HomeMy WebLinkAbout9938-9946RESOLUTION NO. 9946 (2007 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO MAKING
FINDINGS, ADOPTING STATEMENT OF OVERRIDING CONSIDERATIONS, AND
CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT (EIR)
WITH UPDATE FOR THE CHINATOWN PROJECT
APPLICATION # 69 -05; 861 PALM STREET AND ADJACENT PARCELS
WHEREAS, public hearings on this EIR were previously held before the Planning
Commission on November 15, 2006, July 11, 2007 and November 28, 2007; and
WHEREAS, the EIR was considered by the City Council after extensive review by City
staff and other agencies on December 18, 2007, and with the comments of the Planning
Commission, Architectural Review Commission, Cultural Heritage Committee and concerned'
public; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the potential environmental impacts of the project have been evaluated in
accordance with the California Environmental Quality Act and the City's Environmental Guidelines;
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 as follows:
SECTION 1. Environmental Determination. The City Council hereby certifies that the
Final EIR and Update for the Chinatown Project (hereinafter "Final EIR ") adequately identifies the
project's potentially significant impacts, alternatives to the proposed project, and recommended
mitigation measures.
SECTION 2. Final EIR Findings and Statement of Overriding Considerations. Based upon
all the evidence, the Council makes the following findings and statement of overriding
considerations in certifying the Final EIR:
1. The Final EIR was prepared in compliance with the California Environmental Quality
Act (CEQA) and was considered by the City prior to any approvals of the project.
2. The Final EIR reflects the independent judgment of the City.
3. The revised project (as indicated in plans submitted September 18, 2007) was greatly
reduced in its overall scale (about a 25% reduction in the overall floor area from 310,544
square feet to 235,320 square feet) from the earlier plans (submitted January 29, 2007)
and closely resembles the Protection of Visual Resources Alternative in the EIR. No
new environmental impacts were created as a result of the revised project plans, but
some impacts were eliminated or reduced in significance.
4. For each significant effect identified in the Final EIR under the categories of
Aesthetics and Visual Resources, Cultural Resources, Geologic Resources, Hazards
Resolution No. 9946 (2007 Series)
Page 2
and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning
Policies, Noise, Population and Housing, Transportation and Traffic, and Utilities and
Public Services, the approved mitigation measures contained in the Final EIR will
avoid or substantially lessen the identified adverse environmental impacts of the
project to a level of insignificance and have been incorporated into the project.
5. The significant effects identified in the Air Quality, Cultural Resources, and Short-
term Construction Noise sections of the EIR will not be fully mitigated to a degree of
insignificance with the incorporation of all of the identified mitigation measures
included in the EIR. However, the City Council finds that the adverse environmental
effects are acceptable and makes a statement of overriding considerations for those
significant and unavoidable environmental impacts because:
a. Mitigation strategies are identified in the Final EIR help to reduce project
emissions and ultimately put the air basin in closer compliance with established
State and federal standards.
b. Mitigation strategies are in place in the event that burials associated with Mission
San Luis Obispo are encountered as a result of subsurface grading and excavation
that are consistent with State law and have been reviewed and endorsed by the
Cultural Heritage Committee.
c. The unavoidable adverse impacts associated with the loss of historical structures
have been reviewed by the Cultural Heritage Committee and their specific
recommendations regarding proposed demolitions and incorporation of
appropriate and feasible mitigations have been reviewed and considered and are
reflected in modifications to mitigation measures for impacts CR -4 and CR -5
identified in the final EIR, as set forth in paragraph 6 below.
d. The unavoidable adverse impact of construction noise is temporary in nature and
can be substantially mitigated by implementation of a construction management
plan that regulates the hours of construction, noise reduction measures, and a
complaint resolution process, consistent with recommended mitigation measures.
6. The City Council has identified the following overriding economic, social, and other
public benefits of the project, which are additional reasons that the significant and
unavoidable impacts identified in the Final EIR can be found acceptable, and hereby
adopts them as a statement of overriding considerations:
a. In conformance with the City's General Plan policies and community goals, the
project will maintain and enhance the downtown area as the commercial and social
center of the City by converting surface parking lots to more economically
productive uses, to wit: hotel, retail, commercial and residential, which would not be
achievable without private capital and investment;
b. The project will provide expansion space for existing businesses and opportunities
for new businesses to locate in the downtown area by creating new retail, restaurant
and office space which will further the General Plan Land Use Element goals and
policies relating to keeping the downtown economically, culturally and socially vital
and the center of the community;
O O
Resolution No. 9946 (2007 Series)
Page 3
c. The project will provide expansion space for existing businesses and opportunities
for new businesses to locate in the downtown area by creating new retail, restaurant
and office space which produce additional tax revenues for the City, both sales and
transient occupancy taxes, that the City can use to provide services to the
community;
d. The project will provide housing downtown interspersed with commercial uses to
help balance jobs and housing in the community. The project will provide 36
residential units anticipated to house approximately 70 people, and generate
approximately 191 jobs.
e. The project will provide for improved pedestrian amenities via the project's
pedestrian streets or paseos, and the possibility of future linkages through other sites,
thereby benefiting the entire downtown by providing people on foot greater
accessibility to all businesses and attractions in the area;
f. The project's coordinated development plan takes advantage of economies of scale
and scope in a manner that facilitates broader implementation of important City
policies, such as enhanced pedestrian circulation in the downtown and expanded
mixed use development, which could not be achieved through the approval of
smaller, more segmented projects.
g. The project will improve business synergy by creating incentives for other property
owners to seek improvements to their own sites, increasing foot traffic in the
downtown, and increasing revenues of businesses in the downtown and to the City
through sales and transient occupancy taxes.
h. The project will incorporate important architectural features of historic structures
into the new construction, including relocation and reconstruction of the historic
Sauer Bakery Oven and the Shanghai Low Restaurant Sign.
i. The project will add a hotel, which will provide the direct benefit of increased
transient occupancy and sales tax revenues to the City and create indirect economic
development opportunities by increasing accommodations for regional tourism in
the downtown.
j. The project incorporates many features of "Smart Growth" including the
development of an infill site, greater intensity of site development, and
improvements to transit facilities,. along with subsidies for both City and regional
transit systems.
The data to support these overriding factors are found in the following sections of the
record including:
a. The Environmental Impact Report, including Final Update;
b. Letters submitted by the public contained in the project files;
c. The December 17, 2007 Chinatown Fiscal Impact Analysis — General Fund and
Parking Fund, prepared by Ross S. Selvidge and Allan D. Kotin;
d. Public testimony provided at this and previous project hearings; and
e. The staff and applicant presentations.
7. The Mitigation Monitoring Program has been reviewed by the City Council in
conjunction with its review of the Final EIR.
Resolution No. 9946 (2007 Series)
Page 4
SECTION 3. EIR Conditions. Based upon all the evidence, the Council directs that the
modifications identified in the December 18, 2007 Errata Sheet be included in the Final EIR, along
with the following changes:
1. The third bullet of Mitigation Measure CR-4, regarding the historic Sauer Bakery
Building at 848 Monterey Street, is hereby modified to read as:
To maintain a semblance of the original streetscape, incorporate architectural details of
this building into the new construction on the site of the original building and incorporate
uncovered original details as well as portions of the original structure into the new
construction, as deemed feasible by a detailed rehabilitation feasibility analysis (historic
structures report) that identifies the features that might be preserved and or
incorporated.
ateness of the design the nte..t of the p et's histe.:ea4 distAet netting ad
r,
� _t�i.- r� a h A _ehiteetur- ,` Review Gewmiissiet}. Final building
design including architectural details would be subject to the review and approval of the
Architectural Review Commission;
2. The third bullet of Mitigation Measure CR -5, regarding the historic Blackstone Hotel
Building (840, 842, and 844 Monterey Street and 984 and 986 Chorro Street), is hereby
modified to read as follows:
To maintain a semblance of the original streetscape, incorporate architectural details of
these buildings into the new construction on the site of the original building and
incorporate uncovered original details (such as reuse of the Ah Louis bricks found at the
site), along with portions of the original structure (specifically, the fagade of the Swiss -
Italian building portion of the structure along Chorro Street), as deemed feasible by a
detailed rehabilitation feasibility analysis (historic structures report) that identifies the
features that might be preserved and or incorporated into the new construction; and
3. Mitigation Measure PH -2 is hereby removed as it is no longer necessary in light of the
revised project description that includes a total of four deed - restricted affordable housing
units, which is consistent with the City's Inclusionary Housing Ordinance.
C> `0
Resolution No. 9946 (2007 Series)
Page 5
On motion of Council Member Settle, seconded by Council Member Carter, and on the
following roll call vote:
AYES: Council Members Carter and Settle, Vice Mayor Brown, and
Mayor Romero
NOES: Council Member Mulholland
ABSENT: None
The foregoing resolution was passed and adopted this 18th day of December, 2007.
Mayor David F. Romero
ATTEST:
IAuWey Hooper
City Clerk
APPROVED AS TO FORM:
J P. Lowell
City Attorney
J
RESOLUTION NO. 9945 (2007 SERIES)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING THE FINAL MAP FOR TRACT NO. 2705
(2975 ROCKVIEW PLACE)
WHEREAS, the City Council made certain findings concerning the tentative map for
Tract 2705, as prescribed in Resolution No. 9761 (2006 Series); and
WHEREAS, all required subdivision improvements have been completed, and all fees
have been received, as prescribed in the subdivision agreement; and
WHEREAS, all conditions required per said Resolution No. 9761 (2006 Series) will be
met prior to or concurrent with final recordation of the map.
NOW THEREFORE BE IT RESOLVED AS FOLLOWS:
1. That the final map for Tract No. 2705, as shown on the attached Exhibit "A" is
found to be in substantial compliance with the tentative map, and
2. Approval of the final map is hereby granted.
Upon motion of Council Member Settle, seconded by Council Member Mulholland, and on
the following roll call vote:
AYES: Council Members Carter, Mulholland and Settle, Vice Mayor Brown and
Mayor Romero
NOES: None
ABSENT: None
The foregoing resolution was passed and adopted this 4 h day of December 2007.
•
Mayor David F. Romero
ATTEST:
Audrey Hoop
City Clerk
APPROVED AS TO FORM:
nath . Lowell
o
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RESOLUTION NO. 9944 (2007 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING REVISED STANDARD SPECIFICATIONS AND
ENGINEERING STANDARDS FOR CONSTRUCTION
WHEREAS, the Public Works Department is responsible for maintaining Standard Specifications
and Engineering Standards establishing quality requirements and contract conditions for construction; and
WHEREAS, the Standard Specifications and Engineering Standards must be periodically updated
to allow for changes in construction practices and contract law; and
WHEREAS, legally adopted Standard Specifications are necessary to provide "design and plan
immunity" thereby protecting the City from possible liability,
BE IT RESOLVED, by the Council of the City of San Luis Obispo as follows:
Resolution No. 9856 (2006 Series) approving previous editions of the Standard
Specifications and Engineering Standards is hereby rescinded.
2. Revised Standard Specifications an d Engineering Standards dated January 2008, copies of
which are on file in the Office of the City Clerk, are hereby approved.
Upon motion of Council Member Settle seconded by Council Member Mulholland, and on the
following roll call vote:
AYES: Council Members Carter, Mulholland and Settle, Vice Mayor Brown and
Mayor Romero
NOES: None
ABSENT: None
The foregoing resolution was adopted this 4th day of December 2007.
Mayor David F. Romero
ATTEST:
i
�. 4 0-1
Audrey oper
City Clerk
APPROVED AS TO FORM:
Jo ath Lowell
City Attorney
C�
K
RESOLUTION NO. 9943 (2007 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
ESTABLISHING INTEGRATED SOLID WASTE RATES
WHEREAS, on June 21, 1994, the City Council of the City of San Luis Obispo approved the
Rate Setting Manual Process and Methodology Manual for Integrated Solid Waste Management Rates;
and
WHEREAS, a review of San Luis Garbage Company's 2008 interim year solid waste rate
application has been completed in accordance with the adopted solid waste rate setting policies.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. Resolution No. 9877 (2007 series) is hereby rescinded as of 11:59 p.m., December
31, 2007.
SECTION 2. The rates set forth in Exhibit A shall be effective January 1, 2008.
On motion of Council Member Carter, seconded by Vice Mayor Mulholland, and on the
following roll call vote:
AYES: Council Members Brown, Carter, and Settle, Vice Mayor Mulholland and Mayor Romero
NOES: None
ABSENT: None
The foregoing resolution was adopted on this 20`h day of November 2007.
Mayor David F. Romero
ATTEST:
Audrey H oper
City Clerl
APPROVED AS TO FORM:
Jkat,fjZP. Lowell
City Attorney
Me ..
E
CITY OF SAN LUIS OBISPO EXHIBIT A
1.96 %.AVERAGE ACROSS THE BOARD INCREASE
FOR INTEGRATED SOLID WASTE ACTIVITIES
EFFECTIVE 1 -1 -2008
MULTI -UNIT RESIDENTIAL DUMPSTER CONTAINERS (PER MONTH)
Size of
container
COLLECTIONS PER WEEK
PER WEEK
cubic yards)
1
cans
2
3
4
5
6
5
7
1
1.5
2
3
4
6
$ 83.61
$
121.77
$
159.88
$
198.03
$
236.17
$ -274.27
$
312.42
$ 96.81
$ 149.61
$ 202.42
$ 255.21
$ - 308.02
$ 360.81
$
413.63
$ 110.00
$ 176.01
$ 242.01
$ 308.01
$ 374.02
$ 440.00
$
506.00
$ 136.39
$ 228.82
$ 321.21
$ 413.63
$ 506.03
$ 598.44.
$
690.85.
$ 162.80
$ 283.08
$ 403.38
$ 523.66
$ 643.94
$ 764.24
$
884.54
$ 215.58
$ 390.14
$ 564.71
$ 739.26
$ 913.84
$ 1,088.38
$
1,262.95.
. . .w a.vrrn avvva ul-w Ulu Inuuuuy uulluAlltll I Wll6 1P 13110 UFU 11IH SGrrle [Or'VIOS
and garwoods, when volume is identical.
COMMERCIAL GARBAGE CANS (PER MONTH)
number
Of
COLLECTIONS
PER WEEK
cans
1
2
3
4
5
6
7
1
$ 20.54
$
32.25
$
44.00
1 $
55.72
$
67.45
$
79.17
$
90.89
2
3
4
5
$ ' 26.40
$ _
41.08
$
55.74
$
70.40
$
85.10
$
99.75
$
114.41
$ 32.27
$ 49.90
$ 67.49
$ 85.13
$ 102.71
$ 120.32
$
137.94
$ 38.15
$ 58.69
$ 79.21
$ 99.76
$ 120.30
$ 140.85
$
161.37
$ 44.02
$ 67.48
$ 90.95
$ 114.41
'$ 137.90
$ 761.35
$
184.82
6
7
8
9
$ 49.90.
$
7628
$
102.67
$ .129.08
$
155.46
$
181.88
$
208.26
$ 55.75
$ 85.12
$ 114.42
$ 143.77
'$ 173.11
$ 202.45
$
231.78
$ 61.63
$ 93.92
$ 126.20
$ 158.46
$ 190.76
$ 223.04
$
255.31
$ 67.49
$ 102.70
'$ 137.92
$ 173.72
$ 208.32
$ 243.53
$
278.74
uo an. .... yu. No. W. Qjjw 4a l.. JO Gllulli wlu Qv pvul lut, -
Additional charge per can per collection: $ 6.31
Sunday service 51.35 per month in addition to garbage service monthly cost
Proposed Rate Schedule for Integrated Solid Waste Services. effective 1.1 -2008
1 � O
CITY OF SAN LUIS OBISPO
COMMERCIAL 96 GALLON WASTE WHEELER CONTAINERS (PER MONTH)
number
of
containers
1 cubic yard (minimum charge)
COLLECTIONS PER WEEK
COLLECTIONS PER WEEK
"$64.54
3 cubic yams
1 2 3 4 5 6
7
1
2
3
4
5
6
7
8
9
$ 36.61
$
58.62
$ 80.631$
102.63
$
124.66
$
146.64
$ 168.67
$ 60.02
$ 9226
$ 124.53
$ 156.79
$ 189.06
$ 221.31
$ 253.61
$ 83.42
$ 125.94
$ 168.48
$ 211.02
$ 253.56
$ 296.07
$ 338.61
$ 106.81
$ 159.61
$ 212.43
$ 265.22
$ 318.03
$ 370.81
$ 423.65'
$ 130.21
$ 193.31
$ 256.36
$ 319.45
$ 382.51
$ 445.59
$ 508.66
$ 153.62
$ 226.97
$ 300.31
$ 373.64
$ 446.98
$ 520.36
$ 593.67
$ 177.03
$ 260.64
$ 344.25
$ 427.86
$ 511.48
$ 595.09
$ 678.70
$ 200.43
$ 294.32
$ 388.18'
$ 482.07
$ 575.95
$ 669.84
$ 763.71
$ 223.84
$ 327.97
$ 432.121$
536.25
$ 640.39
$ 744.52
$ 848.64
COMMERCIAL DUMPSTER CONTAINERS (PER MONTH)
Size of
container
cubic and
1 cubic yard (minimum charge)
2 cubic yards
COLLECTIONS PER WEEK
"$64.54
3 cubic yams
4 cubic yards
1 2 3 4 5 6
7
1
1.5
2
3
4
6
8
$ 73.34
$
102.67
$
132.02
$ _161.35
$
190.67
$
220.02
$
249.37
$ 82.14
$ 120.26
$ 158.39
$ 196.54
$ 234.67
$ 272.81
$
310.95
$ 90.94
$ 136.40
$ 181.90
$ 227.37
$ 272.84
$ 318.31
$
363.79
$ 108.54
$ 171.60
$ 234.67
$ 297.74
$ 360.81
$ 423.89
' $
. 486.97
$ 126.12
$ 208.27
$ 290.39
$ 372.56
$ 454.68
$ 536.82
$
618.98
$ 161.32
$ 277.21
$ 393.10
$ 508.99
$ 624.88
$ 740.76
$
856.67
$ 196.51
$ 346.14
$ 495.76
$ 645.39
$ 795.01
$ 944.64
$
1,094.27
The rates shown above include the monthly container rental fee and are the same for bins
and garwoods, when volume is identical.
Sunday service $ 51.35 per month in addition to garbage service monthly cost
UNSCHEDULED EXTRA COLLECTIONS FOR
COMMERCIAL CUSTOMERS AND
MULTI -UNIT RESIDENTIAL DUMPSTER CUSTOMERS
1 cubic yard (minimum charge)
2 cubic yards
"$64.54
3 cubic yams
4 cubic yards
Proposed Rate Schedule for Integrated Solid Waste Services effective 1 -1 -2008
CITY OF SAN LUIS OBISPO
0
SINGLE FAMILY and MULTI -UNIT RESIDENTIAL (4 units or less)
VOLUME -BASED RATES DESIGNED
AUTOMATED SERVICE MANUAL SERVICE
(determined by city staff)
MINI -CAN SERVICE
$ 7.24 per month for one 19 gallon wastewheeler container collected once each week
1 $ 11.85
ECONOMY RATE'
$ 11:58 per month for one 32 gallon wastewheeler container collected once each week
STANDARD RATE
$ 23.16 per month for one 64 gallon wastewheeler container collected once each week
$ 37.91
PREMIUM RATE
$ 34.74 per month for one 96 gallon wastewheeler container collected once each week
$ 56.86
PREMIUM PLUS RATE
$ 70.55 per month for additional 32 gallon wastewheeler container collected once each week
for additional 64 gallon wastewheeler container collected once each week
$ 17.27
$ 34.55
$ 21.12 per month
$ 51.84
$ 31.68 per month for additional 96 gallon wastewheeler container collected once each week
$ 5.95 per month for vacation (less 17.8% disposal)
SERVICE AWAY FROM THE STREET CURB
$ 7.90 additional per month per can or container
LATE MAKEUP COLLECTIONS WITH GARBAGE TRUCK (phone call required)
$ 11.75 per trip plus charges identified above for any extra containers or equivalent volume
additional charge per 33 gallon can or equivalent volume per collection
EXTRA COLLECTIONS WITH PICKUP OR FLATBED TRUCK (phone call require
$ M$4.39
per garbage can or equivalent volume (amounts over six cans by quotation)
per white good article (once a month,residential customers only)
per piece of furniture (residential customers only)
Der mattress or boxs rin residential customers onl
Proposed Rate Schedule for Integrated Solid Waste Services effective 1 -1 -2008
RESOLUTION NO. 9942 (2007 Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO
AUTHORIZING THE FILING OF THE 2007 -08 FEDERAL CAPITAL AND OPERATING
ASSISTANCE GRANT APPLICATION WITH THE FEDERAL TRANSIT ADMINISTRATION
WHEREAS, the Federal Transit Administration has been delegated authority to award federal
financial assistance for a transportation project; and
WHEREAS, a grant of federal assistance will impose certain obligations upon the City of San Luis
Obispo and may require the City of San Luis Obispo provide the local share of project costs; and
WHEREAS, the City of San Luis Obispo has or will provide all annual certifications and assurances
to the Federal Transit Administration required for the project; and
WHEREAS, a grant of federal assistance will impose certain obligations upon the San Luis Obispo
Regional Transit Authority and may require the San Luis Obispo Regional Transit Authority provide the
local share of project costs; and
WHEREAS, the San Luis Obispo Regional Transit Authority has or will provide all annual
certifications and assurances to the Federal Transit Administration required for the project.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo as
follows:
SECTION 1. The City of San Luis Obispo and San Luis Obispo Regional Transit Authority are
eligible recipients as defined by 49 U.S.C. 5307, 5336j, and 5340.
SECTION 2. The Public Works Director is authorized to execute and file an application for federal
assistance on behalf of the City of San Luis Obispo with the Federal Transit Administration for federal
assistance authorized by 49 U.S.C. Chapter 53, Title 23, United States Code and other federal statutes
authorizing a project administered by the Federal Transit Administration.
SECTION 3. The Public Works Director is authorized to execute and file with the application the
annual certifications, assurances, and other documents the Federal Transit Administration requires
before awarding a federal assistance grant.
SECTION 4. The Public Works Director is authorized to execute grant agreements with the Federal
Transit Administration on behalf of the City of San Luis Obispo in Exhibit A.
R 9942
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Resolution No. 9942 (2007 Series)
Page 2
Upon motion of Vice Mayor Mulholland, seconded by Council Member Brown, and on the
following roll call vote:
AYES: Council Members Brown, Carter, and Settle and Vice Mayor Mulholland and Mayor
Romero
NOES` None
ABSENT: None
The foregoing resolution was adopted this 20`h day of November 2007.
Mayor David F. Romero
ATTEST:
aol�6 - i 4W4
Audrey 4op r
City Cleric
APPROVED AS TO FORM:
Jona an P. Lowell
City Attorney
EXHIBIT &
FEDERAL TRANSIT ADMINISTRATION
GRANT APPLICATION
FOR
SLO TRANSIT
PROGRAM OF PROJECTS
FOR FISCAL YEAR 2007 -2008
The City of San Luis Obispo will be conducting a public hearing to receive comments on the
Draft Program of Projects on November 201h, 2007 at 7:00 p.m. in Council Chambers, 990 Palm
Street, San Luis Obispo. The below Draft Program of Projects will become the final program
unless modified:
Federal Apportionments:
For 2007 -2008
Carryover from previous year
Available to Program
Project
Operating Assistance 7/1/07 to 6/30/08
Bus Replacement (1)
Capital Cost of Contracting
Particulate Trap Retrofit
Facility Repairs
Replacement Runabout Vehicles (2)
Total Project Cost
Federal Share
City of San Luis Obispo
San Luis Obispo Regional Transit Authority
Local Share
City of San Luis Obispo
San Luis Obispo Regional Transit Authority
$1,292,640
$158,800
$1,451,440
Transit
Federal
Total
erator
Amount
Amount
SLO City
$450,000
$2,312,254
SLO City
300,000
375,000
SLO City
320,000
400,000
SLO City
127,040
158,800
SLO City
144,000
180,000
SLORTA
110,400
138,000
$3,564,054
$1,451,440
1,341,040
110,400
$2,112,614
2,085,014
27,600
RESOLUTION NO. 9941 (2007 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO AMENDING THE LAND USE ELEMENT MAP FROM
MEDIUM DENSITY RESIDENTIAL TO MEDIUM -HIGH
DENSITY RESIDENTIAL FOR PROPERTY LOCATED AT 871
ISLAY STREET (GP/R/ER 8 -06)
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, San Luis Obispo, California, on
September 26, 2007, and recommended approval of the General Plan Land Use Element Map
amendment; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a
public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California,
on October 22, 2007, and recommended approval of the Mitigated Negative Declaration (ER 8 -06) and
development plan (ARC MI 8 -06) involving both 871 & 879 Islay Street; 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 November 20, 2007,
for the purpose of considering the General Plan Land Use Element Map amendment; and
WHEREAS, the City Council finds that the proposed General Plan Land Use Element Map
amendment is consistent with other policies of the General Plan; and
WHEREAS, notices of said public hearings were made at the time and in the manner required
by law; and
WHEREAS, the City Council has reviewed and considered the Mitigated Negative Declaration
of environmental impact for the project, as prepared by staff and reviewed by the Planning Commission
and Cultural Heritage Committee; and
WHEREAS, the Council has duly considered all evidence, including the recommendations of
the Planning Commission and Cultural Heritage Committee, testimony of interested parties, and the
evaluation and recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. Findings. Based upon all the evidence, the Council makes the following findings:
1. The proposed General Plan amendment and rezoning (GP/R) is consistent with General Plan for the
following reasons: 1) The height, mass, density and architectural style of the project is compatible
with adjacent developments; 2) The addition of four residential units will incrementally add to the
City's Medium -High Density Residential housing inventory; 3) The proposed site design and unit
R 9941
0 0
Resolution No. 9941 (2007 Series)
Page 2
configuration minimizes privacy and overlook impacts for occupants and neighbors; and 4) The
project includes the rehabilitation of a Contributing historic resource.
2. The GP/R will allow the proposed two parcel project to be developed within a single zoning district
and provide for a logical R -3 -H zone boundary at a mid -block location.
3. A Mitigated Negative Declaration was prepared by the Community Development Department on
September 13, 2007. The City Council finds and determines that the project's Mitigated Negative
Declaration adequately addresses the potential significant environmental impacts of the proposed
project.
SECTION 2. Environmental Determination. The City Council finds and determines that the
project's Mitigated Negative Declaration adequately addresses the potential significant environmental
impacts of the proposed project, and reflects the independent judgment of the City Council. The
Council hereby adopts said Mitigated Negative Declaration and incorporates the following mitigation
measures and monitoring programs into the project:
Air Quality
The following mitigation measures will adequately control dust and minimize potential violations for
the project. All of these PM mitigation measures must be included on grading and building plans.
In addition, the contractor or builder shall designate a person or persons to monitor the dust control
program and to order increased watering, as necessary, to prevent transport of dust off site. Their
duties shall include holidays and weekend periods when work may not be in progress. The name
and telephone of such persons shall be provided to the APCD prior to land use clearance for map
recordation and grading.
(A) Reduce the amount of the disturbed area where possible.
(B) Use water truck or sprinkler systems in sufficient quantities to prevent airborne dust from leaving
the site. Increased watering frequency whenever wind speeds exceed 15 mph. Reclaimed (non -
potable) water shall be used whenever possible.
(C) All dirt stock -pile areas should be sprayed daily as needed.
(D)Permanent dust control measures identified in the approved project revegetation and landscape
plans shall be implemented as soon as possible following completion of any soil disturbing
activities.
(E) All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical
soil binders, jute netting, or other methods approved in advance by the APCD.
(F) Vehicle speed for all vehicles shall not exceed 15 mph on any unpaved surface at the site.
(G)In the event that the excavation of materials will take place in close proximity of asphalt, street
sweepers shall be used at the end of each day if soil material is carried onto adjacent paved
roads.
(H) All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at
least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in
accordance with CVC section 23114.
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Resolution No. 9941 (2007 Series)
Page 3
(I) Exposed ground areas that are planned to be reworked at dates greater than one month after
initial grading should be sown with a fast - germinating native grass seed and watered until
vegetation is established.
(J) Plant shade trees along southern exposures of buildings to reduce summer cooling needs as well
as planting trees on both sides of the roads to reduce the reflective radiating heat of asphalt roads.
(K) Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off
trucks and equipment leaving the site.
(L) Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads.
Water sweepers with reclaimed water should be used where feasible.
2. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction,
Grading, Quarrying, and Surface Mining Operations, the applicant must comply with the following
dust mitigation measures outlined in the Asbestos ATCM for Construction, Grading, Quarrying, and
Surface Mining Operations. All of these Asbestos mitigation measures must be included on grading
and building plans. The APCD monitors State air quality requirements and will be routed plans that
are submitted for building permits for the project to insure compliance with all standards and
requirements. APCD also responds in the field during construction on a complaint basis.
M) Construction vehicle speed at the work site must be limited to fifteen (15) miles per hour or less;
N) 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;
O) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions
from crossing the property line;
P) 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;
Q) Equipment must be washed down before moving from the property onto a paved public road;
and
R) 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: Construction phase air quality mitigation measures are monitored by the Air
Pollution Control District (APCD), through a complaint based enforcement system. The
requirements listed above are noted on the project plans and the City Building Inspector and Public
Works Inspector for the project are instructed to contact APCD in the event of a probable violation.
Members of the public can also call APCD if they are concerned about dust or other emissions from
a construction site.
Cultural Resources
3. The Contributing historic building shall be incorporated into the project consistent with the Secretary
of Interior Standards for Treatment of Historic Properties, and with Conservation & Open Space
Element Policy 3.3.4, and shall not be demolished or relocated off -site.
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Resolution No. 9941 (2007 Series)
Page 4
4. The proposed addition at the rear of the Contributing structure shall be consistent with the building's
architectural details and materials, including siding material, window style and trim and roof pitch
and materials.
5. No changes to the size, location, material or architectural style of the existing windows on the Islay
Street (North Building Elevation) shall be made. Any new or replacement windows on the building,
including the proposed addition, shall be matching wood frame double -hung windows.
6. The building's existing narrow wood clapboard horizontal siding material shall be maintained. The
addition proposed at the rear of the structure shall have matching narrow wood clapboard horizontal
siding material. Any replacement siding material on the building shall match the original wood
clapboard horizontal siding.
7. The new gable end detail proposed on the existing building and addition on the north and south
elevations shall be removed.
➢ Monitoring Program: Project plans submitted for Architectural Review and building permits will be
reviewed for compliance with these requirements by Community Development Department staff.
SECTION 3. Action. The Council does hereby approve an amendment to the General Plan
Land Use Element Map from Medium Density Residential to Medium -High Density Residential for
property located at 871 Islay Street, as shown on Exhibit A.
SECTION 4. The Community Development Director shall cause the amendment to be reflected
in documents which are on display in City Hall and which are available for public use.
On motion of Council Member Settle, seconded by Council Member Brown, and on the
following roll call vote:
AYES: Council Members Brown, Carter, and Settle, Vice Mayor Mulholland and Mayor
Romero
NOES: None
ABSENT: None
The foregoing resolution was passed and adopted this 20"' day of November 2007.
EN
Resolution No. 9941 (2007 Series)
Page 5
04000& II
Audrey Hoopi
City Clerk VV
APPROVED AS TO FORM:
Jona Lowell
City Attorney
•
Mayor David F. Romero
11
•
RESOLUTION NO. 9940 (2007 Series)
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING THE SUBMITTAL OF PROPOSITION 1B GRANTS TO SLOCOG
WHEREAS, the City of San Luis Obispo (referred hereinafter as the City) operates SLO
Transit; and
WHEREAS, the San Luis Obispo Council of Governments ( SLOCOG) has requested
applications for discretionary Proposition 1B (Prop 1B) fund; and
WHEREAS, City Council seeks to utilize all available funding sources to provide transit
services.
NOW THEREFORE, BE IT RESOLVED that the City Council of San Luis Obispo:
SECTION 1. Approves the submittal of applications for 2007 -08 Prop 1B Grants for
1. Transit Vehicle Replacements
2. Bus Rapid Transit - Demonstration Program
SECTION 2. Agrees that, as part of any grant awards, the City will provide a of local match for
the grant projects at a minimum of 12% of total grant award.
SECTION 3. Authorizes the City Administrative Officer, or his designee, to negotiate all
necessary paperwork should the grants be funded by SLOCOG.
On motion of Vice Mayor Mulholland, seconded by Council Member Brown, and on the
following roll call vote:
AYES: Council Members Brown, Carter, and.Settle and Vice Mayor Mulholland and Mayor
Romero
NOES: None
ABSENT: None
The foregoing resolution was passed and adopted this 20th day of November 2007.
C
Resolution No. 9940 (2007 Series)
Page 2
ATTEST:
adA,�,
Audrey Hooper
City Clerk
APPROVED AS TO FORM:
JonakLn,Pvtowell
City Attorney
Mayor David F. Romero
N
RESOLUTION NO. 9939 (2007 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
CERTIFYING THAT THE CITY WILL PROVIDE A MINIMUM FUNDING MATCH OF
$193,600 (10 %) FOR THE BICYCLE TRANSPORTATION ACCOUNT GRANT
APPLICATION FOR THE CONSTRUCTION OF THE SEGMENT OF THE RAILROAD
SAFETY TRAIL BETWEEN THE AMTRAK TRAIN STATION AND MARSH STREET
AND AUTHORIZING THE CAO TO ENTER INTO ANY REQUIRED AGREEMENTS
WHEREAS, the City Council has adopted a Bicycle Transportation Plan that complies with the
content requirements of Section 891.2 of the California Streets and Highways Code; and
WHEREAS, San Luis Obispo's Bicycle Transportation Plan ranks the Railroad Safety Trail as the
highest priority commuter bikeway in the City and identifies the segment between the Amtrak Train Station
and Marsh Street as a segment of this bikeway system; and
WHEREAS, funding has been allocated to the design, engineering, and right of way acquisition for
the project, leaving only the cost of construction to complete the project; and
WHEREAS, the San Luis Obispo Bicycle Advisory Committee (BAC) has reviewed the BTA
Grant Program Guidelines, considered alternative eligible projects, and recommended that the City Council
pursue BTA grant funding for the project described herein; and
WHEREAS, the Community Development Director has reviewed the Railroad Safety Trail project
and its Initial Environmental Study and has granted the project a Mitigated Negative Declaration consistent
with the provisions of the California Environmental Quality Act (CEQA) and its guidelines; and
WHEREAS, all required Federal studies including a Natural Environment Study, Biological
Evaluation, a Historic Property Survey Report, a Floodplain Evaluation Report, an Archaeological Survey
Report, and a Historical Resources Evaluation Report have been prepared for the project consistent with the
provisions of the National Environmental Policy Act (NEPA); and
WHEREAS, the City Council finds that implementation of this project described below will
improve bicycle commuting in San Luis Obispo, consistent with the community's General Plan Circulation
Element and Bicycle Transportation Plan.
NOW THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo that it
certifies the City will provide a minimum 10% funding match of $193,600 for construction of the
project and authorizes the CAO to enter into any subsequent cooperative agreements with that agency
for the segment of the Railroad Safety Trail between the Railroad Train Station and Marsh Street.
R 9939
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Resolution No. 9939 (2007 Series)
Page 2
vote:
On motion of Vice Mayor Mulholland, seconded by Council Member Brown and on the following
AYES: Council Members Brown, Carter, and Settle, Vice Mayor Mulholland and Mayor
Romero
NOES: None
ABSENT: None
The following resolution was adopted this 20'' day of November 2007.
Mayor Davi F. Romero
ATTEST:
Audrey Ho er
City Clerl
APPROVED AS TO FORM:
Jonath;',R well
City Attorney
•
i0
RESOLUTION NO. 9938 (2007 Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO APPROVING AMENDMENTS TO THE COMMUNITY DESIGN
GUIDELINES TO INCLUDE GUIDELINES FOR ARCHITECTURAL
TRANSITIONS BETWEEN NEW BUILDINGS AND EXISTING
DEVELOPMENT IN THE DOWNTOWN CORE AREA
(Downtown Core; GPA/TA/ER 50 -06)
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
on November 6, 2007, in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, considering Planning Application GPA/TA/ER 50 -06, a project to amend the
Community Design Guidelines to include guidelines for architectural transitions between new
buildings and existing development in the downtown core area; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing on October 15, 2007, for the purpose of formulating and forwarding
recommendations to the City Council of the City of San Luis Obispo regarding the proposed
Community Design Guidelines amendments; and
WHEREAS, the proposed amendments are intended to implement General Plan Land
Use Element Program 4.21, which reads as follows:
LUE Program 4.21: Community Design Guidelines Update
The Community Design Guidelines shall be updated to include guidelines for tall
buildings within the downtown core area, with a particular focus on guidelines for
architectural transitions between new development and existing buildings within the
Downtown Historic District.
WHEREAS, the Planning Commission and City Council have previously reviewed the
Community Design Guidelines Update Progress Report and provided direction to staff regarding
the contents of the update; and
WHEREAS, the City Council has considered the Initial Study and Mitigated Negative
Declaration of Environmental Impact (ER 50 -06) for the project, and on February 6, 2007,
adopted a Mitigated Declaration of Environmental Impact for the project; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of interested parties and the evaluation and recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis
Obispo as follows:
Section 1. Findings. Based upon all the evidence, the City Council makes the following
findings:
0 0
Resolution No. 9938 (2007 Series)
Page 2
The proposed Community Design Guidelines amendments are consistent with the General
Plan, which identifies the subject matter of the amendments in Land Use Element Program
4.21.
2. The proposed Community Design Guidelines amendments insure that designers of tall
buildings in the downtown core area will have access to written and illustrated guidelines
that will further their understanding of key General Plan goals and policies for development
in the downtown core area.
3. The proposed Community Design Guidelines update was developed by a subcommittee of
the Architectural Review Commission and the Cultural Heritage Committee and both
advisory bodies have reviewed the final draft of the proposed update and have
recommended its approval.
Section 2. Action. The City Council does hereby adopt an update to the Community
Design Guidelines as follows:
1. Section 1.3.B: The ARC may interpret these design guidelines with some flexibility in their
application to specific projects, as not all design criteria may be workable or appropriate for
each project. Guidelines that contain "should" language will be followed unless not doing
so will result in better implementation of other guidelines or General Plan policies. The
overall objective is to ensure that the intent and spirit of the design guidelines are followed.
2. Chapter 4, Downtown Design Guidelines, is amended as shown in Exhibit A.
On motion of Council Member Settler, seconded by Mayor Romero, and on the
following roll call vote:
AYES: Council Members Brown, Carter and Settle and Mayor Romero
NOES: Vice Mayor Mulholland
ABSENT: None
The foregoing resolution was passed and adopted this 6"' day of November 2007.
0
Resolution No. 9938 (2007 Series)
Page 3
ATTEST:
a,6-z, 4t�,V� I
Audrey Ho e
City Cler
APPROVED AS TO FORM:
Jonat . Lowell
City Attorney
0
Mayor David F. Romero
C' C
San Luis Obispo Community Design Guidelines 4.1- Goals for Downtown Design — Exhibit A
Chapter 4 - Downtown Design Guidelines
The San Luis Obispo downtown is the heart of the community in several essential ways. The
downtown is the city's center for shopping, cultural, entertainment, social, and governmental
activities. It is also the area that most strongly defines San Luis Obispo in its national reputation
as a livable city, and in how residents and visitors describe San Luis Obispo to those who have
not seen it.
Many downtown buildings date from the late 19`s and early 20`h century. The plaza around
historic Mission San Luis Obispo de Tolosa, including open portions of San Luis Obispo Creek,
is the venue for a variety of special events. Nowhere in the city is design more important.
4.1 - Goals for Downtown Design
The primary goal of the following downtown design guidelines is to preserve and enhance its
attractiveness to residents and visitors as a place where: people prefer to walk rather than drive;
and where the pleasant sidewalks, shading trees, and variety of shops, restaurants, and other
activities encourage people to spend time, slow their pace, and engage one another. The design
of buildings and their setting, circulation, and public spaces in the downtown have, and will
continue to play a crucial role in maintaining this character and vitality.
Another principal goal of these guidelines is to implement the vision of the downtown Conceptual
Physical Plan wherever feasible.
4.2 - Design and Development Guidelines
A. Street orientation. Buildings in the downtown should be located at the back of the
sidewalk unless space between the building and sidewalk is to be used for pedestrian
features such as plazas, courtyards, or outdoor eating areas.
B. Height, scale. Multi -story buildings are desirable because they can provide opportunities
for upper -floor offices and residential units, and can increase the numbers of potential
customers for ground floor retail uses, which assists in maintaining their viability. Multi-
story buildings should be set back above the second or third level to maintain a street
fagade that is consistent with the historic pattern of development, maintaining the general
similarity of building heights at the sidewalk edge. Different building heights may be
appropriate as follows:
1. The height and scale of new buildings and alterations to existing buildings shall fit
within the context and vertical scale of existing development and provide human scale
and proportion. Some tools to achieve this include:
a. In no case may the height of a building at the back of sidewalk exceed the width
of the adjoining right -of -way (see Figure 4 -2).
b. New buildings that are significantly taller or shorter than adjacent buildings shall
provide appropriate visual transitions.
1 — One goal of the Housing Element of the General Plan is to encourage mixed use projects in the downtown that
provide housing on upper floors above the commercial street frontage.
Chapter 4 - Downtown Design Guidelines Amended November 2007
n
u
San Luis Obispo Community Design Guidelines
n
4.1- Goals for Downtown Design — Exhibit A
c. For new projects adjacent to buildings included on the City's Inventory of
Historic Resources there shall be a heightened sensitivity to the mass and scale of
the significant buildings.
d. The project provides upper story setbacks from the front building fagade along
the street consistent with LUE Policy 4.16.4. Portions of the building above 50
feet should be set back sufficiently so that these upper building walls are not
visible to pedestrians on the sidewalk along the building's frontage (see Figure 4-
3).
The City's General Plan Land. Use Element includes policies that explicitly call for upper floor
setbacks for downtown buildings. Specifically:
• Policy 4.16.4 is intended to insure that new buildings fitmithin the context and
scale of existing development. The policy says new buildings "should be set
back above the second or third level to maintain a street fagade that is consistent
with the historic pattern of development."
• Policy 4.5 says that "new buildings should not obstruct sunlight from reaching
sidewalks on the northwest side of Marsh street, Higuera Street and Monterey
Street at noon on the winter.solstice."
• Policy 4.13 says that new buildings "nearby publicly - owned gathering spaces
such as Mission Plaza ... shall respect views of the hills, framing rather than
obscuring them.
The objectives embodied in these policies are able to be realized through appropriate building
setbacks. The policies are implemented by Design Guidelines Section 4.2.B and are further illustrated'
by Figures 4 -1, 4 -2 and 4 -3. These policies and guidelines work together to insure that setbacks are
provided for upper stories, consistent with the General Plan..
2.
New buildings shall not obstruct views from, or sunlight to, publicly -owned gathering
places including, but not limited to, Mission Plaza, the Jack House gardens, and YCLC
Cheng Park. In these locations, new buildings shall respect views of the hills, framing
rather than obscuring 1
them.
3. New buildings should
not shade the northerly
sidewalk of Marsh,
Higuera or Monterey
Streets at noon on
December 2151.
Information
demonstrating this
objective shall
accompany all
applications for
architectural review as
detailed on application
checklists.
Figure 4-1 — Solar access at the sidewalk level. Along Marsh,
Higuera and Monterey Street, upper floor setbacks may be required to
insure solar access consistent with guideline 4.2.13.3.
Chapter 4 - Downtown Design Guidelines Amended November 2007
2
u
San Luis Obispo Community Design Guidelines
4.1- Goals for Downtown Design — Exhibit A
Figure 4-2 - Building Height to Street Width Ratio. This figure illustrates guideline 4.2.B. La. In
this figure, `x' is equal to the distance between the centerline of the street and the building face at the
back of sidewalk (usually the property line). 'Y' is equal to the upper -floor setback (measured from
the building face at the back of sidewalk to upper -level building faces as shown above). This
guideline uses the width of the adjoining street to determine maximum height at the back of sidewalk
and the minimum amount of setback required for upper -level building walls.
Figure 4.3 - Visibility of Upper Stories from the Sidewalk.
This figure illustrates guidelines 4.2.B.l.d. and provides
guidance on the amount of setback suggested for upper
floors, per the following examples:
setback = W X s
p -5.0
a
m
t
z
a
0
N
sidewalk width (w) = 12.0'
primary height (p)
In all cases, consistency with this guideline will be evaluated
based on a sidewalk width of 12'. The table above provides
examples of suggested setbacks for common primary
building heights. The suggested setback will be based on the
actual primary and secondary heights of the proposed
building, which must fit within the context and scale of
existing development. Primary building heights should
maintain the general similarity of building heights at the
sidewalk edge.
Chapter 4 - Downtown Design Guidelines
setback
sidewalk width (w)
secondary (s)
primary (p)
Amended November 2007
35 -n:
- 50 -. _
10
2.7'
25
10.0'
6.T
40
16.0'
In all cases, consistency with this guideline will be evaluated
based on a sidewalk width of 12'. The table above provides
examples of suggested setbacks for common primary
building heights. The suggested setback will be based on the
actual primary and secondary heights of the proposed
building, which must fit within the context and scale of
existing development. Primary building heights should
maintain the general similarity of building heights at the
sidewalk edge.
Chapter 4 - Downtown Design Guidelines
setback
sidewalk width (w)
secondary (s)
primary (p)
Amended November 2007
•
K
San Luis Obispo Community Design Guidelines 4.1- Goals for Downtown Design — Exhibit A
4. Tall buildings (between 50 and 75 feet) shall be designed to achieve multiple policy
objectives, including design amenities, housing and retail land uses. Appropriate
techniques to assure that tall buildings respect the context of their setting and provide
an appropriate visual transition to adjacent structures include, but are not limited to:
a. For large projects that
occupy several lots,
variable roof heights and
architectural features that
penetrate the roof plane are
encouraged to diminish the
mass and scale of the taller
structure; ,
Figure 4.4 — Articulated
roofs. Articulated roofs
should be used to provide
interest and to diminish the
mass and scale of taller
buildings.
b. Reinforce the established horizontal lines of facades in adjacent buildings;
rtgure 4.3 — rtonzonrat unes. tcemiorcmg esraousnea nonzontai imes is one way
to provide a logical transition between adjacent buildings with different heights.
C. Maintain the distinction between the first and upper floors by having a more
transparent ground floor. On upper floors, consider using windows or other
architectural features that will reinforce the typical rhythm of upper story
windows found on traditional commercial buildings and provide architectural
interest on all four sides of the building;
Chapter 4 - Downtown Design Guidelines Amended November 2007
4
01
San Luis Obispo Community Design Guidelines
0
4.1- Goals for Downtown Design — Exhibit A
d. Larger buildings (where frontages exceed 50 feet) should be clearly expressed at
the street frontage by changing material or setback to respect the historic lot
pattern and rhythm of downtown development;
e. Abrupt changes in building heights and/or roof orientation should be diminished
by offsets of building form and mass;
f. Use roof overhangs, cornices, dentals, moldings, awnings, and other decorative
features to decrease the vertical appearance of the walls;
g. Use recesses and projections to visually divide building._ surfaces into smaller
scale elements;
h. Use color to visually reduce the size, bulk and scale of the building;
i. Use planter walls and other pedestrian- oriented features on the ground floor such
as windows, wall detailing, and public art..
Consider the quality of natural and reflected light in public spaces within and
around the project site and choose materials and colors to enhance lighting
effects with respect to available solar exposure.
5. The following guidelines are established in recognition of the particular service
demands of buildings downtown. Planning for the following considerations must be
done early so that proposed. building designs correctly depict final construction.
a. Utility boxes for phone, cable, electricity, natural gas, information systems
and/or other -services should be located along service alleys, within the
building, or in a sub -grade vault.
b. Location of backflow prevention devices and the fire sprinkler riser must be
identified on project plans submitted for Architectural Review and shall be
located inside the building, consistent with County Health Department
requirements.
C. Minimum sidewalk width should be 8 -feet clear of obstructions for
pedestrians (furniture, news racks, street trees etc.) across 100% of the
project frontage. Minor deviations may occur where necessary to preserve
street trees, or where right -of -way limitations reduce available sidewalk
width. While wider sidewalks are desirable, they may not be feasible in all
locations where on- street parking, loading zones or travel lanes are
determined to be a higher priority, and where building setbacks are
considered architecturally incompatible.
d. Service access to the building for loading and maintenance functions should not
exceed 20% of the project frontage on any facing street.
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4.1- Goals for Downtown Design — Exhibit A
C. Fagade design. New structures and remodels should provide storefront windows, doors,
entries, transoms, awnings, cornice treatments and other architectural features that
complement existing structures, without copying their architectural style.
Overall character. In general, buildings should have either flat or stepped rooflines
with parapets, and essentially flat facades. Walls with round or curvilinear lines, or
large pointed or slanted rooflines should generally be avoided.
2. Proportions in relation to context. Buildings should be designed with
consideration of the characteristic proportions (relationship of height to width) of
existing adjacent facades, as well as the rhythm, proportion, and spacing of their
existing door and window openings.
3. Storefront rhythm. A new building facade that is proposed to be much "wider"
than the existing characteristic facades on the street should be divided into a series
of bays or components, defined by columns or masonry piers that frame windows,
doors and bulkheads. Creating and reinforcing a facade rhythm helps tie the street
together visually and provides pedestrians with features to mark their progress down
the street.
Figure 4-6 — Maintain storefront rhythm.
4. Individual storefront proportions. Storefronts should not overpower the building
facade, and should be confined to the area framed by the support piers and the lintel
above, consistent with classic "Main Street' architecture.
5. Wall surfaces. Wall surfaces, particularly at the street level, should be varied and
interesting, rather than unbroken and monolithic, because blank walls discourage
pedestrian traffic. This can be achieved in a number of ways including:
Dividing the facade into a series of display windows with smaller panes of
glass;
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4.1- Goals for Downtown Design — Exhibit A
• Constructing the facade with small human scale materials such as brick or
decorative tile along bulkheads;
• Providing traditional recessed entries; and
• Careful sizing, placement and overall design of signage.
pediment
ornamentation A=-
cornice
corbels
window lintel
window sash
multi paned glazing 1
window sill'
signboard (fascia)
transom window
display window
pilaster
recessed double doors
bulkhead
reveal
Figure 4-7 — Downtown building design elements.
6. Doorways. Doorways should be recessed, as described in Section D.3, below, and
shown in Figure 4 -9.
7. Bulkheads. Storefront windows should not begin at the level of the sidewalk, but
should sit above a base, commonly called a "bulkhead," of 18 to 36 inches in height.
Bulkheads should be designed as prominent and visible elements of building
facades, and should be treated sensitively to ensure compatibility with the overall
appearance of the building. Desirable materials for bulkhead facing include those
already common in the downtown: ornamental glazed tile in deep rich hues, either
plain or with Mediterranean or Mexican patterns; dark or light marble panels; and
pre -cast concrete.
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D. Materials and architectural details. While
downtown buildings have a variety of
materials and architectural details, several
consistent themes in these aspects of design
in the downtown have helped to define its
distinctive character.
Finish materials. The exterior
materials of downtown buildings
involve several aspects including
color, texture, and materials.
Materials with integral color such as
smooth troweled plaster, rile, stone,
and brick are encouraged. If the
building's exterior design is
complicated, with many design
features, the wall texture should be
simple and subdued. However, if the
building design is simple (perhaps
more monolithic), a finely textured
material, such as patterned masonry,
can greatly enrich the building's
overall character.
Materials should complement those on
significant adjacent buildings. The
following materials are considered
appropriate for buildings within the
downtown.
4.1- Goals for Downtown Design —Exhibit A
W
Figure 4-8 — Quality of finish materials.
• Exterior plaster (smooth troweled preferred)
• Cut stone, rusticated block (cast stone), and precast concrete
• New or used face -brick
• Ceramic tiles (bulkhead or cornice)
• Clapboard (where appropriate)
• Glass block (transom)
• Clear glass windows
The following exterior finish materials are considered inappropriate in the
downtown and are discouraged:
• Mirrored glass and heavily tinted glass
• Windows with false divisions (i.e., a window where the glass continues
uninterrupted behind a surface mounted mullion)
• Vinyl and aluminum siding
• Painted or baked enamel metal awnings
• Rough "Spanish lace" stucco finish
• Plywood siding
• Corrugated sheet metal
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• Corrugated fiberglass
• Split face concrete block
• Exposed concrete block without integral color
4.1- Goals for Downtown Design — Exhibit A
2. Remodeling. Storefront remodeling often covers original decorative details, or
retains them only as visual "leftovers." Existing details should not be wasted in
remodeling efforts. If enough remain, they can be restored as part of the original
design. If only a few remain, they can be incorporated as design features in a new
storefront. In either case, the design of changes to a fagade should grow out of the
remaining traditional details and create a harmonious background that emphasizes
those details.
3. Doorways. Doors and storefront
systems should be of materials and
have details and ornament
appropriate to the building wall
materials (for example, an older
brick building would more
appropriately have wood and glass
doors with brass fittings than
aluminum -framed doors). See
Figure 4 -9.
• Storefront entrance doors
should be recessed within the
building fagade to provide an
area for pedestrians to
transition from the interior
space to the public sidewalk.
The appropriate depth of the
recess will depend upon the
storefront design and available
space, but should be at least
the width of the entrance
door.
Figure 4-9 — A quality doorway for upper floor uses
• Doors themselves should be
primarily of glass, to avoid conflicts between entering and exiting patrons.
• Door and entry designs and materials should be compatible with the other
storefront materials. Terrazzo and tile pavers are attractive and appropriate
paving materials common in the downtown, while indoor /outdoor carpeting
and wood planking are inappropriate materials.
4. Windows. Windows that allow pedestrians to see the activities within the ground
floors of downtown buildings are important in maintaining the pedestrian orientation
of the downtown. Ground floor windows adjacent to sidewalks encourage
pedestrians to linger, while extensive blank walls do not.
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4.1- Goals for Downtown Design - Exhibit A
• When windows are added or changed, it is important that the design be
compatible with the themes common on the same block.
• Use of clear glass (at least 88 percent light transmission) on the first floor is
recommended. Introducing or changing the location or size of windows or
other openings that alter the architectural rhythm or character of the original
building is discouraged.
• Permanent, fixed security grates or grilles in front of windows are not
permitted. Any necessary security grilles should be placed inside, behind the
window display area.
• Traditional storefront transom windows should be retained whenever feasible.
If the ceiling inside the structure has been lowered, the ceiling should be
stepped up to meet the transom so that light will penetrate the interior of the
building.
• Existing windows should be maintained, and not "walled -in" or darkened to
provide more interior wall or storage space.
5. Awnings. Awnings should be retained and/or incorporated where feasible and
compatible with the storefront.
• Where the facade of a commercial
building is divided into distinct bays
(sections defined by vertical
architectural elements, such as
masonry piers), awnings should be
placed within the vertical elements
rather than overlapping them. The
awning design should respond to the
scale, proportion and rhythm created
by the bay elements and fit into the
space created by the bay.
• Awning shape should relate to the
window or door opening. Barrel -
shaped awnings should be used to
complement arched windows while
square awnings should be used on
rectangular windows. See Figure 4-
10.
• Awnings may not be intemally
illuminated.
• Awnings can be either fixed or
retractable.
Figure 4-10 - Awning shape relates to
opening
• The materials and color of awnings need to be carefully chosen. The use of
second floor awnings shall be coordinated with lower storefront awnings.
Canvas is the most appropriate material for awnings. Metal, plastic (vinyl), or
other glossy materials are not appropriate.
• Awnings should be functional and at least four feet wide.
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4.1- Goals for Downtown Design — Exhibit A
• A single building face with multiple tenants should use consistent awning
design and color on each building floor, unless the building architecture
differentiates the separate tenancies. See Figure 4 -11..
%
Figure 4.11— Same awning style on upper and lower floors.
6. Other details. A number of other details should be incorporated into exterior
building design to add a degree of visual richness and interest while meeting
functional needs. These details include such items as:
• Light fixtures, wall mounted or hung with decorative metal brackets
• Metal grillwork, at vent openings or as decorative features at windows,
doorways or gates
• Decorative scuppers, catches and down - spouts, preferably of copper
• Balconies, rails, finials, corbels, plaques, etc.
• Flag or banner pole brackets.
• Crafted artworks.
E. Public spaces, plazas and courtyards. Public spaces on downtown sites should be
designed as extensions of the public sidewalk by providing pedestrian amenities such as
benches and fountains, and by continuing the pavement treatment of the sidewalk.
• Plazas and courtyards are encouraged within the downtown.
• Primary access to public plazas and courtyards should be from the street; secondary
access may be from retail shops, restaurants, offices, and other uses.
• Shade trees or architectural elements that provide shelter and relief from direct
sunlight should be provided.
• Courtyards should be buffered from parking areas or drive aisles by low walls,
landscaping, or other features to clearly define the edges of the pedestrian space.
• Ample seating should be provided.
• Bicycle parking should be provided.
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