HomeMy WebLinkAboutItem 5d. Second Reading and Adoption of O-1703 amending Title 17 (Zoning Regulations) to add Objective Design Standards Chapter 17.69 Item 5d
Department: Community Development
Cost Center: 4003
For Agenda of: 12/7/2021
Placement: Consent
Estimated Time: N/A
FROM: Michael Codron, Community Development Director
Prepared By: Rachel Cohen, Associate Planner
SUBJECT: SECOND READING OF ORDINANCE NO. 1703 (2021 SERIES),
INTRODUCED BY THE CITY COUNCIL ON NOVEMBER 2, 2021, TO
AMEND TITLE 17 (ZONING REGULATIONS) OF THE MUNICIPAL CODE
ADDING OBJECTIVE DESIGN STANDARDS CHAPTER 17.69 FOR
QUALIFYING RESIDENTIAL PROJECTS
RECOMMENDATION
Adopt Ordinance No. 1703 (2021 Series) entitled, “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).”
DISCUSSION
On November 2, 2021, the City Council voted 5 - 0 to introduce Ordinance No. 1703 (2021
Series) (Attachment A), which amends Title 17 of the Municipal Code adding Objective
Design Standards Chapter 17.69 for qualifying residential projects.
The Ordinance reflects the amendments made at the meeting and is now ready for
adoption. A summary of the Ordinance was prepared and published in the local
newspaper five days prior to the second reading. The amendment will become effective
thirty (30) days after final passage of the Ordinance.
Background & Policy Context
In 2017, the Governor signed multiple housing bills, including Senate Bill (SB) 35
Streamlined Approval Process, which added Section 65913.4 to the Government Code
providing for a streamlined, ministerial approval process for multi-unit housing projects of
two or more residential units or mixed-use, subject to certain conditions and consistent
with objective zoning and design review standards. In addition, Government Code
65583.2 requires a city to allow housing developments, in which at least 20 percent of the
units are affordable to lower income households on sites that have been listed in the City’s
Housing Element inventory in two or more consecutive planning periods, to be processed
through a ministerial review. In response, the City adopted Program 6.22 as part of the
City’s 6th Cycle Housing Element.
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Item 5d
Program 6.22 states that the City will update the municipal code to expand objective
design standards for qualifying residential projects within one year of the adoption of the
Housing Element Update (the Housing Element was adopted by City Council on
November 17, 2020).
Previous Council or Advisory Body Action
August 16, 2021: ARC recommendation to the Planning Commission.
September 22, 2021: Planning Commission recommendation to City Council (7-0 vote).
November 2, 2021: City Council introduced the Ordinance (5-0 vote).
Public Engagement
Staff reached out to local building design, architecture, and development (including non-
profit) professionals in the community for their input on the draft ODS and develop an
interested parties communication list. Several individuals within this group provided
feedback that was incorporated into the standards. In addition, staff presented to the San
Luis Obispo Chamber of Commerce, Economic Committee on August 8, 2021. Public
notice, correspondence and testimony was provided in advance of the following public
meetings: ARC (June 21, 2021, and August 16, 2021), Planning Commission (September
22, 2021) and City Council (November 2, 2021). Public notice of this hearing has been
published in a widely circulated local newspaper, and hearing agendas for this meeting
have been posted at City Hall, consistent with adopted notification procedures. Email
notices have been provided for each public meeting to those on the interested parties list.
Next Steps
The amendments to the Zoning Regulations will become effective on January 6, 2022 (30
days after adoption).
ENVIRONMENTAL REVIEW
The project is 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.
FISCAL IMPACT
Budgeted: Yes Budget Year: 2021-22
Funding Identified: Yes
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Item 5d
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $N/A $ $ $
State
Federal
Fees
Other:
Total $ $0 $ $0
The implementation of Housing Element Programs was adopted as a part of the 2021 -
2023 Financial Plan. Funding was provided as a part of the Community Development
Department budget appropriation for staff resources to implement Housing Element
programs such as Program 6.22.
ALTERNATIVES
Modify the Proposed Ordinance. The Council may make minor, non-substantive
changes to the proposed Ordinance for staff to incorporate into the final documents. Any
material changes to the Final Ordinances would require further review by staff and the
Planning Commission followed by re-introduction of the Ordinance by the Council.
ATTACHMENTS
A – Ordinance No. 1703 (2021 Series) amending Title 17 to add Objective Design
Standards Chapter 17.69
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O 1703
ORDINANCE NO. 1703 (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 Cit y’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 recommended approving the
standards with specific changes; 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 O bjective 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
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Ordinance No. 1703 (2021 Series) Page 2
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WHEREAS, the City Council has duly considered all evidence, including the
testimony of the public, recommendations from the Architectural Review Commission and
the Planning Commission, and the evaluation and recommendations by staff, presented
at said hearing.
NOW, THEREFORE, BE IT ORDAINED by the 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:
a) 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.”
b) 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,
Ordinance Number 1703 (2021 Series), is hereby amended and superseded to the extent
inconsistent herewith.
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Ordinance No. 1703 (2021 Series) Page 3
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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
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 approval to ensure compatibility with existing and
planned development on the site and adjacent and nearby propert ies 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 Governmen t 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, bu t
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.
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Ordinance No. 1703 (2021 Series) Page 4
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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.
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.
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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.
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 (e dge to edge) or use
clearstory 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 public or
shared 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).
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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. Any wall of any length on a building without doors or windows shall include the
use of at least one of the following treatments:
a. Utilize at least two (2) different materials.
b. Utilize at least two (2) different paint colors.
c. Incorporate offsets. Offsets shall vary in depth and/or direction 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.
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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.
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, to common space . Common space is recreation
space provided inside or outside a residential building f or 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.
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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 any combination of the following: 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 with a minimum 15-gallon sized
tree. 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 with a minimum 15-gallon sized tree, or 2)
planting street trees off-site (only after required street trees for the
project site has been satisfied);
c. Any street trees planted as a replacement shall be a minimum 24-inch
box size.
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, dyin g, 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).
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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 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
4.5 ft. 4.5 ft.
4.5 ft.
4.5 ft.
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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.
4. Veneers shall turn corners and terminate into the inside corner of the building
or be finished and not expose edges so that fini sh 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.
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8. Permanent, fixed security grates or grilles in fron t 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 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 sha ll 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
clearstory 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 build ing. 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.
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:
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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 f ifty (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.
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.
5. Buildings in the downtown shall provide 80% of the building facade located at
the back of the sidewalk unless space between the building a nd 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:
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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
uniformly 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.
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 th e 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 Hi-Lo racks (e.g. Peak Rack type racks).
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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:
1. All ground mounted 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.
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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.
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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 New Times, 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 on the 2nd day of November, 2021, AND FINALLY ADOPTED by
the Council of the City of San Luis Obispo on the _____ day of __________, 2021, on
the following vote:
AYES:
NOES:
ABSENT:
___________________________
Mayor Erica A. Stewart
ATTEST:
_______________________
Teresa Purrington
City Clerk
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, on ______________________.
___________________________
Teresa Purrington
City Clerk
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