HomeMy WebLinkAbout06-10-2014 PH1 Intro Ord Zoning Amendments & Vesting Map Mixed Use Project 1321 & 1327 Osos
FROM: Derek Johnson, Community Development Director
Prepared By: Pam Ricci, Senior Planner
SUBJECT: AMEND SITE ZONING BOUNDARIES AND VESTING TENTATIVE MAP
(TRACT 2928) FOR MIXED-USE PROJECT AT 1321 & 1327 OSOS (CITY FILE NOS. GP/R,
ER & TR 96-13).
RECOMMENDATION
As recommended by the Planning Commission:
1. Adopt a Resolution (Attachment 7) approving the General Plan Amendment reconfiguring
the boundary between the Medium-High Density Residential and Office designations on the
site, based on findings, including a finding supporting the preparation of an Addendum to
the previously approved Mitigated Negative Declaration, and approving a Vesting Tentative
Tract map, based on findings, and subject to conditions.
2. Introduce an Ordinance (Attachment 8) approving the Rezoning reconfiguring the boundary
between the Medium-High Density Residential (R-3-H) and Office (O) zoning designations
on the site, based on findings.
SITE DATA
Applicant Mission Medical LLC
Representative Oasis Assoc., Carol Florence
Zoning Office (O-H) & Medium-High
Density Residential R-3-H
(historical preservation overlay
zone)
General Plan Office (O) & Medium-High
Density Residential
Site Area
23,600 square feet (0.54 acre)
Environmental
Status
The City Council adopted a
Mitigated Negative Declaration
on August 18, 2008. An
Addendum has been prepared to
update the previous MND.
June 10, 2014
PH1
Old Town
Historic
District
Site
PH1 - 1
Council Agenda Report – Pacific Courtyards Project (GP/R, ER & TR 96-13; 1321 & 1327 Osos Street)
Page 2
BACKGROUND
The City has received applications for a General Plan Amendment, Rezoning, Vesting Tentative
Tract Map (to create both commercial and residential condominiums), and architectural review, to
allow the development of a new mixed use project. The proposed mixed use project includes 8,050
square feet of office space and nine residential units on an approximately half-acre site located
between Osos and Morro Streets that are currently used as a parking lot.
This project has a complex review process given the range of different entitlements being requested
and the surrounding historic resources. Therefore, it requires the review by the Cultural Heritage
Committee (location in a historical district), Architectural Review Commission (design review), and
Planning Commission (tract map and rezoning), as well as the City Council for final action on the
same entitlements that the Planning Commission reviewed. This process results in some overlap of
advisory bodies’ purviews as well as questions about the order of review process steps.
In this case, the project was reviewed by the Planning Commission on April 9, 2014, despite some
reservations with aspects of the project design with the review of an earlier version of the project
plans by the CHC and ARC. The rationale to schedule the project before the Planning Commission
was that the rezoning and VTM review are relatively straightforward requests and the massing and
architectural details of the project will be the focus of the ARC’s final design review of the project
that typically is the last step in the overall project review process and includes input from the CHC.
The outcome of the April 9th meeting was that the Planning Commission recommended approval of
the General Plan Amendment, Rezoning, and Vesting Tentative Tract Map to the City Council. The
Planning Commission unanimously (Draze absent) recommended the approval of General Plan
amendments and Zoning Map changes and recommended (4-2-1) with Multari and Dandekar voting
no (Draze absent) to recommend the approval of the tentative map for the project. Attachment 5
includes the minutes and reasons for the two dissenting votes on this recommendation.
DISCUSSION
Attachment 6 includes the Planning Commission staff report which provides a detailed project
description, previous project history, and detailed analysis of the requested entitlements. The
following discussion provides a summary of the entitlements before the City Council:
General Plan Amendment/Zoning:
The applicant is requesting a General Plan Amendment and Rezoning to “flip” the zoning and land
use from what was approved in 2008 which will orient the offices uses to Osos Street and the
residential development to Morro Street consistent with the land use prosed in the current version
of the project. The proposed General Plan amendment and rezoning will be reconfiguring the
boundary between the existing land use and zoning categories on the site rather than changing them
to establish a different zoning or land use.
PH1 - 2
Council Agenda Report – Pacific Courtyards Project (GP/R, ER & TR 96-13; 1321 & 1327 Osos Street)
Page 3
Figure 1. Zoning Exhibit
Staff’s Analysis: The project is consistent with the City’s General Plan Land Use Element in that
the proposed rezoning and general plan amendment involve adjusting the boundary line between
existing designations on the site, rather than changing them to another category that does not
currently exist at the site. Because the land use and zoning categories are simply being
redistributed, the proposed changes to the City’s maps accommodate the planned redevelopment of
the site with uses and improvements that will be compatible with other properties in the same block
that are either zoned Office or R-3, Medium-High Density Residential.
Vesting Tentative Map 2928
The applicant has submitted Vesting Tentative Map 2928 which is essentially a one lot common
interest subdivision to divide the proposed mixed-use project into both residential and commercial
airspace condominium units. Unit boundaries for both the commercial and residential
condominium units correspond to the outline of planned buildings.
Staff’s Analysis: The proposed subdivision complies with the City’s Subdivision Regulations and
can accommodate the existing and proposed site improvements without exceptions to the City’s
property development standards. The specific massing and layout of units within the project are
subject to some changes with final design review of the project by the ARC. Therefore, Condition #
6 is included to allow the Community Development Director to review any necessary revisions to
the final map that may be precipitated by future project modifications.
Planning Commission Review
On April 9, 2014, the Planning Commission reviewed the project and has forwarded a
recommendation for approval of the requested zoning reconfiguration and VTM 2928 (Attachment
5). The Planning Commission separated the recommendations on the two entitlements into two
separate resolutions. Resolution No. PC-5601-14 recommended approval of the General Plan
O
R-3
R-3
O
PH1 - 3
Council Agenda Report – Pacific Courtyards Project (GP/R, ER & TR 96-13; 1321 & 1327 Osos Street)
Page 4
Amendment and Rezoning on a 6-0 vote;
Resolution No. PC-5600-14 recommended approval of the VTM on a 4-2 vote. The two
commissioners casting dissenting votes on the VTM raised concerns with prematurely approving
the VTM because of the extent of potential changes to the map that may be needed based on the
ultimate project design that is supported by the ARC, as well as the ARC potentially feeling
obligated to approve the same general footprint that the Planning Commission reviewed. The
majority of Commissioners were comfortable with staff’s assessment that the needed technical
changes to a one lot common interest subdivision are inherently straightforward (following the
spatial configuration of the ultimate building form), and that the ARC therefore would be able to
make a decision on the final massing of the building despite the VTM approval being in place.
Citizen Participation
Three members of the public spoke at the Planning Commission hearing as reflected in the attached
4-9-14 minutes (Attachment 5). Written correspondences received for the Planning Commission
hearing and since then are available for review in the Council reading file.
Environmental Review
On August 19, 2008, the San Luis Obispo City Council approved a Mitigated Negative Declaration
for the prior version of the project. Section 15164 of the CEQA Guidelines allows a lead agency to
prepare an addendum to a previously adopted Negative Declaration if only “minor technical
changes or additions” have occurred in the project description since the initial study was originally
prepared. In this case, the revised project description is updated through the Addendum and
documentation is provided that no new significant environmental impacts are created by the
modified project.
CONCURRENCES
The applicant’s requests have been reviewed with the Community Development (Building), Public
Works, Utilities and Fire Departments, and all consulted departments concur in the
recommendation.
FISCAL IMPACT
When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which found
that overall the General Plan was fiscally balanced. While there is a General Plan Amendment
associated with the request, it does not increase the overall area proposed for development or affect
planned land uses. Therefore, the proposed project can be found to be consistent with the General
Plan, and accordingly have a neutral fiscal impact.
PH1 - 4
Council Agenda Report – Pacific Courtyards Project (GP/R, ER & TR 96-13; 1321 & 1327 Osos Street)
Page 5
ALTERNATIVES
1. The Council may deny the General Plan Amendment/Rezoning, based on findings of
inconsistency with the General Plan, or may deny the VTM, based on findings of inconsistency
with the Subdivision regulations.
2. The Council may continue review of the project, if more information is needed. Direction
should be given to staff and the applicants.
ATTACHMENTS
Attachment 1: Vicinity Map
Attachment 2: Reduced-size project plans
Attachment 3: 11-25-13 CHC follow-up letter, resolution & minutes
Attachment 4: 12-16-13 ARC Follow-up letter & minutes
Attachment 5: 4-9-14 Planning Commission follow-up letters, resolutions & draft minutes
Attachment 6: 4-9-14 Planning Commission staff report without attachments
Attachment 7: Draft Resolution
Attachment 8: Draft Ordinance
Available on website & in Council reading file: Addendum to Mitigated Negative Declaration and
written correspondences
Distributed to Council: 11” x 17” colored project plans & larger size VTM 2928 & civil drawings
PH1 - 5
Attachment 1
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Attachment 2PH1 - 8
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PROPERTY LINE PROPERTY LINE PROPERTY LINEEXISTING BUILDING EXISTING BUILDINGEXISTING BUILDINGEXISTING BUILDING EXISTING PARKING
MORRO STREET
1050 SFOffice 1 MotorcycleParkingElev.StairsLobbyStorageBike Parking StairsTrashElev.EquipmentElec.Transformer PadCompact6 Parking Spaces (6 standard)Bike Rack Bike Rack TrashEnclosureSecurity gate(1)(2)(4)(3)(5)Attachment 2PH1 - 9
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PROPERTY LINE PROPERTY LINE PROPERTY LINEEXISTING BUILDING EXISTING BUILDINGEXISTING BUILDINGEXISTING BUILDING EXISTING PARKING
MORRO STREET
1050 SFOffice 1 MotorcycleParkingElev.StairsLobbyStorageBike Parking StairsTrashElev.EquipmentElec.Transformer PadCompact6 Parking Spaces (6 standard)Bike Rack Bike Rack TrashEnclosureSecurity gate(1)(2)(4)(3)(5)Attachment 2PH1 - 10
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Attachment 2PH1 - 11
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CONC. PAVERSCONCRETE SEATWALLGREEN SCREEN Attachment 2PH1 - 16
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Attachment 2PH1 - 17
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Attachment 2PH1 - 18
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February 5, 2014
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Attachment 2PH1 - 19
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February 5, 2014
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(C) CORTEN STEEL (H) ALUMINUM FRAME WINDOW Attachment 2PH1 - 20
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February 7, 2014
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Attachment 2PH1 - 21
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February 5, 2014
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Attachment 2PH1 - 22
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c
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February 7, 2014
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Attachment 2PH1 - 23
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February 7, 2014
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Attachment 2PH1 - 24
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February 5, 2014
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Attachment 2PH1 - 25
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February 5, 2014
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Attachment 2PH1 - 26
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February 5, 2014
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=
1
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Attachment 2PH1 - 27
Pa
c
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fi c
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February 5, 2014
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Attachment 2PH1 - 28
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Attachment 2PH1 - 29
PA
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C
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M
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X
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D
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3/6/14SHEET 1
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g
w
a
l
l
s
.
(A
R
C
6
)
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n
d
o
w
d
i
s
t
r
i
b
u
t
i
o
n
a
n
d
s
i
z
e
s
h
a
v
e
b
e
e
n
s
i
m
p
l
i
ϐ
i
e
d
t
o
r
e
ϐ
l
e
c
t
b
oth the exterior
de
s
i
g
n
a
n
d
i
n
t
e
r
i
o
r
u
s
e
,
i
n
c
l
u
d
i
n
g
;
a
b
a
l
a
n
c
e
d
a
n
d
s
y
m
m
e
t
r
i
c
a
l
r
h
y
t
h
m
,
r
e
m
i
n
i
s
c
e
n
t
o
f
t
h
e
c
h
u
r
c
h
’
s
•
wi
n
d
o
w
a
r
r
a
n
g
e
m
e
n
t
;
a
n
d
t
o
pr
o
v
i
d
e
t
h
e
m
a
x
i
m
u
m
a
m
o
u
n
t
o
f
n
a
t
u
r
a
l
l
i
g
h
t
i
n
b
o
t
h
c
o
m
m
e
r
c
i
a
l
and
•
re
s
i
d
e
n
t
i
a
l
a
p
p
l
i
c
a
t
i
o
n
s
.
Pe
d
e
s
t
r
i
a
n
O
r
i
e
n
t
a
t
i
o
n
/
H
u
m
a
n
S
c
a
l
e
In
c
o
r
p
o
r
a
t
e
f
e
a
t
u
r
e
s
i
n
t
o
t
h
e
p
r
o
j
e
c
t
d
e
s
i
g
n
t
o
i
m
p
r
o
v
e
t
h
e
p
e
d
e
s
t
r
i
a
n
e
x
p
e
r
i
e
n
c
e
a
n
d
hu
m
a
n
-
s
c
a
l
e
o
n
b
o
t
h
M
o
r
r
o
a
n
d
O
s
o
s
S
t
s
.
(CHC 3, ARC 8)
Os
o
s
S
t
r
e
e
t
Wh
i
l
e
t
h
e
c
a
n
o
p
y
o
f
t
h
e
e
x
i
s
t
i
n
g
s
t
r
e
e
t
t
r
e
e
s
i
n
i
t
i
a
l
l
y
c
r
e
a
t
e
s
a more
•
pe
d
e
s
t
r
i
a
n
s
c
a
l
e
,
t
h
i
s
i
s
e
n
h
a
n
c
e
d
b
y
s
i
t
i
n
g
t
h
e
n
e
w
b
u
i
l
d
i
n
g
1
5
-
f
e
e
t
f
r
o
m
th
e
p
r
o
p
e
r
t
y
l
i
n
e
.
T
h
i
s
a
l
s
o
a
l
l
o
w
s
f
o
r
a
s
u
b
s
t
a
n
t
i
a
l
l
a
n
d
s
c
a
p
e
planting
ar
e
a
.
A
s
t
r
e
e
t
l
e
v
e
l
o
f
ϐ
i
c
e
s
p
a
c
e
,
l
o
c
a
t
e
d
o
n
t
h
e
n
o
r
t
h
w
e
s
t
c
o
r
ner of the
pr
o
j
e
c
t
,
p
r
o
v
i
d
e
s
a
n
e
n
h
a
n
c
e
d
s
t
r
e
e
t
p
r
e
s
e
n
c
e
.
T
o
d
e
m
a
r
c
a
t
e
t
h
e
entry
to
b
o
t
h
t
h
e
r
e
s
i
d
e
n
t
i
a
l
a
n
d
c
o
m
m
e
r
c
i
a
l
c
o
m
p
o
n
e
n
t
s
,
a
n
e
w
e
n
t
r
y
p
a
t
i
o
ar
e
a
a
n
d
w
e
l
l
-
d
e
ϐ
i
n
e
d
e
n
t
r
y
f
e
a
t
u
r
e
f
a
c
i
l
i
t
a
t
e
s
p
e
d
e
s
t
r
i
a
n
i
n
t
e
r
a
c
t
i
o
n
,
wh
i
l
e
d
i
r
e
c
t
i
n
g
b
o
t
h
r
e
s
i
d
e
n
t
s
a
n
d
t
e
n
a
n
t
s
t
o
t
h
e
e
n
t
r
y
l
o
b
b
y
a
nd
el
e
v
a
t
o
r
.
Mo
r
r
o
S
t
r
e
e
t
Th
e
m
a
s
s
i
n
g
a
n
d
a
r
t
i
c
u
l
a
t
i
o
n
o
f
t
h
e
M
o
r
r
o
S
t
r
e
e
t
e
l
e
v
a
t
i
o
n
i
n
c
l
ude
•
fe
a
t
u
r
e
s
r
e
m
i
n
i
s
c
e
n
t
o
f
t
h
e
O
l
d
T
o
w
n
r
e
s
i
d
e
n
t
i
a
l
s
t
r
u
c
t
u
r
e
s
:
a
s
t
r
e
e
t
-
fa
c
i
n
g
e
n
t
r
y
d
o
o
r
a
n
d
f
r
o
n
t
y
a
r
d
l
a
n
d
s
c
a
p
i
n
g
,
2
nd ϐloor balcony, and
tr
a
d
i
t
i
o
n
a
l
w
i
n
d
o
w
s
i
z
e
s
a
n
d
p
l
a
c
e
m
e
n
t
.
Ov
e
r
a
l
l
P
r
o
j
e
c
t
A
m
e
n
i
t
i
e
s
No
t
t
o
o
v
e
r
l
o
o
k
t
h
e
f
u
t
u
r
e
t
e
n
a
n
t
s
o
f
t
h
e
p
r
o
p
o
s
e
d
p
r
o
j
e
c
t
–
n
e
w and
•
ex
c
i
t
i
n
g
e
x
t
e
r
i
o
r
u
s
e
a
r
e
a
s
h
a
v
e
b
e
e
n
i
n
t
r
o
d
u
c
e
d
a
t
t
h
e
s
t
r
e
e
t
level,
po
d
i
u
m
l
e
v
e
l
,
a
n
d
r
o
o
f
t
o
p
.
B
o
t
h
p
r
i
v
a
t
e
a
n
d
c
o
m
m
o
n
a
r
e
a
g
a
r
d
e
n
s
ab
o
u
n
d
.
Pa
r
k
i
n
g
Mo
d
i
f
y
t
h
e
p
a
r
k
i
n
g
d
e
s
i
g
n
t
o
b
e
t
t
e
r
m
e
e
t
C
i
t
y
s
t
a
n
d
a
r
d
s
a
n
d
a
l
l
o
w
f
o
r
s
a
f
e
a
n
d
ef
f
i
c
i
e
n
t
p
r
o
j
e
c
t
i
n
g
r
e
s
s
a
n
d
e
g
r
e
s
s
.
(ARC 1)
Ma
j
o
r
m
o
d
i
ϐ
i
c
a
t
i
o
n
s
t
o
t
h
e
s
h
a
r
e
d
p
a
r
k
i
n
g
i
n
c
l
u
d
e
:
a
d
e
c
r
e
a
s
e
i
n
a
n
d
r
e
l
o
c
a
t
i
o
n
o
f
t
h
e
t
a
n
d
e
m
p
a
r
k
i
n
g
w
i
t
h
a
n
e
t
g
ain of
•
fo
u
r
(
4
)
s
t
a
n
d
a
r
d
s
p
a
c
e
s
;
a
l
i
m
i
t
a
t
i
o
n
o
f
e
n
t
r
y
d
r
i
v
e
a
i
s
l
e
p
a
r
k
i
n
g
s
p
a
c
e
s
t
o
m
i
n
i
m
i
z
e
e
n
t
r
y
/
e
x
i
t
•
co
n
ϐ
l
i
c
t
s
;
a
n
d
a
d
e
c
r
e
a
s
e
i
n
p
r
i
v
a
t
e
g
a
r
a
g
e
s
t
o
a
l
l
o
w
f
o
r
g
r
e
a
t
e
r
ϐ
l
e
x
i
b
i
l
i
t
y
for shared
•
pa
r
k
i
n
g
.
RE
V
I
E
W
C
O
M
M
E
N
T
S
A
N
D
P
R
O
J
E
C
T
D
E
S
I
G
N
Attachment 2PH1 - 30
PA
C
I
F
I
C
C
O
U
R
T
Y
A
R
D
S
M
I
X
E
D
U
S
E
3/6/14
Or
i
g
i
n
a
l
S
u
b
m
i
t
t
a
l
(
2
0
1
3
)
Os
o
s
S
t
r
e
e
t
E
l
e
v
a
t
i
o
n
Cu
r
r
e
n
t
S
u
b
m
i
t
t
a
l
(2
0
1
4
)
Os
o
s
S
t
r
e
e
t
E
l
e
v
a
t
i
o
n
SHEET 2
Or
i
g
i
n
a
l
S
u
b
m
i
t
t
a
l
(2013) Osos Street Perspective
Cu
r
r
e
n
t
S
u
b
m
i
t
t
a
l
(2014) Osos Street Perspective
De
l
R
i
o
A
p
a
r
t
m
e
n
t
bu
i
l
d
i
n
g
Ex
i
s
t
i
n
g
C
h
u
r
c
h
Ex
i
s
t
i
n
g
C
h
u
r
c
h
De
l
R
i
o
A
p
a
r
t
m
e
n
t
bu
i
l
d
i
n
g
Sm
o
o
t
h
t
r
o
w
e
l
l
e
d
w
h
i
t
e
pl
a
s
t
e
r
ϐ
i
n
i
s
h
Pr
o
d
e
m
a
w
o
o
d
pa
n
e
l
s
Re
c
e
s
s
e
d
c
o
r
n
e
r
b
a
l
c
o
n
y
wi
t
h
g
r
e
y
H
a
r
d
i
e
P
a
n
e
l
s
Mi
d
-
b
u
i
l
d
i
n
g
br
e
e
z
e
w
a
y
“v
o
i
d
”
*
Va
r
i
e
d
b
u
i
l
d
i
n
g
se
t
b
a
c
k
s
a
n
d
ar
t
i
c
u
l
a
t
i
o
n
*
Sy
m
m
e
t
r
i
c
a
l
,
g
r
o
u
p
e
d
w
i
n
d
o
w
s
Ad
d
i
t
i
o
n
o
f
g
r
o
u
n
d
ϐ
l
o
o
r
o
f
ϐ
i
c
e
sp
a
c
e
e
n
h
a
n
c
e
s
p
e
d
e
s
t
r
i
a
n
ex
p
e
r
i
e
n
c
e
Symmetrical, grouped windowsSmooth trowelled white plaster ϐinish Recessed corner balcony
Pr
e
-
c
a
s
t
c
o
n
c
r
e
t
e
wa
i
n
s
c
o
t
i
n
g
*
R
e
d
u
c
e
d
a
r
e
a
o
f
t
h
i
r
d
-
ϐ
l
o
o
r
o
f
ϐ
i
c
e
s
p
a
c
e
a
n
d
cr
e
a
t
e
d
v
a
r
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e
d
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e
t
b
a
c
k
s
a
n
d
a
r
t
i
c
u
l
a
t
i
o
n
t
o
re
d
u
c
e
o
v
e
r
a
l
l
b
u
i
l
d
i
n
g
m
a
s
s
i
n
g
.
OS
O
S
S
T
R
E
E
T
D
E
S
I
G
N
Attachment 2PH1 - 31
PA
C
I
F
I
C
C
O
U
R
T
Y
A
R
D
S
M
I
X
E
D
U
S
E
3/6/14
Or
i
g
i
n
a
l
S
u
b
m
i
t
t
a
l
(2
0
1
3
)
M
o
r
r
o
S
t
r
e
e
t
P
e
r
s
p
e
c
t
i
v
e
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r
r
e
n
t
S
u
b
m
i
t
t
a
l
(2
0
1
4
)
Mo
r
r
o
S
t
r
e
e
t
P
e
r
s
p
e
c
t
i
v
e
SHEET 3
Cu
r
r
e
n
t
S
u
b
m
i
t
t
a
l
(2
0
1
4
)
Mo
r
r
o
S
t
r
e
e
t
B
i
r
d
’
s
E
y
e
V
i
e
w
1336 Morro Street
Pr
o
j
e
c
t
13
2
2
M
o
r
r
o
S
t
r
e
e
t
1336 Morro Street
Pr
o
j
e
c
t
13
2
2
M
o
r
r
o
S
t
r
e
e
t
13
3
6
M
o
r
r
o
S
t
r
e
e
t
13
2
2
M
o
r
r
o
S
t
r
e
e
t
Pr
o
j
e
c
t
Pr
o
j
e
c
t
“S
h
i
p
l
a
p
”
c
e
m
e
n
t
i
o
u
s
si
d
i
n
g
Sm
o
o
t
h
t
r
o
w
e
l
l
e
d
p
l
a
s
t
e
r
ϐ
i
n
i
s
h
,
t
y
p
.
“S
h
i
p
l
a
p
”
ce
m
e
n
t
i
o
u
s
si
d
i
n
g
2’
x
8
’
H
a
r
d
i
e
P
a
n
e
l
s
Al
u
m
i
n
u
m
f
r
a
m
e
wi
n
d
o
w
,
t
y
p
.
“Ship lap” cementious sidingSmooth trowelled plaster ϐinish Aluminum frame window, typ.
St
r
e
e
t
-
f
a
c
i
n
g
e
n
t
r
y
do
o
r
St
r
e
e
t
-
f
a
c
i
n
g
e
n
t
r
y
do
o
r
MO
R
R
O
S
T
R
E
E
T
D
E
S
I
G
N
Attachment 2PH1 - 32
PA
C
I
F
I
C
C
O
U
R
T
Y
A
R
D
S
M
I
X
E
D
U
S
E
3/6/14
Or
i
g
i
n
a
l
S
u
b
m
i
t
t
a
l
(2
0
1
3
)
Si
t
e
P
l
a
n
Cu
r
r
e
n
t
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(
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SHEET 4
PA
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K
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#
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Attachment 2PH1 - 33
PA
C
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F
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A
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3/6/14SHEET 5
Or
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(2
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(
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at
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Attachment 2PH1 - 34
PA
C
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C
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A
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3/6/14SHEET 6
LE
V
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1
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Attachment 2PH1 - 35
PA
C
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A
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D
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3/6/14SHEET 7
LE
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(p
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Attachment 2PH1 - 36
PA
C
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F
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C
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Y
A
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S
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I
X
E
D
U
S
E
3/6/14SHEET 8
NO
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L
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1
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6
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(D
)
2
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(D
)
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(A) SMOOTH TROWELLED PLASTER
(C
)
2
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’
P
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A
W
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PA
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(H) ALUMINUM FRAME WINDOW (TYPICAL)
(H
)
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Attachment 2PH1 - 37
PA
C
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F
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C
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A
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D
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X
E
D
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S
E
3/6/14SHEET 9
SO
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T
H
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L
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A
T
I
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N
SO
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L
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1
/
1
6
”
=
1
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0
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(E
)
P
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(
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(C) 2’X8’ PRODEMA WOOD PANELS (H) ALUMINUM FRAME WINDOW (TYPICAL)
(H
)
A
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M
F
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A
M
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WI
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D
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(
T
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P
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)
Attachment 2PH1 - 38
PA
C
I
F
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C
C
O
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T
Y
A
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D
S
M
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X
E
D
U
S
E
3/6/14SHEET 10
MO
R
R
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T
R
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E
T
&
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S
S
T
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1
/
1
6
”
=
1
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-
0
”
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A
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1
/
1
6
”
=
1
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(D
)
2
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(C
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(H) ALUMINUM FRAME WINDOW (TYPICAL)
(H
)
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)
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Attachment 2PH1 - 39
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(5
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(5)RELATIONSHIP WITH ARCHITECTURE ALONG OSOS STREET -The white stucco acts as a bond between the stucco apartment buildings to the south and the white wood siding of the church to the north.-The elevated box acts as a unique architectural feature that will add an aesthetic to the block and help with the shift in building scale from two story to the north, to three story to the south.-The balcony on the second level facing Osos street brings the scale of the facade down to a human scale and helps the building blend into it’s residental surroundings.Attachment 2PH1 - 41
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Attachment 2PH1 - 42
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Request to amend the General Plan Land Use Element and Zoning maps to
reconfigure the boundary between the Medium-High Density Residential and Office designations
on the site; a Vesting Tentative Tract Map to divide the site into up to 8 commercial and 9
residential condominiums; and an Addendum to the previously approved Mitigated Negative
Declaration to accommodate the development of a new mixed-use project located on three
properties between Osos and Morro Streets that are currently used as a parking lot.
PROJECT ADDRESSES: 1321 & 1327 Osos St. BY: Pam Ricci, Senior Planner (781-7168) E-mail: pricci@slocity.org FILE NUMBER: GP/R, & TR 96-13 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1), which recommends that
the City Council:
A. Approve the General Plan Amendment and Rezoning.
B. Approve a Vesting Tentative Tract Map, based on findings, including a finding
supporting the preparation of an Addendum to the previously approved Mitigated
Negative Declaration, and subject to conditions.
SITE DATA
Applicant Mission Medical LLC
Representative Oasis Assoc., Carol Florence
Zoning Office (O-H) & Medium-High
Density Residential R-3-H
(historical preservation overlay
zone)
General Plan Office (O) & Medium-High
Density Residential
Site Area
23,600 square feet (0.54 acre)
Environmental
Status
The City Council adopted a
Mitigated Negative Declaration
on August 18, 2008. An
Addendum has been prepared to
update the previous MND.
SUMMARY
The City has received applications for a General Plan Amendment, Rezoning, Vesting Tentative
Tract Map (to create both commercial and residential condominiums), and architectural review,
to allow the development of a new mixed use project. The proposed mixed use project includes
Meeting Date: April 9, 2014
Item Number: 1
Old Town
Historic
District
Site
D.D.
Attachment 6
PH1 - 79
Pacific Courtyards Project (GP/R, & TR 96-13; 1321 & 1327 Osos Street)
Planning Commission Report April 9, 2014
Page 2
8,050 square feet of office space and nine residential units on an approximately half-acre site
located between Osos and Morro Streets that are currently used as a parking lot.
A previous version of the mixed-use project was approved by the City in 2008-2009. On a
positive recommendation by the Planning Commission, the City Council approved the rezoning
and tract map on August 19, 2008. This was followed by final design approval by the
Architectural Review Commission (ARC) on April 6, 2009. The applicant is again requesting a
General Plan Amendment and Rezoning to “flip” the zoning and land use from what was
approved in 2008 which will orient the offices uses to Osos Street and the residential
development to Morro Street.
On November 25, 2013, an earlier version of the current project was reviewed by the Cultural
Heritage Committee (CHC) since a portion of the site is within the Old Town Historic District.
The CHC had fundamental concerns with the massing, roof design, and materials of the project
and adopted a resolution recommending denial of the project, based on findings, including
inconsistency of the design with the Historic Preservation Program Guidelines (Attachment 3).
On December 16, 2013, the ARC conceptually reviewed the project. The main issues
discussed by the ARC were parking, building massing and materials (Attachment 4).
1.0 COMMISSION’S PURVIEW
The applicant is requesting approval of Vesting Tentative Map (VTM) 2928 which will enable
the individual sale of the nine residential units and office spaces. A General Plan amendment
and rezoning are proposed so that the underlying Office and R-3 land use and zoning categories
are in alignment with the proposed office and residential building components in the project. The
project entitlements of rezoning and subdivision require review by the Planning Commission.
The Commission’s recommendation will be considered by the City Council who will take final
action on these entitlements.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site is currently developed as a surface parking lot that contains a total of 47 spaces.
The portions of the parking lot that are currently zoned R-3 are considered non-conforming uses
since parking as a principal use is not allowed in residential zones. The site is generally level,
sloping down slightly from east to west, and developed with surface parking and planters. Sheet
C1.0 of the plans displays a site survey which shows contour elevations, the outline of existing
development, and the locations of trees on the site and adjacent properties. Some of the larger
trees are Monterey Pines, eucalyptus, and Holly Oaks.
Other nearby development includes a mixture of residential projects, parking lots, and office
buildings. The San Luis Medical complex and the Marsh Street parking structure are located to
Attachment 6
PH1 - 80
Pacific Courtyards Project (GP/R, & TR 96-13; 1321 & 1327 Osos Street)
Planning Commission Report April 9, 2014
Page 3
the north. All of the residential properties in the same block to the south of the site are
considered to be Contributing Historic Properties.
Surrounding development includes the Seventh Day Adventist Church at the corner of Osos and
Pacific Streets (1301 Osos), historically known as the First Baptist Church and built in 1907 (see
Figure 1). The church is on the Master
List of Historic Resources and is
described as an “English
Craftsman/Carpenter Gothic”
architectural building style. It has a
ranking of 3, which means that it is
eligible for placement on the National
Register of Historic Places. This site is
not in the Old Town Historic district,
but is the most historically significant
structure within the project block. The
two southern parcels of the project site
are located in the Old Town Historical
District.
2.2 Project Description
The applicant is proposing a mixed-use development project that includes a total of 8,050 square
feet of office space and nine residential condominium units. The project consists of two separate
structures. The larger building is a podium style structure with both office space and six
residential units that is oriented to Osos Street and contains a total floor area of 35,445 square
feet (including ground floor parking, second level patio and roof decks). The smaller building
(6,819 square feet including garages and roof decks) contains three residential units and is
oriented to Morro Street.
The larger podium building contains all of the office space (see Figure 2 on the next page). The
building has been designed with 1,050 square feet of office floor space on the ground floor in the
northeast corner of the building near Osos Street, 3,810 square feet on the second level, and
3,190 square feet on the third level. The offices have a roof deck on the interior of the project at
the third level.
The podium building also contains five townhomes in the western portion of the structure. The
two-story townhomes range in size between 1,240 to 1,320 square feet. A one-story, 650 square-
foot one-bedroom unit is included on the south side of the building which would be the project’s
designated affordable unit. Two stairwells and an elevator provide access to a courtyard area on
the second level that provides common space for the residential units and entries to individual
units beyond private terraces adjoining the courtyard.
Figure 1. Seventh Day Adventist Church
Attachment 6
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Planning Commission Report April 9, 2014
Page 4
Figure 2. Level 2 Floor Plan
The smaller building contains three residential units that range in size between 1,230 to 1,610
square feet. The units each have ground floor garages and two levels of living area above. The
units are accessed by a driveway off of Morro Street.
The podium structure has a central opening in the building that provides the access point to Osos
Street (see Figure 3 above). In addition to covered parking (total of 28 spaces), the first floor of
the office includes the project’s trash and recycling facilities, equipment rooms, a lobby and
residential storage spaces.
Figure 3. Level 1 Floor Plan
Attachment 6
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Pacific Courtyards Project (GP/R, & TR 96-13; 1321 & 1327 Osos Street)
Planning Commission Report April 9, 2014
Page 5
Project Statistics
Statistics
Item Proposed 1 Ordinance Standard 2
Street Yards (Osos & Morro) 15 feet 15 feet
Max. Building Height 35 feet 35 feet
Building Coverage (footprint) 58% 60%
Parking Spaces 343 47.1
Notes: 1. Applicant’s project plans revised February 6, 2014
2. Zoning Regulations
3. 30% shared & mixed-use parking reduction requested
A total of 34 parking spaces are proposed for the project. A driveway off of Osos Street would
provide access to a majority of the project parking spaces (28 spaces) composed of:
1) 15 standard spaces;
2) 3 compact spaces; and
3) 10 tandem spaces
The other six parking spaces are provided in garages for the Townhome units which have access
via Morro Street.
Currently the site is meeting a portion of the off-site parking (19 spaces) for the Mission Medical
complex at 1235 Osos Street. With project development, this off-site parking will no longer be
available. The Mission Medical offices are in the downtown parking district where in-lieu fees
can be paid to meet all or part of their parking commitment. The applicant intends to pay in-lieu
fees for the 19 off-site parking spaces that will be eliminated with development.
Sheet C2.0 is a demolition plan which shows existing site conditions, including the locations of
all existing trees on the site and nearby trees on adjacent properties. Generally the applicant’s
proposal will retain the street trees on Osos Street and trees on adjacent properties, but remove
the rest of the on-site trees.
3.0 PROJECT ANALYSIS
This project has a complex review process given the range of different entitlements being
requested. Therefore, it requires the review by the Cultural Heritage Committee (location in a
historical district), Architectural Review Commission (design review), and Planning Commission
(tract map and rezoning), as well as the City Council for final action on the same entitlements
that the Planning Commission is reviewing. This situation inevitably results in some overlap of
advisory bodies’ purviews as well as questions about the order of review process steps.
In this case, the project is proceeding on to the Planning Commission despite some reservations
with aspects of the project design with the review of an earlier version of the project plans by the
CHC and ARC. The rationale to schedule the project before the Planning Commission now is
Attachment 6
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Pacific Courtyards Project (GP/R, & TR 96-13; 1321 & 1327 Osos Street)
Planning Commission Report April 9, 2014
Page 6
that the rezoning and VTM review are relatively straightforward and the massing and
architectural details of the project will be the focus of the ARC’s final design review of the
project that typically is the last step in the overall project review process.
The Planning Commission has four different sets of plans in their packets, which are:
1) Current project plans dated February 6, 2014 – these are not the same plans previously
reviewed by the ARC & CHC;
2) A booklet dated March 6, 2014 which compares the plans reviewed by the CHC & ARC
with the current plans. The booklet includes previous directional items and how modified
plans address these items form the applicant’s perspective;
3) VTM 2928 – the current common interest subdivision map; and
4) Civil engineering sheets that include information on current site development, proposed
improvements and utilities, grading, and drainage.
The following paragraphs highlight the entitlements currently before the Planning Commission
as well as related elements of the project design:
3.1 General Plan Amendment/Zoning:
Applicant’s Request
The applicant is requesting a General Plan Amendment and Rezoning to “flip” the zoning and
land use from what was approved in 2008 which will orient the offices uses to Osos Street and
the residential development to Morro Street consistent with the land use prosed in the current
version of the project. The proposed General Plan amendment and rezoning will be
reconfiguring the boundary between the existing land use and zoning categories on the site rather
than changing them to establish a different zoning or land use.
Figure 4. Zoning Exhibit
O
R-3
R-3
O
Attachment 6
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Pacific Courtyards Project (GP/R, & TR 96-13; 1321 & 1327 Osos Street)
Planning Commission Report April 9, 2014
Page 7
Zoning Amendments Initiation Process
Technically, the proposed zone change would require an Initiation by the City Council under
existing language in Section 17.70.020 of the Zoning Regulations. The Community
Development Director has determined that this is a minor amendment that should proceed
straight to the Planning Commission and then the City Council. The Amendment is minor
because it is a modification of an earlier Zone change, does not have City-wide implications, and
the two zoning categories being flipped are very similar in development standards. Staff is
recommending the Commission formalize this approach and allow more flexibility in initiating
amendments similar to the previous language of the Zoning Code. This is explained more fully
in item #2 on your agenda tonight.
Staff’s Analysis
The project is consistent with the City’s General Plan Land Use Element in that the proposed
rezoning and general plan amendment involve adjusting the boundary line between existing
designations on the site, rather than changing them to another category that does not currently
exist at the site. Because the land use and zoning categories are simply being redistributed, the
proposed changes to the City’s maps accommodate the planned redevelopment of the site with
uses and improvements that will be compatible with other properties in the same block that are
either zoned Office or R-3, Medium-High Density Residential.
The R-3 and O zones are considered compatible zoning categories with very similar property
development standards including a 35-foot maximum height, a 15-foot street yard, and variable
other yard setback requirements that utilize the same Table 4 in the Zoning Regulations and are
based on building heights next to the property lines. Both zones are considered appropriate as
transitional uses between more intensive commercial and lower density residential areas.
The proposed residential component of the project is consistent with the intent of the R-3 zone to
“provide housing for smaller households desiring little open space” in areas that are “generally
close to commercial and public facilities serving the whole community”. The office component
is consistent with the intent of the O zone to “provide offices and related functions close to
medical facilities and the downtown, convenient to public transportation and related
governmental and business services.”
The project is a mixed-use project in that there will be both a commercial land use, the offices,
along with residential units on a combined site. However, it is not the typical mixed use project
in that the mix of uses is more horizontal than vertical, with a zoning boundary that generally
serves as the dividing line between land uses. The project is integrated in that building
architecture has a unified theme and there will be shared parking facilities.
Although the proposed zoning solution may appear somewhat unique, other alternative zoning
strategies proved more difficult to implement. The idea of a single zoning designation, either all
Attachment 6
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Pacific Courtyards Project (GP/R, & TR 96-13; 1321 & 1327 Osos Street)
Planning Commission Report April 9, 2014
Page 8
R-3 or all Office, was explored, but did not allow for the proposed residential density or mix of
uses. A single R-3 zone would have allowed the proposed residential density, but not
accommodated the office use. The Office zone allows for combined office and residential uses
on the site, but would not have accommodated the proposed residential density. The project site
in either the R-3 or Office zoning category is not sufficiently large to meet the one-acre minimum
for a Planned Development (PD) overlay, which may have accommodated the higher residential
density with an overall Office zoning.
3.2 Residential Component (Density & Affordable Housing)
The project site with O.22 acres of Office zoning has an equivalent density of 2.64 units based
on a density of 12 units/acre. The 0.32 acres of R-3 zoning yields an equivalent density of 5.76
units based on a density of 18 units/acre. Therefore, the allowed density for the total site is 8.4
density units.
The applicant’s plans showing six two-bedroom units (6 x 1.0 = 6), two three-bedroom units (2 x
1.5 = 3), and one 1-bedroom (1 x 0.66 = 0.66) requires an equivalent density of 9.66 density
units. To accommodate the proposed number of residential units, a 25% density bonus has been
requested resulting in an allowed density of 10.5 units. To qualify for the density bonus, a
minimum of 10% of the total number of project units needs to be a deed-restricted affordable unit
designated for very-low income households. The applicant has satisfied this requirement by
designating the 650 square-foot, one-bedroom unit as a deed-restricted affordable unit for very-
low income households.
3.3 Parking
Required & Provided Parking
The office component of the project at 8,050 square feet requires a total of 26.8 parking spaces
(8,050/300 = 26.8). The six two-bedroom units require two spaces each (12), the two three-
bedroom units requires 2.5 spaces (5), and the one-bedroom unit requires 1.5 spaces for a total of
18.5 parking spaces. The 9 residential units require 1.8 guest spaces (one per 5 units).
Therefore, the total project parking requirement is 47.1 spaces.
Table 1. Required Parking
Use Parking Calculation Spaces Required
Office 8,050/300 26.8
Six two-bedroom units 6 x 2.0 12.0
Two three-bedroom units 2 x 2.5 5.0
One one-bedroom unit 1 x 1.5 1.5
Guest parking - residential 1/5 units; 9/5 = 1.8 1.8
TOTAL 47.1
Attachment 6
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Planning Commission Report April 9, 2014
Page 9
A total of 34 parking spaces are shown on plans for the project. A driveway off of Osos Street
would provide access to a majority of the project parking spaces (28 spaces) on the ground floor
of the podium building composed of:
1. 15 standard spaces;
2. 3 compact spaces; and
3. 10 tandem spaces
The other six parking spaces are provided in garages for the townhome units which have access
via Morro Street. Since the parking provided does not meet ordinance standards, the applicant is
requesting a 30% shared and mixed use parking reduction.
Staff’s Analysis
The 2008-2009 version of the project included underground parking accessed off of Morro Street
for a majority of the project’s parking requirement. The earlier version of the project did not
include any parking reduction requests, but was approved with tandem parking for the residential
units in the project.
The ARC conceptually
reviewed project plans
on December 16, 2013
and the project’s
parking was a focus of
discussion. The
fundamental issues with
the parking proposal
that the ARC reviewed
was that the applicant
was requesting both a
30% parking reduction
and a majority of the
parking spaces for both
the office and residual
uses in tandem. The
general consensus with
this “double-dipping”
proposal was that the
parking was inadequate
for the mix of uses and
not particularly
functional. The main
concern was that the tandem spaces were not freely available to be shared by multiple users at the
site which is the key tenet of allowing the shared and mixed use parking reductions under the
code.
Figure 5. Parking Layout Comparison
Attachment 6
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Pacific Courtyards Project (GP/R, & TR 96-13; 1321 & 1327 Osos Street)
Planning Commission Report April 9, 2014
Page 10
In response to the concerns with the earlier version of the project, the applicant modified the
project plans to go the podium building which enables a more efficient parking layout. The
differences between the two versions of plans are included on Sheet 4 of the booklet dated March
6, 2014 (see Figure 5 on the previous page).
With the current proposal, each of the nine residential units would have allocated spaces
consistent with code requirements. Each of the three townhomes off of Morro Street is self-
contained in that they have two parking spaces in their own garages. The five sets of tandem
spaces in the first level of the podium building provide complying for the five townhomes in that
building. The one-bedroom unit in the podium building would have the single space adjacent to
the tandem spots.
The remaining parking in the podium building consists of 17 spaces, two motorcycle spaces, and
both short-term (racks) and long-term bicycle parking (lockers). The code required parking for
the office and guest parking would be a total of 28.6 spaces (26.8 + 1.8). With approval of a 30%
shared and mixed use parking reduction for just these components, the requirement would be
20.1 spaces. With additional bicycle/motorcycle parking beyond code requirements, the project
could get credit for an additional reduction of three automobile spaces. This would make the
provided parking consistent with standards.
A shared use parking reduction (10%) may be applied for projects with common parking areas 1,
which is the case for this project, however, approval of a mixed use parking reduction (up to an
additional 20%) requires finding the times of maximum parking demand from various uses to not
coincide2 (e.g. residences primarily use a shared parking lot in the evening, night, and early
morning while commercial uses primarily use a shared parking lot in the middle of the day). The
10% reduction is generally supported if the criterion for multiple uses is met, and the additional
20% is discretionary dependent on the characteristics and parking demands of the mix of uses
Typically, the 30% parking reduction for a mixed use project would be taken off the total of the
project parking requirement which in this case is 47.1 spaces. The 30% parking reduction would
result in a requirement of 33 spaces, which is one space less than the 34 spaces provided. The
criterion for the 10% shared parking reduction is clearly met, and the criterion of the additional
20% reduction for offset times of demand could be made since the peak times of the residential
and office uses would typically not coincide.
1 Zoning Regulations section 17.16.060.B: Shared parking reduction. Where two or more uses share common parking areas, the
total number of parking spaces required may be reduced by up to 10%, with approval of an administrative use permit.
Where shared parking is located on more than one parcel, affected parties must record an agreement governing the shared
parking, to the satisfaction of the Director.
2 Zoning Regulations section 17.16.060.C: Mixed-use parking reduction. By approving an administrative use permit, the
Director may reduce the parking requirement for projects sharing parking by up to 20%, in addition to the shared parking
reduction, for a total maximum parking reduction of 30%, upon finding that the times of maximum parking demand from
various uses will not coincide.
Attachment 6
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Pacific Courtyards Project (GP/R, & TR 96-13; 1321 & 1327 Osos Street)
Planning Commission Report April 9, 2014
Page 11
Staff supports the modified parking proposal as providing a compact and efficient parking
proposal which is appropriate for the site’s location adjacent to the downtown core and a half-
block outside of the in-lieu fee parking district and from the Marsh Street Parking garage. With a
commitment by on-site management, there may be more opportunities for efficient sharing of
parking spaces beyond what has been outlined in this report.
Staff is seeking the Planning Commission’s recommendation regarding the 30% shared and
mixed use parking reduction which would be reviewed by the ARC with final architectural
review of project plans. If not fully supported, then the applicant would need to further modify
the project to reduce the parking demand.
3.4 Vesting Tentative Map 2928
Specific Request
The applicant has submitted Vesting Tentative Map 2928 which is essentially a one lot common
interest subdivision to divide the proposed mixed-use project into both residential and commercial
airspace condominium units. Unit boundaries for both the commercial and residential
condominium units correspond to the outline of planned buildings. Approval of a vesting
tentative map confers a "vested right" to develop in substantial compliance with the ordinances,
policies and standards in effect when the application was determined complete per Chapter 16.34
(Vesting Tentative Map) of the City’s Municipal Code and Sections 65920, 66474.2 and 66498.1
of the California Government Code.
The residential component is a conventional airspace configuration. The commercial component
will have a grid condominium consisting of 1’ x 1’ contiguous cells to accommodate up to 8 units.
The purpose for the grid, which does not define ownership boundaries on the tentative parcel map,
is to provide future owners additional flexibility in customizing the size and shape of the units to fit
their individual business needs. It should be noted that every time ownership boundaries are
modified, a revised condominium plan is required to be recorded for the project.
The proposed subdivision complies with the City’s Subdivision Regulations and can
accommodate the existing and proposed site improvements without exceptions to the City’s
property development standards. The specific massing and layout of units within the project are
subject to some changes with final design review of the project by the ARC. Therefore,
Condition #6 is included to allow the Community Development Director to review any necessary
revisions to the final map that may be precipitated by future project modifications.
Condominium Requirements
The City’s Subdivision Regulations contain provisions for the development of new condominium
projects as a type of common interest subdivision. These provisions contain standards for
common and private open space, recreation amenities and storage.
Attachment 6
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Planning Commission Report April 9, 2014
Page 12
The applicant has submitted Sheet #11 within their plans to show compliance with the standards
for the R-3 zone of 100 square feet of private open space, 100 square feet of common open
space, and 400 square feet of combined total open space per unit. The regulations also require
that the project contain an indoor common recreation facility of at least 20 square feet per unit or
outdoor common recreation facility of at least 40 square feet per unit. The applicant has opted
for the exterior option and is proposing a breezeway gardens area on the ground floor on the
south side of the project.
Storage must also be included for each unit and shall include at least 200 cubic feet of enclosed,
weatherproof and lockable private storage space, exclusive of cabinets and closets within the
unit. The following analysis evaluates the proposed open space areas in the project against these
established standards for the Commission to have a qualitative basis to evaluate this aspect of the
design.
Private Open Space (100 s.f. per unit)
Analysis: To qualify, open space must be private and directly accessible to the unit it serves.
Private open space areas on the ground must have a minimum dimension of 10 feet and those on
upper balconies and decks must be 6 feet. All of the units have qualifying private open spaces
that are at least 100 square feet in area.
Common Open Space (100 s.f. per unit) & Common Recreation Facility (40 s.f. per unit for
an outdoor facility)
Analysis: Applying the 100 square feet per unit standard, a minimum of 900 square feet of
common open space would be required. The project includes a courtyards common area on the
second level which abuts the private open space area for individual residential units in the
podium building. This is the largest common open pace area with 1,081 square feet of area. The
open space sheet indicates that the common open space would also include the north seating
area (394 square feet) and the breezeway gardens (also called out as the outdoor common
recreational facility, and 664 square feet) for a total common open space area of 2,139 square
feet.
Outdoor Common Recreational Facility (40 square feet per unit)
Analysis: The breezeway gardens are identified as the required outdoor common recreation
facility, which in this case would need to be a minimum of 360 square feet. Plans indicate that
this area would be 664 square feet. Plans indicate that this area would have a decomposed
granite base and multiple vegetable planters. This is an interesting concept, but not strictly a
recreational element. The addition of some other elements such as benches, tables, or small
game court such as horseshoes or bocce ball here may make the area more consistent with the
intent of the regulations. A more detailed plan of the development of this area would be handled
Attachment 6
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Pacific Courtyards Project (GP/R, & TR 96-13; 1321 & 1327 Osos Street)
Planning Commission Report April 9, 2014
Page 13
by the ARC’s final review of project plans
Combined “Total” open space (400 s.f. per unit)
Analysis: The minimum total open space requirement is square feet (9 X 400 = 3,600). The
project proposes 5,962 square feet of total open space consisting of private open spaces for the 9
residential units, and the common open space area that incorporates the exterior recreation
facility.
Storage (200 cubic feet per unit)
Analysis: The minimum private storage space requirement for each unit is 200 cubic feet. There
are five individual storage areas identified in the podium building’s ground floor, but plans do
not demonstrate how the storage requirement is met or specifically what units these spaces are
assigned to. It appears that there are solutions available to provide the required storage for all
nine units. Condition #5 is recommended that plans submitted for final architectural review
clearly show how the lockable private storage for each unit is provided.
5.0 Environmental Review
On August 19, 2008, the San Luis Obispo City Council approved a Mitigated Negative
Declaration for the prior version of the project. Section 15164 of the CEQA Guidelines allows a
lead agency to prepare an addendum to a previously adopted Negative Declaration if only “minor
technical changes or additions” have occurred in the project description since the initial study
was originally prepared. In this case, the revised project description is updated through the
Addendum and documentation is provided that no new significant environmental impacts are
created by the modified project.
6.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity map and reduced-size project plans
3. 11-25-13 CHC follow-up letter, resolution & minutes
4. 12-16-13 ARC Follow-up letter & minutes
5. Addendum and approved Mitigated Negative Declaration
Included in portfolios: 11” x 17” colored project plans & larger size VTM 2928 & civil
drawings
Attachment 6
PH1 - 91
RESOLUTION NO. XXXX (2014 Series)
A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL
APPROVING A LAND USE ELEMENT MAP AMENDMENT TO
RECONFIGURE THE BOUNDARY BETWEEN THE OFFICE AND
MEDIUM-HIGH DENSITY RESIDENTIAL DESIGNATIONS ON THE
SITE, VESTING TENTATIVE TRACT MAP NO. 2928 TO CREATE
9 RESIDENTIAL AND UP TO 8 COMMERCIAL CONDOMINIUMS AND
AN ADDENDUM TO THE PREVIOUSLY APPROVED MITIGATED
NEGATIVE DECLARATION, FOR PROPERTY LOCATED
AT 1321 & 1327 OSOS STREET; GP/R/TR/ER 96-13
WHEREAS, the Planning Commission conducted a public hearing in the Council
Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on April 9, 2014, and
recommended approval of the project; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June 10,
2014, pursuant to a proceeding instituted under application GP/R/TR/ER96-13, Mission Medical
Partners, LLC, applicant; 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 considered the Mitigated Negative Declaration (MND)
of environmental impact that was previously approved by the Council on August 19, 2008, along
with the Addendum prepared to update the MND to be consistent with the current project, as
prepared by staff and reviewed by the Planning Commission; 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.
BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows:
SECTION 1. Environmental Determination. The City Council adopted the project’s
Mitigated Negative Declaration on August 19, 2008, which incorporates the following still
relevant mitigation measures and monitoring programs into the project. An Addendum to the
MND was prepared for the current project (ER 96-13), which demonstrates that no additional
mitigation measures are required. The City Council has reviewed and considered the information
contained in this Addendum in its consideration of the project and finds that the preparation of a
subsequent MND or EIR is not necessary, based on the following findings and subject to the
following mitigation measures:
Findings:
1. None of the circumstances included in Section 15162, which require a subsequent EIR have
occurred, specifically:
PH1 - 92
Resolution No. XXXX (2014 Series)
Page 2
2. The project changes do not result in new environmental impacts.
3. The circumstances under which the project is undertaken will not require major changes to
the EIR.
4. The modified project does not require any substantive changes to previously approved
mitigation measures.
Mitigation Measures:
Air Quality
1. Temporary impacts from the project, including but not limited to excavation and construction
activities and vehicle emissions from heavy duty equipment have the potential to create dust
and emissions that exceed air quality standards for temporary and intermediate periods unless
the following mitigation measures are incorporated:
a. Construction vehicle speed at the work site must be limited to fifteen (15) miles per hour
or less;
b. Prior to any ground disturbance, sufficient water must be applied to the area to be
disturbed to prevent visible emissions from crossing the property line;
c. Areas to be graded or excavated must be kept adequately wetted to prevent visible
emissions from crossing the property line;
d. Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or
covered when material is not being added to or removed from the pile;
e. Equipment must be washed down before moving from the property onto a paved public
road; and
f. Visible track-out on the paved public road must be cleaned using wet sweeping or a
HEPA filter equipped vacuum device within twenty-four (24) hours.
Monitoring Program:
These conditions shall be noted on all project grading and building plans. 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
2. Trees identified by the Architectural Review Commission to be preserved shall be clearly
marked on grading and construction plans. The applicant shall submit a tree preservation
agreement for review and approval by the Community Development Director. The agreement
shall be secured by a bond in the amount determined by the City Arborist.
Monitoring Program:
Prior to the issuance of a grading permit, the applicant shall submit the required tree preservation
agreement and actively coordinate with the City Arborist during construction.
PH1 - 93
Resolution No. XXXX (2014 Series)
Page 3
Cultural Resources
3. If significant archaeological materials are discovered during grading and construction, all
construction activities that may damage those materials shall immediately cease. The project
sponsor shall then propose specific mitigation based on a qualified archaeologist's
recommendations. The Director shall approve, approve with changes, or reject the mitigation
proposal (if found incomplete, infeasible, or unlikely to reduce adverse impacts to an
acceptable level). If the proposal is approved, the project sponsor shall implement
mitigation, to the satisfaction of the Director. A copy of the archaeologist's recommendations
and the Director's decision will be forwarded to the Cultural Heritage Committee. If grading
results in the uncovering of artifacts, then standard mitigation would be followed.
Monitoring Program:
Requirements for cultural resource mitigation shall be clearly noted on all plans for project
grading and construction.
Hazards and Hazardous Materials
4. If further contamination is encountered with site grading activities, then work shall cease until the City’s Hazardous Material Coordinator has been notified and had the opportunity to consult with other affected parties and appropriate governmental agencies to determine any necessary next steps.
Monitoring Program:
The City’s Hazardous Material Coordinator shall be the lead in reviewing any subsequent studies
necessary and assuring that any related site clean-up has taken place.
Transportation/Traffic
5. To provide for adequate sight distance for the Morro Street access, on-street parking shall be
eliminated within 25 feet of the project driveway to the north and within 50 feet to the south.
6. The applicant shall install additional “Cross Traffic Does Not Stop” signs on the back of the
existing stop signs at the intersection of Morro and Pacific Streets to reinforce the message of
the two-way stop controls.
Monitoring Program:
Compliance with the required mitigation measures shall be reflected on the plans for project
grading and construction and shall be completed to the satisfaction of the Public Works Director
prior to City issuance of a certificate of occupancy for the project.
SECTION 2. General Plan Amendment Approval with Findings & Conditions. The
City Council finds and approves the General Plan Amendment included as part of City
Application No. GP/R 96-13, which reconfigures the boundary between the Office and Medium-
High Density Residential designations on the site for the properties located at 1321 & 1327 Osos
PH1 - 94
Resolution No. XXXX (2014 Series)
Page 4
Street as shown on the attached Exhibit A, based on the following findings and subject to the
following conditions:
Findings:
1. The proposed modification is a minor amendment to the Land Use Element Map because
it is a boundary change only which retains the existing Office and Medium-High Density
Residential designations for the site with the same relative proportions of the overall site
area intact.
2. The proposed General Plan Amendment will not be detrimental to the health, safety and
welfare of those living and working in the vicinity since the proposed change to the
City’s map accommodates the planned redevelopment of the site with uses and
improvements that will be compatible with other properties in the same block that are
either designated Office or Medium-High Density Residential.
3. On August 19, 2008, the City Council adopted a Mitigated Negative Declaration (MND)
which adequately addresses the potential significant environmental impacts of the
proposed project. The MND along with the prepared Addendum adequately evaluate the
potential environmental impacts associated with the current project.
SECTION 3. The Community Development Director shall cause the change reflected in
Exhibit A to be reflected in documents, which are on display in City Hall and are available for
public viewing and use.
SECTION 4. Vesting Tentative Tract Map No. 2928 Approval with Findings and
Conditions. The City Council does hereby approve application TR 96-13 (County Map No.
2928), based on the following findings, and subject to the following conditions and noting certain
code requirements:
Findings
1. 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, result in condominium units that meet density
standards, and will be consistent with the density and development limits established by
the Office (O) and Medium-High Density Residential with the Historical Perseveration
overlay zoning district (R-3-H).
2. The site is physically suited for the proposed type of development allowed in the Office
and R-3-H zones since the site is generally flat, surrounded by a mixture of residential
projects, parking lots, and office buildings.
3. The design of the subdivision will not conflict with easements for access through (or use
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Resolution No. XXXX (2014 Series)
Page 5
of property within) the proposed subdivision.
4. The design of the vesting tentative tract map and proposed improvements are not likely to
cause serious health problems, substantial environmental damage or substantially and
unavoidably injure fish or wildlife or their habitat because the site does not have any
creeks or other potentially significant habitat areas for fish and wildlife.
5. Tandem parking within the project is supported for the following reasons:
a. The City of San Luis Obispo encourages creative use of infill development to
provide opportunities for much needed workforce housing near the downtown to
support adopted Housing Element policies and goals.
b. The site is unusually configured and, with building height limitations, poses
difficult building design constraints that would potentially result in fewer
residential units if conventional side-by-side parking were insisted upon.
c. The project site is located adjacent to the downtown core that will provide
pedestrian access to many daily needs of the residents. Therefore, residents may
be less dependent on use of their automobiles such that the inconvenience
associated with tandem parking may be minimized.
6. On August 19, 2008, the City Council adopted a Mitigated Negative Declaration (MND)
which adequately addresses the potential significant environmental impacts of the
proposed project. The MND along with the prepared Addendum adequately evaluate the
potential environmental impacts associated with the current project.
Conditions:
1. The subdivider shall prepare conditions, covenants, and restrictions (CC&R's) to be
approved by the Community Development Director and the City Attorney prior to final
map approval. CC&R's shall contain the following provisions:
a. Creation of a homeowners' association to enforce the CC&R's and provide for
professional, perpetual maintenance of all common areas including private driveways,
drainage, on-site sewer facilities, parking lot areas, walls and fences, lighting, and
landscaping.
b. Grant to the city the right to maintain common areas if the homeowners' association
fails to perform, and to assess the homeowners' association 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.
c. No parking except in approved, designated spaces.
d. No outdoor storage of boats, campers, motorhomes, or trailers nor long-term storage
of inoperable vehicles.
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Resolution No. XXXX (2014 Series)
Page 6
f. No outdoor storage by individual units except in designated storage areas.
g. No change in City-required provisions of the CC&R's without prior City Attorney
approval.
h. Homeowners' association shall file with the City Clerk the names and addresses of all
officers of the homeowners' association within 15 days of any change in officers of
the association.
i. Provision of appropriate "no parking" signs and red-curbing along interior roadways
as required by the City Fire Department.
j. CC&R's shall not prohibit location of solar clothes drying facilities in private yards
which are substantially screened from view.
k. Prospective property owners and renters shall be notified of the project’s provision of
tandem parking. Additionally, they shall be advised that they should ensure that the
amount of on-site parking is adequate for their needs because they will not be able to
obtain on-street parking permits for any additional parking needs.
l. 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 Garbage Company
regarding the collection time and preferred location for the placement of trash and
recycling containers to minimize the obstruction of the public right-of-way.
2. As part of the encroachment permit for the proposed frontage improvements, the
applicant shall submit plans to address any changes made to on-street parking, signage,
and striping to the approval of the City Engineer.
3. The applicant shall pay in-lieu fees for the 19 off-site parking spaces that will be
eliminated with development.
4. Short term bicycle parking shall be provided in a minimum of two locations; one for
bicyclists entering from Osos Street and one for bicyclists entering from Morro Street.
5. The details of the required lockable private storage areas (minimum of 200 cubic feet per
unit) shall be to the review and approval of the Architectural Review Commission.
6. The Community Development Director shall review the final map to review any
necessary revisions to the final map that may be precipitated by future project
modifications.
7. The down sloping Morro Street driveway slope shall comply with City standard 2130.
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Resolution No. XXXX (2014 Series)
Page 7
8. To ensure pedestrian safety, the driveway exits shall provide a minimum of ten (10) feet
clear visibility to the sidewalk on both sides of the exit, unobstructed by building corners,
columns or other visual impediments. The distance is measured behind the stop bar and
two feet to the right of the centerline where a driver would be located in a stopped
vehicle.
9. The Drainage Report shall address post-development water quality per City Standard
1010B. Details of the passive design concept proposed shall be discussed in an amended
report and shown on plans submitted for final review by the Architectural Review
Commission.
10. New curb, gutter and sidewalk will be required along the project frontage on Osos Street
and Morro Street.
11. All wire utilities to the new units shall be underground. No additional utility poles shall
be set and no wires shall be extended across the proposed project to serve adjacent
properties.
12. The subdivider shall dedicate a 10’ wide public utility and street tree easement across the
site frontage on Morro and Osos Streets. Said easements shall be adjacent to and
contiguous with all public right-of-way lines bordering the site.
13. The subdivider shall provide individual electrical, phone, television, natural gas, and
water service and related utility company meters to each unit to the approval of the
affected utility company and the Public Works Director. Sub-metering of the water
services may be allowed upon request and with the approval of the Utilities Director.
14. Pursuant to Government Code Section 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.
Code Requirements
The following code requirements are included for informational purposes only. They serve
to give the applicant a general idea of other City requirements that will apply to the project.
This is not intended to be an exhaustive list as other requirements may be identified during
the plan check process.
1. Long and short-term bicycle parking shall be provided in accordance with City standards.
Bike lockers or interior space within each dwelling unit or accessory structure shall be
provided for the storage of at least two bicycles per dwelling unit. In addition, one short
term bicycle parking space shall be provided for guests of the residential units and a
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Resolution No. XXXX (2014 Series)
Page 8
minimum of three long term parking spaces and two short term parking spaces shall be
provided for the office uses. All bicycle parking shall be located outside of the public
right of way.
2. Any easements including but not limited to provisions for all public and private utilities,
access, drainage, common driveways, and maintenance of the same shall be shown on the
final map or recorded separately prior to map recordation if applicable.
3. A preliminary soils report is required in accordance with the Subdivision Map Act and
the City of San Luis Obispo Subdivision Regulations at the time of final map submittal.
The report shall be referenced on the final map in accordance with the city’s Subdivision
Regulations and the Subdivision Map Act.
On motion of , seconded by , and on the
following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this 10th day of June, 2014.
____________________________________
Mayor Jan Marx
ATTEST:
____________________________________
Anthony Mejia
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
PH1 - 99
Exhibit A
General Plan Land Use Map
Existing Land Use Proposed Land Use
Medium-High Density Residential
Office
PH1 - 100
ORDINANCE NO. (2014 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE ZONING MAP TO RECONFIGURE THE BOUNDARY
BETWEEN THE OFFICE (O) AND MEDIUM-HIGH DENSITY
RESIDENTIAL WITH THE HISTORICAL PRESERVATION
OVERLAY(R-3-H) ZONING DISTRICTS ON THE SITE FOR THE
PROPERTY AT 1321 & 1327 OSOS STREET; GP/R/ER 96-13
WHEREAS, the Planning Commission conducted a public hearing in the Council
Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on April 9, 2014, and
recommended approval of the project; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June 10,
2014, pursuant to a proceeding instituted under application GP/R/TR/ER96-13, Mission Medical
Partners, LLC, applicant; 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 considered the Mitigated Negative Declaration (MND)
of environmental impact that was previously approved by the Council on August 19, 2008, along
with the Addendum prepared to update the MND to be consistent with the current project; 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.
BE IT ORDAINED, by the City Council of the City of San Luis Obispo as follows:
SECTION 1. Findings.
1. The proposed modification is a minor amendment to the Zoning Map because it is a
boundary change only which retains the existing Office and Medium-High Density
Residential with Historical Preservation overlay zoning districts for the site with the
same relative proportions of the overall site area intact.
2. The proposed Rezoning will not be detrimental to the health, safety and welfare of those
living and working in the vicinity since the proposed changes to the City’s Zoning Map
accommodates the planned redevelopment of the site with uses and improvements that
will be compatible with other properties in the same block that are either zoned O, Office
or R-3, Medium-High Density Residential.
3. On August 19, 2008, the City Council adopted a Mitigated Negative Declaration (MND)
which adequately addresses the potential significant environmental impacts of the
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Ordinance No. (2014 Series)
Page 2
proposed project. The MND along with the prepared Addendum adequately evaluate the
potential environmental impacts associated with the current project.
SECTION 2. Action. The Zoning Regulations Map Amendment (GP/R 96-13) is
hereby approved as identified within Exhibit A.
SECTION 3. 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 on the day of , 2014, AND FINALLY
ADOPTED by the Council of the City of San Luis Obispo on the day of ,
2014, on the following vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this 10th day of June, 2014.
____________________________________
Mayor Jan Marx
ATTEST:
____________________________________
Anthony Mejia
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
PH1 - 102
Exhibit A
Zoning Map
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