long Term
3
47
7 Short Term, 28 Long Term
2
Environmental Status
Project is consistent with the certified Final EIR for Orcutt Area Specific
Plan and the adopted Mitigated Negative Declaration for Tract # 3066
(SBDV-0067-2014) City Council Resolution No. 10620 (2015 Series).
*2019 Zoning Regulations
Figure 2: Rendering of project design from Ranch House Road.
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ARCH-0256-2020 (3806 Ranch House Road)
Page 3
ACTION ALTERNATIVES
6.1 Recommend approval of the project based on consistency with the OASP Design Guidelines
and Community Design Guidelines. An action recommending approval of the application will
be forwarded to the Planning Commission for final action. This action may include
recommendations for conditions to address consistency with the OASP Design Guidelines
and Community Design Guidelines.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues.
6.3 Recommend denial the project. An action recommending denial of the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, OASP, CDG, Zoning Regulations or other policy documents.
ATTACHMENTS
1. Project Plans
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DRAFT Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, February 1, 2021
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
February 1, 2021 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Ashley Mayou, Micah Smith, Vice Chair Christie
Withers and Chair Allen Root
Absent: Commissioners Michael DeMartini 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 meetings of December 7, 2020.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
SMITH, CARRIED 5-0-2 (Commissioner DeMartini and Pickens absent), to approve the
Minutes of the Architectural Review Commission meeting of December 7, 2020.
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DRAFT Minutes – Architectural Review Commission Meeting of February 1, 2021 Page 2
PUBLIC HEARINGS
2. Review of a mixed-use project consisting of 9 residential units and approximately 10,400
square feet of commercial space, as a part of the Jones Subdivision Tract No. 3066. The project
includes a request for a 40 percent parking reduction for the commercial use. The project is
consistent with the previously adopted Mitigated Negative Declaration for SBDV-0067-2014
(Tract No. 3066), City Council Resolution No. 10620 (2015 Series); Project address: 3806
Ranch House; Case #: ARCH-0256-2020; Zone: C-C-SP; Travis Fuentez,
owner/applicant.
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Scott Martin, provided a PowerPoint presentation and responded to
Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
MAYOU, CARRIED 5-0-2 (Commissioner DeMartini and Pickens absent) to recommend that
the Planning Commission approve the project with the following recommendations:
• Consider designated parking for commercial activities during business hours and provide
adequate signage for navigation to parking areas.
• Recommend that the applicant consider alternative railing designs for the private
residential balconies to offer more privacy.
3. Review of new mixed-use project comprised of a new three-story structure with 10 two-
bedroom residential units and 934 square feet of commercial space, with surface parking and
associated site improvements. The project includes a 35% density bonus, a request to provide
eight residential parking spaces in tandem, and a request for exception from mixed-use
development standards to allow for one of the ground-floor residential units to be setback 40
feet from the front property line where a 50-foot setback is the standard. This project is
categorically exempt from environmental review (CEQA); Project address: 1131 Olive; Case
#: ARCH-0388-2020; Zone: C-T; Arris Studio Architects, applicant.
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to
Commissioner inquiries.
Applicant representative, Shawn Ridenhour, provided a PowerPoint presentation and
responded to Commissioner inquiries.
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DRAFT Minutes – Architectural Review Commission Meeting of February 1, 2021 Page 3
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY VICE CHAIR
WITHERS, CARRIED 5-0-2 (Commissioner DeMartini and Pickens absent) to recommend
that the Community Development Director include the following as conditions of approval:
• Incorporate a 6ft solid fence separating the freeway from the project
• Appropriate noise attenuation of building materials with a sound study that shows
compliance with the noise regulations in the Municipal Code
• 50% minimum screening of railings at residential units
COMMENT AND DISCUSSION
3. Staff Updates
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:44 p.m. The next Regular Meeting of the Architectural Review
Commission is scheduled for Monday, March 1, 2021 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2021
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Planning Commission consideration of the 2020 General Plan Annual Report
PROJECT ADDRESS: Citywide BY: Graham Bultema, Assistant Planner
E-mail: gbultema@slocity.org
FILE NUMBER: GENP-0147-2021 FROM: Tyler Corey, Principal Planner
RECOMMENDATION
Receive and file the 2020 General Plan Annual Report for final acceptance by the City Council.
SUMMARY
California Government Code Section 65400 requires that cities submit an annual report
(Attachment 1) on the status of their General Plan and progress in its implementation to the
Governor’s Office of Planning and Research and Department of Housing and Community
Development. Prior to submittal to the state, the annual report must be presented to the City
Council for review and acceptance. As a procedural matter, staff is bringing this annual report to
the Planning Commission for receipt and acceptance prior to the Council given the role of the
Commission as advisory to the Council in planning matters, including implementation of the
General Plan. Preparation of the General Plan Annual Report is also consistent with City of San
Luis Obispo’s General Plan Land Use Element Policy 11.3 – Annual Report. The General Plan
Annual Report is strictly a reporting document and does not create or modify any City of San Luis
Obispo goals or policies found within the General Plan.
1.0 COMMISSION’S PURVIEW
The Planning Commission provides input on long range planning efforts, such as specific plans,
community plans and all the elements of the General Plan. The purpose of this agenda item is to
provide an opportunity for the Planning Commission to review the proposed 2020 General Plan
Annual Report before forwarding to the City Council for acceptance.
Meeting Date: March 10, 2021
Item Number: 4
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2020 General Plan Annual Report
2.0 BACKGROUND
According to Land Use Element Policy 11.3 the City shall prepare an annual report on the status
of the General Plan, which is to include the following items:
A) A summary of private development activity and a brief analysis of how it helped meet
General Plan goals;
B) A summary of major public projects and a brief analysis of how they contributed to meeting
General Plan goals;
C) An overview of programs, and recommendations on any new approaches that may be
necessary;
D) A status report for each General Plan program scheduled to be worked on during that year,
including discussion of whether that program's realization is progressing on schedule, and
recommendations for how it could better be kept on schedule if it is lagging;
E) A status report on how the City is progressing with implementing its open space
preservation policies and programs;
F) Updated population or other information deemed important for the Plan.
The General Plan Annual Report is an opportunity for the City to keep the General Plan current
by reflecting on how well the Plan continues to meet the City’s goals and objectives. It is also an
opportunity to review how well the programs identified in the Plan are being implemented and to
determine if programs are still relevant or if priorities should be reassigned.
In addition, assessment of the implementation of the General Plan informs the City Council about
the availability of resources and about programs and projects that might be initiated as the City
develops a new financial plan. During the budgeting process, the City Council reviews the progress
being made to implement the General Plan and decides whether or not to move forward with
additional work program items over the next two years.
3.0 DISCUSSION
The General Plan contains an array of policies and implementing programs covering most types
of City actions. General Plan implementation supports the quality of life objectives for the
community that serve as the foundation for the General Plan. Activities undertaken by the City
through its Capital Improvement Program projects, project plans and studies, facility maintenance
and management, and inter-agency coordination each play a part in the General Plan
Implementation. The General Plan Annual Report touches on the major programs that saw activity
in 2020. The report is organized around the following key implementation areas:
• General Plan Element Updates
• Community Development Department
• Planning & Building Activity
• Regional Housing Needs Allocation (RHNA) Progress
• Residential Growth
• Non-Residential Growth
• Specific Plan Implementation & Development
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2020 General Plan Annual Report
• Municipal Code Updates
• Climate Action Plan
• Economic Development
• Policy Initiatives
• Water Supply
• Circulation
• Safety
• Neighborhood Wellness
• Conservation & Open Space Protection
• Parks & Recreation
In 2020, the City continued to make progress implementing General Plan Programs. The City
continued to work on updating the Housing Element for the 6th Cycle (2020-2028) and the 6th
Cycle Housing Element was adopted by the City Council in November 2020. The City also
continued working on the Safety Element update and in Spring 2020, a comprehensive assessment
was initiated of the community’s vulnerability to climate change impacts, called “Resilient SLO”.
This assessment in conjunction with the 2019 Hazard Mitigation Plan update will form the
technical foundation of the Safety Element update as work on this project continues in 2021. Parks
and Recreation staff also continued work and public outreach on the Parks and Recreation Element
and Plan update, also termed “Parks + Recreation Blueprint for the Future: 2021-2041”.
The Major City Goals for Fiscal Year 2019-2021 of Housing, Climate Action, Sustainable
Transportation, Fiscal Sustainability, and Downtown Vitality resulted in a significant amount of
activity in the General Plan program areas discussed above, and many more. Although these five
Major City Goals were the City’s top priority at the beginning of 2020, the City’s goals and efforts
shifted in response to the global COVID-19 pandemic. In response to the pandemic, these Major
City Goals were reorganized in June 2020 into one Meta Goal of Economic Stability, Recovery,
and Resiliency. This Meta Goal will continue to be the City’s top priority throughout the duration
of the ongoing pandemic.
The City took significant actions and exercised flexibility in response locally to the pandemic in
2020. In March 2020, the City’s Emergency Operations Plan was implemented, which established
the City Council as the City’s Disaster Council. As part of this plan, the City’s Emergency
Operations Center (EOC) was activated, in which the City Manager was designated as the
Emergency Services Director and a central command of roles was designated as responsible for
carrying out disaster management functions. Throughout the 2020 calendar year, the City adopted
several resolutions in response to the pandemic. The 2020 General Plan Annual Report provides
details about specific actions that each City department enacted in response to the pandemic.
Development activity in the City continued in 2020 but was reduced compared to previous years.
632 building permits were issued in 2020, a decrease of 78 compared to 2019. Permit reviews for
plan check submittals and resubmittals were also reduced in 2020 with 1,438 applications
submitted, a decrease of 445 compared to 2019.
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2020 General Plan Annual Report
The Land Use Element policy related to residential growth (LUE 1.11.2) states that the City’s
housing supply shall grow no faster than one percent per year, on average. Based on the
Community Development Department’s residential construction permit data, the City finaled
construction for 261 (net total) units in 2020 and the annual growth rate for 2020 was 1.21 percent
(affordable dwellings, new dwellings in the C-D zone, and legally established accessory dwelling
units (ADU) are exempt from these regulations). A significant portion of these new units (210
units) are located within specific plan areas. The LUE Policy 1.11.2 (Residential Growth Rate)
states that the approved specific plan areas may develop in accordance with the phasing schedule
adopted by each specific plan, provided that thresholds established by LUE Table 3 are not
exceeded.
The net total number of units subject to residential growth rate limitation in the City as of 2020 is
21,501 units, which is below the 2020 threshold of 22,190 units specified in LUE Table 3, with
689 units available for future allocation. The City has maintained a six-year average annual growth
rate of 0.60 percent per year from 2015 to 2020, in compliance with LUE Table 3 and the average
annual growth rate.
Based on the Community Development Department’s running total of “finaled” permits for non-
residential construction permits, 34,352 square feet of floor area was added to the City in 2020,
yielding a five-year net non-residential growth rate of 2.23 percent (as shown in Figure 3 on page
26). Land Use Element Policy 1.11.4 states that th e Council shall consider establishing limits for
the rate of non-residential development if the increase in non-residential floor area for any five-
year period exceeds five percent. Thus, the City is significantly below the threshold to establish
any non-residential growth limit at this time.
4.0 ENVIRONMENTAL REVIEW
The California Environmental Quality Act (CEQA) does not apply because the General Plan
Annual Report does not constitute a “Project” under CEQA Guidelines Sec. 15378.
5.0 NEXT STEPS
As the Community Development Department leads the City in the implementation and updating
of the General Plan, it also takes the lead in the update of the General Plan Annual Report.
However, staff from all City departments contributed significantly to the report.
Any comments made by the Commission during review of the General Plan Annual Report will
be addressed by staff before the report is forwarded to the City Council for consideration. The
Planning Commission can also direct staff to provide the Commission with additional information
or analysis on specific topics from 2020 program implementation.
6.0 ATTACHMENTS
1. 2020 General Plan Annual Report
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City of San Luis Obispo
2020 General Plan Annual Report
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Community Development Department
Our Mission Statement
Our mission is to serve all persons in a positive and courteous manner and help ensure that San
Luis Obispo continues to be a healthy, safe, attractive, and enjoyable place to live, work, or visit.
We help plan the City’s form and character, support community values, preserve the
environment, promote wise use of resources, and protect public health and safety.
Our Service Philosophy
The City of San Luis Obispo Community Development Department (CDD) staff provides high
quality service when you need it. We will:
• Listen to understand your needs;
• Give clear, accurate and prompt answers to your questions;
• Explain how you can achieve your goals under the City’s rules;
• Help resolve problems in an open, objective manner;
• Maintain high ethical standards; and
• Work to improve our service.
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Acknowledgements
City Council
Heidi Harmon, Mayor
Erica A. Stewart, Vice Mayor
Carlyn Christianson
Jan Marx
Andy Pease
Planning Commission
Hemalata Dandekar, Chair
Robert Jorgensen, Vice Chair
Michael Hopkins
Steven Kahn
Nicholas Quincey
Michelle Shoresman
Mike Wulkan
City Manager
Derek Johnson, City Manager
Project Management Team
Project Lead: Graham Bultema, Assistant Planner
Cara Vereschagin, Housing Coordinator
Rachel Cohen, Associate Planner
Brian Leveille, Senior Planner
The 2020 General Plan
Annual Report was
prepared by the
Community Development
Department for review by
the Planning Commission
and acceptance by the City
Council. The Community
Development Department’s
Long-range Planning
Division often takes the
lead for staff work
involving the General
Plan. However, all City
departments and advisory
bodies are involved in
General Plan
implementation and have
contributed to the 2020
General Plan Annual
Report.
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Staff Contributors
Adam Fukushima, Active Transportation Manager
Alexander Fuchs, Parking Services Supervisor
Brian Amoroso, Operations Captain
Cassia Cocina, Code Enforcement Supervisor
Chris Read, Sustainability Manager
Christine Wallace, Neighborhood Outreach Manager
Devin Hyfield, Recreation Manager
Doug Carscaden, Recreation Supervisor
Freddy Otte, City Biologist
Gamaliel Anguiano, Transit Manager
Gaven Hussey, Parking Program Manager
Greg Avakian, Parks and Recreation Director
James Blattler, Administrative Analyst
Jeff Smith, Interim Police Chief
Jennifer Metz, Utilities Project Manager
Jennifer Rice, Transportation Planner/Engineer III
Keith Aggson, Fire Chief
Kyle Bell, Associate Planner
Kyle Van Leeuwen, Associate Planner
Lee Johnson, Interim Economic Development Manager
Lindsey Stephenson, Recreation Manager
Luke Schwartz, Transportation Manager
Matt Horn, Public Works Director
Megan Weeks, Transit Coordinator
Meghan Burger, Recreation Supervisor
Michael Codron, Community Development Director
Molly Cano, Tourism Manager
Robert Hill, Sustainability & Natural Resources Official
Shawna Scott, Senior Planner
Teresa McClish, Special Projects Manager
Tyler Corey, Principal Planner
Vanessa Nichols, Permit Services Coordinator
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Table of Contents
Community Development Department ........................................................................................................ 2
Our Mission Statement .................................................................................................................... 2
Our Service Philosophy .................................................................................................................... 2
Acknowledgements ....................................................................................................................................... 3
City Council ...................................................................................................................................... 3
Planning Commission ....................................................................................................................... 3
City Manager .................................................................................................................................... 3
Project Management Team ............................................................................................................. 3
Staff Contributors ............................................................................................................................ 4
Table of Contents .......................................................................................................................................... 5
List of Figures ................................................................................................................................... 6
List of Tables .................................................................................................................................... 6
Introduction .................................................................................................................................................. 7
Background ................................................................................................................................................... 8
General Plan Element Updates ..................................................................................................................... 9
COVID-19 Pandemic – Local Emergency Response .................................................................................... 12
Community Development Department ...................................................................................................... 14
Planning and Building Activity..................................................................................................................... 17
Regional Housing Needs Allocation (RHNA) Progress ................................................................................ 20
Residential Growth ..................................................................................................................................... 25
Non-Residential Growth ............................................................................................................................. 26
Specific Plan Implementation and Development ....................................................................................... 27
Municipal Code Updates ............................................................................................................................. 33
Climate Action Plan ..................................................................................................................................... 34
Economic Development .............................................................................................................................. 35
Policy Initiatives .......................................................................................................................................... 38
Water Supply............................................................................................................................................... 39
Circulation ................................................................................................................................................... 40
Safety 46
Neighborhood Wellness .............................................................................................................................. 55
Conservation & Open Space Protection ..................................................................................................... 57
Parks & Recreation ...................................................................................................................................... 59
Conclusion ................................................................................................................................................... 66
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List of Figures
Figure 1 - Total Planning Applications Received per Calendar Year, 2018-2020 .......................... 17
Figure 2 - Net Annual Growth Rates of Non-Residential Sectors, 2016-2020 .............................. 26
Figure 3 - Fire Department Twitter Impressions, 2019-2020 ....................................................... 47
Figure 4 - Monthly Noise Party Calls for Service, 2020 ................................................................. 56
List of Tables
Table 1 - City Resolutions Adopted Related to the
Local Emergency from the COVID-19 Pandemic ........................................................... 13
Table 2 - Building Permits Issued, 2018-2020 ............................................................................... 18
Table 3 - Building Division Project Statistics, 2018-2020 .............................................................. 18
Table 4 - Valuation of Construction, 2018-2020 ........................................................................... 19
Table 5 - Progress Towards Meeting 6th Cycle Quantified Objectives (1/1/19 - 12/31/28) ......... 20
Table 6 - LUE Table 3, One Percent City Population Growth Projection ...................................... 25
Table 7 - Residential Growth Rates, 2015-2019 & 2020 ............................................................... 25
Table 8 - Margarita Area Development Status, 2020 ................................................................... 27
Table 9 - Orcutt Area Development Status, 2020 ......................................................................... 28
Table 10 - Avila Area Development Status, 2020 ......................................................................... 29
Table 11 - San Luis Ranch Area Development Status, 2020 ......................................................... 31
Table 12 - City Water Resource Availability, 2020 ........................................................................ 39
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Introduction
The General Plan is a comprehensive statement of the City’s goals and how those goals will be
achieved over the long-term. Policies and programs in the General Plan provide guidance to the
public, staff and decision-makers on development-related issues. The General Plan is adopted
and amended by the City Council, after considering recommendations by citizens, appointed
advisory bodies, other agencies, and City staff.
Each year, the City publishes an Annual Report on the status of its General Plan and provides an
overview of actions taken to implement the Plan during the past year, as provided by California
Government Code Section 65400. This report is provided to help citizens and City officials gauge
progress towards achieving the City’s stated goals and objectives. It is also an opportunity to
review how well the Plan’s programs are being implemented. The Annual Report fulfills the
requirements of State law, and the General Plan itself. According to Land Use Element Policy 11.3
the City shall prepare an annual report on the status of the General Plan, which is to include the
following items:
A) A summary of private development activity and a brief analysis of how it helped meet
General Plan goals;
B) A summary of major public projects and a brief analysis of how they contributed to
meeting General Plan goals;
C) An overview of programs, and recommendations on any new approaches that may be
necessary;
D) A status report for each General Plan program scheduled to be worked on during that
year, including discussion of whether that program's realization is progressing on
schedule, and recommendations for how it could better be kept on schedule if it is
lagging;
E) A status report on how the City is progressing with implementing its open space
preservation policies and programs;
F) Updated population or other information deemed important for the plan.
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Background
State law requires each city and county to adopt a general plan that
addresses seven topics, typically referred to as “elements.”
Additional topics, or general plan elements, may be included. The law
also requires general plans to be comprehensive, internally
consistent and provide a long-term perspective. The Governor’s
Office of Planning and Research publishes General Plan Guidelines,
which includes the following basics:
• Geographic Comprehensiveness: The general plan must cover all
of the territory in the jurisdiction’s boundaries.
• Regionalism: The general plan must take into account regional
plans for transportation, air quality and water quality, and must
spell out measures needed to meet federal or state standards for
the region.
• Issue Comprehensiveness: General plans must address the
jurisdiction’s physical development over the long term, but
because the general plan is the most comprehensive expression
of the general welfare, it should also recognize social and
economic concerns.
• Internal Consistency: All of the general plan elements must be
internally consistent. Each element’s data, analyses, goals,
policies, and programs must be consistent and complement one
another. This includes consistency with area and specific plans.
• Long-Term Perspective: The general plan must address the
welfare of current & future generations, although the time-
frames may vary between elements. The Housing Element, for
instance, must be updated every five to eight years.
State law says a City’s general plan should be kept current. The City
of San Luis Obispo does this through this annual review process,
comprehensive updates, and through amendments. Updates to
entire elements are done as needed and include a look at underlying
conditions and preferences. Amendments are typically smaller in
scope and involve changing one part in a way that fits within the
overall framework. Consideration of amendments are triggered by
private applications or by direction from the City Council.
Changes to the City of San Luis Obispo General Plan require hearings
by the Planning Commission and by the City Council. The type of
notice provided for the hearings depends on the type of proposed
change, but always includes a descriptive item on the meeting
agenda, which is published in the newspaper. The City’s website and
public access television channel provide additional information.
City of
San Luis Obispo
General Plan
Elements
Land Use
Update Adopted
December 2014
Circulation
Update Adopted
December 2014
Housing
Update Adopted
November 2020
Conservation and
Open Space
Revised 2014
Safety
Revised 2012
Parks and
Recreation
Adopted 2001
Water and
Wastewater
Revised 2018
Noise
Adopted 1996
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General Plan Element Updates
Parks & Recreation Element and Master
Plan Update: Parks + Recreation Blueprint
for the Future: 2021-2041
In 2018, the City Parks and Recreation and
Community Development Departments engaged
consultant services, WRT, for the purposes of the
Parks and Recreation Element and Master Plan
Update. The Parks and Recreation Commission
(PRC) is serving as the primary advisory body for this
work effort.
The purpose of the update of the City’s Parks and
Recreation Element and Master Plan is to address
current and future needs for the City of San Luis
Obispo’s parks, recreation facilities, programs, and
services consistent with the objectives outlined in
the adopted 2017-2019 and 2019-2021 financial
plans. Community engagement, including initial
stakeholder meetings, pop-up events, multiple
public workshops and forums, and a community
survey were conducted 2018-2020. The public will
continue to be engaged in a positive and creative
way so that the results are representative of
community values, desires, and needs. In March
2021, the Public Review Draft General Plan Element
and Master Plan Update was released and
introduced to the PRC and the public at PRC
meetings and a public forum. Parks and Recreation
and Planning Commission recommendations will go
to City Council late spring/early summer of 2021.
Major City Goals for FY 19-21:
Housing – Facilitate the
production of housing with an
update of the Housing Element,
including an emphasis on
affordable housing (including
unhoused people) and workforce
housing through the lens of
climate action and regionalism.
Climate Action – In response to
the climate crisis, continue to
update and implement the Climate
Action Plan for carbon neutrality,
including preservation and
enhancement of our open space
and urban forest and planning for
resilience.
Sustainable Transportation –
Enhance accessible regional
transit, bicycle, and pedestrian
mobility to promote a transition
to a car-free or shared-car
lifestyle and to reduce
greenhouse gases.
Fiscal Sustainability &
Responsibility - Continue to
implement the City’s Fiscal
Responsibility Philosophy with a
focus on efficiencies, strategic
economic development, unfunded
liabilities, and infrastructure
financing (Funding the Future).
Downtown Vitality - Support the
economic and cultural heart of
the City with attention to safety,
maintenance, infrastructure, and
amenities.
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Housing Element Update
In 2019, the City began work on the 6th Cycle
Housing Element update and continued that work
through 2020. The update process is a tool to
modify housing policies and programs to reflect
the changing needs, resources, and conditions in
the community, and to respond to changes in
state and federal housing law. The Housing
Element is the only element that must be updated
on a set schedule and then certified by the State.
The City does not construct housing but is
required by the State to demonstrate that it can
accommodate a specific number of units that
meet specific income categories within a specific
time frame known as the Regional Housing Needs
Allocation (RHNA). RHNA is produced by the
California Department of Housing and Community
Development (HCD) and identifies the projected
housing needs in the region as part of the periodic
updating of local Housing Elements of the General Plan. HCD finalized its RHNA allocation
determination for the San Luis Obispo region at 10,810 units for the 10 -year production period
(December 31, 2018 to December 31, 2028) and the number of housing units allocated to the
City has been identified as 3,354.
The City conducted 12 public meetings and public outreach opportunities including presentations
and online surveys over the last year. Most public meetings and outreach events were hosted
and attended virtually due to the COVID-19 pandemic. Comments and direction provided at these
meetings, as well as through the public engagement process and the Housing Major City Goal,
were important for informing proposed modifications to the goals, policies, and programs within
the Housing Element. In addition to feedback from the public and advisory bodies, staff worked
with HCD to make sure the Housing Element complied with recent changes to Housing State Law.
The Housing Element update includes a residential land capacity analysis that shows that the City
can sufficiently meet its RHNA allocation. Based on this analysis, the City has approximately 387
acres of vacant, underutilized, or deteriorated property that can accommodate approximately
4,140 dwelling units. This is well above the 3,354 units allocated to the City. On November 17,
2020, the City Council adopted the updated 6th Cycle Housing Element and staff submitted the
adopted Element to HCD. Once a jurisdiction has adopted their housing element, it is required to
be submitted for review and certification by HCD. The Housing Element is the only Element in the
General Plan that requires this review and certification process. HCD has 90 days to review the
adopted Housing Element. The City anticipates that HCD will certify the adopted Housing Element
by March 22, 2021.
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Safety Element Update
In the Spring of 2020, the City started work on a
comprehensive assessment of the community’s
vulnerability to climate change impacts called “Resilient
San Luis Obispo” through a grant awarded from Caltrans
in the amount of $435,250. The City has partnered with
the Local Government Commission (LGC), a 501(c)3 non-
profit organization who has extensive experience in public
engagement in climate change adaptation and in
facilitation projects. Additionally, the City is currently
participating with the CivicSpark, a statewide program
through the LGC for a Fellow to work on the project. The
project is also supported by a competitively procured
consultant team for technical and climate modeling work,
as well as with committed staff resources from the San Luis Obispo Council of Governments. The
project includes current and future hazards assessment, comprehensive vulnerability
assessment, local and state policy audits, robust community outreach and education, a menu and
prioritization of adaptation options and specific integration and work plans. Importantly, the
scope of work also includes capacity building for City staff and dissemination to regional partners
to ensure implementation. The project, along with the 2019 Hazard Mitigation Plan update, will
form the technical foundation for the comprehensive upda te to the Safety Element of the
General Plan in compliance with SB-379, SB-1035 and other state law.
Community outreach activities completed since
the project started have included a community
wide survey, the first community-wide forum
webinar, presentations to community
stakeholders, and the solicitation and
establishment of a 15-person community
Resilience Roundtable supported by community
working groups for specific subjects. Through a
project feature “Stories of a Resilient SLO” the City
continues to solicit stories in various written and
video formats to share and promote
understanding of how community members have
overcome past challenges to inform the project
and discuss resiliency.
The stories, Baseline Conditions Report, and other information is posted on the project website
(https://www.lgc.org/resilient-slo/).The City anticipates that the Safety Element will be renamed
the Community Resilience and Public Safety Element and is targeted to be completed in 2022.
Community Outreach - Stories of a Resilient SLO
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Land Use Element and Water and Wastewater Management Element
In August 2020, the City Council adopted amendments to Land Use Element, Policy 1.13.2 and
Water and Wastewater Management Element, Program A 7.3.4 broadening the existing language
to consider delivery of both non-potable and recycled water supplies outside the City limits
through short-term water supply contracts. With the adopted amendments Land Use Element
Policy 1.13.2 now states:
Provision of non-potable or recycled water outside of City limits may only be considered in compliance
with Water and Wastewater Element Policy A 7.3.4 and the following findings:
A. Non-potable/recycled water is necessary to support continued agricultural operations.
B. Provision of non-potable/recycled water will not be used to increase development potential of property
being served.
C. Non-potable/recycled water will not be further treated to make it potable.
D. Prior to provision of non-potable/recycled water, the property to be served will record a conservation,
open space, Williamson Act, or other easement instrument to maintain the area being served in
agriculture and open space while non-potable/recycled water is being provided.
E. Provision of non-potable and recycled water will not impair the City’s ability to maintain an adequate
water supply that meets projected water demand at buildout under the General Plan including the
required reliability reserve.
Water and Wastewater Management Element, Program A 7.3.4 now states:
Consider the potential to deliver available non-potable or recycled water supplies to customers outside
the city limits, including analysis of policy issues, technical concerns, and cost recovery, provided it is found
to be consistent with the General Plan.
COVID-19 Pandemic – Local Emergency Response
In response to the global COVID-19 pandemic in 2020, the City’s Emergency Operations Plan was
implemented which established the City Council as the City’s Disaster Council. As part of this plan,
the City’s Emergency Operations Center (EOC) was activated, in which the City Manager was
designated as the Emergency Services Director and a central command of roles was designated
as responsible for carrying out disaster management functions. Throughout the 2020 calendar
year, the City also adopted several resolutions as the City continued to adapt to the effects of the
COVID-19 pandemic locally. Summaries of these resolutions can be seen in Table 1. Specific
actions that the City implemented in order to prioritize public health and address local economic
impacts of the pandemic included delaying late fees and penalties from unpaid transient
occupancy taxes for vacation rentals in February and March (Res. 11105), suspension of certain
sections of the Municipal Code such as parking regulations & sign regulations (Res. 11116),
allowing downtown businesses and restaurants to expand space onto sidewalks and streets to
allow customers to maintain social distancing (Res. 11118), suspending parking rates for parking
structures and deferring future parking rate increases (Res. 11127), and extending deadlines for
discretionary approvals, cannabis operator permits, and building permit applications (Ord. 1683
& Res. 11131). Throughout this report, details are also given about specific actions that each City
department enacted in response to the ongoing COVID-19 pandemic throughout 2020.
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Table 1 - City Resolutions Adopted Related to the Local Emergency from the COVID-19 Pandemic
Res. 11099
(March 2020)
• Proclaiming a local emergency within the City related to the
COVID-19 pandemic
• Enacting emergency delays on evictions
• Prohibiting alcohol serving and sales on St. Patrick’s Day
(Proclamation 1)
Res. 11102
(March 2020)
Adopting the federal emergency and federal grant procurement
procedures
Res. 11104
(March 2020)
• Affirming actions of the emergency services director and expressly
affirming actions of the County as applicable and enforceable
within City jurisdiction
• Closing bars and alcohol establishments due to COVID-19
(Proclamation 2)
Res. 11105
(March 2020)
Authorizing the City’s tax collector to delay late fees and penalties for
delinquent transient occupancy tax received for stays during
February and March 2020
Res. 11106
(April 2020)
• Proclaiming the continuing existence of a local emergency
regarding the COVID-19 pandemic
• Imposing a city wide safety enhancement zone and penalties up
to $1,000 for violation of public health orders
Res. 11113
(April 2020)
Proclaiming the continuing existence of a local emergency regarding
the COVID-19 pandemic, extending the state of local emergency
through May 16, 2020
Res. 11116
(May 2020)
Enforcement of portions of the Sign Regulations and the Parking
Regulations sections of the City Municipal Code shall be suspended
until stay at home & social distancing orders are terminated
Res. 11117
(March 2020)
Authority given to the City Manager to use unassigned fund balance
from fiscal year 2018-19 above required reserve levels to be used for
emergency measures related to public health & safety
Res. 11118
(May 2020)
• Approval of the City Outdoor Public Space Program (Open SLO)
• Expanding space to be available on streets and sidewalks for
businesses to allow customers to maintain physical distancing
Res. 11127
(June 2020)
• Deferment of future parking rates increases, suspending current
hourly parking rates for parking structures, and reducing rates for
monthly parking programs
Res. 11131
(June 2020)
Extending discretionary approvals, building permit applications, and
cannabis permits
Res. 11132
(June 2020)
Affirmation that racism is a public health crisis & urging public health
officials to declare racism a public health emergency
Res. 11138
(July 2020)
• Affirming actions of the Emergency Services Director
• Closing bars for the July 4th weekend and subsequently limiting
bar capacities (Proclamation 3)
Res. 11152
(August 2020)
Approval of temporary closures of City streets for special events,
construction, or other purposes (Proclamation 5)
Source: City of San Luis Obispo, 2020
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Community Development Department
Customer Service and Process Improvements
In 2020, the Community Development Department continued to monitor and improve
procedures to ensure the utmost level of efficiency and customer service. In response, the
Department launched the following programs throughout the year:
InfoSLO: The City originally launched the portal InfoSLO in 2018 that allows members of the
public to search for a variety of information on properties citywide. InfoSLO allows you to search
for parcel history including permits, plan cases, inspections, and code cases. Parcels can be
searched by address or Assessor’s Parcel Number, or by an interactive map to browse parcel
information across the City. In 2019, upgrades provided the opportunity to research and export
permit and plan history for any address in the City and set up the framework for online permit
applications and payment of fees. Building upon the work of the last two years, in 2020 the City
launched the ability to submit certain applications online and to pay fees associated with
planning entitlements and building permits. This effort was implemented quickly as a result of
the COVID-19 pandemic that forced the Planning and Building counters to close to in-person
submittals. By allowing online submittals and payments, staff has been able to continue to
support and work with the community on various development projects.
Tenant Improvement Permit Processing (TIPP-FAST)
In 2020, the Community Development Department implemented the Tenant Improvement
Permit Processing (TIPP-FAST) program to streamline the review of tenant improvement (TI)
projects. The program was initially designed to assist business and property owners with timely
reopening and needed modifications to business operations in response to the COVID -19
pandemic. However, the program is available to all qualifying tenant improvement projects.
Coordination with Other Agencies
In addition to City-initiated efforts to implement the General Plan, City staff responded to
development plans and applications from other agencies in 2020 and coordinated with other
agencies on General Plan priorities. Some examples include:
Airport Land Use Commission: City staff reviewed the draft Airport Land Use Plan update and
provided comments to the Airport Land Use Commission (ALUC) and their County staff liaison on
the need for continued collaboration to ensure ALUP update policies are compatible with the City
General Plan. The ALUP update is anticipated to be adopted in the Spring or early summer
timeframe of 2021.
County of SLO: City staff provided comments on several projects proposed in the County
including an office project, cannabis delivery projects, tentative map proposals, and a proposed
hillside development.
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Amtrak-LOSSAN: Community Development staff and other key City staff participated in the
technical design charette held by the Los Angeles-San Diego-San Luis Obispo Rail Corridor Agency
(LOSSAN) for expansion and/or relocation of the existing Amtrak layover facility in San Luis
Obispo at the Roundhouse site. The goal of the project is to increase overnight layover and
storage capacity to support service goals and objectives outlined for the Amtrak Pacific Surfliner
as outlined in the 2018 California State Rail Plan. While the charette was focused on technical
and operational aspects of the rail users such as Amtrak and Union Pacific, City staff provided
input on key aspects where City infrastructure is affected and commented on compatibility,
historic preservation, design, and circulation.
San Luis Obispo Council of Governments: In 2020, SLOCOG was instrumental in obtaining
funding for the City through the Regional Early Action Planning Grants (REAP). The funding is
provided by the State of California be used for technical assistance, preparation, and adoption of
planning documents and process improvements to accelerate housing production and facilitate
compliance to implement the sixth cycle of the regional housing needs allocation . The City
received $283,003 in grant funding to update the Inclusionary Housing Ordinance and expand
the City’s Objective Design Standards.
Regional Housing Action Team: The City, along with the County, and the seven local cities within
the county have each updated their Housing Elements for the new 6th Cycle RHNA. The County
has taken a lead role in fostering collaboration among all the cities, SLOCOG, and County to
develop the region’s first “regional chapter” that is now a part of all eight local agencies’ Housing
Elements. The regional chapter contains eight policies that support housing at a regional level.
Cal Poly Master Plan Cal Poly Master Plan Update: Through the
first half of 2020, City staff worked with Cal Poly staff and their
EIR consultants on the updated Draft EIR (published in December
2019) to address previous concerns raised by the City when a
Draft EIR was published for the Cal Poly Master Plan Update in
2017. The result was a successful outcome with a memorandum
of understanding for future collaboration between the City and
Cal Poly in multiple areas such as water and sewer infrastructure,
multi-modal transportation, and linking enrollment increases to
availability of on campus housing. This is in addition to various
ongoing agreements with Cal Poly regarding transit service, water
and wastewater, fire protection, and cooperative policing.
Cal Poly Master Plan Update 2035
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California Department of Transportation (Caltrans): Progress continues with preliminary
engineering and environmental review for the Prado Road/US 101 Interchange Project, which
directly involves a Caltrans facility, and the Prado Road Bridge Replacement over San Luis Obispo
Creek, which is funded by a Caltrans Highway Bridge Program grant. The Prado Bridge Project
anticipates construction to begin in the 2022-23 fiscal year, with the Prado Interchange following
in 2024. The City has also continued collaboration with Caltrans on improving traffic signal
coordination between City and Caltrans intersections near the Los Osos Valley Road/US 101
interchange.
Local Agency Formation Commission (LAFCO): In November 2019 and March 2020, respectively,
the City Council approved the filing of two applications and requests for LAFCO to initiate
proceedings for annexation of the Fiero Lane-Clarion Court and East-Airport areas located within
the Airport Area Specific Plan (AASP). The Fiero Lane-Clarion Court annexation area consists of
30 parcels and approximately 39 acres of land and the East Airport annexation area includes 33
parcels, and 58 acres of land. Annexation of these areas was anticipated in the General Plan and
AASP, and these areas will support existing and future development including a mix of industrial,
manufacturing, commercial, and office uses. LAFCO approved both the Fiero Lane-Clarion Court
and East Airport annexations in November 2020.
In September 2020, in addition to the approval of the Froom Ranch Specific Plan, the City Council
authorized the filing of the Froom Ranch annexation application and request for LAFCO initiation.
This area consists of approximately 110 acres of primarily undeveloped land adjacent to Los Osos
Valley Road. This area was anticipated to be annexed and developed and is identified as Madonna
on LOVR Special Focus Area 3 in the General Plan. An application with LAFCO was filed in February
2021 and will be considered by LAFCO in Spring 2021.
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Planning and Building Activity
Application totals are tracked in real-time using live dashboards from our EnerGov permitting
system. Tracking of applications and permits serve as an indicator of development trends and a
tool for budget forecasting.
Yearly Planning Application Trends
Figure 1 indicates all planning applications received for each calendar year for 2018, 2019, and
2020. Some examples of the types of applications include use permits, architectural reviews,
subdivisions, zoning amendments, environmental reviews, and administrative actions. In 2020,
the total number of planning applications decreased by nearly 30 percent from 2019. Notable
decreases in application types were architectural reviews, Homestay use permits, and tentative
subdivision requests, which all decreased by about 50 percent.
Figure 1 - Total Planning Applications Received per Calendar Year, 2018-2020
Source: Community Development Department, 2020
227
338
242
0
50
100
150
200
250
300
350
400
2018 2019 2020Number of ApplicationsItem 4
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Building Permits and Plan Reviews
Building permits are issued for various projects ranging from the relatively simple (e.g ., water
heaters, window change outs, reroofing, etc.) to the more complex projects (e.g., additions and
new buildings). Plan reviews are typically required for the more complex projects where it is
necessary to review proposed design documents for code compliance.
Table 2 - Building Permits Issued, 2018-2020
BUILDING PERMITS ISSUED
2020 2019 2018
permits units permits units permits units
Single Family 297 297 171 171 159 159
Multi Family 20 150 17 340 19 135
Commercial 2 2 12 0 15 0
Residential Additions / Alterations 221 0 369 0 252 0
Commercial Additions / Alterations 92 0 141 0 129 0
Motel Rooms 0 0 0 0 1 113
TOTAL 632 449 710 511 575 407
Source: Community Development Department, 2020
Table 2 depicts the number of building permits issued over the past 3 years. In 2020, 317 permits
were issued for single-family and multi-family projects, representing 447 residential units.
Table 3 - Building Division Project Statistics, 2018-2020
PROJECT STATISTIC 2020 2019 2018
Plan Check Applications Submitted 1,438 1,883 1,468
Source: Community Development Department, 2020
Table 3 shows the number of plan check applications conducted by the Building Division over the
last 3 years. Development activity remained strong in 2020, despite a decrease in applications
received from mid-March thru May. Application submittals are expected to remain strong
throughout 2021.
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Valuation of Construction
Construction valuation is a good indicator of the level of private investment in building
construction. Table 4 depicts the annual construction valuation over the past 3 years. The total
valuation decreased by $40,759,801 from 2019 to 2020, which reflects the decrease in number
of issued permits as displayed in Table 2 above.
Table 4 - Valuation of Construction, 2018-2020
VALUATION OF
CONSTRUCTION 2020 2019 2018
Single Family 53,949,613 28,025,973 24,299,569
Multi Family 8,225,494 33,606,072 21,161,540
Commercial 17,475,937 16,980,878 20,430,385
Residential Additions /
Alterations 7,834,680 42,924,804 14,780,483
Commercial Additions /
Alterations 11,178,790 17,886,588 19,815,863
Total Valuation $98,664,514 $139,424,315 $100,487,840
Source: Community Development Department, 2020
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Regional Housing Needs Allocation (RHNA) Progress
Quantified Objectives
Under State law, each city and county in California is required to develop programs designed to
meet their share of the surrounding region's housing needs for all income groups, as determined
by the region’s council of governments. The State Department of Housing and Community
Development (HCD) identifies housing needs for all regions of the State. Councils of governments
then apportion the regional housing need among their member jurisdictions. The Regional
Housing Needs Allocation (RHNA) process seeks to ensure that each jurisdiction accepts
responsibility, within its physical and financial capability to do so, for the housing needs of its
residents and for those people who might reasonably be expected to move there. State housing
law recognizes that housing need allocations are goals that jurisdictions seek to achieve;
however, they are not intended as production quotas. The allocations are included in each
jurisdiction’s Housing Element so that plans, policies, and standards may be created to help meet
housing needs within the element's planning period.
The City has a new total RHNA allocation of 3,354 housing units to plan for in the new 6th Cycle
Housing Element. HCD has allowed the City 10 years to meet the new 6th Cycle RHNA allocation.
This means that the City is allowed to count all issued building permits from January 1, 2019 until
December 31, 2028 as credit towards achieving the 6th Cycle RHNA allocation. Additionally, HCD
has allowed the City to count half of the total of newly issued accessory dwelling unit (ADU)
permits in the “low income” affordability level count for 2020, due to a market study recently
completed by the County of San Luis Obispo. These 30 affordable ADU units, along the other
affordability level totals are shown in Table 5 below.
Table 5 - Progress Towards Meeting 6th Cycle Quantified Objectives (1/1/19 - 12/31/28)
Income Level
(% of County Median Income)
6th Cycle
RHNA
Allocation
Building Permitted Units Issued by Affordability Total Units by
Income Level
Total Units
Remaining by
Income Level
Year 1
(2019)
Year 2
(2020)
Years 3 – 10
(2021 - 2028)
Extremely Low &
Very Low
Deed
Restricted 825
0 14 - 14
811 Non-Deed
Restricted 0 0 - 0
Low
Deed
Restricted 520
6 0 - 6
484 Non-Deed
Restricted 0 30 - 30
Moderate
Deed
Restricted 603
8 5 - 13
590 Non-Deed
Restricted 0 0 - 0
Above Moderate 1,406 523 416 - 939 467
Total Units 3,354 537 465 - 1,002
Total Remaining for RHNA Period: 2,352
Source: Community Development Department, Building Permits Issued, 2020
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Affordable Housing
In 2020, the City continued to implement the Inclusionary Housing Ordinance, and has seven
Affordability Agreements in process through the long-term affordability program. To date, the
City also has approximately $81,000 available for assisting future affordable housing
construction. Two major highlights from 2020 include the finalization of two new affordable
housing projects:
Branch Street Apartments – TMHA
In June 2019, the City Council approved a
grant award in the amount of $330,000
from the City’s Affordable Housing Fund to
Transitions-Mental Health Association
(TMHA) to assist with the acquisition and
rehabilitation of an existing, 6-unit
property for new affordable housing. In
the Spring of 2020, THMA finished both
interior and exterior renovations of the
units and moved-in six low-income adults
with a mental health diagnosis that were
formerly homeless.
Courtyard at the Meadows – HASLO/SLONP
At the end of 2020, the Housing Authority of San Luis Obispo (HASLO) finalized construction on
the Courtyard at the Meadows. This affordable housing development offers 36 new housing
units, exclusively available to very-low and low income families. These 1-bd, 2-bd, and 3-bd
apartments are tucked against the South Hills Open Space, in the Serra Meadows neighborhood
off Prado Road.
Branch Street Apartments
Courtyard at the Meadows
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Funding and Grant Programs for Housing-Related Programs
1. Community Development Block Grant Program (CDBG): The CDBG program provides
annual funding for eligible affordable housing projects and support for the homeless
shelter. Over the past eight years the CDBG Program has allocated over $2,700,000
towards affordable housing and approximately $940,000 towards homeless services.
Projects funded for the 2020 Program Year included homeless services and affordable
housing land acquisition for a new 100 percent affordable housing project to be owned
and managed by Peoples’ Self-Help Housing Corporation (PSHH), titled Broad Street Place.
2. San Luis Obispo County Housing Trust Fund (HTF): The HTF provides financing, technical
assistance, and advocacy to increase the supply of affordable housing in the City. HTF staff
serve as a resource to City staff working with developers on affordable housing projects.
The City continued to support the HTF with $40,000 from the Affordable Housing Fund
to help support ongoing operating costs.
3. SB2 Grant: The Planning Grants Program provisions of SB2 is intended for the preparation,
adoption, and implementation of plans that streamline housing approval and acce lerate
housing production. The City received a grant of $160,000 in January 2020 to develop and
adopt a flexible density program that would allow for additional, smaller residential units
(150-600 sq. ft.) within the Downtown, Upper Monterey and Mid-Higuera planning areas.
4. Local Early Action Planning (LEAP) Grant: LEAP provides funding to jurisdictions for the
preparation and adoption of planning documents, process improvements that accelerate
housing production and facilitate compliance in implementing the sixth cycle of the
regional housing need assessment. The City applied and was granted the full amount of
$150,000 in August 2020 to fund staff time to complete the City’s 6th Cycle Housing
Element update.
5. Regional Early Action Planning (REAP) Grant: REAP provides funding for technical
assistance, preparation, and adoption of planning documents and process improvements
to accelerate housing production and facilitate compliance to implement the sixth cycle
of the regional housing needs allocation . The City applied and was granted $283,003 in
December 2020 to be used to update the Inclusionary Housing Ordinance and expand the
City’s objective design standards and revise the development review process to expedite
application processing and accelerate housing production.
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Homelessness Solutions
With the effects of the COVID-19
pandemic bringing new urgency to
the City’s goal of addressing
homelessness in San Luis Obispo,
City Council actions will result in an
enhanced, regional effort in
2021. In local government,
counties are primarily responsible
for leading efforts to address
homelessness, yet the impacts
often are borne directly by cities. In
the past year, the City of San Luis
Obispo responded to 32
encampment fires and 516 medical
incidents involving people
experiencing homelessness,
removed 70 tons of trash, and
cleaned up 135 illegal
encampments. In all, $679,000 in
City funds were spent on cleanup
and maintenance activities related
to homelessness. The City also
provided $157,000 to the 40 Prado
homeless shelter for programs and
operations, as well as funding for a
part-time social worker to assist
homeless persons, be a resource for Downtown businesses and conduct job readiness training.
Earlier this month, the City Council approved the hiring of a full -time contract position (for two
plus years) to coordinate the City’s participation in regional efforts dedicated to addressing
homelessness including defining a larger strategy focused on achieving measurable outcomes for
the community.
The new contract position has been funded through June 2023. Short term objectives include
developing a Homelessness Strategic Plan for the City that is supported by regional efforts and
builds upon existing partnerships with the County, cities, and other regional nonprofit partners
to maximize services available. During this funding period the determination of long-term
resource needs for the City for the preparation of the City’s 2023-25 Financial Plan will be
assessed. The $300,000 investment in the new contract position supplements existing City
investments and programs including:
Addressing Homelessness - Statistics
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Grants-in-Aid Program
The City’s Grants-in-Aid program, overseen by the Human Relations Commission, provides
financial support to non-profit organizations that promote the economic and social wellbeing of
the community including homeless prevention programs, support services, affordable and
transitional housing opportunities, hunger and malnutrition prevention, and supportive and
development services for children and seniors. The City has allocated $150,000 to the GIA
program annually for Fiscal Years 2019-20 and 2020-21.
Community Action Team
The Community Action Team (CAT) began with the San Luis Obispo Police Department with two
officers whose patrol focus was on the Downtown core and contacting homeless individuals. In
2018, social worker John Klevins, MSW, joined CAT through a partnership with Transitions Mental
Health (THMA) and the County of SLO. Klevins works side-by-side with SLOPD Officer Tim Koznek
focusing on outreach and preventive engagement with the City’s most vulnerable population s.
Over the last year, CAT engaged with over 500 people, and of those, 127 were treated for mental
health, substance abuse, or other issues. CAT also connects people with resources to find housing
and other services such as veterans’ benefits, social security, and educational opportunities.
Partnerships with Downtown SLO and CAPSLO
The City provides funding for the Downtown Ambassador Program and a Social Enterprise Job
Training Initiative. This includes the provision of a part -time social worker to assist homeless
persons and be a resource for Downtown businesses. It also allows CAPSLO and the Downtown
Ambassador to recruit homeless individuals for basic cleaning duties as part of job training.
Funding for these initiatives come from Local Revenue Measure (Measure G-20) revenue from
the current fiscal year. Measure G-20 was passed by the voters as part of the November 2020
election and identified priorities included addressing homelessness. The City of San Luis Obispo
implemented the Make Change Count to create awareness about the negative impacts of
panhandling and provide an alternative through donation stations. Currently, there are 7
donation meters located throughout downtown San Luis Obispo.
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Residential Growth
The Land Use Element policy related to residential growth (LUE 1.11.2) states that the City’s
housing supply shall grow no faster than one percent per year, on average, based on established
thresholds shown in Table 6 (Table 3 in the Land Use Element). This policy was modified in 2010
under Ordinance No. 1550 to an average of one percent per year over the five-year Housing
Element planning period. Affordable Dwellings restricted to residents with extremely low, very
low, low, or moderate incomes, new dwellings in the Downtown Core (C-D zone), and legally
established accessory dwelling units are exempt from these regulations (M.C. 17.144.020.D).
Table 6 - LUE Table 3, One Percent City Population Growth Projection
Year Approximate Maximum
Number of Dwelling* Anticipated Number of People
2013 20,697 45,541
2015 21,113 46,456
2020 22,190 48,826
2025 23,322 51,317
2030 24,512 53,934
2035 25,762 56,686
Estimated urban reserve capacity: 57,200
Source: Land Use Element, City of San Luis Obispo General Plan, Table 3, page 1-37.
*2013 population based on CA Department of Finance data and projected based on 1
percent annual growth.
Based on the Community Development Department’s residential construction permit data, the
City has maintained a six-year average annual growth rate of 0.60 percent per year, in compliance
with the one percent maximum average annual growth rate, as shown in Table 7.
Table 7 - Residential Growth Rates, 2015-2019 & 2020
Year New Units Total Units LUE Estimated Units
(1% Growth)
Units Available for
Future Allocation
2015-19 445 21,240 21,975 735
Average Growth Rate 2015-19 (%): 0.47%
2020 261 21,501 22,190 689
Growth Rate 2020 (%): 1.21%
Six Year Average Annual Growth Rate 0.60%
Source: 2020 Building Permits finaled, Community Development Dept.
The LUE Policy 1.11.2 (Residential Growth Rate) states that the approved specific plan areas may
develop in accordance with the phasing schedule adopted by each specific plan provided
thresholds established by LUE Table 3 are not exceeded. In 2020, the City issued permits for 210
new units within specific plan areas (of the 261 total units), which contributed significantly to the
1.21 growth rate for 2020.
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Non-Residential Growth
Based on final building permits, 34,352 square feet of net new non-residential floor area was
added to the City in 2020, resulting in an annual growth rate of 0.29 percent. Figure 2 illustrates
the net annual non-residential growth rate from 2016 to 2020. Non-residential growth includes
office, services and manufacturing, retail, hotel, and institutional uses.
Figure 2 - Net Annual Growth Rates of Non-Residential Sectors, 2016-2020
Source: Building Permits Finaled, Community Development Department, 20 20
Note: Demolition of nonresidential square footage included in calculations.
Land Use Element Policy 1.11.4 states that each year, the Council will evaluate the actual increase
in non-residential floor area over the preceding five years. The Council shall consider establishing
limits for the rate of non-residential development if the increase in non-residential floor area for
any five-year period exceeds five percent. The five-year net non-residential growth rate for 2016
through 2020 was 2.23 percent.
Each year, City Council has considered whether or not to implement limits to new non -residential
floor area and has decided against establishing limits. If limits are established , they would only
apply to certain types of new commercial floor area, such as new offices or new retail
establishments outside of the downtown core. Since the five-year growth rate is less than five
percent (2.23 percent) establishing limits to new non-residential floor area is not necessary at
this time.
0.70%
0.46%
0.33%
0.44%
0.29%
0.00%
0.10%
0.20%
0.30%
0.40%
0.50%
0.60%
0.70%
0.80%
2016 2017 2018 2019 2020Growth RateYear
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Specific Plan Implementation and Development
The General Plan requires approval of specific plans as a precursor to development of the City’s
major expansion areas. Specific plans typically contain more detailed land-use and design
standards than the General Plan and address the timing and financing of public facilities. Specific
plans can supersede the Zoning Regulations or lead to amendments of the Municipal Code. The
process for adopting a specific plan is similar to the process for adopting or amending a section
of the General Plan.
Margarita Area Specific Plan
The Margarita Area is located in southern San Luis Obispo and is bounded by South Higuera
Street, Broad Street, Tank Farm Road, and the ridge of the South Hills. Primarily envisioned for
residential development with another 68 acres slated for residential and business park uses.
Proposals for the Margarita area thus far have included mainly single-family homes with portions
of open space and pedestrian network advancing.
The Margarita Area is ideally suited to accommodate San Luis Obispo’s planned residential
growth for the near future as the area provides convenient access for residents to employment,
shopping, and recreation. Community goals for this area include up to 868 homes in a wide range
of housing types. Table 8 below displays the status on development in the Margarita Area.
Table 8 - Margarita Area Development Status, 2020
Projects Address Commercial Dwellings Status
Toscano 3000 Calle
Malva
-
168
Planning Entitlements - Approved
Public Improvements - Under Construction
Building Permits Issued– Under
Construction
Toscano
Affordable
Housing
3065 Lucca
38 Planning Entitlements - Approved
Serra Meadows 408 Prado - 169 Construction Complete
Serra Meadows
Prado Frontage
3420 Serra
Meadows
- 31 Construction Complete
Courtyard at
Serra Meadows
3725
Orcutt
- 36 Construction Complete
Prado Business
Park 301 Prado 159,663 -
Planning Entitlements – Approved
Public Improvements - Under Review
Building Permits – Under Review
Total 159,663 442
Source: Community Devleopment Department, 2020
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Orcutt Area Specific Plan
Nestled at the base of the Santa Lucia foothills, the Orcutt Area provides a variety of scenic
resources for residents of the area and travelers along Orcutt Road and Tank Farm Road,
including views of Righetti Hill, Islay Hill and the Santa Lucia foothills.
Located along the southwestern edge of the city limits of San Luis Obispo and bounded by Orcutt
Road, railroad and Tank Farm Road, the area encompasses 230 acres of land at the base of
Righetti Hill. The Orcutt Area Specific Plan calls for a residential neighborhood with up to 979
homes and a variety of housing types, parks and recreational opportunities including bicycle and
pedestrian paths, and natural habitat and visual resource protection in open space areas.
The City envisions the area including hillside and creek open space areas with bike and pedestrian
paths, and a public park with a potential school site surrounded by residential neighborhoods.
Table 9 below displays the status on development in the Orcutt Area.
Table 9 - Orcutt Area Development Status, 2020
Projects Address Dwellings Commercial
Sq. Ft. Status
Bullock Ranch 3580 Bullock 192 585 Planning Entitlements – Under Review
Pratt Property 3750 Bullock 35 3,400
Planning Entitlements - Approved
Public Improvements - Under Review
Building Permits – Under Review
Imel Ranch 3777 Orcutt 18 - Construction Complete
South Morros 3725 Orcutt 53
Planning Entitlements - Approved
Public Improvements - Under Construction
Building Permits Issued – Under Construction
Vinifera 3700 Ranch
House 40 Planning Entitlements – Approved
Building Permits – Under Review
Righetti Ranch
Subdivision 3987 Orcutt 304 -
Planning Entitlements - Approved
Public Improvements - Under Construction
Building Permits Issued – Under Construction
Tiburon Place
(Affordable) 3750 Bullock 68 Planning Entitlements - Approved
Building Permits – Under Review
Jones Subdivision 3761 Orcutt 65 15,070
Planning Entitlements - Approved
Public Improvements - Under Construction
Building Permits Issued – Under Construction
Jones Mixed-Use 3806 Ranch
House 9 10,400 Planning Entitlements – Under Review
West Creek: Vintage 1355 Orcutt 105 Construction Complete
West Creek: Noveno 1355 Orcutt 67
Planning Entitlements - Approved
Public Improvements - Under Construction
Building Permits Issued – Under
Construction
Total 956 29,455
Source: Community Devleopment Department, 2020
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Airport Area Specific Plan
Avila Ranch Development Plan
In 2017, the City Council approved the
Avila Ranch project to enable the
development of 720 residential units
and 15,000 square feet of
neighborhood commercial uses on a
150-acre site north of Buckley Road
within the boundaries of the Airport
Area Specific Plan (“AASP”).
An application for Major Development
review of Phases 1 through 3 of
development was submitted in
December 2020. This area would
include up to 297 dwelling units in the R-2 zone portion of the plan area. This application is still
undergoing staff review and has not yet been scheduled for Architectural Review Commission or
Planning Commission consideration. Table 10 below displays the status on development in the
Avila Area.
Table 10 - Avila Area Development Status, 2020
Projects Address Dwellings Commercial
Sq. Ft. Status
Avila Ranch SFR 175 Venture 297 - Planning Entitlements – Under Review
Source: Community Devleopment Department, 2020
Northwest Corner Project
The Northwest Corner mixed-use project consists of an assisted living and commercial center
component at the corner of Broad Street and Tank Farm Road. On September 15, 2020, the City
Council approved the 133 unit Westmont Assisted Living Facility and approved a rezone and
General Plan Amendment to be consistent with the Community-Commercial and Special Focus
General Plan designation. Council’s approval also consisted of adoption of an Mitigated Negative
Declaration of Environmental Impact (MND) and approval of a subdivision that anticipated
subsequent development of a commercial center along Broad Street and at t he Corner of Broad
Street and Tank Farm Road. An application for the commercial center is now under review with
61,000 square feet in four buildings including an Integrated Cancer Care Center and three
restaurant and retail pads.
Avila Ranch Site Plan
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650 Tank Farm
In 2019, the City Council adopted a Resolution adopting the Final IS-MND for the 650 Tank Farm
Mixed-Use Project which included an Airport Area Specific Plan Amendment, General Plan
Amendment, an associated mobile home park conversion, and conceptual site plan; and adopted
an Ordinance changing the zoning of the subject property from Business Park (BP -SP) and
Medium Density Residential (R-2-SP) to Service Commercial with the Specific Plan overlay (C-S-
SP) to be consistent with the General Plan and Airport Area Specific Plan.
In 2020, the applicant submitted their detailed architectural and site plans for the rezoned,
project site. The mixed-use project includes a 17,500 square foot, two-story commercial
structure, 249 residential units that are housed within 18 three-story structures, and a 4,325
square-foot single story clubhouse. On October 14, 2020, the Planning Commission reviewed the
detailed architectural and site plan and supported the recommendations of the Tree Committee
and the Architectural Review Commission to approve the project design. The City is currently
reviewing building plans for the project.
600 Tank Farm
On December 9, 2020, the Planning Commission held a 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. The Project EIR is currently under review, and it is anticipated that the
Planning Commission will be in a position to hold a public hearing on the Draft EIR in 2021.
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 been proposed on the adjacent property 650 Tank Farm. The
proposed mixed-use project consists of 280 residential units and approximately 12,500 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.
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San Luis Ranch Specific Plan
The San Luis Ranch Specific Plan
project includes a mix of 657
residential units up to 114,300 square
feet of general commercial/retail
space, 150,000 square feet of office
development, and a 200-room hotel.
Public Improvement Plans (PIPs) have
been approved for onsite
improvements associated with VTTM
3096, and improvements are
underway, including the extension of
backbone roadways and utilities
through the site. Much of the
extension of Dalidio Drive into the site
is completed, and the extension of
Froom Ranch Way through the site will
likely be completed by Spring 2021.
PIPs have also been approved for offsite improvements associated with Froom Ranch Way west
of the site to its intersection with Los Osos Valley Road. Table 12 below displays the status on
development in the San Luis Ranch Area.
Table 11 - San Luis Ranch Area Development Status, 2020
Projects Address Dwellings Commercial
Sq. Ft.
Hotel
Rooms Status
Commercial
Center
1035
Madonna
77 114,300
Planning Entitlements – Pending
Public Improvements - Under Review
Building Permits – Pending
SpringHill
Suites - 200
Planning Entitlements - Approved
Public Improvements - Under Review
Building Permits – Under Review
NG-10 Single-
Unit Residences 198
Planning Entitlements - Approved
Public Improvements - Under Construction
Building Permits – Under Construction
NG-23 Single-
Unit Residences 83
Planning Entitlements - Approved
Public Improvements - Under Construction
Building Permits – Under Construction
The Orchard 296
Planning Entitlements - Approved
Public Improvements - Under Construction
Building Permits – Under Construction
Total 654 114,300 200
Source: Community Devleopment Department, 2020
San Luis Ranch Site Plan
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Froom Ranch Specific Plan (Madonna on LOVR)
The pre-application and Specific Plan
and General Plan Amendment
initiation request process for the
Madonna on Los Osos Valley Road
(LOVR) Specific Plan was initiated in
May 2015. The conceptual project was
presented to the City Planning
Commission and City Council in 2015
and 2016. In 2017, several advisory
bodies were introduced to the Specific
Plan, and staff and the applicant
received preliminary comments from
the Parks and Recreation Commission,
Cultural Heritage Committee, and
Architectural Review Commission. The
Notice of Preparation of an
Environmental Impact Report (EIR)
scoping meeting was held at a Planning
Commission hearing in July 2017.
Preparation of the Draft Environmental Impact Report was initiated in 2018 by City -consultant
AMEC Foster-Wheeler (Wood Environment & Infrastructure Solutions, Inc.), including:
preparation of the EIR Project Description, peer reviews of applicant-prepared technical studies,
submittal of supplemental technical reports by the applicant in response to the peer rev iews,
preparation of administrative draft EIR sections, and consultation with Native American tribal
representatives. Review steps in 2019 included additional advisory body review and preparation
and circulation of the Draft EIR. The Final EIR was released in June 2020, and following advisory
body hearings, the City Council certified the Final EIR and approved the Specific Plan, General
Plan Amendment, Pre-zoning of the property, and the associated Vesting Tentative Tract Map in
September 2020. The City Council also authorized initiation of an annexation application with
LAFCO, which is anticipated to be considered by LAFCO in spring 2021.
A major component of the Froom Ranch Specific Plan, as approved by the City Council, is a Life
Plan Community (LPC) known as Villaggio, which would provide a variety of independent and
assisted senior living units, memory care beds; skilled nursing beds; and a wellness center and
ancillary services. In addition to the LPC, the Specific Plan includes: approximately 174 multi-
family units; 100,000 square feet of commercial retail uses; a 3.6-acre trailhead park, which
would incorporate onsite historic structures; and over 60 acres of land designated for
conservation/open space.
Froom Ranch Site Plan
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Municipal Code Updates
Zoning Regulations – Accessory Dwelling Unit Ordinance Amendments
In February of 2020, the City Council adopted updates to the Accessory Dwelling Unit (ADU)
Ordinance in response to changes in California state law. Properties where ADUs can be
established were expanded to include non-owner-occupied properties, lots with multiple existing
units, and within existing or proposed multifamily structures. Due to these changes, the
Community Development Department received nearly double the number of building permit
applications for ADUs, with approximately 35 applications in 2020 compared to near 70 in 2019.
These numbers do not include ADUs proposed with the constructing of a primary residence on
the same permit, which have also increased.
Building Code & Reach Code Updates (Clean Energy Choice Program for New Buildings)
The Clean Energy Choice Program for New Buildings supports all-electric and low GHG emissions
new buildings with requirements for fossil fuel powered buildings to be more efficient and for
solar panels to be installed on nonresidential buildings (among other minor provisions). The
program also includes incentives and technical support. In September 2019, City Council adopted
Resolution R-11044 (2019 Series) stating its preference for all-electric buildings. In July of 2020,
City Council adopted Ordinance No. 1684 and No. 1685 to add local amendments to the Energy
Code in Title 15 and to amend Title 17 to provide limited term regulatory flexibility to support all-
electric new buildings. At the time of this report, the majority of new building permits have been
for all-electric new buildings. Staff will return to Council with a program participation update in
summer of 2021 and again in 2022 concurrent with the state triennial code update.
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Climate Action Plan
The Climate Action Plan for Community Recovery
(CAP) was adopted in September 2020. City staff
spent much of 2020 preparing for CAP adoption.
The Plan contains quantified strategies to reduce
greenhouse gas (GHG) emissions that effectively
lays the groundwork to achieve Council’s adopted
goal of community carbon neutrality by 2035. It
also serves as the City’s CEQA Qualified
Community GHG Reduction Strategy and includes
CEQA GHG Emissions Threshold and Guidance and
Checklist for plans and projects to demonstrate consistency with the Climate Action Plan’s GHG
emissions reduction strategy, and if consistent, allow tiering from the existing programmatic
environmental review contained in the adopted IS-ND for the Climate Action Plan.
Foundational actions detailed in the CAP include a combination of programs, projects, and
initiatives that stimulate emissions reductions across six decarbonization pillars and facilitates
implementation of several policies in the Land Use, Circulation, Conservation and Open Space
Elements. The CAP was drafted amidst a robust community outreach process, and staff intend to
continue engagement throughout the implementation process. The City anticipates updating the
CAP every three years to expand existing foundational actions and add new ones based on
emerging emissions reduction strategies and technologies.
The community identified Climate Action as a Major City Goal for the 2019-21 Financial Plan. The
Climate Action Major City Goal in the 2019-2021 Financial Plan was focused on building agency
and community capacity to implement climate action at the speed and scale needed to address
the climate crises and to begin work centered on adaptation and resilience. The City also joined
Central Coast Community Energy (3CE, formerly Monterrey Bay Community Power) in January
2020. Since becoming a member jurisdiction, staff have worked with 3CE staff and the City’s
representative board members to support programs and initiatives that benefit San Luis Obispo.
In the Fall of 2020, research and planning for a comprehensive building retrofit program was
initiated. City staff convened a cohort of peer cities across the central coast to collaborate on
existing building decarbonization strategy development, community outreach, and technical
building stock analysis. Seeking technical support and project funding, staff presented the cohort
as a practical approach to piloting existing building decarbonization strategies to various agencies
and nonprofit organizations. City staff reconvened the interdepartmental Green Team for the
Lead by Example initiative in the Fall of 2020. Staff engaged with participants from each
department to introduce the council-adopted goal of carbon neutral City operations by 2030,
collaboratively identify priorities, develop near and long-term emissions reduction measures, and
execute tasks. Various immediate tasks staff supported include the CIP proposal process, the
Fleet Replacement Policy Update, and the employee bicycle payroll financing program.
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Economic Development
The City’s Economic Development Strategic Plan (EDSP) was adopted by City Council 2012 and
was revised in 2015. The EDSP focuses on creating a system that supports and sustains industries
creating head of household jobs. The EDSP is organized into four overarching strategies:
• Break Down Barriers to Job Creation
• Actively Support Knowledge & Innovation
• Promote and Enhance the San Luis Obispo Quality of Life
• Build on Existing Efforts and Strengthen Regional Partnerships
The EDSP was scheduled to be updated in 2020 , but due to the COVID-19 pandemic, the update
has been postponed until 2021 or 2022. While the majority of the Economic Development efforts
in 2020 were focused on local response to the COVID-19 pandemic, many of those efforts also
contributed to the goals outlined in the EDSP. Examples of this include programs initiated to
speed tenant improvements, breaking down barriers to job creation, and working with partners
such as Downtown SLO, the Chamber of Commerce, and the Hothouse on communication and
education built on regional partnerships.
Public Infrastructure Financing
In April 2018, the City adopted updated development impact fees that are charged to new
development for a range of transportation, parks, public safety, and water and sewer capital
facilities and infrastructure that are important to the City’s future and quality of life. The
economic vitality of the City is linked to critical investment in its urban infrastructure system. The
City’s changing economic circumstances, approval of new Specific Plans, and implementation of
the City’s Public Infrastructure Financing Framework policies, which warranted the update o f
existing fees and the creation of new fees. In addition, the City has implemented two different
Community Facilities Districts. The first is in the Avila Ranch Area for the purpose of funding
maintenance services on public infrastructure. The second is in the San Luis Ranch Area for the
purpose of funding construction of public infrastructure. New budget policies in the 2019-21
Financial Plan guide City decision-making with respect to these types of land-based financings.
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Tourism and Community Promotions
The City’s Tourism and Community Promotions activities
remain a vital economic development function for the City of
San Luis Obispo, however the effects from the ongoing
COVID-19 pandemic have had a significant impact on these
efforts. Travel into San Luis Obispo abruptly stopped in
March 2020, something that this region has never
experienced before. After experiencing strong growth in
transient occupancy tax (TOT) over a 10-year period, the City
saw a sharp decline of approximately 38 percent in TOT
collections in 2020 resulting in just under $5 million dollars
of tax revenue – the smallest collection since 2010. The
decline in TOT can be directly attributed to the decline in
occupancy. In 2020, the annual average occupancy rate of 49 percent compared to 70 percent in
2019. The most impacted months were March through May and then again in December.
In response to the pandemic, the City implemented a COVID-19 Response Plan in March 2020
through the work of the Tourism Business improvement District Board (TBID). This plan was
revised in September 2020 to include steps for immediate actions, actions for large-scale
outbreaks or a citywide shutdown, as well as a recovery marketing plan. Although these plans
were in place, tourism advertising for the City was completely stopped from March through
August to protect community health and safety. In the fall of 2020, the City began advertising,
but paused efforts again in December in response to the Statewide Regional Stay-at-Home order.
During this same period, the Promotional Coordinating
Committee (PCC) continued their commitment to
enhance the San Luis Obispo experience for residents. The
PCC initiated beautification efforts in the downtown, such
as the “SLO Happy You’re Here” mural, as well as the
continuation of the community-wide light pole banner
program. Additionally, the PCC modified the City’s
Cultural Grants-in-Aid (GIA) program in response to
COVID-19 restrictions. The PCC provided a reimagined
program to contribute vital promotional grants to local
non-profit organizations for virtual, passive or hybrid
experiences as a way to enrich the social, cultural, and
diverse community events and activities available during
this time. In 2020, the PCC also implemented a robust
“Support Local” campaign in response to the COVID-19
pandemic that included a multi-channel paid advertising plan, local public relations, social media
content strategy and business support. Since its launch in spring of 2020 to the end of the 2020
calendar year, the campaign earned over 1 million impressions across the full program elements.
Archway to Happiness - Marsh Parking Garage
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Homestay Rentals
In 2015 the City Council adopted Ordinance No. 1611 (2015 Series) to develop rules and
requirements for short-term rentals (commonly referred to as the Homestay program) to protect
public health, safety, and welfare within the City.
Since the ordinance’s adoption, the City has approved over 125 Homestay Permits. In an effort
to ensure that Homestays are operating in compliance with the ordinance, the Community
Development Department began proactive compliance enforcement. This work effort consists of
maintaining a database of active permitted and unpermitted homestay within the City’s
jurisdiction; ongoing monitoring for compliance with zoning and permit compliance , including
systematic outreach to non-compliant homestay property owners; and tax remittance
monitoring. Since August 2018, to further support the ongoing tax remittance, the City reached
an agreement with Airbnb to collect Transient Occupancy Taxes (TOT) and any other required
assessments, including Tourism Marketing District (TMD) and Tourism Business Improvement
District (TBID) assessments, that are generated by the operation of a homestay.
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Policy Initiatives
Cannabis Ordinance
On November 25, 2019, the City’ s first non- storefront retail (delivery) cannabis business opened
and has since been operating. On August 1, 2020, the City’ s first retail storefront cannabis
business opened and has since been operating. Cannabis was deemed by the State of California
to be an essential service during the statewide Stay-at-Home Order in response to the COVID-19
pandemic, which went into effect on March 19, 2020. As such, operators in the City have been
able to stay open throughout the COVID-19 pandemic. The State and City have also provided an
avenue for cannabis operators to conduct curbside pickup, however, retailers are also able to
continue in person shopping in compliance with public health guidelines.
The remaining two permitted retail storefront operators are at various stages of the permitting
process. One retail storefront has completed the land use permitting process and is expected to
open by April 2021. The other retail storefront operator is working through the land use permit
process. The City’s first microbusiness is expected to be open by June of 2021. The City permitted
an additional two cannabis non-storefront retail businesses from two application periods in
2020, one from January and the other from the annual application period in July.
On January 19, 2021 City Council received an annual cannabis update from the 2020 calendar
year and adopted updates to the cannabis program. The City Council adopted an operator
permit renewal fee of $39,634.38 for all cannabis operators in the City, which was a significant
reduction to the operator permit fees initially adopted by City Council in 2018. Likewise, City
Council adopted a minor update to Chapter 9.10 and 5.10 of the Municipal Code which places
all cannabis operators on an operator permit renewal cycle in line with the Fiscal Year.
Additionally, the City annexed a non-storefront cannabis business into the City, approved
through the Fiero Lane Annexation. This was the first existing cannabis business annexed into the
City and City staff met with the business multiple times to discuss the annexation process and
approach to bring the business under the City’ s cannabis regulations. Furthermore, City Council
approved waiving the annexed business’ operator permit renewal fee obligation from the time
of annexation to July 1, 2021 in order to support the successful transition and continued
operation of the existing business in the City’ s jurisdict ion.
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Water Supply
During the 2020 Water Year (October 1, 2019 to September 30, 2020), the City obtained water
from four sources: Salinas Reservoir (Santa Margarita Lake); Whale Rock Reservoir; Nacimiento
Reservoir; and recycled water from the City’s Water Resource Recovery Facility (WRRF).
Table 12 - City Water Resource Availability, 2020
Water Resource 2019 Annual Availability
Salinas Reservoir (Santa Margarita Lake) and Whale Rock Reservoir 4,910 AF Safe Annual Yield1
Nacimiento Reservoir 5,482 AF Dependable Yield2
Recycled Water 215 AF 2019 Annual
Usage3 Siltation to 2060 (500 AF) WWME Policy4
A$4.2.24 TOTAL 10,107 AF
Source: 2020 Water Resources Status Report, Utilities Department, 2019.
1Safe Annual Yield is the quantity of water which can be withdrawn every year while operating both reservoirs in coordinated operations under
critical drought conditions. The City’s Safe Annual Yield Model was updated in 2018 to reflect drought conditions that ended in 2017.
2Dependable Yield is the contractual amount of water the City has right to from Nacimiento Reservoir.
3The quantity of recycled water included is the actual prior year’s recycled water usage (2019) per WWEA7.2.2.
4Reservoir siltation is a natural occurrence that reduces storage capacity over long periods, resulting in the reduction of safe annual yield.
In 2020, availability from these sources equaled 10,107 acre-feet, as shown in Table 12. This
supply meets the projected primary water supply need at General Plan build out of 7,496 acre-
feet, plus an additional 1,204 acre-feet for a reliability reserve and a secondary water supply of
1,407 acre-feet.
The primary water supply was calculated using the City’s
build-out population (57,200 people)1 and the water use
rate of 117 gallons per capita. The reliability reserve was
calculated using the City’s 20209 population (45,920) and
20 percent of the aforementioned water use rate. The
secondary water supply includes the remaining water
resources. Additional information is available in the
City’s annual Water Resources Status Report. The 2020
Report is available at the Utilities Department website:
https://www.slocity.org/government/department-
directory/utilities-department/documents-and-files.
1The City’s population projection of 57,200 persons, from the General Plan Land Use Element, is based one percent growth annually between
2014 and 2035. By policy, certain housing types and areas are excluded from this growth rate and projection (affordable housing, etc.). The
City’s estimated Primary Water Supply need is based on projected population but encompasses all water demand in the City (residential, non-
residential, and irrigation). During the 2020 Water Year, single-family and multi-family residential water demand was 65.8 percent of total City
water demand.
Santa Margarita Lake
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Circulation
Transportation Improvements
The following transportation planning/engineering projects and programs were implemented in
2020, consistent with goals and policies in the Circulation Element of the General Plan.
Vehicular
Numerous traffic signal and intersection optimization improvements were completed as part of
the City’s Traffic Operations Program and ongoing traffic signal management responsibilities.
• Numerous traffic safety improvements were implemented as part of the City’s Traffic
Safety Program including striping modifications and sign replacements, such as installing
stop signs at the intersections of Johnson/Toro, Victoria/Caudill, Cuesta/Dartmouth and
Calle Malva/Calle Lupita.
• Design for signal upgrades at the Marsh/Broad Street intersection underway, with plans
to add signal poles with mast arms in 2021.
• Coordinated design review and construction support for several traffic signal
modifications required by new private development, including modifications to existing
signal equipment and/or new traffic signal installations at the intersections of
Madonna/Dalidio, Los Osos Valley Road/Froom Ranch, Tank Farm/Long and
Orcutt/Sacramento.
• The City’s Transportation Impact Study Guidelines and CEQA impact thresholds were
updated consistent with State Senate Bill 743, to transition from auto congestion/level of
service to vehicle miles traveled (VMT) as the primary metric for evaluating transportation
impacts under CEQA.
• Installed five new streetlights as part of the City’s Annual Streetlight Installation Program.
• Design for the roundabout at California
and Taft Streets is underway. Acquisition
of right-of-way is currently in progress.
• Design for the roundabout at Orcutt and
Tank Farm is complete. Right-of-way
acquisition, utility relocations and
environmental permitting underway,
with construction planned to begin during
summer of 2021.
• A new roundabout was constructed at the
intersection of Orcutt & Ranch House
Road as part of the West Creek
development project.
New Roundabout at Righetti Ranch Rd & Tank Farm Rd
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• Two mobile speed feedback trailers were deployed at over 50 locations consistent with
the City’s radar sign program.
• Progress continues with preliminary
engineering and environmental review
for the Prado Rd / US 101 Interchange
Project and Prado Road Bridge
Replacement over San Luis Obispo
Creek. The Prado Bridge Project
anticipates construction to begin in
2022, with the Prado Interchange
following in 2024.
• As part of improvements for the San Luis Ranch development, a new bridge along Froom
Ranch Way crossing Prefumo Creek began construction.
• The Marsh Street Bridge Replacement project began construction and was completed in
January 2021.
Bicycle / Pedestrian
• Roadway resealing efforts in neighborhoods
between South Street, S. Higuera, Santa Rosa,
and Marsh Streets. Improvements included a
new buffered bike lane on Pismo St., and new
neighborhood greenways on Nipomo and Islay
Streets.
• As part of resealing efforts, new public art
installations were completed along Nipomo,
Morro, Islay & Pismo Streets, including painted
curb extensions (“bulbouts”) and pedestrian
barriers featuring artwork by local artists.
Rendering of the Prado Road / Highway 101 Overpass
New Painted Curb Extension at Islay & Morro Streets
New Bike Lane on Pismo Street
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• The next phases of the Anholm
Neighborhood Greenway Plan are currently
in design, including a multiuse pathway
through the Latter Day Saint’s Church
property connecting Foothill Blvd. to
Ramona Dr., and separated bicycle facilities
along Ramona, Broad and Chorro Streets
connecting into the downtown. Pedestrian
improvements include sidewalk extensions,
curb ramps and high visibility crosswalks at
several intersections. Construction is
planned to begin in the second half of 2021.
• A rapid rectangular flashing beacon (RRFB)
was installed at the intersection of
Monterey/Buena Vista to improve pedestrian
crossing comfort and driver visibility. Additional
pedestrian crossing enhancements are in design
and planned for construction in 2021 at locations
such as South/King, Tank Farm/Poinsettia,
Johnson/Sydney, Islay/Broad and Islay/Osos.
• Staff continued progress with developing
the City’s first Active Transportation Plan,
a comprehensive blueprint to guide future
bicycle and pedestrian projects and
programs citywide. A public review draft
was released in November of 2020 in
preparation of a final draft release in early
2021. Activities included several public
outreach events, including formal evening
workshops and casual neighborhood “pop-
up” events to encourage participation
from community-members who may not
typically attend formal weeknight
meetings, as well as over 19 meetings with
the Active Transportation Committee.
Rendering of the Anholm bike path along Chorro St
Active Transportation Plan community workshop
New RRFB Beacon installed at Monterey & Buena Vista
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• A construction contract for a pedestrian hybrid beacon (PHB) installation on Broad Street
at Woodbridge has been awarded. Construction is scheduled to begin the end of the
summer 2021, providing an often-requested controlled pedestrian crossing along the
South Broad Street Corridor.
• Construction efforts began for the Railroad Safety Trail (Taft to Pepper) project, with
completion scheduled for summer of 2021.
• Due to the ongoing COVID-19 pandemic, many annual educational activities were put on
hold during 2020, including the Bike Rodeo, Walk & Bike to School Days, Bike Month,
Rideshare Week, and the Bike Light Education Pop-up.
• Several pedestrian and bicycle improvements required as part of the San the Luis Ranch
development project began construction, including a new shared-use path on Madonna
Road between Oceanaire and El Mercado, a bicycle protected intersection at
Madonna/Dalidio, and a pedestrian hybrid beacon (PHB) at Madonna/Laguna Lake.
These improvements are expected to be completed in early 2021, with construction set
to begin by spring of 2021 on extension of the Madonna Road shared -use path between
El Mercado and the Madonna Inn entrance.
• In response to the COVID-19 pandemic, the City
activated the “Open SLO” project to initiate a suite
of activities to support businesses and public health
by allowing flexible use of public right-of-way to
support outdoor business use and increase public
space. Activities included temporary
pedestrianization of downtown streets during
nights and weekends, installation of nearly 40
parklets, providing outdoor seating for takeout
dining in Mission Plaza, loaning temporary
barricades to multiple restaurants to support
outdoor dining within private parking lots,
installation of a pilot road diet and buffered bike
lane on Higuera Street to better support safe
outdoor dining and mobility, temporary half-
closure of Monterey Street to increase space for
outdoor dining, bicycle parking and public art, and
allowing additional flexibility for sidewalk dining
throughout the city.
• The City’s supply of short-term bicycle parking continued to expand as part of the City’s
“Racks with Plaques” bicycle rack donation program.
• Due to the ongoing COVID-19 pandemic, Bike valet parking service at the Thursday night
Farmers Market and other events were postponed.
Open SLO - Sidewalk & Street Dining
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• In response to the ongoing COVID-19 pandemic, the City responded by converting many
pedestrian signals from push-button actuation to touchless activation to reduce the
probability of viral spread in the community.
• The Transportation Division completed a focused study on the feasibility of launching a
bikeshare program in the City. Due to the downturn in the industry as a result of the
ongoing COVID-19 pandemic, staff is monitoring bikeshare efforts in other cities for
opportunities to consider a launch at a later date.
Transit
SLO Transit operations performed as follows:
• As result of the ongoing COVID-19 pandemic, in FY 2020, SLO Transit’s ridership was down
27 percent from the prior fiscal year and provided 715,380 trips.
• On March 20, 2020, and consistent with other regional transit providers, service levels
were adjusted down to match ridership demand. Service levels continue to be monitored
and adjusted accordingly.
• At the same time Transit Services also implemented fare-free trips for the remainder of
the fiscal year. This is an industry best practice, to aid the community during emergencies
and improves safety as it reduces contact points with drivers and customers.
• Despite the negative impacts of the COVID-19 pandemic, the Transit Fund is stable largely
due to the infusion of CARES Act supplemental funding which has created an unspent
balance of traditional transit funds (FTA 5307, CA TDA and farebox), contributing to the
overall health of the fund
• Further, the reduction in service demand and provided service levels during the pandemic
have resulted in cost savings that help to offset current losses in revenues.
The Transit program was also able to land a combination of State grants which are being used for
the first two purchase of electric buses to replace two of the transit programs oldest diese l engine
buses. These are anticipated to be delivered in late 2021.
SLO Transit Buses
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Parking Management
Below is a summary of some of the major focus areas related to Parking Management in 2020:
• Economic recovery efforts shaped much of the year for the Parking Division. The division
allocated a majority of its resources to support local businesses and downtown initiatives
• The division assisted with the expansion of parklets to support the continued operation
of local hospitality businesses
• Metered space and parking structure fees were waived for a period of time to support
the return to local businesses for both customers and employees
• Some of the pandemic’s impacts addressed by the division were:
o Reductions to customer base
o Change in customer behavior
o Fluctuating staffing levels
• The division also launched a marketing campaign to increase communication with the
customer base
• Staff distributed informational flyers to local businesses about changes to parking
operations
• Staff completed the installation of parking garage gating and payment HUB equipment
and operating software (garage management equipment)
• Staff began the transition from single space meters to multi-space pay-stations to
improve the customer experience
• Staff continued ADA adjustments required for the single space meter heights
• Staff initiated the Marsh St. Structure elevator repair (expected completion Feb. 2021)
• Staff implemented the Dana Street Parking District and continue to work with community
members to address Council’s requests
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Safety
Emergency Preparedness and Response: Fire Department
Safety Element Policy 9.1 states that there should be adequate planning, organization , and
resources for emergency preparedness and emergency response. Staff has made several
accomplishments in 2020 to meet this policy and have highlighted some of them below.
New E-Bike Program: In 2020 SLOFD made significant
improvement to the department’s ability to provide rapid aid to
individuals encountering medical and traumatic emergencies
while utilizing the City’s extensive Open Space trail systems.
Through a generous donation from the family of the late
Matthew Frank, also known as “SLOStringer”, the Local 3523
Benevolent and Emergency Assistance Relief (B.E.A.R.) fund was
able to purchase and outfit four electronic assist mountain bikes
and subsequently donate them to the Fire Department. Staff
created a new e-bike program which allows first responders to
reach those in need in a fraction of the amount of time it would
take via foot travel to provide faster care and rescue.
Emergency Response: In 2020 SLOFD responded to 5,399 incidents from four strategically placed
fire stations throughout the City. This number is nearly 11 percent lower than 2019, an anomaly
much in part due to the ongoing COVID-19 pandemic. For context, annual call volume has
increased, on average, by 3 percent annually for the 10 years prior. Emergency Response was
accomplished with daily minimum staffing of 14 sworn personnel. To help maintain the daily
minimum of emergency response personnel, the City has continued its investment in two
important programs including a functional movement program to reduce the occurrence and
severity of physical injuries and a new Peer Support Team Pr ogram to maintain
behavioral/mental health.
After transitioning to the Fire Department’s data and report management system, ImageTrend,
in 2017 SLOFD has an increased ability to analyze response data including response times. Safety
Element Program 9.3 provides response performance standards for the City which states that the
Fire Department has set a response-time objective of four minutes and to meet this standard 95
percent of the time. Staff will be updating this metric as part of the next Safety Elemen t update
to reflect Total Response Time (TRT) which includes time from 911 call pickup at the Emergency
Communication Center (ECC) to the time the first fire unit arrives at scene. The TRT objective will
be 7 minutes or less to 90 percent of all light-and-siren emergency in the City.
SLO Fire Dept. E-Bike
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Public Information: SLOFD continued to increase the service of Public Information in 2020 by
expanding the Department’s social media presence (Instagram, Ring Neighborhoods),
establishing a department recorded news line for incidents and newsworthy events in the City of
San Luis Obispo and by sending the Department PIO to additional training prior to the onset of
the COVID-19 pandemic. With the PIO role being formalized at the end of 2019, the department
has increased its ability to provide the media and public with accurate and timely incident
information. Public Information plays a critical role in educating the public to reduce the severity
of emergencies and allows the public to make the right decisions during an emergency. As shown
in Figure 3, In 2020, the department’s twitter account saw a 320 percent increase in annual
impressions from 2019. The Department PIO also assisted the City’s Emergency Operation Center
in 2020 during the COVID-19 Pandemic Activation and support to the response to protests that
occurred in the City during June and July.
Figure 3 - Fire Department Twitter Impressions, 2019-2020
Source: SLO Fire Department, 2020
Coordinated Emergency Planning: Safety Element Program 9.6 states that the City will work
withing the Standardized Emergency Management System (SEMS), an emergency response and
coordination system used throughout California. Additionally, the City will participate in periodic
disaster-response drills, on a regional basis with all involved jurisdictions and involving the media.
In 2020, the Fire Department conducted Emergency Operation Center (EOC) training to key City
Staff to ensure preparedness for EOC activation. This training was critical in preparing staff for
the COVID-19 Pandemic activation. The Fire Department continued coordination with every City
department to ensure all employees, including City Council, have completed the proper SEMS
and National Incident Management System (NIMS) training courses. This training is a
requirement to receive Federal Emergency Management Agency (FEMA) assistance during a
disaster. City employees are required to take a combination of IS-100, IS-200, IS-700, IS-800, and
IS-908 to prepare to be a disaster service worker during an emergency or disaster. Additionally,
staff has worked with Human Resources to ensure that new employees complete the necessary
training in relation to their job in the City.
349,674
1,467,700
-
200,000
400,000
600,000
800,000
1,000,000
1,200,000
1,400,000
1,600,000
2019 2020
Twitter -Tweet Impressions
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Additionally, SLOFD was awarded a FEMA grant to attend a Community Specific Integrated
Emergency Management Course to be held at FEMA’s Emergency Management Institute in
Emmitsburg, Maryland in July of 2020. This training was postponed to 2022 due to the inability
to hold in-person training due the ongoing COVID-19 Pandemic. The Grant offers a weeklong
training course in emergency management and emergency operation center activation and
disaster recovery. All travel, lodging and tuition expenses for up to 75 staff members and
cooperating/partner agencies are covered by the Grant.
Lastly, SLOFD finalized the City’s Update to the Emergency Operations Plan with the creation of
the Comprehensive Disaster Leadership Plan (CDLP), which was formally adopted by the City
Council in the Spring of 2020. The CDLP is in place to describe the City of San Luis Obispo policies
and concepts for responding to major disasters that could affect the health, safety, and property
of the public within the City of San Luis Obispo and includes hazard specific annexes including
Earthquake, Hazardous Materials, Multiple Casualty, Transportation, Fire, Civil Disturbance-
Terrorism-Active Shooter, Diablo Canyon Nuclear Power Plant, Adverse Weather, Extended
Utility Disruption and Pandemic. This plan will be reviewed and exercised periodically and revised
as necessary to satisfy changing conditions and needs.
Preparedness Education: Safety Element Policy 9.14 states that Citizens should be well informed
of hazards and ways to minimize the effects of disasters.
Due to the ongoing pandemic and associated health and
safety concerns the Fire Department was forced to cancel
the 2020 Fire Prevention Week / Open House and adjust
other in-person disaster preparedness workshops for the
Public. In the Fall of 2019, the Department held its first
public Disaster Preparedness workshop with a plan to
deliver additional workshops 2-3 times throughout the
year. To adapt to the need of virtual events during the
COVID-19 pandemic, the Fire Department Hosted a
“Ready-Set-Go: Wildfire Preparedness Webinar” in July
where City Staff presented tools available to the public to
ensure their preparedness for the next wildfire to occur
within the City.
Staff continued to disseminate the many preparedness fliers and videos that were created as
part of the “Prepare SLO” campaign to ensure the Public continued to have the most up to date
tools and information at their disposal. Preparedness resources are available to the public on the
department website and social media accounts.
Fire Prevention event with residents
Ready-Set-Go Webinar informational graphic
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Hazard Mitigation: Fire Department
In 2020, SLOFD coordinated the completion the 2019 Multi-Jurisdictional Hazard Mitigation Plan
(HMP), which was formally adopted by the City Council in June of 2020 after the Federal
Emergency Management Agency (FEMA) and California Office of Emergency Services (CalOES)
reviewed and approved the plan. This HMP will serve as the required update to the City’s 2014
Local HMP (LHMP). The LHMP is incorporated by reference into the Safety Element and should
be consulted when addressing known hazards to ensure the general health and safety of people
within the City of San Luis Obispo. It provides guidance on how to reduce the community’s
vulnerability to natural hazards. This plan calls for annual stakeholder meetings to update
progress and identify collaborative opportunities. The City is required to maintain a current HMP,
which must be updated every five years. Maintaining a current HMP allows the City to apply for
State and Federal reimbursement in the event that the City is impacted by a disaster.
Safety Element Policy 9.0 states that the City
should take several steps in avoiding and
mitigating hazards. As part of hazard
mitigation, SLOFD finalized the City’s first
Community Wildfire Protection Plan (CWPP) in
July of 2019 and utilized the plan to take action
in 2020 including public education and fuel
reduction efforts. City staff continued to
provide wildfire preparedness tools to the
community through news releases, webinars,
social media, and the department website and
coordinated with the County Fire Safe Council
to conduct extensive fuel reduction efforts in
and near the Irish Hills Open Space, a project
with a planned completion date in early 2021. The CWPP is a collaborative plan to guide the City
in addressing fire protection planning efforts occurring in the City to minimize wildfire risk to
watershed lands, assets, firefighters and the public. The CWPP presents the City’s physical and
social characteristics, wildfire history, identifies and evaluates landscape -scale fire hazard
variables, utilizes priority landscape datasets for evaluating wildfire risk, identifies strategic
measures for reducing structural ignitability, public education, and outreach, and identifies
strategic fuel reduction goals and techniques for minimizing wildfire risk. The CWPP is intended
to be a living document managed and updated by the City Fire Department with stakeholder
input and involvement.
Irish Hills / Prefumo Canyon Shaded Fuel Break
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Staff Training: Police Department
Safety Element Program 9.4 states that the City
will train police officers and other City employees
to levels appropriate for their tasks &
responsibilities. In 2020, the Police Department
employed 61 sworn positions and 29.5 non-sworn
positions, for a total of 90.5 full-time employees.
As noted in the 2018 Capital Facilities Fee Program
Nexus Study (i.e. AB 1600 Nexus Study), the
service population (combination of workers and
residents) of 72,800. With the current 61 sworn
officers, the current service level is a ratio of 0.84
sworn officers per 1,000 service population. At
General Plan buildout, the service population is forecasted to grow by approximately 15,500, so
if the same service level ratio were applied, the City would need 13 more sworn officers by 2035.
The California Commission on Peace Officer Standards and Training (POST), which mandates
minimum content and hours for basic and in-service training, regulates the training of police
officers and communication technicians. The Police Department maintained compliance with
POST requirements for in-service training hours for required employees. This was accomplished
in 2020 by sending employees to POST-certified training courses in various topics, with the
associated costs reimbursed by POST, and by providing in-house training for employees. Due to
the ongoing COVID-19 pandemic, many courses were cancelled or held in an on -line capacity.
In 2020 we continued our commitment to having 100 percent of our staff trained in Crisis
Intervention Training (CIT). As new employees are hired, they are sent to CIT training as soon as
possible to maintain our commitment to having a fully trained CIT staff. The primary goals of CIT
is to reduce injuries to officers and mental health consumers during contacts, and to
appropriately redirect mental health consumers from the judicial system to the services and
support needed to stabilize consumers and reduce contact with police.
The San Luis Obispo Police Department (SLOPD) also conducts in-house training through the use
of employees who are certified instructors in a variety of police -related job functions, including
defensive tactics, mobile field force, active shooter and use of firearms. In addition to the
standard police training the department successfully completed our second year with a robust
Peer Support Team to help officers after tragic or traumatic events. The Peer Support Team has
been trained to deal with a wide variety of potential problems and has the ability to give direct
counseling or direct those in need to the proper resources. They have implemented a monthly
employee wellness newsletter providing outreach and information on a regular basis to staff.
Peer Support has provided their expertise to surrounding Law Enforcement agencies over the
past year in response to critical incidents in those jurisdictions.
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Staff Training: Fire Department
Safety Element Program 9.4 states that the will
train fire fighters, police officers, building
inspectors, and public works and utilities staff to
levels appropriate for their tasks and
responsibilities. In 2020, the fire department
employed 45 sworn positions and 12 non-sworn
positions for a total of 57 full-time employees.
Sworn employees logged 10,631 hours of training
in 2020, a 662 hour increase over the previous
year. Employees who participated in the Joint
Apprenticeship Committee (JAC) registered 4,074
hours; a decrease of nearly 3,300 hours from 2019
due to the Recruit Academy that was held that year. JAC provides reimbursable funds back to the
department. The JAC training resulted in over $13,000 in funds returned to the department in
2020. Increased training results in a higher skilled and educated professional firefighter.
Non-sworn employees attended several key
trainings to maintain levels appropriate for their
tasks and responsibilities in 2020. Some of these
trainings include: attendance at the bi-annual
California Conference of Arson Investigators, State
fire investigation training, and introduction to
incident information. Two fire inspectors have
earned international certification as Fire
Investigation Technicians, and the Fire Marshal
has earned Certified Fire Investigator with both
the International Association of Arson
Investigators and the California Conference of
Arson Investigators.
California Incident Command Certification System (CICCS): The California Incident Command
Certification System (CICCS) is a cooperative effort between the State Fire Marshal’s Office and
the California Governor's Office of Emergency Services, Fire and Rescue Branch. CICCS is an all -
hazard qualification and certification system that enhances the ability of the State of C alifornia
to deploy firefighting resources to complex and catastrophic incidents with trained and qualified
personnel. Development of personnel in key field positions minimum training standards,
qualification, and experience requirements when assigned to wildland/urban interface incidents.
These expanded roles allow for a greater depth of knowledge and qualification that further
improves personnel capabilities.
Fire Department Training Exercise
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Mutual and Automatic Aid: Police
Section 9.10 of the Safety Element indicates that the City will work with other jurisdictions to
obtain and follow adequate mutual-aid and automatic-aid agreements. In 2020 there were no
requests for mutual-aid to the San Luis Obispo Police Department for natural disasters. The
Police Department provides Officers to assist surrounding Law Enforcement agencies with
various special events including parades, protests, special events and large-scale investigations.
Typically, our Officers assist many local Police Departments including Santa Maria, Pismo Beach,
Paso Robles, Morro Bay, Atascadero, California Highway Patrol, and the Sheriff’s Department. In
return, many of these agencies assist the San Luis Obispo Police Department in several of our
large scale events including the Women’s March and the Holiday Parade. Due to the ongoing
COVID-19 pandemic, many of the special events throughout the County were cancelled and our
assistance was not needed. Conversely, the City of San Luis Obispo has hosted over 70 protests,
marches and rallies related to social justice and Law Enforcement reform. As a result of these
activities, the City has received a large number of sworn personnel to assist the San Luis Obispo
Police Department in the policing of these events.
The City has participated in a regional Special Weapons and Tactics Team (Regional SWAT) since
2008. The Regional SWAT team allows participating cities to leverage limited resources and
maximize coordination and special expertise during critical incidents. In 2020, the SWAT team
responded to 7 incidents throughout the County and conducted monthly training exercises along
with three scenario-based training days in conjunction with the City’s Crisis Negotiation Team.
Mutual and Automatic Aid: Fire
Safety Element Program 9.10 states that the City will work with other jurisdictions to obtain and
follow adequate mutual-aid and automatic-aid agreements. SLOFD deployed on many requests
for Mutual Aid throughout the State for the historic Fire Season encountered in 2020. Locally,
SLOFD assisted with fires in Pismo Beach and the Creston Area. In total, the Fire Department sent
30 different staff members, some to multiple incidents, who spent a total of 16,601 personnel
hours committed to mutual aid incidents, which equates to over 691 24-hour days.
Fire personnel who are deployed to large-scale incidents receive invaluable on-the-job training,
and the costs associated with their deployment are reimbursed to the City. The statewide mutual
aid system that redeploys SLOFD personnel to assist communities in need is the same system
that sends non-local fire crews to our area when we are in need of assistance.
SLOFD is also a member of the Regional Urban Search and Rescue (USAR), County Hazardous
Materials Response Team, County Fire Investigation Strike Team, County Critical Incident Stress
Debriefing Team, and Incident Command on the County Type III XSL Incident Management Team.
These regional teams provide exceptional service to the communities of participating agencies at
a fraction of the cost of providing that service autonomously.
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Community Action Team (CAT)
CAT Officers continue to identify problems
and crime trends that negatively impact
the quality of life of residents, business
owners and visitors. CAT Officers have
focused on several individuals in our
community who are involved in adverse
and repetitive criminal activities that
negatively impact our community. They
have been successful in working with
others to find alternatives to incarceration
that include enhanced and focused service
placement and transitional housing. The
program has continued to grow and the
relationships in the court system have proven very valuable. This past year the department
completed our second year of service working with a Transitions Mental Health Association
specialist on the CAT team. This partnership has brought the mental health services with the
community to a higher level and has been extremely successful. This added resource has helped
tremendously support the growing needs of the many chronic offenders who suffer from mental
health disorders.
CAT officers work collaboratively with a myriad of individuals and groups, including patrol
officers, investigators, the Neighborhood Outreach Manager, other city departments, social
service providers, business groups, and other governmental agencies as appropriate. The
ongoing COVID-19 pandemic has presented the City with many challenges related to
homelessness and the increase of camps. The CAT Team organized a social services fair to extend
services and resources to some of the most vulnerable in our community.
Multi-Dwelling Property Inspection Program
Multi-Dwelling Property Inspection Program: Under the direction of the Fire Marshal, the Fire
Prevention Bureau inspects all multi-dwelling properties (three or more units) in the City to
ensure that they meet a reasonable degree of fire and life safety. This state -mandated program
helps safeguard residents and visitors who patronize local hotels and generates approximately
$309,000in annual revenue that offsets implementation costs. The Fire Prevention Bureau
subsequently completed about 365 inspections of apartments, hotels, and fraternity/sorority
houses in 2020.
Community Action Team Officers John Klevins & Tim Koznek
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Fire and Life Safety Inspections
Fire and Life Safety Inspections: SLOFD completed only 62 fire and life safety inspections in 2020
due to a stand-down order in response to the ongoing COVID-19 pandemic. In addition, Fire
Prevention Bureau staff completed only 55 inspections of industrial facilities, schools, hospitals
and nursing homes, day care centers and assisted living centers, and large public assembly
occupancies. A portion of these inspections resulted in Fire Code operating permits, which
generates about $100,000 in annual revenue.
Hazardous Materials Inspections
Hazardous Materials Inspections: The Fire
Prevention Bureau serves as a “Participating
Agency” in the County’s Certified Unified Program
Agency (CUPA). Businesses that use or store
hazardous materials in an appreciable quantity,
generate hazardous wastes, or operate
underground or aboveground petroleum storage
tanks are subject to inspection. The Hazardous
Materials Coordinator conducted 139 facility
inspections in 2020, a decrease from 2019 due to
the retirement and subsequent vacancy of the
Hazardous Material Coordinator position.
Vegetation Management
Vegetation Management: While fewer weed complaints were fielded by the Fire Prevention
Bureau in 2020, there was again a significant increase in complaints regarding dead pine trees
due to the pitch canker epidemic. The Fire Department continued to support Natural Resources
and Ranger Service in the fuel reduction projects in City-owned Open Space. In 2020, fuel
reductions efforts were continued in the Bowden Ranch Open Space and the Irish Hills Natural
Reserve helping reduce the threat of wildfire and were aligned with Safety Element Policy 9.0 by
not significantly impacting the environment, including wildlife habitats and views.
Critical Facilities Locations and Reducing Structural Hazards
Critical Facilities Locations and Reducing Structural Hazards: Section 9.19 of the Safety Element
tasks the City with identifying and evaluating hazards in existing structures, with the highest
priority given to critical facilities. This effort includes maintaining and replacing City facilities,
routine code inspections of certain commercial and residential buildings, complaint -based code
inspections for all buildings, mitigating hazards associated with unreinforced masonry buildings
(URM), and outreach regarding structural safety of private wood -frame buildings.
Vegetation Management Efforts in 2020
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Neighborhood Wellness
Land Use Element Program 2.14 states the City will help identify neighborhood problems, and
undertake a wide range of focused development review, capital improvement, and code
enforcement efforts to help residents preserve and enhance their neighborhoods.
Neighborhood Officer Program – Police Department
In 2013, the Police Department launched a Neighborhood Officer Program that divides the City
into 13 distinct “neighborhoods,” each with dedicated patrol officers assigned to address City
neighborhood issues. The Neighborhood Officers act as liaisons between the Police Department,
the community, and a variety of city agencies. Neighborhood officers have continued to be a
consistent “go to” for residents needing assistance with a variety of quality of life concerns.
Neighborhood officers also provided crime preven tion help to Neighborhood Watch groups
throughout the city. In 2020, the Neighborhood Officer program was a strong resource for the
Police Department in communicating directly with residents who needed additional education
related to pandemic requirements related to the Shelter and Stay at Home orders.
Code Enforcement – Community Development Department
The City’s Code Enforcement Office, which reports directly to the Community Development
Department’s Chief Building Official, deals primarily with violations of building codes and zoning
regulations. Examples of code violations that impact neighborhood qua lity include:
• Property Maintenance Violations
• Sign Violations
• Unpermitted Construction
• Substandard Buildings
• Occupancy Violations
• Land Use Violations
• Homestay Violations
In 2020, 143 code enforcement cases were opened in response to request for field inve stigations
and proactive enforcement. These included land use and zoning violations, property
maintenance and substandard building violations, among others. In addition, there were 562
Neighborhood Services code enforcement cases, which included violation such as visible storage,
failure to screen waste containers, overgrown vegetation , and yard parking.
The marked decrease in the number of code cases from 2019 to 2020, reflects the City’s response
to the pandemic and the implementation of the County’s public health order. Proactive
enforcement, code cases not involving immediate health and safety violations, and sandwich
board sign enforcement was temporarily suspended. In coordination with the Police Department
and Economic Development, Code Enforcement focused on providing education and outreach
during the first few months of the pandemic. As the County move through the different tiers,
Neighborhood Services gradually re-started proactive enforcement, and code enforcement
pivoted to ensuring the public health order was followed. Outside of regular code inquiries, code
enforcement staff handled upwards of 700 calls related to business restrictions and compliance.
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Neighborhood Outreach – Police Department
Police Department SNAP employees (Student Neighborhood Assistance Program) continue to
conduct parking enforcement in neighborhoods during evening hours. The pandemic response
changed the way the Police Department managed noise complaints and, in an effort to limit SNAP
staff exposure to the public, SNAP did not work for several months. However, in June 2020, SNAP
staff returned to assist with verifying noise complaints and parking enforcement in the
neighborhoods. SNAP typically issue noise warnings; however, since mid-March 2020, warnings
were not being offered to offending residents, citations for noise and violations of the public
health order were issued by patrol. Prior to the shift in noise response, SNAP issued 69 noise
warnings. In 2020, SNAP issued 1,766 residential parking district violations (no permit, fire lanes,
fire hydrants, parking in disabled spaces, etc.).
In response to the need for non-adversarial processes that address community conflicts, the City
of San Luis Obispo, Cal Poly, Cuesta College, and Creative Mediation, a local non-profit, developed
the SLO Solutions Program in 2004 to offer free conflict resolution and mediation to City
residents. The program served 987 residents in 2020. This is a 10 percent decrease from the year
prior which is being attributed to the mass exodus of students in March and April of 2020.
Challenges typically occurring between student aged residents, their housemates and neighbors
weren’t happening and SLO Solutions services weren’t required.
The pandemic created uncharted territory for every facet of life and the change in patrol noise
response was coupled with the temporary suspension of the party registration program. With
the Shelter and Stay at Home orders, more people were at home. Sensitivity to noise and group
gatherings played a part in the increase of noise complaint calls received by the Police
Department and were also amplified by complaints of violations of the public health order of no
gatherings. In addition, the Disaster Council adopt an emergency safety enhancement zone on
April 7, 2020 which doubled fines for violations of noise and unruly gatherings. The Police
Department received 1,518 complaints of noise in 2020, a 23 percent increase from the previous
year. Figure 4 below provides a monthly overview of noise complaints, Disturbance Advisement
Card warnings and citations issued over the year.
Source: San Luis Obispo Police Department, 2020
Figure 4 - Monthly Noise Party Calls for Service, 2020
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Conservation & Open Space Protection
The General Plan contains many goals, policies and programs focused on open space protection.
The policies apply to sensitive lands within the City’s urban reserve as well as land in the greenbelt
area that is protected for its biological, agricultural, aesthetic and/or watershed protection value.
The Land Use and Circulation Element and Conservation and Open Space Element address this
subject in detail. The highlights of 2020 include:
1. The City purchased a new 266-acre property for conservation purposes that is now being
called Miossi Open Space in 2018 The acquisition protects six different special status wildlife
species and six different special status botanical species, while also serving as critical area of
the upper San Luis Obispo Creek watershed and as a key wildlife migration corridor along
Cuesta Ridge. City Council approved the conservation plan for the property in 2019, and
Natural Resources and Ranger Service staff are now currently working on implementing the
necessary steps to open the property to the public for compatible passive recreational uses
– formal opening of Miossi Open Space is anticipated in Spring 2021.
2. The City received a dedication of Righetti Hill within the Orcutt Area Specific Plan and Natural
Resources and Ranger Service staff are now working on plans to establish a trail system with
associated standard open space amenities. A new boundary fence was established in winter
2020 on the northern side of the parcel – a key step in defining the property area for natural
resources protection and public safety, as well as the neighbor’s privacy.
3. The City completed the on-site conservation easement at San Luis Ranch that will
permanently protect prime farmland. The City also supported and partnered with City Farm
SLO to deliver sustainable agriculture education for students and the community, while
producing healthy local food.
4. Continued invasive species vegetation control along Froom Creek and San Luis Obispo Creek
and continued planting native plants to restore the habitat, including butterfly gardens in in
City parks in support of the Mayors Monarch Pledge; a partnership with the National Wildlife
Federation.
5. Continued to implement the Stormwater Management Program as required by the Regional
Water Quality Control Board (RWQCB). The Plan focuses on improving stormwater quality
through Best Management Practices (BMPs), including construction site monitoring,
municipal operations, development review, littler control, and public participation to reduce
pollution run-off.
6. Continued steelhead trout (Oncorhynchus mykiss) and Pacific lamprey (Entosphenus
tridentatus) surveys along San Luis Obispo Creek with biologists from California Department
of Fish and Wildlife and the U.S. Fish and Wildlife Service. Also, initiated baseline monitoring
of the endangered Chorro Creek bog thistle (Cirsium fontinale var. obispoense)in several City
open space properties in collaboration with Cal Poly botanists.
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7. Natural Resources program staff supported an internship and Cal Poly Master’s Project that
evaluated opportunities for enhancing wildlife crossings of U.S. Highway 101 in the Cuesta
Grade / Cuesta Pass area – a major migration corridor in the northern portion of the City’s
Greenbelt proximate to the Los Padres National Forest and Santa Lucia Wilderness.
8. City staff has partnered with the California Conservation Corps (CCC) with the Greenhouse
Gas Reduction Fund program where the City receives members to help implement the
Wildland-Urban Interface and Integrated Vegetation Management Plan for Open Space
Lands of San Luis Obispo. The CCC worked in the Irish Hills, Terrace Hill, Prefumo Creek and
Bowden Ranch to reduce and remove dead and down material and ladder fuels to preven t
the start and spread of wildfire. Staff are also working with City Fire and the FireSafe Council
to further identify projects to increase the community’s protection along the WUI.
The Panorama Trail at Miossi Open Space
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Parks & Recreation
In 2020, the Parks and Recreation Department showed resiliency in the ability to be nimble and
pivot in order to serve the community through providing recreational programming amidst
challenging times. The following sections highlight the work completed in 2020 related to
response efforts to the ongoing COVID-19 pandemic and how that work is interconnected with
implementing the Parks & Recreation Element of the General Plan:
Collaborative Programs
Sports: The City provides recreation sports opportunities for youth, adults, and seniors. In March
2020, all youth and adult sports leagues were paused due to safety guidelines in response to the
ongoing COVID-19 pandemic, and as a few resumed remotely (Jr. Giants) – the majority did not
return through 2020. In September 2020, Parks and Recreation staff created Youth Sports Clinics
following all COVID-19 safety measures and have served over 760 children in the community.
The Parks and Recreation Sports Division looks forward to the continued collaboration with local
community groups (such as the San Luis Obispo County YMCA and San Francisco Jr. Giants
Baseball program) to form partnerships in effort to provide recreational activities for over 1,200
local children through youth basketball, futsal (indoor soccer), Jr. Giants Baseball Program and
the Major League Baseball Youth Camp. The City’s recreational programming focuses on building
confidence, teamwork, integrity, and leadership skills. The City continues to work collaboratively
with the Youth Sports Association and San Luis Coastal Unified School District to meet the needs
of youth.
Adult recreational sports include adult softball, adult soccer, ultimate Frisbee, table tennis,
volleyball, and dodgeball programs, as well as the introduction of a drop-in basketball league.
Senior sport activities (55+) include Pickleball programs and Boomer Softball. Pickleball
continues to exhibit high popularity with the total number of participants playing on a regular
basis steadily increasing.
Pickleball Practice
Tennis competitors in adult recreational sports
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Community Programs: Parks and Recreation provides high quality programs that are responsive
to industry trends and changing community needs.
In 2020, Community Services pivoted quickly to fulfill the recreation needs of the community
during the COVID-19 pandemic by offering virtual and creative independent recreation
programing in lieu of previously scheduled in-person offerings. Chief among the newly developed
programs was the creation and implementation of the Virtual Rec. Center. The Virtual Rec. Center
is a free one-stop-shop for virtual activities such as physical fitness, crafts, recipes, education and
more. The Virtual Rec. Center was created during the March 2020 stay-at-home order as a means
for the community to keep active and have fun while staying safe at home.
With the ongoing COVID-19 pandemic upending traditional in-person special events, Parks and
Recreation had to get creative with the design and implementation of our regular offerings.
Following all County Health and Safety guidelines Community Services was able to retain many
regular events such as Night Golf, Pix-On-Peaks, and Kids Play Free at the Golf Course. However,
it was necessary to create a new hybrid and/or virtual model to conduct events to keep the
community safe while being healthy and active. For example, Community Services took a
traditional in-person event like the Family Campout and created a backyard-style campout where
families were encouraged to share their photos from their own home campout. Other hybrid and
virtual events included the Holiday Home Light Map, virtual contests such as the Halloween
pumpkin decoration and costume contest, the SLO Skatepark holiday ugly sweater contest, the
gingerbread house building contest, the holiday hike challenge, and the hunt for holidays around
the world. In addition, Community Services created several home and neighborhood scavenger-
themed events during the holidays. These scavenger hunts were geared toward safe family fun
at home and in the neighborhood.
Although special events needed to be revamped due to the pandemic, the Community Gardens
were a safe haven for our community. There are five Community Garden locations throughout
San Luis Obispo, with 100+ garden plots available to City residents to lease. The Parks and
Recreation Department continues to offer online program registration and satisfaction surveys
to its customers.
SLO Triathlon: Due to safety guidelines in response to the
ongoing COVID-19 pandemic, the City made the difficult decision
to cancel the 41st annual SLO Triathlon. The SLO Tri occurs on the
fourth Sunday in July at Sinsheimer Park and include s a .5-mile
swim, 15-mile bike and 3.1 mile run course. Approximately 200+
community volunteers make this annual event possible. The SLO
Triathlon focuses on completion, rather than competition, and
draws over 800 participants state-wide annually to the event.
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Youth Services: In March of 2020, all traditional City childcare programs closed in alignment with
San Luis Coastal Unified School District (SLCSUD) closures and shelter-in-place order. Prior to
program closures, Youth Services staff provided before and after-school care for over 700
children at the five City school sites.
Between March and May, Youth Services
continued to collaborate with community
partners: SLCUSD, CAPSLO, and closely monitor
state guidance in preparation for childcare
programming. In June, Youth Services staff
reopened essential childcare programs in the form
of a modified summer camp. Summer Fun Day
Camp provided full-day care to 110 school age
children at three school sites. Program safety was
enhanced with a Safety Monitor who checked
children in, completed daily health screening, and
sanitized rooms and equipment each hour and this
role was filled by all Parks and Rec team members,
including Recreation Managers and Supervisors,
Coordinators and Specialists from Administration,
Community Services, Rangers, and Sports
Divisions.
As SLCUSD continued to provide virtual learning
for students at the beginning of the 2020-21
school year, Youth Services staff developed a full
day childcare program at three school sites,
serving 126 children. The staff have continued to
“duck and weave” as the district has reopened
some in person learning opportunities, shifting
care needs, staff needs, and schedules with only a
few days’ notice, due to the speed in which all
decisions are being made. Staff have added many
duties to their role of childcare providers,
including: supporting children in their classroom
Zoom sessions, navigating technical difficulties, serving as liaisons between classroom teachers
and families, and reminding children to keep 6-foot distancing, wear masks and wash their hands
repeatedly, and being there to support the children when the challenges of on -line learning and
the pandemic become “too much”.
SLCUSD Childcare Program
SPARK Summer Camp
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The City and SLCUSD’s already strong partnership has grown even stronger during this time and
both agencies provided cost relief to families faced with increased childcare costs. Other
community partners have included CAPSLO, Child Care Resource Center and other local childcare
agencies who have worked together in finding answers and creative solutions when faced with
changing guidance and regulations.
Childcare programming has looked different during the ongoing COVID-19 pandemic, including
small cohort groups, whole session pre-registration (eliminating more traditional and flexible
drop-in care), strict staff to child ratios and regulations on staff assignments to only one cohort
(meaning less options for substitutes throughout any given day), and excessive cleaning and
separation of children. Regardless, Youth Services staff have worked to ensure children and
families feel the same nurturing and engaging environment they have come to expect in the past
many years. Program staff have continued to find new ways of doing business to keep staff teams
connected, trained on essential practices, and regenerated after long workdays.
Youth Services staff team are looking ahead to the return to in-person learning in the Spring of
2021, which will result in the shift of programming yet again. Additionally, focus on registration
for the 2021-22 school year which will also begin in the Spring. Staff also are preparing for
Summer 2021 programming, whether under a typical model or the 2020 pandemic model.
All Youth Services programs are made possible with the work of up to 70 supplemental staff
(reduced to only 50 staff due to the ongoing COVID-19 pandemic), ranging from entry level Aides
to Site Specialists (limited benefit positions). Staf f are provided ongoing staff development to
ensure programs are consistent with Department and State Licensing standards. Topics include
Positive Guidance, Safety and Accountability, Enriching Curriculum and Mandated Child Abuse
Reporting, and pediatric CPR/First Aid.
Volunteers & Training
With limited numbers of people allowed to gather
in 2020 parks and recreation still had volunteers
who supported services and programming at the
Laguna Lake Golf Course, Garden workdays and
Ranger Workdays. Parks and Recreation continues
to demonstrate a culture of valuing human capital
and expecting the bet from all team members. In
2020, Parks and Recreation staff participated in
trainings provided by the Center for
Organizational Effectiveness, the California
Professional Recreation Society (CPRS), and the
American Red Cross.
Residents volunteering through the Parks & Rec Dept.
Parks & Recreation Staff Training
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Open Space Maintenance
Ranger Service works to provide
both educational and recreational
opportunities to the community of
San Luis Obispo. The City's 4,040
acres of designated open space
promise to have something for
everyone including rugged hiking
trails, challenging mountain biking
and leisurely scenic pathways just
minutes from downtown.
The City’s Ranger Service program employs full-time rangers and other part-time staff that
actively maintain the City’s open spaces. Approximately 28.8036.48 tons of trash were removed
from San Luis Obispo Creek and City open spaces by staff and contractors. In 2020, Ranger Service
led educational hikes through City open spaces and held 15 workdays. City parks, open spaces,
were patrolled nearly every day of the year. In 2020, a total of 1,140 hours were devoted to public
education focusing on conservation and promoting laws during the ongoing COVID-19 pandemic.
In 2020, over 1,000 dog leashes were given away at trail entrances and bike bells were also
provided to keep users safe. Ranger added 1 way directional signage at loop trials to promote
social distancing during the pandemic.
New Trailhead kiosks, informative
and education panel inserts were
added in 2020. Collaboration with
the public and the Central Coast
Concerned Mountain Bikers (3CMB)
resulted in trail maintenance at
Bishop Peak, Irish Hills, and Bob
Jones Trail, and miles of trails being
maintained throughout the City’s
open space network. New trails were
constructed this year at Whale Rock
Reservoir and the Miossi open space.
The Pilot Program at Cerro San Luis
Natural Reserve during the Winters
of 2017-18 and 2018-19 was
extended for 2019-20 season.
Parks & Recreation Department Ranger Service, 2020
San Luis Obispo Open Space Evening Access Pilot Program
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In response to prior Council discussion and direction, staff implemented a pilot program at the
118-acre Cerro San Luis Natural Reserve (the “Reserve”) that would allow extended evening
hours of use for passive recreational purposes along approximately 4.9 miles of trails during the
winter months when daylight savings time is not in effect. The pilot program is taking place during
the winter season of 2018-19 (Sunday, November 5 to Sunday, March 11) and 2018-19 (Sunday
November 4 to Sunday March 10) and 2019-20 (Sunday, November 1st to Sunday, March 14).
During these time periods, public use will be one hour before sunrise until 8:30 PM. During
daylight savings time, the hours of use for the public would return to one hour before sunrise
through one hour after sunset. Nighttime use is by permit only and limited to 65 people per
evening. Permits for biking and hiking are allowed up to 1 week before and available through the
City website. Rangers will be present, checking permits and educating the public on this program.
Islay Park Playground Replacement Project
The Islay Park Playground
construction was completed in
September 2020. The playground
upgrade includes shade structures
over the play amenities, addition of
picnic tables, more diverse play
equipment and enhanced safety
fencing.
SLO Swim Center Program Changes
After a closure in March 2020 due to the ongoing COVID-19 pandemic, the SLO Swim Center
reopened in July 2020 under modified conditions. For the safety of both staff and pubic, new
safety protocols were enacted including designs for social distancing, restroom and locker room
use and overall infrastructure of the swim center. Recreational swim and summer swim lessons
were cancelled. An online reservation system was implemented for swimmers to reserve their
individual lap lane or area of the therapy pool on an hourly basis. Initially, only one swimmer was
allowed per lane, but extended to two per lane from same social circles. The therapy pool
occupancy was limited to 6 participants per hour. To provide younger participants an opportunity
to swim, a Family Rec Swim program was introduced in November allowing a group of up to eight
individuals from one social circles a one-hour use of the therapy pool. Private swim lessons were
offered in the Fall following all safety protocols.
Islay Park Playground – Completed September 2020
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North of Broad Street Neighborhood Park
In June 2018, City Council, as part of the adopted budget, approved a project for the North Broad
Street Neighborhood Park that will develop a new park facility in the location of the existing
community garden. Multiple public engagement sessions with neighbors of the North Broad
Street were held in 2019 to assess priority amenities and feedback on initial concepts and
designs. As a part of the park design, a portion will remain to be used as a community garden. A
final design concept was presented to the Parks and Recreation Commission for approval in
November 2019. An environmental review process was conducted in 2020 based on the
conceptual park design to support the recommendation for City Council to approve a general
plan amendment and rezone of the parcel for the creation of a neighborhood park. Council
approval of the design and rezone process is planned for April 2021 with construction beginning
in late Summer 2021.
Public Art Program
In 2020, the City’s Public Art Program focused on placemaking and temporary art. In the spring
of 2020 amidst the ongoing COVID-19 pandemic, indoor dining was mandated to stop. In support
of local restaurants and businesses, the City of San Luis Obispo created parklets for additional
outdoor seating outside many restaurants in the downtown core using k-rail and water-filled
barriers. Seeing the barriers as another opportunity to bring color and vibrancy to the city, banner
covers were created using the color palette established in the hanging banners. Agai n, seeing an
opportunity to display and celebrate the diversity found in San Luis Obispo, patterns were chosen
based on Chinese, Japanese, Jewish, Muslim, Latinx, Black, and Chumash cultures.
A group of local artists transformed Mission Plaza,
with a temporary mural honoring the late Maxine
Lewis, a steward for the community. Lewis was
best known for her work as an activist on behalf of
community members in need in San Luis Obispo.
The quote being used in the design from Maxine
Lewis: “give them a flower while they live — not
when they are dead.”' “We’re just trying to bring
a little sunshine into someone’s life. Or just to let
them know we care”. 8 daisies in the artwork
represent her 8 children. Daisies signify
motherhood and hope.
Maxine Lewis Mural at Mission Plaza
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Downtown San Luis Obispo is a bit more colorful
thanks to a new public art project at the entry to
the Marsh Street Parking Structure (871 Marsh
Street). The city-led project, titled the Archway to
Happiness was the joint-work of the City’s
Promotional Coordinating Committee, Parking
Division, and the Public Art Program. The team at
Canned Pineapple Co. designed the artwork to
celebrate San Luis Obispo’s dynamic community
and create an entry into downtown. Their vision
was to emote a warm San Luis Obispo welcome,
using imagery that embodies the spirit of the
community. In 2020, The City’s Public Art Program
continues a long-standing collaboration with the
San Luis Obispo County Arts Council, the Cultural
Arts Committee with the Downtown Association,
Cal Poly, Cuesta Art Gallery, and the SLO Museum
of Art.
Conclusion
The City’s General Plan guides the use and protection of the City’s various resources to meet
community purposes. It reflects consensus and compromise among a wide diversity of citizens’
preferences, within a framework set by state law. The General Plan is published in separately
adopted elements, each containing policies and implementing programs. The General Plan
Annual Report summarizes the major programs in these elements that saw activity in 2020.
One outcome of an annual report is the evaluation of whether actions that have occurred indicate
a change in the general vision of the community that requires a more comprehensive update of
the General Plan. Activities undertaken by the City in 2020 related to implementation efforts of
key General Plan elements. These efforts were taken in pursuit of the City Council’s Major City
Goals for FY 2019-2021 as described on page 9. Although these five Major City Goals were the
City’s top priority at the beginning of 2020, the City’s goals and efforts shifted in response to the
global COVID-19 pandemic. In response locally to the pandemic, the City adjusted the Strategic
Plan and Major City Goals in June 2020 as part of the Adopted Supplemental Budget to the 2019-
2021 Financial Plan. The Strategic Plan was reorganized into one Meta Goal for 2020-2021
focused on economic and social recovery and building resiliency for the future. This goal
addresses the local impacts of the pandemic while staying true to the 2019-2020 Major City Goals
and the City’s core values. Staff will continue to implement goals and objectives related to the
Meta Goal of Economic Stability, Recovery, and Resiliency throughout the duration of the
pandemic, which will be further reported on in the 2021 Annual Report.
Archway to Happiness - Marsh St. Parking Garage
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