HomeMy WebLinkAboutPC-1087-2024 (APPL-0232-2024 -- 1925 Santa Barbara Ave.)
RESOLUTION NO. PC-1087-24
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO, CALIFORNIA, DENYING AN APPEAL AND
UPHOLDING THE COMMUNITY DEVELOPMENT DIRECTOR’S
DECISION APPROVING MINOR DEVELOPMENT REVIEW
APPLICATION ARCH-0448-2022 REGARDING DEVELOPMENT OF A
MIXED-USE PROJECT AT 1925 SANTA BARBARA AVENUE
(APPL-0232-2024)
WHEREAS, the Cultural Heritage Committee 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 January 22, 2024, for the purpose of reviewing a proposed mixed-use development
comprised of four residential dwellings and a nonresidential suite located at 1925 Santa Barbara
Avenue, under Minor Development Review application ARCH 0448-2022; Obispo Investments
Inc., applicant, and continued consideration of the application to a date uncertain with direction to
staff and the applicant; and
WHEREAS, the Cultural Heritage Committee 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 March 25, 2024, for the purpose of reviewing revised plans for the proposed mixed-
use development, and recommended that the Community Development Director find the project
to be consistent with the City’s Historic Preservation Ordinance, including architectural standards
for new construction in the Railroad Historic District; and
WHEREAS, on April 22, 2024 the Community Development Director approved the
proposed mixed-use project, under Minor Development Review application ARCH-0448-2022;
and
WHEREAS, On May 2, 2024, Wayne Terry filed an appeal of the Community
Development Director’s decision to approve the Minor Development Review application; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, on June 26, 2024, to consider the
appeal of the Community Development Director’s decision; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and evaluation and recommendations by staff
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
Resolution No. PC-1087-24
1925 Santa Barbara Ave., APPL-0232-2024
Page 2
SECTION 1. Findings. Based upon all the evidence, the Commission makes the
following findings:
1. As conditioned, the proposed project is consistent with the goals and policies of the Land
Use Element (LUE) of the City’s General Plan applicable to development in a Services and
Manufacturing area, and with goals and policies of the General Plan’s Conservation and
Open Space Policies (COSE) for Cultural Heritage (COSE § 3). Mixed uses are encouraged
in commercial districts (LUE §3.8.5). The project’s residential component is situated at the
west side of the site, at the boundary with an adjacent residential neighborhood to the west
and provides enhanced building setbacks such that the residential atmosphere of the
adjacent neighborhood is protected (LUE §2.3.3). New construction reflects the form,
spacing, and materials of nearby historic structures and does not affect the street
appearance of buildings which contribute to the neighborhood’s architectural character,
consistent with Conservation and Open Space Element Policy 3.3.4. Fiber cement board
and plaster are employed as the predominant exterior materials, which are visually
compatible with the exterior materials of buildings in the vicinity.
2. As conditioned, the project design is consistent with standards and limitations set out in
the City’s Zoning Regulations. The site is within a Service Commercial (C-S) Zone, and
Mixed-Use Development is a permitted use in the Zone (§ 17.10.020). The project and
proposed new structures conform to applicable development standards for the zone
(Ch. 17.70), including enhanced Edge Condition setbacks at the boundary of the adjacent
residential neighborhood to the west (§17.70.050) and with standards for Mixed-Use
Development (§17.70.130).
3. According to the recommendation of the Cultural Heritage Committee made on
March 25, 2024, the project is consistent with the City’s Historic Preservation Ordinance
(SLOMC Ch. 14.01) and the supporting Historic Preservation Program Guidelines
(HPPG), in particular with guidelines related to architectural compatibility (HPPG §§ 3.2.1
& 3.3.2). The proposed new buildings are based on simple rectangular forms and exhibit
horizontal massing, sloping roof forms, grouped horizontal window patterns, fiber cement
board (simulating wood appearance) and plaster exterior materials, and trim and roof
detailing, consistent with Architectural Guidelines provided in the Railroad District Plan,
complementing the District’s historic character.
4. According to the recommendation of the Cultural Heritage Committee made on
March 25, 2024, the project is consistent with the Secretary of the Interior’s Standards for
the Treatment of Historic Properties. The proposed new construction has been designed to
be compatible in form, massing, color, and materials with the historic character of the
Railroad Historic District.
5. The project is consistent with the City’s Community Design Guidelines. It is designed in
an attractive and environmentally sensitive manner that responds to the character and
constraints of the site, fits in with site design and architecture in the vicinity, and logically
locates site elements for efficient operation (§ 2.1). The new building exhibits proper
proportion, harmony, simplicity, rhythm, balance, and is designed to coordinate with
Resolution No. PC-1087-24
1925 Santa Barbara Ave., APPL-0232-2024
Page 3
existing structures on the site (§ 2.2) and is compatible with adjacent buildings and those
in the immediate neighborhood (§ 5.3).
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA). It consists of Infill Development
consistent with the Services and Manufacturing land use designation and applicable policies
described in the City’s General Plan, consistent with standards and limitations described in Zoning
Regulations for the Service Commercial (C-S) Zone, occurs on a project site of less than five acres
substantially surrounded by urban uses with no value as habitat for endangered, rare or threatened
species, would not result in any significant effects relating to traffic, noise, air quality, or water
quality, and can be adequately served by all required utilities and public services, as described in
CEQA Guidelines § 15332. Furthermore, development of the proposed project will not cause a
substantial adverse change in the significance of any historical resources (CEQA Guidelines
§ 15300.2 (f)) since the project has been found consistent with the Historic Preservation Ordinance
provisions for compatible development in historic districts; the property is not located on a historic
property; and the project would not have the potential to result in adverse impacts to adjacent and
nearby historic resources.
SECTION 3. Action. The Planning Commission does hereby deny the subject appeal
filed by Wayne Terry, and upholds the Community Development Director’s decision to approve
development of 1925 Santa Barbara Avenue with a mixed-use development project, under Minor
Development Review application ARCH-0448-2022, based on the above findings, and subject to
the following conditions:
1. Conformance to approved plans and conditions. Final project design and construction
drawings submitted for building permits shall be in substantial compliance with approved
plans, as revised according to the direction provided by the Cultural Heritage Committee,
and with the conditions of approval herein. A separate full-size sheet shall be included in
plans submitted for permits, listing all conditions of project approval. Reference shall be
made in the margin of the listed conditions as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping or other conditions of
approval must be reviewed and approved by the Community Development Director.
2. Colors and materials. Plan submitted for permits to complete this project shall clearly
depict and describe all materials and colors, including siding, roofing, windows, and
decorative trim, and the dimensions of windows, including window frames and mullions,
lintels, sills, surrounds, recesses, trim, and other related window features, shall be clearly
indicated, to the satisfaction of the Community Development Director.
3. Night Sky Preservation. Plans submitted for construction permits to complete this project
shall include information about exterior lighting, including building-mounted lighting,
sufficient to verify conformance to Night Sky Preservation regulations (Zoning
Regulations Ch. 17.23).
Resolution No. PC-1087-24
1925 Santa Barbara Ave., APPL-0232-2024
Page 4
Upon motion of Commissioner Jorgensen, seconded by Commissioner Kahn, and on the
following roll call vote:
AYES: Commissioners Houghton, Jorgensen, Kahn, Flores, Tolle, Vice-Chair
Munoz-Morris and Chair Cooley
NOES: NONE
RECUSED: NONE
ABSENT: NONE
The foregoing resolution was adopted this 26th day of June, 2024.
____________________________________
Rachel Cohen, Secretary
Planning Commission