HomeMy WebLinkAboutItem 4a. 1425 Sydney Street (APPL-0248-2025) Review of an appeal of the decision of the Community Development Director to approve Fence Height Exception Application FNCE-0686-2024
PLANNING COMMISSION AGENDA REPORT
SUBJECT: 1425 SYDNEY STREET (APPL-0248-2025) - REVIEW OF AN APPEAL OF
THE DECISION OF THE COMMUNITY DEVELOPMENT DIRECTOR TO APPROVE
FENCE HEIGHT EXCEPTION APPLICATION FNCE-0686-2024, GRANTING
EXCEPTIONS FROM HEIGHT STANDARDS FOR FENCES AND HEDGES IN SIDE
YARD SETB
BY: Walter Oetzell, Assistant Planner FROM: Rachel Cohen, Principal Planner
Phone Number: (805) 781-7593 Phone Number: (805) 781-7169
Email: woetzell@slocity.org Email: tcorey@slocity.org
APPELLANTS: Craig and Allison Brandum
RECOMMENDATION
Adopt the Draft Resolution denying the appeal and upholding the decision of the
Community Development Director approving the Fence Height Exception application
FNCE-0686-2024
1.0 COMMISSION'S PURVIEW
As provided by Zoning Regulations Section 17.126.040 (A), the Commission will consider
an appeal of the decision of the Community Development Director.
2.0 SUMMARY
Lacey and Jake Minnick filed a Fence Height Exception application (FNCE-0686-2024)
for Director’s Action to grant an exception from the standards limiting the height of fences,
walls, and hedges, to allow taller fencing and hedge height at 1425 Sydney Street (see
Exception Statement and Project Plans, Attachments B and C). Applicable standards are
set out in Zoning Regulations Section 17.70.070, and consideration of exceptions from
those standards is authorized by Zoning Regulations Section 17.70.070 (H). On
March 24, 2025, the application was approved by the Community Development Director,
based on findings of consistency with the intent of standards for f ences, walls, and hedges
(see Decision Letter, Attachment D).
On April 2, 2025, Craig and Allison Brandum, owners and residents of the property at
1475 Sydney Street, adjacent at the east of the subject site, appealed the Director’s
decision (see Appeal Form, Attachment E), and provided additional narrative discussion
of the reasons for the appeal, by email (see Appellant Email Correspondence,
Attachment F). This appeal is now before the Planning Commission.
Meeting Date: 6/11/2025
Item Number: 4a
Time Estimate: 45 Minutes
Page 25 of 309
Item 4a
APPL-0248-2025 (1425 Sydney)
Planning Commission Agenda Report – June 11, 2025
In the discussion, the appellants raise concern with the height of hedges planted within
the east side setback of the property. The appellants discuss the potential for the
neighbors’ hedges to cast shadow onto the lower portion of the appellants’ windows, to
limit views and sunlight, as experienced from their property, and for the exception to
negatively affect the value of their property. The appellants note window coverings as an
alternate means of achieving privacy between the adjacent properties. T he design and
height of fencing in the west setback (between 1425 and 1411 Sydney), which were
included in the applicant’s exception request, are not discussed in the Appeal Form or
correspondence provided with the appeal filing.
3.0 BACKGROUND
Site and Setting
The subject property is a residential parcel on
the south side of Sydney Street, between
Augusta Street and Johnson Avenue, in a
Low Density Residential (R-1) Zone. It is
developed with a single-family dwelling and
detached garage. Adjoining properties are
also developed with single-family dwellings.
Exception Request
As shown in Project Plans (Attachment C),
the Fence Height Exception application
concerned fencing along the property’s two
side boundaries: the west side setback, and
the east side setback.
West side setback. In the west side setback
(between 1425 and 1411 Sydney), fencing is erected on top of a short retaining wall about
one to two feet in height (see Detail B, Fence and Wall Elevations, Sheet L3 of Project
Plans). The fence depicted ranges between five and seven feet in height, with the total
combined height of the fencing and the retaining wall ranging between seven and nine
feet. Zoning Regulations Section 17.70.070 (F)(3) provides that the height of fences
located on retaining walls shall not exceed six feet (measured from the “uphill side”), and
the total combined height of a fence and retaining wall (measured from the “downhill side”)
shall not exceed nine feet.
An exception to this standard was requested, to allow the height of the fence to reach up
to seven feet, exceeding the six-foot fence height limit by one foot. This exception was
found to be appropriate because the total combined height of the wall and fence,
measured from the “low side,” does not exceed nine feet, consistent with the intent of this
standard. Staff notes that neither the height of fencing in this setback (the “west” setback),
nor the exception granted for the height of this fence is the subject of this appeal.
Figure 1: 1425 Sydney St.
Page 26 of 309
Item 4a
APPL-0248-2025 (1425 Sydney)
Planning Commission Agenda Report – June 11, 2025
East side setback. In the east side
setback (between 1425 Sydney and the
appellants’ property at 1475 Sydney), a
wood fence six feet in height is
depicted, installed in front of a short
retaining wall (see Detail A, Fence and
Wall Height Elevations, Sheet L3). Also
depicted is an area of additional hedge
height, extending three feet above the
fence (as measured from the “downhill
side”). Standards for the height of
fences, walls, and hedges provide a
six-foot maximum height for a fence,
wall, or hedge in any interior side
setback (Zoning Regulations § Section
17.70.070 (C)(4)), and this standard
applies to the fencing and hedges that
have been installed and planted within
this setback.
An exception to the standard six-foot height limit was requested here, to allow the height
of the hedges to exceed the limit by about three feet (the height of the fence itself
conforms to the six-foot limit). The taller hedge height is desired in order to provide
additional screening primarily between a bedroom window of the neighboring property
and the living and dining area window of the subject property. Enhanced screening is also
desired between the neighbors’ bathroom window and the applicants’ rear yard area.
Where grade level differs between properties, on either side of a retaining wall, the height
of a boundary fence will be taller as measured from the “downhill” side than it will be as
measured from the “uphill” side. As
noted above, standards for the height
of fences, walls, and hedges provide
that, where a fence is erected or
replaced on top of a retaining wall
within a setback, fence height is
limited to six feet, measured from the
“uphill side,” and the total combined
height of the fence and the wall may
not exceed nine feet in height.
Figure 2: East side setback between 1475 Sydney (left)
and 1425 Sydney (right)
Figure 3: Living Area Sections; Perceived hedge height
7 feet 8 feet
Page 27 of 309
Item 4a
APPL-0248-2025 (1425 Sydney)
Planning Commission Agenda Report – June 11, 2025
In support of their exception request, the applicants noted the difference in grade between
adjacent properties, with the “uphill” property (1475 Sydney) situated about a foot higher
in elevation and an unusually high floor height of the neighboring residence as factors
that create an overlook situation impacting privacy between properties that could not be
mitigated by fencing of standard height (see “Living Area Sections” on Sheet L2 of Project
Plans, Attachment C, and Figures 2 and 3). Altering the form or position of windows is not
considered to be feasible in this case, and it would be impractical to coordinate opening
and closing various window coverings at appropriate times to provide enhanced privacy
where needed between the properties.
The appellants contacted staff during review of the exception application to express
concerns about loss of view and natural light on the side of their house, about limited
opportunity for emergency egress to that side of the property, and about buildup of
moisture and growth of mold in the planted areas adjacent to the boundary fencing. These
concerns were taken into consideration by the Director, in reaching a decision on the
application.
Director’s Action. On March 24, 2025, the Community Development Director approved
the Fence Height Exception application, granting limited exceptio ns from the height
standards set out in Zoning Regulations (see Decision Letter, Attachment D). At the west
side, as requested, the exception approved allows the fence height to reach seven feet,
with a combined fence and wall height not to exceed nine feet. At the east side, a
maximum hedge height of nine feet was requested, but a height limit of only eight feet (as
measured from the “downhill” side) was approved. Furthermore, the exception would
allow additional hedge height only within a limited area of the setback, extending 40 feet
from the front wall of the detached garage.
Figure 4 below depicts the boundary area between 1425 and 1475 Sydney, with the
location of the bedroom and bathroom windows of 1475 Sydney and the living and dining
area window of the subject property outlined in blue. Outlined in orange is the limited area
(40 feet from the front of the 1425 Sydney garage) within which the exception for taller
hedges was approved.
Figure 4: Site Plan showing limited exception area (orange) and window orientations (blue)
Page 28 of 309
Item 4a
APPL-0248-2025 (1425 Sydney)
Planning Commission Agenda Report – June 11, 2025
These limitations were imposed with the intent to balance the desire of the applicant for
privacy against the provision of adequate light and air to the neighboring property. Hedges
that are eight feet tall, measured from the downhill side, would be perceived as no more
than seven feet tall from the neighboring property (see Figure 3, above), since that
property sits about one foot higher (“uphill”). A vegetative screen, such as a hedge of this
type, is dense enough to enhance privacy, but will provide filtered screening that, at the
top of the plant, will still allow for partial passage of light and provide an aesthetically
pleasing appearance, in contrast to the complete visual obstruction that would be
presented by an artificial barrier, such as wood fencing. Limiting the extent of taller hedges
is intended to focus the additional screening on the area between the private portions of
each property, while maintaining solar exposure to the front half of the adjacent house
wall unaffected (see Figure 5).
4.0 APPEAL EVALUATION
The concerns raised in the Appeal Form filed by the appellant, and accompanying email
correspondence (see Attachments E and F) focus on the effects of shade cast by the
existing fencing and potential effects of shading from an additional foot of permitted hedge
height (as experienced from their property), a decrease of natural light into their home,
compromised views from the home, and the potential to reduce the value of the property
due to those effects.
Setbacks help determine the pattern of building masses and open areas within
neighborhoods, provide separation between combustible materials in neighboring
buildings, and help provide landscape beauty, air circulation, views, and exposure to
sunlight for both natural illumination and use of solar energy (see Zoning Regulations
§ 17.70.170 (A) (Setbacks-Purpose)). The appellants’ dwelling at 1475 Sydney is situated
three feet from its western property line (adjacent to the subject property), which is two
feet narrower than the current minimum (5-foot) side setback applicable to residential
development in the R-1 Zone.
Figure 5: Limited exception area (outlined in orange); majority of wall (i.e., in front of line) left
unaffected
Page 29 of 309
Item 4a
APPL-0248-2025 (1425 Sydney)
Planning Commission Agenda Report – June 11, 2025
Plant growth and soil condition. Privacy fencing at property boundaries is a common
feature of residential development and shading of the setback area lying between fencing
and adjacent building walls is unavoidable. This portion of a side setback is typically
blocked from view of the street, offering little value for landscape beauty, and the viability
of these areas for landscape plantings is inherently limited, given their shading and
constrained width. The problems described by the appellants with respect to plant growth
and soil conditions in this area are reported as conditions now existing, attributable to the
location of this area immediately adjacent to boundary fencing. In staff’s analysis, it isn’t
clear that the additional hedge height allowed under the Fence Height exception over
limited portions of the fence line would significantly alter these existing conditions or
hinder the appellant’s use of this portion of their side setback for plantings that are suited
for shaded locations.
Shade, natural light, and views. The appellants also raise concern with additional shading,
decreased natural light, and compromised views that taller hedges might cause at the
bedroom and bathroom windows on the southwest wall of their home. Staff notes that the
hedge height allowed under the approved exception is eight feet from the “downhill side”
(the subject property, at 1425 Sydney). Because of the differential in grade between the
properties, the hedges, at that maximum height, would be perceived as seve n feet in
height from the appellants’ property. The bedroom windows on this side of the home
appear to be situated about 6 inches above the top of the fence line, indicating that
hedges at the approved height may rise up to about 1 ½ feet above the bottom of the
windows, as seen from inside the appellants’ home.
Photos were provided in email correspondence from the appellant, visualizing with a tape
measure the portion of views that may be occluded by the additional one foot of permitted
hedge height that would be experienced from the appellants’ property (see Attachment F,
pp. 2-6). These show that the additional foot of hedge height would largely screen views
of the backyard and deck area of the subject (applicants’) property while preserving views
of sky and vegetation beyond the property. Interference with natural light into these
windows is likely to be minimal, occurring late in the afternoon when the sun has already
dropped behind distant trees and rooflines of nearby structures. Furthermore, the uppe r
portions of this species of hedge (Pittosporum “Silver Sheen”; see photo details in
Attachment C, Sheet L2) present loosely-spaced branches and leaves, allowing for light
and views through them, rather than a monolithic and opaque view screen.
Summary and recommended action. Given the circumstances discussed above, the
decision of the Community Development Director to approve limited exceptions to height
standards for fences, walls, and hedges represents a reasonable compromise that allows
for adequate privacy between living and outdoor areas of adjacent properties while
avoiding undue impacts to solar access and views, and in a manner consistent with the
intent and purpose of the City’s standards for fences, wall, hedges, and setbacks.
Page 30 of 309
Item 4a
APPL-0248-2025 (1425 Sydney)
Planning Commission Agenda Report – June 11, 2025
Hedges at up to eight feet in height, as measured from the “downhill side” on the subject
property, will be perceived from the neighboring property as seven feet in height, given
the difference in grade between the properties. Such hedges will largely screen views into
the backyard, living room, and dining room areas of the subject property while maintaining
natural sunlight and wider views for the adjacent property. Restraining the height of
hedges to six feet would serve no apparent purpose and would have no significant effect
on the soil conditions, landscape viability, or types of plants or vegetation that would be
appropriate for an area with limited direct sunlight in the adjacent side setback area of the
appellants’ property.
As such, staff recommends that the Comm ission adopt a resolution denying the appeal
and upholding the decision of the Director granting limited exception from standards for
fences, walls, and hedges. A Draft Resolution for this purpose is provided as
Attachment A to this report.
5.0 ENVIRONMENTAL REVIEW
Consideration of an exception to fence and wall height standards is exempt from
environmental review under the California Environmental Quality Act (CEQA) Guidelines
Section 15303 (New construction or conversion of small structures).
6.0 ALTERNATIVES
1. The Commission could decide to uphold the appeal and direct staff to prepare a
resolution denying in part the Fence Height Exception application FNCE -0686-2024,
regarding exceptions from standards for fences, walls, and hedges at 1425 Sydney
Street, such that hedges in the east side setback of the subject property would remain
subject to a six-foot height limit.
2. The Commission could continue consideration of the item to a future date, with
relevant guidance to staff and the applicant. Continued consideration of the matter is
unlikely to uncover additional considerations relevant to the action taken on the Fence
Height Exception application that is the subject of this appeal.
7.0 ATTACHMENTS
A - Draft Planning Commission Resolution (APPL-0248-2025)
B - Exception Statement (FNCE-0686-2024)
C - Project Plans (FNCE-0686-2024)
D - Decision Letter (FNCE-0686-2024)
E - Appeal Form (APPL-0248-2025)
F - Appellant Email Correspondence (Craig and Allison Brandum)
Page 31 of 309
Page 32 of 309
R ______
RESOLUTION NO. PC-XXXX-25
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 THE FENCE HEIGHT EXCEPTION
APPLICATION FNCE-0686-2024 REGARDING FENCES, WALLS, AND
HEDGES AT 1425 SYDNEY STREET (APPL-0248-2025)
WHEREAS, on March 24, 2025 the Community Development Director approved certain
exceptions from standards applicable to fences, walls, and hedges under Fence Height Exception
application FNCE-0686-2024, to accommodate fencing and hedges at 1425 Sydney Street; Lacey
and Jake Minnick, applicants, and
WHEREAS, On April 3, 2025, Craig and Allison Brandum filed an appeal of the
Community Development Director’s decision to approve the Fence Height Exception 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 11, 2025, 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:
SECTION 1. Findings. Based upon all the evidence, the Commission makes the
following findings:
1. Granting the requested exceptions is consistent with the intent of the City’s Zoning
Regulations and applicable General Plan policies. Consistent with Policy 2.3.11 of the Land
Use Element of the City’s General Plan, the fencing and hedges depicted in plans provide
privacy between adjacent dwellings and outdoor areas while maintaining an attractive
residential setting by use of wood material and landscape plantings. Zoning Regulations
Section 17.70.070 (H) provides for consideration of exceptions to standards for fence height
to address issues related to privacy and other circumstances.
2. Granting the requested exceptions is consistent with the character of the neighborhood.
Fencing proposed in plans is of wood materials and of a conventional design associated with
residential development. Proposed hedges depicted in plans are “Pittosporum Silver Sheen,”
or similar, appropriate for residential landscaping.
Page 33 of 309
Resolution No. _____ (2025 Series) Page 2
3. As conditioned to limit the extent and excess height of fences and hedges, granting the
requested exceptions provides adequate consideration of and measures to address any
potential adverse effects on surrounding properties. Along the northeast side of the property,
the height exception is limited by Condition #1 to the minimum extent (40 feet in length)
and the minimum height necessary (eight feet, where the standard limit is six feet) to provide
adequate privacy between windows and outdoor areas of adjacent dwellings where the
adjacent property is at a higher grade. The limited extent and height minimize the impact to
solar exposure enjoyed by the adjacent dwelling and, due to a small increase (one foot) in
ground height between the properties, results in an apparent maximum hedge height of only
seven feet, as perceived from the adjacent property. Along the southwest side of the property,
the approved exception allows fencing up to seven feet in height (where six feet is the
standard limit), however the combined height of the retaining wall and fence remains
consistent with the nine-foot limitation set out in Zoning Regulations Section
17.70.070 (F)(3).
4. While the difference in ground height between adjacent properties and the elevated floor
level of the adjacent residence to the northeast make strict adherence to standards for fence
and wall height impractical, granting the requested exceptions conforms with the intent of
the standards for fences, walls, and hedges set out in Zoning Regulations section 17.70.070.
The exceptions achieve a balance between concerns for privacy and the need to provide
privacy, security, and useable outdoor area of the occupants of the property. The exception
applies to limited areas within the site, preserving the community appearance, visual image
of the streetscape, and overall character of neighborhood, and does not unduly interfere with
provision of adequate light and air to the site or to neighboring property.
SECTION 2. Environmental Review. Consideration of an exception to fence and wall
height standards is exempt from environmental review under the California Environmental Quality
Act (CEQA) Guidelines Section 15303 (New construction or conversion of small structures).
SECTION 3. Action. The Planning Commission does hereby deny the subject appeal
filed by Craig and Allison Brandum, and upholds the Community Development Director’s
decision to approve exceptions to standards for fences, walls, and hedges at 1425 Sydney Str eet,
under Fence Height Exception application FNCE-0686-2024, based on the above findings, and
subject to the following conditions:
Planning
1. Limited exception. The exception granted by this approval is limited to the location, extent,
and height of the fencing and hedges depicted in plans dated February 8, 2025, and submitted
to the Community Development Department on February 10, 2025, except that excess height
for hedges allowed under this approval shall be limited to the portion of the northeast side
setback extending no more than 40 feet toward the street from the front wall of the garage
depicted in plans, and the maximum height of hedges in this area may not exceed eight feet.
This approval shall not be construed to allow excess hedge height outside of this limited area.
The maximum height of fencing located on the retaining wall along the southwest side
setback shall not exceed seven feet in height, as depicted in plans. Any significant
modification to the height, placement, extent, or design of proposed fencing or hedges in the
Page 34 of 309
Resolution No. _____ (2025 Series) Page 3
area of exception shall be subject to the review and approval of the Community Development
Director.
2. Design and Materials. Fencing installed within the setback areas under this exception shall
be of wood material and of a conventional design consistent with the residential character of
the site and vicinity, as depicted in plans.
Indemnification
3. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or
officers and employees from any claim, action or proceeding against the City or its agents,
officers or employees, to attack, set aside, void, or annul, in whole or in part, the City's
approval of this project. The City shall promptly notify the Owner / Applicant of any such
claim, action or proceeding upon being presented therewith, and the City shall cooperate
fully in the defense of said claim.
Upon motion of Commissioner Jorgensen, seconded by Commissioner Kahn, and on the
following roll call vote:
AYES:
NOES:
RECUSED:
ABSENT:
The foregoing resolution was adopted this 11th day of June, 2025.
____________________________________
Rachel Cohen, Secretary
Planning Commission
Page 35 of 309
Page 36 of 309
Fence Height Exception Application
1425 Sydney Street
October 27,2024
The following information is provided based on City Code Section 17.109.030.A,which states
that,for a Director ’s Action,it is the responsibility of the applicant to provide evidence in support
of the findings required by Section 17.109.040.
●Section 17.109.040.A.1 -The proposed Fence Height Exception is consistent with the
intent of Section 17.70.070 (Fences,Walls,and Hedges)because the project achieves
an appropriate balance between providing privacy between living areas of neighboring
homes and maintaining the visual image of the streetscape and overall character of the
neighborhood by balancing the visual impact and scale with natural materials and screen
plantings.See Sheets L1 and L2.
●Section 17.109.040.A.2 -The proposed Fence Height Exception is consistent with the
character of the neighborhood and zone because the project is located in the R1 -Single
Family Residential Zone,where nearly every property is fenced on a minimum of three
sides,but in some cases,four.
●Section 17.109.040.A.3 -The proposed Fence Height Exception provides adequate
consideration of any potential adverse effects on surrounding properties by balancing the
visual impact and scale with natural materials and screen plantings to ensure the
provision of adequate light,air,and public safety for residences on both sides.See
Sheets L1 and L2.
●Section 17.70.070.H -While site characteristics,such as topographic differences
between the subject property and neighboring properties to the northeast and southwest
make strict adherence to the zoning regulations impractical or infeasible,the project
nonetheless conforms to the intent of Section 17.70.070.
Further,no public purpose would be served by strict adherence with the zoning
regulations because the provisions for fence height exceptions are intended to provide
flexibility for lots with unique characteristics,specifically including topography,and the
location,height,and extent of the proposed fencing will not adversely affect the health,
safety,or welfare of persons living or working in the vicinity,nor will the exception grant
any special privileges to the property owners.
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City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org
March 24, 2025
Lacey and Jake Minnick
1425 Sydney St
San Luis Obispo CA 93401
SUBJECT: Application FNCE-0686-2024 (1425 Sydney)
Request for exceptions from height limits for fences, walls, and hedges.
Dear Lacey and Jake Minnick:
On March 24, 2025, I reviewed your Fence Height Exception application regarding height of
fencing at 1425 Sydney Street. The exceptions would allow excess height for fencing located
on a retaining wall in portions of the side setback area along the southwest side of the property,
and would allow excess height for hedges along a portion of the side setback area along the
northeast side of the property. After careful consideration, I have approved your request with
modifications, based on findings and subject to the following conditions:
Findings:
1. Granting the requested exceptions is consistent with the intent of the City’s Zoning
Regulations and applicable General Plan policies. Consistent with Policy 2.3.11 of the
Land Use Element of the City’s General Plan, the fencing and hedges depicted in plans
provide privacy between adjacent dwellings and outdoor areas while maintaining an
attractive residential setting by use of wood material and landscape plantings. Zoning
Regulations Section 17.70.070 (H) provides for consideration of exceptions to standards
for fence height to address issues related to privacy and other circumstances.
2. Granting the requested exceptions is consistent with the character of the neighborhood.
Fencing proposed in plans is of wood materials and of a conventional design associated
with residential development. Proposed hedges depicted in plans are “Pittosporum
Silver Sheen,” or similar, appropriate for residential landscaping.
3. As conditioned to limit the extent and excess height of fences and hedges, granting the
requested exceptions provides adequate consideration of and measures to address any
potential adverse effects on surrounding properties. Along the northeast side of the
property, the height exception is limited by Condition #1 to the minimum extent (40 feet
in length) and the minimum height necessary (eight feet, where the standard limit is six
feet) to provide adequate privacy between windows and outdoor areas of adjacent
dwellings where the adjacent property is at a higher grade. The limited extent and height
minimize the impact to solar exposure enjoyed by the adjacent dwelling and, due to a
small increase (one foot) in ground height between the properties, results in an apparent
maximum hedge height of only seven feet, as perceived from the adjacent property.
Page 43 of 309
FNCE-0686-2024 (1425 Sydney)
Page 2
Along the southwest side of the property, the approved exception allows fencing up to
seven feet in height (where six feet is the standard limit), however the combined height
of the retaining wall and fence remains consistent with the nine-foot limitation set out
in Zoning Regulations Section 17.70.070 (F)(3).
4. While the difference in ground height between adjacent properties and the elevated floor
level of the adjacent residence to the northeast make strict adherence to standards for
fence and wall height impractical, granting the requested exceptions conforms with the
intent of the standards for fences, walls, and hedges set out in Zoning Regulations
section 17.70.070. The exceptions achieve a balance between concerns for privacy and
the need to provide privacy, security, and useable outdoor area of the occupants of the
property. The exception applies to limited areas within the site, preserving the
community appearance, visual image of the streetscape, and overall character of
neighborhood, and does not unduly interfere with provision of adequate light and air to
the site or to neighboring property.
5. Granting an exception to fence and wall height standards is exempt from the provisions
of the California Environmental Quality Act (CEQA). Fences and walls are small
structures, as described in CEQA Guidelines Section 15303 (New construction or
conversion of small structures).
Conditions:
Please note the project conditions of approval do not include mandatory code requirements.
Code compliance will be verified during the plan check process, which may include additional
requirements applicable to your project.
Planning
1. Limited exception. The exception granted by this approval is limited to the location,
extent, and height of the fencing and hedges depicted in plans dated February 8, 2025,
and submitted to the Community Development Department on February 10, 2025,
except that excess height for hedges allowed under this approval shall be limited to the
portion of the northeast side setback extending no more than 40 feet toward the street
from the front wall of the garage depicted in plans, and the maximum height of hedges
in this area may not exceed eight feet. This approval shall not be construed to allow
excess hedge height outside of this limited area. The maximum height of fencing located
on the retaining wall along the southwest side setback shall not exceed seven feet in
height, as depicted in plans. Any significant modification to the height, placement,
extent, or design of proposed fencing or hedges in the area of exception shall be subject
to the review and approval of the Community Development Director.
2. Design and Materials. Fencing installed within the setback areas under this exception
shall be of wood material and of a conventional design consistent with the residential
character of the site and vicinity, as depicted in plans.
Indemnification
3. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents
or officers and employees from any claim, action or proceeding against the City or its
Page 44 of 309
FNCE-0686-2024 (1425 Sydney)
Page 3
agents, officers or employees, to attack, set aside, void, or annul, in whole or in part, the
City's approval of this project. In the event that the City fails to promptly notify the
Owner / Applicant of any such claim, action or proceeding, or that the City fails to
cooperate fully in the defense of said claim, this condition shall thereafter be of no
further force or effect.
My action is final unless appealed within 10 calendar days of the date of the decision. Anyone
may appeal the action by submitting a letter to the Community Development Department
within the time specified. The appropriate appeal fee must accompany the appeal
documentation. Appeals will be scheduled for the first available Planning Commission
meeting date. If an appeal is filed, you will be notified by mail of the date and time of the
hearing.
The Community Development Director’s approval expires after one year. On request prior to
the expiration of the original approval, the Community Development Director may grant a
single, one-year extension.
If you have any questions, or if you need additional information, please contact Walter Oetzell,
Assistant Planner at (805) 781-7593, or by email at: woetzell@slocity.org
Sincerely,
Brian Leveille, AICP
Principal Planner
Page 45 of 309
Page 46 of 309
Page 1
All Director Decisions will be appealed to the Planning Commission. Planning Commission decisions are
appealed to the City Council and require the submittal of an Appeal to the City Council form and can be obtained
from the City Clerk’s Office or on the City Clerk’s website.
Fee Payment. Fee amounts for this application can be found online within the City’s Comprehensive Fee
Schedule based on the level or Tier of the decision (see below). The fee must be paid at the time of the submittal
of this form.
APPELLANT INFORMATION
Name: __________________________________________________________________________
Address: ________________________________________________________________________
Phone: ______________________
Email: _______________________
APPEAL REQUEST
In accordance with the procedures set forth in Title 17, Chapter 17.126 of the San Luis Obispo Municipal
Code, I hereby appeal the decision of the (select one of the following):
Tier 2:
☐Zoning Hearing Officer (e.g., Minor Use Permit (MUP), Variance, Tentative Parcel Map, Creek
Setback Exception, etc.) or
☐Community Development Director (e.g., Minor or Moderate Development Review)
Tier 3:
☐Community Development Director (e.g., Director’s Actions.)
Tier 4:
☐Community Development Director (e.g., Home Occupation Permit, Non-profit Special Event, Tree
Removals, etc.)
APPEAL OF DIRECTOR DECISION
Community Development Department, Planning Division
919 Palm Street, San Luis Obispo, CA 93401
T 805.781.7170 E planning@slocity.org
Per Municipal Code Chapter 17.126, any person may appeal a decision of any official body, except those
administrative decisions requiring no discretionary judgment. Appeals must be filed within ten calendar days
of the rendering of a decision which is being appealed. If the tenth day is a Saturday, Sunday, or holiday,
the appeal period shall extend to the next business day. The appeal shall concern a specific action and shall
state the grounds for appeal.
Craig and Allison Brandum
1475 Sydney Street San Luis Obispo, CA 93401
9167301997
rainsong71@sbcglobal.net
4
Page 47 of 309
Page 2
SUBJECT OF THE APPEAL
Date the decision being appealed was rendered: ____________________
Project address: ________________________________________________________________
Application number: _________________________
Explain specifically what action(s) you are appealing and why you believe your appeal should be
considered. You may attach additional pages, if necessary.
03/24/2025
1425 Sydney Street SLO, 93401
FNCE-0686-2024
We are appealing the above noted application approved for an 8 foot hedge along the Northeast property
of 1425 and 1475 Sydney Street. The owners already have a 6'6" fence (permitted?) that has caused
shading of our exterior walls and soil. We have had to remove plants that died because of the fence
blocking the sun, we have mushrooms growing in the soil, and mold growing at the bottom of the exterior
wall. Permitting an 8 foot hedge would shade the lower portion of the windows of our home decreasing
any natural light and decreasing the enjoyment of our home. Who would be responsible for making sure
that hedge doesn't grow beyond the 8 feet?
We currently have a tree in front of our office window that provides privacy to 1425 Sydney Street, they
have chosen not to put up window coverings for their privacy. That is part of our appeal, if they want
privacy put up window coverings. The other window that faces their property is above our stand alone bath
tub, the bottom half of that window is obscured glass and provides privacy to both addresses. An 8 foot
hedge would make the room darker and colder.
The owners of 1425 were aware of the difference in slope of the the properties when they purchased their
property. Now they are asking for permission to shade our property because they aren't happy with the
difference in slope. WE don't want it to look like we live in a compound from our windows.
As a property owner we have the right to enjoy our property without the intrusion of their proposed hedge.
Page 48 of 309
From:Craig Brandum
To:Planning
Subject:APPEAL
Date:Wednesday, April 2, 2025 6:27:45 PM
This message is from an External Source. Use caution when deciding to open attachments, click links, or
respond.
Our neighbors have applied to put an 8 foot hedge between our homes. They have already
installed a 6 foot 6 inch fence that has diminished our sunlight and because of that one of our
trees will need to be removed. Which is actually helping in privacy for both us and them. We
understand that they want privacy however their acts have limited our ability to have any
views and sunlight. We have concerns that with any other obtrusion that our property will be
compromised and the value will be diminished. As a property owner we have rights to enjoy
ours without any intrusion.
Craig and Allison Brandum IMG_4606.jpg IMG_4609.jpg
IMG_4607.jpg IMG_4608.jpg
Page 49 of 309
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Page 56 of 309
Appeal APPL-0248-2025 (1425 Sydney)
An Appeal of the Community Development Director’s decision
approving Fence Height Exception Application FNCE-0686-2024
Fence Height Exception
Application FNCE-0686-2024 (1425 Sydney)
Applicants: Lacey and Jake Minnick
Request: Exceptions to height standards for fences, wall, and hedges, as
provided by Zoning Regulations §17.70.070 (H), to address issues related
to topography and privacy
West Side: Allow up to 7 feet in height, for a fence located on a retaining
wall, within the side setback (adjacent to 1411 Sydney)
East Side: Allow up to 9 feet in height, for hedges (privacy screening),
within the side setback (adjacent to 1475 Sydney)
Fence Height Exception
Application FNCE-0686-2024 (1425 Sydney)
Approved March 24, 2025 by the Community Development Director
West Side: Height of fence located on a retaining wall, within the side
setback (adjacent to 1411 Sydney), allowed up to seven feet in height
(combined fence retaining wall height not to exceed nine feet)
East Side: Height of hedges for privacy screening within the side setback
(adjacent to 1475 Sydney) allowed up to eight feet in height; extent of
taller hedges limited to a distance of 40 feet from the garage wall (toward
front of property)
Appeal
APPL-0248-2025
Appellants: Craig and Allison Brandum
Objection to excess hedge height on the east side of the property (adjacent
to appellants’ property at 1475 Sydney)
Shading of lower portion of windows of the home, decreasing natural light
and enjoyment of the home
Would make rooms darker and colder
Would exacerbate plant death and growth of mold and mushrooms in
adjacent shaded setback area
Would limit ability to have any views and sunlight
Commission Purview / Recommended Action
Planning Commission Purview
Decisions of the Director shall be appealed to the Planning Commission
Zoning Regulations §17.126.040 (A)
Recommended Action
Adopt the Draft Resolution denying the appeal and upholding the decision
of the Community Development Director approving Fence Height Exception
application FNCE-0686-2024
Fences, Walls, and Hedges
Zoning Regulations §17.70.070 (C) (4)
Interior Side and Rear Setback Height
The maximum height of a fence, wall, or hedge in any interior side or rear
setback shall be six feet.
Zoning Regulations §17.70.070 (F) (3)
Measurement of Height –Fences or Walls Located on Retaining Walls
Where fences are located on retaining walls within interior side or rear
setbacks,
fences shall not exceed six feet as measured from the uphill side
the combined fence and retaining wall height shall not exceed nine feet
from the lower side
East Setback
1425
1475
East Setback
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1475
East Setback
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Limited Extent of Approval: 40 feet
Windows
1425
1475
East Setback
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Wall Height: 1 foot
Limited Extent of Approval: 40 feet
7 ft 8 ft
Windows
Perceived height 1425
1475
Subject of Appeal
Plant Growth and Soil Condition
Shading of exterior walls and soil by
existing fencing
Death of plantings due to shading
Growth of mushrooms in soil
Growth of mold on wall
Shade, Natural Light, Views
Shade on windows, decreasing natural
light and enjoyment of the home
Potential to make bathroom darker
and colder
Subject of Appeal
Plant Growth and Soil Condition
Setback Areas are typically shaded by privacy fencing
Conditions are described as already existing, with conforming fencing
A marginal increase in permitted hedge height is not expected to hinder
use of setback area for suitable (shade-tolerant) plantings
Restricting hedge height is not expected to alter soil conditions
East Setback
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Wall Height: 1 foot
Limited Extent of Approval: 40 feet
Windows
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Subject of Appeal
Shade, Natural Light, Views
Allowed height represents a one-foot increase over six-foot privacy
fencing, as perceived from appellant’s property
Windows are above fence line, hedges will cast little additional shadow
onto windows, while effectively enhancing privacy
Appeal APPL-0248-2025 (1425 Sydney)
An Appeal of the Community Development Director’s decision
approving Fence Height Exception Application FNCE-0686-2024
Recommended Action:
Adopt the Draft Resolution denying the appeal and upholding the decision of the
Community Development Director approving Fence Height Exception application
FNCE- 0686- 2024
End of Presentation
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Lacey and Jake Minnick
Owners and Residents of
1425 Sydney Street
Applicants of
Fence Height Exception
Application (FNCE-0686-2024)
Purpose of our Presentation
Provide the Planning Commission with:
1.Our rationale for submitting an application for a Fence Height Exception; and
2.Facts and evidence that support staff’s recommendation to uphold the
Community Development Director’s prior approval of our application on the
basis that it is consistent with City Code Section 17.70.070.
Rationale for our Application
1.Establish privacy between our property and neighboring properties; and
2.Create an aesthetically appealing view along our driveway.
City Code Section 17.70.070.H
Scope of the Original Application
1.West Setback
■Maximum 7-Foot Wooden Fence on Top of a 2-Foot Wall
2.East Setback
■Maximum 9-Foot Hedge for a Distance of 65 Feet in Front of a
6-Foot Wooden Fence
Site Topography
Overlook Situation
●This photo was taken from the primary
bathroom, and demonstrates the impact
of a higher finish floor elevation.
●The overlook situation directly impacts
privacy of our backyard and deck area
that clearly cannot be mitigated by
fencing of standard height.
Scope of the Approved Application
1.West Setback - Approved as Requested
■Maximum 7-Foot Wooden Fence on Top of a 2-Foot Wall
2.East Setback - Limited Approval and Subject of Appeal
■Maximum 8-Foot Hedge for a Distance of 40 Feet in Front of a
6-Foot Wooden Fence
City Code Section 17.70.070.A
Story Poles
●Depicting a Hedge that is 8 Feet Tall
and 40 Feet Long
●May 4, 2025
●Hourly Photos from 8:00 a.m. - 8:00 p.m.
●Camera Height at 6 Feet
6-Foot Fence
8-Foot Hedge
Basis of the Limited Approval
●Our original request on the East side was for a 9-foot hedge for a distance of 65
feet. This same condition was approved for the West side, where topographical
constraints are identical.
●However, staff indicated that, due to the numerous complaints from Allison and
Craig Brandum, a compromise was required to limit the height and length of
additional screening to the area in front of the windows at 1475 Sydney Street.
●However, the correspondence submitted by Allison and Craig Brandum
regarding those windows is misleading and contradictory.
Primary Bathroom Window
●Primary bathroom has a double-hung
window that operates in two directions.
●When the window is opened from the
bottom, the privacy is eliminated.
●The window is consistently opened
from the bottom, which has been
documented on numerous occasions.
Primary Bathroom Window
●The 8-foot hedge only extends up
approximately 25% of the bottom
(opaque) pane of glass.
●E-Mail (April 2, 2024):
○“...their acts have limited our
ability to have any views and
sunlight.”
●Views of the the skyline and distant
trees from the upper pane of glass will
never be affected.
Office Room Window
●Appeal Form (April 3, 2024):
○“We currently have a tree in front of
our office window that provides
privacy to 1425 Sydney Street.”
●E-Mail (April 2, 2024):
○“They have already installed a 6
foot 6 inch fence that has
diminished our sunlight and
because of that one of our trees
will need to be removed.”
Conclusion and Request
Accept the recommendation by staff to:
●Deny the appeal (APPL-0248-2025) by Allison and Craig Brandum, and
●Uphold the prior decision of the Community Development Director to approve
our Fence Height Exception Application (FNCE-0686-2024) on the basis that
it is consistent with City Code Section 17.70.070.
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Shade, natural light, and views. The appellants also raise concern with additional shading,
decreased natural light, and compromised views that taller hedges might cause at the
bedroom and bathroom windows on the southwest wall of their home. Staff notes that the
hedge height allowed under the approved exception is eight feet from the "downhill side"
(the subject property, at 1425 Sydney). Because of the differential in grade between the
properties, the hedges, at that maximum height, would be perceived as seven feet in
height from the appellants' property. The bedroom windows on this side of the home
appear to be situated about 6 inches above the top of the fence line, indicating that
hedges at the approved height may rise up to about 1 '/2 feet above the bottom of the
windowsas seen from inside the appellants' h
, ome.
Photos were provided in email correspondence from the appellant,
visualizing with a tape