HomeMy WebLinkAboutPC-1047-21 (CODE-0523-2021 -- City Wide)
RESOLUTION NO. PC-1047-21
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO RECOMMENDING THE CITY COUNICL INTRODUCE
AND ADOPT AN ORDINANCE AMENDING TITLE 17 (ZONING
REGULATIONS) OF THE MUNICIPAL CODE ADDING OBJECTIVE
DESIGN STANDARDS CHAPTER 17.69 FOR QUALIFYING RESIDENTIAL
PROJECTS WITH AN EXEMPTION FROM ENVIRONMENTAL REVIEW
(CEQA) AS REPRESENTED IN THE PLANNING COMMISSION AGENDA
REPORT AND ATTACHMENTS DATED SEPTEMBER 22, 2021
(CITYWIDE; CODE-0523-2021)
WHEREAS, the City Council adopted the 6th Cycle Housing Element on
November 17, 2020, that includes Program 6.22 that states, “Update the City’s municipal
code to expand objective design standards within one year of the adoption of the Housing
Element Update;” and
WHEREAS, the City of San Luis Obispo wishes to update the City’s Municipal
Code and introduce Objective Design Standards for Qualifying Residential Projects
(Chapter 17.69) of Title 17 consistent with the 6th Cycle Housing Element; and
WHEREAS, the Architectural Review Commission of the City of San Luis
Obispo meeting was conducted via teleconference on June 21, 2021 for the purpose of
receiving a staff presentation regarding Objective Design Standards for qualifying
residential projects and selecting a subcommittee to assist staff with further development
of the draft ODS; and
WHEREAS, the Architectural Review Commission of the City of San Luis
Obispo meeting was conducted via teleconference on August 16, 2021 for the purpose of
reviewing an amendment to Title 17 (Zoning Regulations) of the Municipal Code
regarding Objective Design Standards for qualifying residential projects, and
recommended approving the standards with specific changes; and
WHEREAS, the Planning Commission of the City of San Luis Obispo meeting
was conducted via teleconference on September 22, 2021, for the purpose of considering
an amendment to Title 17 (Zoning Regulations) of the Municipal Code regarding
Objective Design Standards for qualifying residential projects; and
WHEREAS, notice of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the
City of San Luis Obispo as follows:
Planning Commission Resolution No. PC-1047-21
CODE-0523-2021
Page 2
SECTION 1. Findings. The Planning Commission does hereby recommend the City
Council introduce and adopt the proposed Objective Design Standards for qualifying residential
projects based on the following findings:
1. The proposed amendments to Title 17 of the Municipal Code are consistent with the 6th
Cycle Housing Element Program 6.22 which states “Update the City’s municipal code to
expand objective design standards within one year of the adoption of the Housing Element
Update.”
2. The addition of Chapter 17.69 to Title 17 of the Municipal Code will not alter the character
of the City or cause health safety or welfare concerns because the amendment is consistent
with the General Plan and directly implements City goals and policies.
SECTION 2. Environmental Review. The proposed amendment to the Municipal Code
Title 17 has been assessed in accordance with the authority and criteria contained in the California
Environmental Quality Act (CEQA), the state CEQA Guidelines, and the environmental
regulations of the City. Specifically, the proposed amendment has been determined exempt per
CEQA Guidelines Section 15061(b)(3), the “Common Sense” exemption because the proposed
action consists only of the adoption of new standards for objective review of qualifying projects
and will have no physical effects on the environment and has no possibility of a significant effect
on the environment. The Objective Design Standards are consistent with development standards
of the Zoning Regulations and projects which qualify for the Objective Design Standards will be
required to comply with all relevant City standards, codes, and regulations.
SECTION 3 . Recommendation. The Planning Commission does hereby recommend the
City Council introduce and adopt an ordinance amending Title 17 (Zoning Regulations) of the
Municipal Code with Objective Design Standards for qualifying residential projects as set forth in
Attachment 1.
Upon motion of Commissioner Kahn, seconded by Commissioner Dand ekar and on
the following roll call vote:
AYES: Commissioners Hopkins, Shoresman, Wulkan, Vice Chair Quincey,
Chair Jorgensen
NOES: None
RECUSED: None
ABSENT: None
The foregoing resolution was passed and adopted this 22nd day of September 2021.
Tyler Corey, Secretary
Planning Commission
ATTACHMENT 1: DRAFT ORDINANCE
ORDINANCE NO. XXXX (2021 SERIES)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, AMENDING TITLE 17 (ZONING
REGULATIONS) OF THE MUNICIPAL CODE WITH OBJECTIVE
DESIGN STANDARDS FOR QUALIFYING RESIDENTIAL PROJECTS
WITH AN EXEMPTION FROM ENVIRONMENTAL REVIEW (CEQA)
WHEREAS, the City Council adopted the 6th Cycle Housing Element on
November 17, 2020, that includes Program 6.22 that states, “Update the City’s municipal
code to expand objective design standards within one year of the adoption of the Housing
Element Update;” and
WHEREAS, the City of San Luis Obispo wishes to update the City’s Municipal
Code and introduce Objective Design Standards for Qualifying Residential Projects
(Chapter 17.69) of Title 17 consistent with the 6th Cycle Housing Element; and
WHEREAS, the Architectural Review Commission of the City of San Luis
Obispo conducted a web based public hearing on June 21, 2021 for the purpose of receiving a
staff presentation regarding Objective Design Standards for qualifying residential projects and
selecting a subcommittee to assist staff with further development of the draft ODS; and
WHEREAS, the Architectural Review Commission of the City of San Luis
Obispo conducted a web based public hearing on August 16, 2021 for the purpose of reviewing
an amendment to Title 17 (Zoning Regulations) of the Municipal Code regarding Objective Design
Standards for qualifying residential projects, and recommended approving the standards with
specific changes; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
web based public hearing on September 22, 2021, for the purpose of considering an amendment
to Title 17 (Zoning Regulations) of the Municipal Code regarding Objective Design Standards for
qualifying residential projects; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a web
based public hearing on November 2, 2021, for the purpose of considering an amendment to
Title 17 (Zoning Regulations) of the Municipal Code regarding Objective Design Standards for
qualifying residential projects; and
WHEREAS, the City Council finds that the proposed amendment is consistent
with the General Plan, Zoning Regulations, and other applicable City goals and policies
as amended; and
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
ATTACHMENT 1
WHEREAS, the City Council has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by
staff, presented at said hearing.
NOW, THEREFORE, BE IT ORDAINED, by the City Council of the City of San Luis
Obispo as follows:
SECTION 1. Incorporation of Recitals. The City Council find that the foregoing recitals
and administrative report presented with this ordinance are true and correct and are incorporated
in the ordinance by this reference and adopted as the findings of the City Council.
SECTION 2. Findings. Based upon all evidence, the City Council makes the following
findings:
1. The proposed amendments to Title 17 of the Municipal Code are consistent with the 6th
Cycle Housing Element Program 6.22 which states “Update the City’s municipal code to
expand objective design standards within one year of the adoption of the Housing Element
Update.”
2. The addition of Chapter 17.69 to Title 17 of the Municipal Code will not alter the character
of the City or cause health safety or welfare concerns because the amendment is consistent
with the General Plan and directly implements City goals and policies.
SECTION 3. Environmental Determination. The proposed amendment to the Municipal
Code Title 17 has been assessed in accordance with the authority and criteria contained in the
California Environmental Quality Act (CEQA), the state CEQA Guidelines, and the environmental
regulations of the City. Specifically, the proposed amendment has been determined exempt per
CEQA Guidelines Section 15061(b)(3), the “Common Sense” exemption because the proposed
action consists only of the adoption of new standards for objective review of qualifying projects
and will have no physical effects on the environment and has no possibility of a significant effect
on the environment. The Objective Design Standards are consistent with development standards
of the Zoning Regulations and projects which qualify for the Objective Design Standards will be
required to comply with all relevant City standards, codes, and regulations.
SECTION 4. Action. Chapter 17.69 of the San Luis Obispo Municipal Code, is hereby
amended to read as follows:
17.69 Objective Design Standards for Qualifying Residential Projects
Sections:
17.69.010 – Purpose and Application
17.69.020 – Building and Site Design Standards
17.69.030 – Downtown Building Design Standards
17.69.040 – Additional Design Requirements
ATTACHMENT 1
17.69.010 - Purpose and Application
A. Purpose. This Chapter is intended to provide objective standards for the design of residential
and mixed-use projects (herein referred to as “residential projects”) that are eligible for
ministerial, streamlined approval to ensure compatibility with existing and planned
development on the site and adjacent and nearby properties while also supporting the
development of housing consistent with the City’s General Plan.
B. Applicability. The provisions of this chapter apply to all residential projects, in all zones, that
qualify for streamlined, ministerial processing per Government Code Section 65913.4, or that
are a “use by right” residential project. In addition, eligible residential projects must comply
with all objective City policies, thresholds of significance, development standards, and design
standards as established in, but not limited to, the General Plan, Zoning Regulations, City
Standard Specifications and Engineering Standards, Active Transportation Plan,
Transportation Impact Study Guidelines, Climate Action Plan, and the Municipal Code.
A “use by right” residential project is a residential project that includes at least 20 percent of
the units as affordable to lower income households (low, very low, and extremely low) and
does not require discretionary review or approval (ministerial review only) and residential
projects that are otherwise deemed subject to ministerial processing per state or local law.
Residential projects seeking exceptions, waivers, or modifications to any development
standards set forth in the City’s Zoning Regulations or the design standards set forth in this
chapter, excluding modifications granted as part of density bonus concession, incentive,
parking reduction, or waiver of development standards pursuant to State Density Bonus Law
or the City’s density bonus regulations (Chapter 17.140), shall not be eligible for ministerial
and/or streamlined processing contemplated by this chapter, and will be subject to the City’s
discretionary development review process outlined in Chapter 17.106 of the Municipal Code.
Where these standards conflict with other state law or local code requirements (including but
not limited to California Building Code and the City’s Standard Specifications and Engineering
Standards) the more restrictive provision shall prevail.
17.69.020 - Building and Site Design
A. Applicability. This section shall apply to eligible residential projects (described in Section
17.69.010 above) in all zones, except for the Downtown Commercial (C-D) zone. Building
and site design standards for eligible residential projects in the C-D zone are provided in
Section 17.69.030 (Downtown Building Design) below. In addition to this section, mixed-
use projects shall also comply with Section 17.70.130.D and F through H (Mixed-Use
Development).
B. Building Details. Residential projects shall comply with the following building detail
standards:
1. Buildings shall use exterior wall materials chosen from the list below.
ATTACHMENT 1
a. Smooth or sand finished stucco
b. Cut stone
c. Rusticated block (cast stone)
d. Precast concrete
e. Brick veneer
f. Ceramic or porcelain tiles
g. Fiber Cement board planks, panels, siding, board and bat, etc. (e.g., Hardi plank,
Hardi panel)
h. Corrugated metal (within Commercial Zones (C-C, C-T, C-S, C-R, M), or as an
accent material, covering no more than 15% on the exterior, within all other
zones))
i. Metal paneling (only within Commercial Zones (C-C, C-T, C-S, C-R, M), or as
an accent material, covering no more than 15% on the exterior, within all other
zones)
j. Corten steel paneling (only within Commercial Zones (C-C, C-T, C-S, C-R, M),
or as an accent material, covering no more than 15% on the exterior, within all
other zones)
k. Wood plastic composite siding (e.g., Resysta products)
l. Wood siding
m. Burnished block (only within Commercial Zones (C-C, C-T, C-S, C-R, M)
2. Veneers shall turn corners and terminate into the inside corner of the building or be
finished and not expose edges so that finish materials appear “thin” or artificial, as in
the example of “brick” veneer applied to a single building face so that it is obviously
only ½ -inch thick when viewed from the side.
3. Exterior window shutters shall match the size and shape of adjacent window openings.
4. Affordable units and market rate units in the same development shall be constructed of
the same materials and details such that the units are not distinguishable from one
another.
5. Trim surrounds shall be provided at all exterior window and door openings. In-lieu of
exterior window trim, windows can be recessed from wall plane by a minimum of two
(2) inches.
6. Structures (including garages and carports) shall not exceed one hundred fifty (150)
feet in length.
7. Detached garages and carports shall be designed to include a minimum of two (2) of
the following from the main building(s): materials, detailing, roof materials, and colors.
8. Stairs and stair wells that provide primary access to units on upper floors shall be
covered and fully integrated into the principal and secondary building façades.
ATTACHMENT 1
9. Service access to the building for loading and maintenance functions shall not exceed
twenty (20) percent of the project frontage on any facing street.
10. Where windows are proposed within ten (10) feet of another building, the windows
shall be offset horizontally at least 12 inches (edge to edge) or use clerestory windows,
glass block or non-operable opaque windows so as not to have a direct line-of sight
into adjacent units.
11. . Residential buildings shall include windows that overlook outdoor spaces.
C. Roof Designs. Residential projects shall comply with the following roof design standards:
1. Roof lines shall be varied to break up the mass of the building. A building with four
(4) or more attached residential units or a residential building with a roofline longer
than fifty (50) feet shall incorporate changes in roof heights of at least one (1) vertical
elevation change of at least two (2) feet.
2. Overhanging eaves shall extend twelve (12) inches or more past the supporting walls.
This requirement does not apply to gable faces.
3. Steeply pitched (45 degrees or more) mansard roofs are prohibited.
4. Roof-mounted equipment shall not be visible from the public right of way and
integrated within the architecture of the building.
5. Roof decks shall be prohibited in residential zones (R-1, R-2, R-3, R-4) and the Office
(O) zone unless setback 15 feet or more from side and rear property lines and utilize
solid walls or barriers at deck edges. All projects that include roof top uses shall comply
with Section 17.70.150 (Rooftop Uses).
6. The termination of a parapet shall not be visible from the public right of way or adjacent
property. The parapet shall wrap around the entire roof, return at least eight (8) feet
around corners, or die into an adjacent, taller wall.
7. Cornices and parapets shall
a. Be utilized to conceal flat roofs and screen any roof-mounted mechanical
equipment from the public right-of-way and adjacent properties.
b. Match the building’s primary façade exterior colors and materials.
D. Massing and Articulation. Residential projects shall comply with the following massing
and articulation standards:
1. Blank walls (facades without doors or windows) shall be fifty (50) feet or less in length.
Blank walls of any length shall include the use of at least one of the following
treatments:
a. Utilize at least two (2) different materials.
ATTACHMENT 1
b. Utilize at least two (2) different paint colors.
c. Incorporate offsets. Offsets shall vary in depth and/or directi on of at least twelve
(12) inches, or be a repeated pattern of offsets, recesses, or projections of similar
depth along the length of the wall.
d. Install landscaping that covers twenty-five (25) percent of the wall within ten
(10) years.
2. Buildings shall have massing breaks (offsets, recesses, or projections) at least every
fifty (50) feet along street frontage through the use of varying setbacks, building entries
and recesses, or structural bays. Offsets, recesses, or projections shall vary in depth
and/or direction of at least twelve (12) inches and a minimum width of four (4) feet.
3. Buildings three or more stories shall distinguish the first story from the upper stories
by using a minimum of two (2) architectural details (e.g., arches, awnings, transom
windows, columns, cornices, lintels, moldings, trellises) for every fifty (50) feet of the
first story front elevation.
4. Mixed-use buildings three or more stories shall provide a first story elevation that is
distinctive from the upper stories through a material change, change in color, or use of
different architectural details such as reveals, course lines, decorative cornice, columns,
etc.
5. The first floor of a mixed-use project within fifty (50) feet of the street frontage shall
be taller than the floors above, with a minimum plate height of ten (10) feet.
6. Buildings three or more stories shall step-back the building mass a minimum of five
(5) feet for fifty (50) percent of the building facade above the second story.
7. Every residential building shall incorporate two (2) or more of the following building
massing and articulation techniques:
a. Vary building height by at least two (2) feet over twenty (20) percent of the
main building (as viewed in plan view).
b. Vary the geometry or massing of the roof through changes in type, height, pitch,
or orientation.
c. Use offsets, recesses, (e.g., courtyards, entryways, alcoves, deep door and
window recesses) and projections (e.g., stairs, towers, balconies, cantilevers,
dormers, bay windows, awnings) to create a sense of depth.
d. Provide a minimum two (2) foot roof eave on the front elevation. This
requirement does not apply to gable faces.
E. Common and Private Spaces. Residential projects shall comply with the following
common and private space standards:
1. Residential projects within the R-2, R-3, and R-4 zones shall have a minimum of sixty-
five (65) square feet of private outdoor space per unit for at least 60% of the units and
provide a minimum of one hundred (100) square feet per unit, for all units in the project,
ATTACHMENT 1
to common space. Common space is recreation space provided inside or outside a
residential building for the use of all the residents for recreation or social purposes and
is readily accessible by all the residents. To qualify as private open space, the space
must be private and directly accessible from the unit it serves and must have a minimum
dimension in every direction of six (6) feet. To qualify as common space, individual
spaces must have a minimum dimension in every direction of ten (10) feet.
2. Residential projects within the O, C-N, C-T C-R, C-C, C-S, and M zones shall provide
a minimum of fifty (50) square feet per unit to common space. Common space is
recreation space provided inside or outside a residential building for the use of all the
residents for recreation or social purposes and is readily accessible by all the residents.
To qualify as common space, individual spaces must have a minimum dimension in
every direction of ten (10) feet.
F. Landscaping. Residential projects shall comply with the following landscape standards:
1. The landscape design plan shall be consistent with Section 17.70.220 (Water-efficient
landscape standards), Section 12.38.090 (Landscaping standards), and include the
following information:
a. Location, sizes, and species of all proposed groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific
locations on plans.
b. The location and description (e.g., colors, materials, etc.) of all hardscapes such
as decks, patios, walkways or paths, artificial turf or other pervious or non-
pervious materials.
2. All required front and street-facing side setbacks, except for areas used for exit, entry,
or common outdoor space shall be landscaped. All projects shall landscape at least ten
(10) percent of the project site.
3. Landscaping areas shall consist of a combination of living trees, groundcover,
shrubbery, turf, and related natural features such as rock, stone, or bark chips to
adequately cover all designated landscaping areas.
4. Landscaping shall be top-dressed with three (3) inches of mulch. Mulch shall be
maintained within planted areas and shall not migrate onto hard surfaces, such as
sidewalks, patios, and parking lots.
5. Any trees removed from the residential project site shall be:
a. Replaced on-site with a 1:1 replanting. Required street trees may be counted as
part of the replacement plantings; or
b. Replaced off-site at a 2:1 ratio by: 1) planting trees off-site on private property
within the City limits, 2) planting street trees off-site (only after required street
trees for the project site has been satisfied), or 3) purchasing trees for the City’s
Urban Forest program.
ATTACHMENT 1
6. Native tree species with a trunk ten (10) inches or larger in diameter or a non-native
tree species (excluding blue gum eucalyptus (Eucalyptus globulus)) twenty (20) inches
or larger in diameter or designated heritage trees (of any size) shall be retained and
cannot be removed unless they are an imminent hazard to life or property or are dead,
dying, diseased or damaged beyond reclamation (see Section 12.24.030 for definitions
of heritage tree, native tree, and non-native tree). Diameter shall be measured as
follows:
a. If the tree is growing on flat ground, the diameter is measured 4.5 feet from the
ground.
b. If the tree is growing on a slope, the diameter is measured 4.5 feet above the
point halfway between the upper and lower side of the slope. (Figure 1)
c. If the tree is leaning, the diameter is measured 4.5 feet above the high point of
the trunk and perpendicular to the axis of the trunk. (Figure 2)
d. If branches of trees fork below 4.5 feet above the ground or are multi-stemmed
(branching at the ground) then each branch/stem diameter is measured
individually at 4.5 feet above the ground and summed together for the total
diameter. (Figure 3 & 4).
4.5 ft. 4.5 ft.
4.5 ft.
4.5 ft.
ATTACHMENT 1
17.69.030 – Downtown Building Design
A. Applicability. This section shall apply to eligible residential projects (described in Section
17.69.010 above) within the Downtown Commercial (C-D) zone. In addition to this section,
mixed-use projects shall also comply with Section 17.70.130.D and F through H (Mixed-
Use Development).
B. Building Details. Residential projects shall comply with the following building detail
standards:
1. Buildings located within the Downtown (C-D zone) shall use high-quality exterior
materials chosen from the list below.
a. Smooth or sand finished stucco
b. Cut stone
c. Rusticated block (cast stone)
d. Precast concrete
e. Face-brick
f. Ceramic or porcelain tiles
g. Fiber Cement board planks, panels, siding, board and bat, etc. (e.g., Hardi plank,
Hardi panel)
h. Wood plastic composite siding (e.g., Resysta products)
i. Wood siding
j. Metal paneling
k. Corten steel paneling
2. The following exterior finish materials and architectural elements are prohibited:
a. Mirrored glass and heavily tinted glass
b. Windows with false divisions (i.e., a window where the glass continues
uninterrupted behind a surface mounted mullion, interior mounted mullions
(enclosed in glass), etc.)
c. Vinyl and aluminum siding
d. Rough “Spanish lace” stucco finish
e. Plywood siding (T 1-11)
f. Corrugated sheet metal
g. Corrugated fiberglass
h. Split face concrete block
i. Exposed concrete block without integral color
j. Exposed, untreated precision block walls
k. False fronts
l. Loading bays facing a street
m. Exposed roof drains and downspouts
3. New buildings shall use the same colors, materials, and detailing throughout all
elevations. Street facing and the most visible elevations may use more detailed
elevations, but colors and materials shall be the same on all elevations.
ATTACHMENT 1
4. Veneers shall turn corners and terminate into the inside corner of the building or be
finished and not expose edges so that finish materials appear “thin” or artificial, as in
the example of “brick” veneer applied to a single building face so that it is obviously
only ½ -inch thick when viewed from the side.
5. Trim surrounds shall be provided at all exterior window and door openings. In-lieu of
exterior window trim, windows can be recessed from wall plane by a minimum of two
(2) inches.
6. Barrel-shaped awnings shall be used over arched windows or doorways and square or
rectangular awnings shall be used on square or rectangular windows and doorways.
7. Awnings shall not be internally illuminated, shall be at least four (4) feet wide, and
awnings on a single building face shall use the same awning design and color on each
building floor.
8. Permanent, fixed security grates or grilles in front of windows are prohibited. Any
necessary security grilles shall be placed inside, behind the window display area.
9. Storefronts shall be framed by support piers and lintels.
10. Storefronts shall be primarily made of eighty (80) percent or more of clear glass.
11. Doorways shall be recessed.
12. Storefront windows shall use clear glass and sit above a base, commonly called a
“bulkhead,” of eighteen (18) to thirty-six (36) inches in height. Bulkheads shall be
designed as prominent and visible elements of the building facade and shall include the
use of one or more of the following materials: ornamental glazed tile in deep rich hues,
either plain or with patterns; dark or light marble panels; or pre-cast concrete.
13. Service access to the building for loading and maintenance functions shall not exceed
twenty (20) percent of the project frontage on any facing street.
14. Where windows are proposed within ten (10) feet of another building, the windows
shall be offset horizontally at least 12 inches (edge to edge) or use clerestory windows,
glass block or non-operable opaque windows so as not to have a direct line-of sight
into adjacent units.
C. Roof Designs. Residential projects shall comply with the following roof design standards:
1. Roof lines shall be varied to break up the mass of the building. A building with a
roofline longer than fifty (50) feet shall incorporate changes in roof heights of at least
one (1) vertical elevation change of at least two (2) feet.
ATTACHMENT 1
2. Overhanging eaves shall extend twelve (12) inches or more past the supporting walls.
This does not apply to gable faces.
3. Steeply pitched (45 degrees or more) mansard roofs are prohibited.
4. Roof-mounted equipment shall not be visible from the public right of way and
integrated within the architecture of the building.
5. The termination of a parapet shall not be visible from the public right of way or adjacent
property. The parapet shall wrap around the entire roof, return at least eight (8) feet
around corners, or die into an adjacent, taller wall.
6. Cornices and parapets shall:
a. Be utilized to conceal flat roofs and screen any roof-mounted mechanical
equipment from the public right-of-way and adjacent properties.
b. Match the building’s primary façade exterior colors and materials.
7. Rooflines shall be vertically articulated at least every fifty (50) feet along the street
frontage, using two of the following architectural elements: parapets, varying cornices,
reveals, clerestory windows, or varying roof height and/or form.
D. Massing and Articulation. Residential projects shall comply with the following massing
and articulation standards:
1. Buildings shall be designed to reduce apparent mass by dividing façades into a series
of smaller components. Components shall be distinguished from one another through
two (2) or more of the following:
a. Variations in the geometry or massing of the roof or variations in roof height of
two (2) feet or more.
b. Changes in wall plane of one (1) foot or more.
c. Changes in texture, material, or surface colors.
d. Provide a minimum two (2) foot eave on the front elevation. This requirement
does not apply to gable faces.
2. Buildings shall have massing breaks (offsets, recesses, or projections) at least every
fifty (50) feet along street frontage through the use of varying setbacks, building entries
and recesses, or structural bays. Offsets, recesses, or projections shall vary in depth
and/or direction of at least twelve (12) inches and a minimum width of four (4) feet.
3. The first floor of a mixed-use project within fifty (50) feet of the street frontage shall
be taller than the floors above, with a minimum plate height of ten (10) feet.
4. Buildings shall include horizontal lines that match established horizontal lines of
adjacent buildings.
ATTACHMENT 1
5. Buildings in the downtown shall provide 80% of the building facade located at the back
of the sidewalk unless space between the building and sidewalk is a part of a pedestrian
feature such as plazas, courtyards, or outdoor eating areas.
17.69.040 – Additional Design Details
A. Applicability. This section shall apply to eligible residential projects in all zones, including
the Downtown Commercial (C-D) zone.
B. Parking Areas. Residential projects shall comply with the following parking standards:
1. Parking areas shall be designed consistent with Chapter 12.38 (Parking and Driveway
standards).
2. When parking lots are proposed along street frontages, they shall be screened by a wall,
fence, hedge or raised planter. The chosen screening material shall be a minimum
height of three (3) feet and consistent with Section 17.70.070 (Fence, Walls, and
Hedges). A fence or wall shall include a minimum three-foot-wide landscaped area
between the wall or fence and the street or sidewalk. The hedge and planter shall have
a planting area width of three (3) feet. Screening provided near a driveway shall have
a maximum height of 2.5 feet and screening at roadway intersections shall comply with
Section 17.70.210 (Vision Clearance Triangle at Intersections).
3. Parking lots shall be planted with shade trees. A minimum of one twenty-four (24) inch
box specimen tree, shall be required for every ten (10) parking spaces, or portion
thereof, planted in structural soil, and shall be located unifo rmly throughout the parking
area, excluding parking areas covered by solar panels. Tree species shall include any
of the following:
a. Acer rubrum (Red Maple)
b. Ginkgo biloba (‘Fairmont’ Ginkgo)
c. Platanus racemosa (California Sycamore)
d. Platanus x acerifolia (London Plane)
e. Platanus occidentalis (American Sycamore)
f. Quercus agrifolia (Coast Live Oak)
g. Tilia cordata (Littleleaf Linden)
h. Ulmus parvifolia (‘Drake’ Chinese Elm)
i. Ulmus americana (American Elm)
j. Zelkova serrata (Zelkova ‘Green Vase’)
C. Bicycle Parking Areas. Residential projects shall comply with the following bicycle
parking standards:
1. Long term bicycle parking spaces shall be enclosed, lockable, and located within the
residential building on the first floor unless the building includes elevator access to
the upper floors.
ATTACHMENT 1
2. Long term bicycle parking spaces shall provide a minimum of one (1) outlet and an
additional outlet per ten (10) bicycle parking spaces for charging electric bicycles.
3. Long term bicycle parking racks shall be designed to allow the user to lock the
bicycle to the rack and keep at least one bicycle wheel on the ground or provide a
means for the user to roll the bicycle onto a rack and lift it up to a second level
(example: the Two-Tier Double Docker Bike Rack by Ground Control Systems).
4. Short-term bicycle racks shall be peak style racks.
D. Pedestrian Access. Residential projects shall comply with the following pedestrian access
standards:
1. A system of pedestrian walkways shall connect all buildings on a site to each other, to
onsite automobile and bicycle parking areas, and to any onsite open space areas or
pedestrian amenities.
2. An onsite walkway shall connect the principal building entry or entries to a public
sidewalk on each street frontage.
E. Lighting. Residential projects shall comply with the following lighting standards:
1. Project exterior and parking lot lighting shall comply with Section 17.70.100 (Lighting
and Night Sky Preservation).
F. Fencing. Residential projects shall comply with the following fencing standards:
1. Any proposed fencing shall be consistent with Section 17.70.070 (Fence, Walls, and
Hedges).
2. Chain link fencing is not allowed.
G. Trash Enclosure Design. Residential projects shall comply with the following trash
enclosure design standards:
1. Trash enclosures shall accommodate for three (3) waste streams: trash, recycling, and
organics and shall be designed consistent with Section 17.70.200.
2. Trash enclosures shall be designed to include accent materials and colors that match
the main residential building(s).
3. Designs of trash enclosures shall comply with the City’s engineering standards.
H. Miscellaneous. Residential projects shall comply with the following miscellaneous
standards:
ATTACHMENT 1
1. All mechanical and electrical equipment shall be located internally within the proposed
buildings. If equipment cannot be located internally due to code requirements, it shall
be screened using a combination of at least two of the following: paint color,
landscaping, fencing, or walls consistent with other City standards.
2. Any required backflow preventer and double-check assembly shall be located inside
the building within twenty (20) feet of the front property line. Where this is not
possible, due to code requirements, the backflow preventer and double-check assembly
shall be located in the street yard and screened using a combination of at least two of
the following: paint color, landscaping, fencing or walls consistent with other City
standards.
3. Fire Department equipment required to be accessible by an exterior door shall be
integrated into the exterior building design by using the same materials and colors.
SECTION 5. Severability. If any section, subsection, sentence, clause, or phrase of this
Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of any
competent jurisdiction, such decision shall not affect the validity of the remaining portions of this
Ordinance. The City Council hereby declares that it would have passed this Ordinance, and each
and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional
without regard to whether any portion of the Ordinance would be subsequently declared invalid or
unconstitutional.
SECTION 6. A summary of this ordinance, together with the names of Council members
voting for and against, shall be published at least five (5) days prior to its final passage, in The
Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at
the expiration of thirty (30) days after its final passage.
INTRODUCED AND FINALLY ADOPTED by the Council of the City of San Luis
Obispo on 7th day of December, 2021, on the following vote:
AYES:
NOES:
ABSENT:
______________________________
Mayor
ATTEST:
Teresa Purrington
City Clerk
ATTACHMENT 1
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 ____ day of _________________, 2021.
Teresa Purrington
City Clerk