HomeMy WebLinkAbout09-08-2025 Agenda Packet Amended
Architectural Review Commission
AGENDA
Monday, September 8, 2025, 5:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
*The agenda has been amended to reflect the meeting time to begin at 5:00 pm*
SPECIAL MEETING OF THE ARCHITECTURAL REVIEW COMMISSION
The Architectural Review Commission holds in-person meetings. Zoom participation will not be
supported. Attendees of City Council or Advisory Body meetings are eligible to receive one hour of
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INSTRUCTIONS FOR PUBLIC COMMENT:
Public Comment prior to the meeting (must be received 3 hours in advance of the meeting):
Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990
Palm Street, San Luis Obispo, California, 93401.
Email - Submit Public Comments via email to advisorybodies@slocity.org. In the body of your
email, please include the date of the meeting and the item number (if applicable). Emails will not
be read aloud during the meeting.
Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the
agenda item number you are calling about, and leave your comment. Verbal comments must be
limited to 3 minutes. Voicemails will not be played during the meeting.
*All correspondence will be archived and distributed to members, however, submissions received
after the deadline may not be processed until the following day.
Public Comment during the meeting:
Meetings are held in-person. To provide public comment during the meeting, you must be
present in the Council Chambers.
Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy,
Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire
to utilize electronic visual aids to supplement their oral presentation must provide display-ready
material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the City Clerk's
Office at cityclerk@slocity.org or (805) 781-7114.
Pages
1.CALL TO ORDER
Chair Mayou will call the Special Meeting of the Architectural Review
Commission to order.
2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
The public is encouraged to submit comments on any subject within the
jurisdiction of the Architectural Review Commission that does not appear on this
agenda. Although the Commission will not take action on items presented during
the Public Comment Period, the Chair may direct staff to place an item on a
future agenda for discussion.
3.CONSENT
Matters appearing on the Consent Calendar are expected to be non-
controversial and will be acted upon at one time. A member of the public may
request the Architectural Review Commission to pull an item for discussion. The
public may comment on any and all items on the Consent Agenda within the
three-minute time limit.
3.a CONSIDERATION OF MINUTES - APRIL 7, 2025 ARCHITECTURAL
REVIEW COMMISSION MINUTES
5
Recommendation:
To approve the Architectural Review Commission Minutes of April 7,
2025.
4.PUBLIC HEARINGS
Note: The action of the Architectural Review Commission is a recommendation
to the Community Development Director, another advisory body, or to City
Council and, therefore, is not final and cannot be appealed.
4.a REVIEW OF A MIXED-USE PROJECT CONSISTING OF A 49-UNIT
RESIDENTIAL BUILDING; AN APPROXIMATE 2,190 SQUARE FT
COMMERCIAL BUILDING (HISTORIC RESOURCE TO BE
REHABILITATED WITH ADDITION); AND SITE IMPROVEMENTS (251
PACIFIC ST, 1390 WALKER ST & 280 PISMO ST)
9
Recommendation:
Recommend the Community Development Director find the project
consistent with applicable goals, policies, and guidelines in the
Community Design Guidelines and Mid-Higuera Street Enhancement
Plan. This action may include recommended conditions to address
consistency of the project with these preceding goals, policies, and
guidelines.
5.COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Principal Planner Rachel Cohen.
6.ADJOURNMENT
The next Regular Meeting of the Architectural Review Commission is scheduled
for September 15, 2025 at 5:00 p.m. in the Council Chambers at City Hall, 990
Palm Street, San Luis Obispo.
LISTENING ASSISTIVE DEVICES are available -- see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible
to the public. Upon request, this agenda will be made available in appropriate
alternative formats to persons with disabilities. Any person with a disability who
requires a modification or accommodation in order to participate in a meeting
should direct such request to the City Clerk’s Office at (805) 781-7114 at least
48 hours before the meeting, if possible. Telecommunications Device for the
Deaf (805) 781-7410.
Agenda related writings or documents provided to the Architectural Review
Commission are available for public inspection on the City’s website, under the
Public Meeting Agendas web page: https://www.slocity.org/government/mayor-
and-city-council/agendas-and-minutes. Meeting video recordings can be found
on the City’s website:
http://opengov.slocity.org/WebLink/Browse.aspx?id=60946&dbid=0&repo=CityCl
erk
1
Architectural Review Commission Minutes
April 7, 2025, 5:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Architectural Review
Commissioners
Present:
Commissioner Kelley Abbas, Commissioner Robert Arens,
Commissioner Mick Atkins, Commissioner Kyle Bell (arrived at
5:32 p.m.), Commissioner John Carrion, Commissioner Charles
Gerencser, Vice Chair Ashley Mayou
City Staff Present: Principal Planner Rachel Cohen, Deputy City Clerk Sara Armas
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Architectural Review Commission was
called to order on April 7, 2025 at 5:02 p.m. in the Council Chambers at City Hall,
990 Palm Street, San Luis Obispo, by Vice Chair Mayou.
2. OATH OF OFFICE
Deputy City Clerk Sara Armas administered the Oath of Office to Mick Atkins.
3. ELECTION OF CHAIR AND VICE CHAIR
As required by the Architectural Review Commission Bylaws, the following
Commissioners were elected as Chair and Vice Chair:
Motion By Commissioner Gerencser
Second By Commissioner Arens
Elect Commissioner Ashley Mayou to serve as Chair for a one-year term.
Ayes (6): Commissioner Abbas, Commissioner Arens, Commissioner Atkins,
Commissioner Carrion, Commissioner Gerencser, and Vice Chair Mayou
Absent (1): Commissioner Bell
CARRIED (6 to 0)
Page 5 of 59
2
Motion By Commissioner Gerencser
Second By Commissioner Arens
Elect Commissioner John Carrion to serve as Vice Chair for a one-year term.
Ayes (6): Commissioner Abbas, Commissioner Arens, Commissioner Atkins,
Commissioner Carrion, Commissioner Gerencser, and Chair Mayou
Absent (1): Commissioner Bell
CARRIED (6 to 0)
4. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
5. CONSENT
5.a CONSIDERATION OF MINUTES - DECEMBER 16, 2024
ARCHITECTURAL REVIEW COMMISSION MINUTES
Motion By Commissioner Carrion
Second By Commissioner Arens
To approve the Architectural Review Commission Minutes of December
16, 2024.
Ayes (6): Commissioner Abbas, Commissioner Arens, Commissioner
Atkins, Commissioner Gerencser, Vice Chair Carrion, and Chair Mayou
Absent (1): Commissioner Bell
CARRIED (6 to 0)
Page 6 of 59
3
6. PUBLIC HEARING
6.a REVIEW OF DEVELOPMENT AT 3450 BROAD STREET, INCLUDING AN
APPROXIMATE 4,300 SQ. FT. ADDITION; TENANT IMPROVEMENTS;
FAÇADE REFRESH; SIGN PROGRAM; AND ACCESS, PARKING, AND
LANDSCAPING UPGRADES (ARCH-0672-2024, PDEV-0673-2024, USE-
0674-2024, TREE-0033-2025)
Associate Planner Hannah Hanh presented the staff report and responded
to Commission inquiries.
Applicant representatives Tim Ronda, SDG Architects, and Bryan Ridley,
Bracket Architecture, provided a brief overview of the project and
responded to questions raised.
Chair Mayou opened the Public Hearing
Public Comments:
None
--End of Public Comment--
Chair Mayou closed the Public Hearing
Motion By Commissioner Arens
Second By Commissioner Gerencser
Recommend the Planning Commission approve the project, including the
proposed fencing, based on consistency with the Community Design
Guidelines, Sign Regulations, and Open Space, Drainage, and
Bicycle/Pedestrian Access Easement Agreement.
Ayes (6): Commissioner Abbas, Commissioner Arens, Commissioner
Atkins, Commissioner Gerencser, Vice Chair Carrion, and Chair Mayou
Absent (1): Commissioner Bell
CARRIED (6 to 0)
Commissioner Bell joined the meeting at 5:32 p.m. and, shortly thereafter, Deputy City
Clerk Sara Armas administered his Oath of Office.
Page 7 of 59
4
7. COMMENT AND DISCUSSION
7.a APPOINTMENT TO THE TREE COMMITTEE
Principal Planner Rachel Cohen provided an overview of the Bylaws
requirement to appoint one member of the Architectural Review
Commission to serve on the Tree Committee and answered inquiries from
Commissioners.
Commissioner Gerencser volunteered to serve as a member of the Tree
Committee in a term concurrent with his term on the Architectural Review
Commission.
7.b STAFF UPDATES AND AGENDA FORECAST
Principal Planner Rachel Cohen informed the Commissioners that there
were several projects in the works, but they were not ready to come
before the Commissioners yet.
8. ADJOURNMENT
The meeting was adjourned at 5:42 p.m. The next Regular Meeting of the
Architectural Review Commission is scheduled for April 21, 2025 at 5:00 p.m. in
the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo.
_________________________
APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/2025
Page 8 of 59
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF A MIXED-USE DEVELOPMENT CONSISTING OF A 49-UNIT
RESIDENTIAL BUILDING; AN APPROXIMATE 2,190 SQUARE FOOT COMMERCIAL
BUILDING (HISTORIC RESOURCE TO BE REHABILITATED WITH ADDITION); AND
SITE IMPROVEMENTS SUCH AS ACCESS, LANDSCAPING, AND PARKING.
BY: Hannah Hanh, Associate Planner FROM: Rachel Cohen, Principal Planner
Phone Number: (805) 781-7432 Phone Number: (805) 781-7574
Email: hhanh@slocity.org Email: rcohen@slocity.org
APPLICATION NUMBER: ARCH-0451-2024
PROJECT ADDRESSES: 251 Pacific Street, 1390 Walker Street, and 280 Pismo Street
APPLICANT: Alamo, LLC REPRESENTATIVE: Joel Woodruff
RECOMMENDATION
Recommend the Community Development Director find the project consistent with
applicable goals, policies, and guidelines in the Community Design Guidelines and Mid -
Higuera Street Enhancement Plan. This action may include recommended conditions to
address consistency of the project with these preceding goals, policies, and guidelines.
1.0 PROJECT SUMMARY
Alamo, LLC (Applicant) has applied for a Development Review (ARCH-0451-2024)
application to construct a proposed mixed-use development, which consists of (a) a 49-
unit, four-story residential building; (b) an approximate 2,190 square foo t, one-story
commercial building (existing Master List Old Gas Works Historic Resource to be
rehabilitated with a new addition); and (c) supporting site improvements such as access,
landscaping, and parking (Attachment A). Proposed site amenities and featu res include
private patios and balconies and common recreational spaces (i.e., lounge, fitness area,
and roof deck) for the residential building; outdoor seating areas for the anticipated
commercial use (i.e., restaurant); and shared courtyards and parking areas for the overall
development. Aside from the existing vacant historic structure, the approximate 1.1 net
acre project site, which includes 251 Pacific Street, 1390 Walker Street, and 280 Pismo
Street, is currently undeveloped/underutilized (Figure 1).
Meeting Date: 9/8/2025
Item Number: 4a
Time Estimate: 60 minutes
Page 9 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Figure 1 – Project Site
Accompanying Project Applications and Requests
Tentative Parcel Map (SBDV-0450-2024)
As part of the overall project, the Applicant has submitted a Tentative Parcel Map
application for a common interest subdivision. This proposed map is for condominium
purposes and would result in 49 residential units and one (1) commercial unit.
Density Bonus (AFFH-0810-2024)
To construct the mixed-use development at its desired density, it should be noted that the
project includes a density bonus, which provides specific protections for housing
developments and allows the flexibility to deviate from development standards – in the
form of incentives/concessions and waivers/reductions. In accordance with State Density
Bonus Law (SDBL, Government Code Sections 65915 – 65918), the project includes a
16 percent density bonus1 in exchange for dedicating a minimum five (5) percent of
residential units to very low income households (Attachment B).
1 While the project is eligible for a 20 percent bonus, the Applicant is electing to only utilize a 16
percent bonus and voluntarily forgoing the remaining four (4) percent bonus. This voluntary
decision does not affect, or reduce, the minimum number of affordable units required to qualify
for the density bonus, and two (2) affordable one-bedroom units will be provided as part of the
project.
Page 10 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
One incentive or concession is allowed for projects that dedicate a minimum five (5)
percent of units to very low-income households per San Luis Obispo Municipal Code
(SLOMC) Section 17.140.070(A)(1) (Alternative or Additional Incentives). As part of the
density bonus, the project qualifies for modified parking ratios for residential units under
SDBL and includes a concession to reduce the overall parking requirement from 88
spaces to 65 spaces. This concession would reduce the amount of land required to be
dedicated to parking and result in cost reductions that allow the project to provide for
affordable housing costs and rents.
Per Chapter 4.3 (Density Bonuses and Other Incentives) of Government Code Sections
65915-65918, a project qualifying for a density bonus may receive other forms of
assistance such as waivers or reductions of development standards t hat physically
preclude construction of the project at its permitted density and with the granted
incentive(s)/concession(s). Waiver(s)/reduction(s) are requested for the construction of
the residential building, as follows:
Mixed-Use Developments, Ground Floor Limitations (SLOMC Section
17.70.130(D)(1)(a)) – Reduce the residential ground floor area maximum and
provide 100 percent of the first 50 feet of ground floor area and 100 percent of the
building frontage for residential uses, where the maximum is 50 percent of the
ground floor space within the first 50 feet of floor area of each building face
adjacent to a street and 30 percent of the building frontage. This reduction would
allow the construction of additional residential units on the ground floor.
Building Height (SLOMC Table 2-20) – Waive the maximum building height
requirement of 35 feet and construct a building that is 56 -feet, 6-inches tall at the
roof2. This waiver would allow the construction of additional residential units on the
fourth floor.
Front/Streetside Setbacks (SLOMC Table 2-20) – Reduce the required
front/streetside setback to zero (0) feet, where the minimum is 15 feet for a building
over 20 feet in height along Pismo Street. This reduction would allow the
construction of additional residential units closer to the street frontage.
The 16 percent density bonus and its associated concession and waiver(s)/reduction(s)
are intended to facilitate construction of the mixed-use project with 49 units, as proposed.
2 The building would be 59-feet, 6-inches at the stair tower as allowed for certain building height
projections per SLOMC Section 17.70.080(C)(2).
Page 11 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Overall Review Process
Per Government Code Section 65905.5, the review of qualifying housing projects (which
include mixed-use development projects with at least two-thirds of the new square
footage designated for residential use) shall be limited to a total of five (5) public hearings,
including hearings for continuations and appeals. The proposed mixed -use project is a
housing project that qualifies for this protection under State Law.
The Cultural Heritage Committee (CHC) reviewed the project on August 25, 2025, and
this Architectural Review Commission (ARC) meeting is the second hearing of the five (5)
allowable hearings. Following the ARC’s review and recommendation, the project will
include a final review and decision by the Community Development Director (Director).
As part of the final review and decision, the Director will review the recommendations
from the ARC and CHC, public comment, and all accompanying project applications and
requests, including the Tentative Parcel Map and density bonus request.
Prior Review and Actions
On August 25, 2025, the CHC reviewed and recommended the Director find the project
consistent with applicable historic preservation policies, guidelines, and requirements in
the Historic Preservation Ordinance, Historic Preservation Program Guidelines, Secretary
of the Interior’s Standards, and an Agreement to Retain the Historic Wood Doors and
Window Features (Item 4a Staff Report [Pages 9-188]3). As part of their consistency
recommendation to the Director, the CHC (a) concurred with recommended conditions by
staff (described in the CHC Staff Report) and (b) provided additional conditions and a
request for consideration. To inform the ARC’s review and prevent any conflict in
recommendations thus far, the recommended conditions related to historic preservation
that affect exterior building and site designs are provided below for reference:
Staff Recommended Condition
o To ensure the proposed addition and alterations to the Old Gas Works building
are consistent with the Historic Preservation Program Guidelines and Secretary
of the Interior’s Standards for Rehabilitation, a detailed list of high-quality
materials and finishes, including custom black steel storefront systems, shall
be submitted for review and approval at the time of building permit application.
CHC Recommended Conditions
o The addition to the Old Gas Works shall be constructed using materials
represented in the development application to clearly differentiate the addition
from the existing building.
3 The CHC evaluated the addition and alterations to the Old Gas Works building and new
construction on the property (i.e., residential building and site improvements) for consistency with
historic preservation policies, guidelines, and requirements (i.e., appropriateness of the project
design, materials, placement, scale, etc.).
Page 12 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
o A replica of the historic lunette that includes a muntin pattern matching t he
design of the original window shall be installed above the entrance in the
original doorway.
o The City Arborist shall review the final landscape plans to ensure that
landscaping will not cause damage to the Old Gas Works building.
o Landscaping materials (e.g., pavers, flagstones, low walls, boulders, or other
masonry) that are compatible or complementary with the Los Berros (Caen)
stone of the Old Gas Works building shall be incorporated.
o Any replacement roof materials and design s hall be consistent with the roof
design and material of the Old Gas Works from its period of significance.
Request by the CHC
o Consider adding a feature to the residential building that pays homage to the
Old Gas Works building.
It should be noted that the preceding listed recommendations are provided for reference
only. The language for these recommended conditions would be further developed and
refined prior to final review by the Director.
2.0 PURVIEW OF THE COMMISSION
As proposed, the mixed-use project includes construction of the following:
a) A 49-unit, four-story residential building with ground-floor patios, upper-story
balconies, and a roof deck;
b) An approximate 2,190 square foot, one -story commercial building (addition and
alterations to the Old Gas Works building); and
c) Supporting site improvements such as access, parking, and landscaping.
Per Section 17.106.040(A)(1) (Recommendations from Advisory Bodies), the ARC’s role
for Moderate Development Review applications is to (a) evaluate the project for
consistency with applicable goals, policies, and guidelines in the Community Design
Guidelines and Mid-Higuera Street Enhancement Plan and (b) provide a recommendation
to the Director regarding consistency of the project with these documents.
Following the ARC’s review, the project is tentatively scheduled for a final review and
decision by the Director on October 13, 2025.
Page 13 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
3.0 PROJECT SITE INFORMATION
Site Data
Location 251 Pacific Street, 1390 Walker Street, and 280 Pismo
Street
Land Use Designation Services and Manufacturing (SM)
Zones Service Commercial Zone (C-S) and Service Commercial
Zone with Mixed-Use Overlay (C-S-MU)
Project Site Approximately 1.1 net acres
Surrounding Uses
North – Restaurant, retail, vehicle services, etc.
South – Commercial recreation, food services, etc.
East – Residences, offices, etc.
West – Restaurant, retail, etc.
4.0 PROJECT DESIGN
Residential Building (New Construction)
Architecture – contemporary four-story building (Figures 2-4)
Design details and materials – stucco, metal vertical siding, terracotta brick
veneer, flat and gable roofs, awnings, ground patios and upper story balconies,
and open walkways (Sheets A5.0 – A7.1 of Project Plans)
Colors – warm and neutral tones
Commercial Building (Existing Old Gas Works building with proposed addition)
Architecture – existing Mission Revival style with contemporary addition
(further detailed in the CHC Staff Report)
Design details and materials (further detailed in the CHC Staff Report; Sheets
A5.0 and A5.2 of Project Plans)
o Old Gas Works building: Los Berros (Caen) stone, arched doorways,
low-pitched gable roof, parapet, articulation of the eaves and wa lls, black
steel storefront system, skylight, etc.
o Contemporary addition: Corten siding and terracotta veneer
Colors – warm and neutral tones
Page 14 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Figure 24 – Rendering Along Walker Street Looking South
Figure 3 – Rendering Along Pismo Street Looking West
4 The signage shown in renderings and elevations of the Project Plans is f or reference only. The
Applicant has requested for the project sign program to be a deferred submittal that would be
reviewed in detail at a later date. Staff may refer the sign program for ARC review as appropriate.
Page 15 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Figure 4 – Rendering of the Walker Street and Pismo Street Intersection
5.0 EVALUATION
Community Design Guidelines (CDG)
Commercial Building
Per CDG Section 7.3 (Historic Resource Preservation), the preservation of cultural
resources is administered by the CHC and would be subject to the Historic Preservation
Program Guidelines and Secretary of the Interior’s Standards. As proposed, the
rehabilitation of the Old Gas Works building would preserve its Mission Revival-style and
character-defining exterior. New elements include the installation of a new skylight;
lighting; black steel-glazed storefront systems at the existing entrance openings ; and a
smaller-scale addition at the north (rear) of the building to provide a restroom and kitchen
(further detailed in the CHC Staff Report; Sheets A5.0 and A5.2 of Project Plans). The
restroom area would be clad with corten siding in a wood tone and the kitchen area would
be clad with a terracotta veneer, and therefore, be clearly differentiated from the original
Old Gas Works building. As proposed, the CHC has found these improvements to be
consistent with applicable historic preservation policies subject to additional conditions
identified in the preceding section.
Page 16 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Residential Building
The 49-unit, four-story residential building includes a contemporary colors and materials
palette with a variety of exterior finishes and materials, including painted stucco in warm
and neutral tones, metal vertical siding, terracotta brick veneer, and other similar details
(Figures 2-4; Sheets A5.0 – A7.1 of Project Plans). The building design incorporates
different architectural elements such as flat and gable roofs, awnings, patios and
balconies, and open walkways throughout the evaluations. Aside from the discussion item
identified in Table 1 below for the ARC’s review, staff has evaluated the design of this
building and found it generally consistent with applicable guidelines in the CDG,
particularly Sections 5.4(C)(1) and 5.4(C)(3) for the changes in roof design and
articulation to reduce scale and the inclusion of balconies and patios to break up massing.
In addition, as part of the CHC’s review of the project, it was requested that the Applicant
add a feature (or features) to the residential building that would pay homage to the Old
Gas Works building. The CHC encouraged the ARC and/or Director to discuss this
request with the Applicant as part of their reviews and staff recommends the ARC
consider this request when evaluating the proposed building elevations. Some
examples of features for the residential building to pay homage to the Old Gas Works
building include the use of stone that is complementary to the Los Berros (Caen) stone
or incorporation of diamond-like elements similar to the quatrefoil vents found at the top
centers on the west and east elevations of the historic resource (refer to Figure 7).
Table 1 – Consistency with Community Design Guidelines
Section Discussion Item
5.2(F)
Exterior
Finish
Materials
The CDG states that the use of combined materials can provide visual
interest and texture; however, all sides of each single-family dwelling or
multi-family structure should employ the same materials, design details,
and window treatment. No residential structure should have a carefully
designed and detailed facade facing the street, and use bland, featurel ess
stucco or other simple materials on the other exterior building walls. Each
residential structure should look like the same building from all sides. The
ARC should discuss whether the west elevation (Figure s 4-5)
sufficiently incorporates exterior materials and finishes to provide
architectural interest along the Walker Street frontage and be
consistent or compatible with the other elevations (Figures 6-8), and
whether any building design or material changes are necessary to
comply with the CDG. In comparison to the north, south, and east
elevations, staff finds the west elevation inconsistent with this guideline due
to the limited use of exterior finishes (primarily vertical metal panels and
terracotta wall covering) and architectural elements (uniform roofline and
use of balconies and patios). In order to provide additional dimension
and/or interest, consider whether additional and/or different features should
be incorporated into the design of this elevation (e.g., use of colors, panels,
stucco, etc.) for texture, shading, etc.
Page 17 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Figure 5 – West Elevation
Figure 6 – South Elevation
Figure 7 – East Elevation
Page 18 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Figure 8 – North Elevation
Mid-Higuera Street Enhancement Plan (Mid-Higuera Plan)
A portion of the project site is located in the Mid-Higuera Area, where design guidelines
from the Mid-Higuera Plan would apply. The portion at 251 Pacific Street (north of the
alley and proposed as parking) is identified as the former PG&E utility substation and
reuse of this site is encouraged. Future uses and site development should be consistent
with the Mid-Higuera Plan, where possible, while addressing area constraints related to
flooding, circulation, and parking availability. At its adoption in 2001, the Mid-Higuera Plan
included the possibility of the City acquiring the parcel at 251 Pacific Street for a public
parking lot with an accompanying concept of the Pacific-Higuera-Walker closure that
includes public amenities (Figure 9).
Figure 9 – Concept of the Pacific-Higuera-Walker Closure in the Mid-Higuera Plan
Page 19 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Parking Design
The City does not own the parcel at 251 Pacific Street; however, the project has been
designed to be consistent with the intent of addressing parking needs and providing onsite
parking, where possible, as described in the Mid-Higuera Plan. While parking areas are
generally required or encouraged to be screened or located to the side or rear of
development, the proposed site design provides parking where it was previously
contemplated and consolidates differen t components of the development (i.e., parking,
residential, and commercial areas) in order to effectively utilize the overall site, which is
limited in area (approximately 1.1 net acre), must take into consideration the historic
resource (Old Gas Works), and is constrained by multiple street frontages and access
(Pacific, Walker, and Pismo Streets; bisected by the alley).
The Mid-Higuera Plan also includes additional design measures for new development to
address flooding concerns in the Mid-Higuera Area. The Plan requires new development
to be designed in a manner that limits lot coverage by structures (i.e., present amount of
coverage to not be increased or reduced, if possible) and allows for unobstructed flow
channels, so that floodwaters may enter the creek with less property damage. As
proposed, the parking lot at 251 Pacific Street primarily includes flatwork and does not
include fences, walls, or dense landscaping (i.e., features that are typically required or
encouraged to screen parking but would hinder floodwater flow by being physical
impediments and/or collect debris) to comply with these design measures.
Due to the unique constraints related to parking and flooding in the Mid -Higuera Area,
staff has not identified any discussion items on this proposed parking lot design for the
ARC’s review.
Pacific-Higuera-Walker Street Closure
The Pacific-Higuera-Walker closure is a circulation and street improvement identified in
the Mid-Higuera Plan and is intended to improve functionality and safety. A more recent,
revised design of this closure is identified in, and would be completed as part of, the City’s
Higuera Complete Streets Project, which is in the design phase (Draft Design Plans,
Figure 10). This revised design is intended to increase safety for all modes of travel and
provide a pedestrian plaza. Because there would be different timelines for when these
street improvements would be in place and when the project would be co nstructed and
occupied, approval of the project would be conditioned to require the Applicant install
measures to close Walker Street prior to project occupancy, if this work has not yet been
completed by the City.
Page 20 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Figure 10 – Excerpt of the Higuera Corridor Design Plans
6.0 PROJECT STATISTICS
Table 2 – Summary of Development Standards
Project Details Proposed Allowed / Required
Maximum Residential Density 27.85 units / net acre5 24 units / net acre
Minimum Front and Streetside
Setbacks
Parking Lot
Building Height > 20 Feet
Building Height ≤ 20 Feet
5 feet
0 feet6
26 feet
5 feet
15 feet
10 feet
Minimum Side Setback 18 feet None required
Minimum Rear Setback 60 feet None required
Maximum Building Height 56 feet, 6 inches7 35 feet
Maximum Lot Coverage 28% 75%
5 The project includes a 16 percent density bonus.
6 A reduction is requested to reduce the minimum front/streetside setback and allow a zero (0)
foot setback along Pismo Street for the proposed residential building.
7 A waiver is requested to exceed the maximum building height and allow a height of 56 feet, 6
inches for the proposed residential building.
Page 21 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Maximum Floor Area Ratio 0.96 1.5
Inclusionary Housing Exempt as a housing project with density bonus
Public Art In-lieu fee payment Onsite, offsite, or in-
lieu fee contribution
Total Number of Car Spaces8
EV Ready
EV Capable
65 spaces9
7 EV ready spaces
30 EV capable spaces
88 spaces
7 EV ready spaces
30 EV capable spaces
Total Number of Bicycle Spaces
Short-term
Long-term
116 spaces
16 short-term spaces
100 long-term spaces
116 spaces
16 short-term spaces
100 long-term spaces
Environmental Review Exempt under CEQA Guidelines Section 15183
(Streamlining for Infill Projects)
7.0 POSSIBLE ACTIONS
1. Staff Recommendation: Recommend the Community Development Director find
the project consistent with applicable goals, policies, and guidelines in the
Community Design Guidelines and Mid-Higuera Street Enhancement Plan. This
action may include recommended conditions to address consistency of the project
with these preceding goals, policies, and guidelines.
2. Continue the review. To ensure compliance with State Law with the processing of
housing projects, an action continuing the review should include clear direction to
the applicant and staff regarding the additional information required to make a
recommendation and all pertinent issues related to consistency with the
Community Design Guidelines and/or Mid-Higuera Street Enhancement Plan.
3. Recommend the Community Development Director find the project inconsistent
with applicable policies, guidelines, and requirements in the General Plan, Zoning
Regulations, Community Design Guidelines, Mid-Higuera Street Enhancement
Plan, and/or other policy document(s). This action should include findings that cite
the basis for the recommendation and reference inconsistency(ies) with goals,
policies, guidelines, and requirements in the preceding documents.
8.0 ATTACHMENTS
A. Gas Works Project Plans
B. Gas Works Density Bonus Summary
8 The project utilizes parking ratios for residential units under the SDBL.
9 A concession is requested to reduce overall parking requirement for the project.
Page 22 of 59
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ATTACHMENT A
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^
^
^
^
^
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
S
D
SDSD
SD
SDSD
SD
S
D
S
D
S
D
SDSD
SS
SS
SS
SS
SD
SD
SD
SD
SDSD
SD
SD
SD
SD
SS
SS
SS
W
W
W
W
W
W
W
D
SD
SD
SDSDSD
W W
W
W
W
W
WWWW
SS
SS
SS
SD
SD SD SD
SS SS SS
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=171.1
6"INV=169.09
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=170.0
6"INV=168.50
6"SD
L=43.0'
S=2.00%
6"SD
L=47.6'
S=2.00%NYLOPLAST DRAIN
W/ DOME GRATE
8"ØTG=171.5
6"INV=167.28
8"INV=166.12
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=169.9
6"INV=168.40
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=169.8
6"INV=167.99
NYLOPLAST DRAIN
W/ DOME GRATE
8"ØTG=171.1
8"INV=166.58
6"SD
L=20.7'
S=2.00%
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.93
4"INV=170.78
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=170.91
4"INV=170.41
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.85
4"INV=170.74
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.84
4"INV=171.34
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.91.X
4"INV=170.03
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.91
4"INV=169.03
4"SD
L=16.1'
S=2.00%
4"SD
L=18.3'
S=2.00%4"SD
L=16.9'
S=2.00%
4"SD
L=50.0'
S=2.00%
4"SD
L=29.8'
S=2.00%
4"SD
L=18.7'
S=2.00%
4"SD
L=40.5'
S=2.00%
CLEANOUT
RIM=170.4
6"INV=167.85 8"SD
L=24.9'
S=5.10%
6"SD
L=12.4'
S=2.00%
8"SD PERF
L=92.3'
S=0.50%
TRENCH DRAIN
TG=(170.5±)
EXISTING BUILDING
TO REMAIN
4' CONCRETE V-GUTTERPERMEABLE
PAVERS
PROPOSED ASPHALT PAVEMENT
EXISTING BUILDING
TO REMAIN
SLURRY SEAL AND RE-STRIPE
EXISTING OFF-SITE PARKING
LOT PER ARCHITECTURAL PLANS
PROTECT EXISTING SIDEWALK IN PLACE
CITY STANDARD DRIVEWAY APRON
4.
8
'
±
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=171.0
6"INV=168.23
CITY STANDARD
ALLEY APPROACH
FOG SEAL
EXISTING RAILROAD ALLEY
PROTECT EXISTING SIDEWALK
IN PLACE
CITY STANDARD DRIVEWAY APRON
EXISTING WATER SERVICE
LATERALSFIRE WATER
BACKFLOW
PREVENTER
ACCESSIBLE PEDESTRIAN
CURB RAMP
PROTECT EXISTING
SIDEWALK IN PLACE
7.8'±
PROPOSED
RESIDENTIAL
PROPOSED
RESIDENTIAL
PROPOSED
RESIDENTIAL
PROPOSED
COMMERCIAL
PROPOSED
RESIDENTIAL
7.
8
'
±
4.
8
'
±
4'
PROTECT EXISTING SIDEWALK IN PLACE
PROTECT EXISTING
SIDEWALK IN PLACE
7.8'
4'
8'
CITY STANDARD
SIDEWALK
PROTECT EXISTING SIDEWALK IN PLACE
4'
W
C900 PVC FIRE WATER, TYPICAL
7.3'±
CITY STANDARD
SIDEWALK
C900 PVC PE
DOMESTIC WATER
LINES, TYPICAL
EXISTING VCP SEWER LATERAL,
CONTRACTOR TO VERIFY LOCATION
AND CONDITION WITH CITY.
EXISTING VCP SEWER LATERAL,
CONTRACTOR TO VERIFY LOCATION
AND CONDITION WITH CITY.HDPE SANITARY SEWER
LINE, TYPICAL
W
W
W
W
W
W
INSTALL WATER SERVICE
LATERAL FOR IRRIGATION
HDPE SANITARY SEWER
LINE, TYPICAL
ACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
C:
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Client:
COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
INCORPORATES CALCULATIONS BASED ON DATA
AVAILABLE FROM THE CLIENT AT THIS TIME. BYACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATION, (OTHER THAN THAT WITHIN THE
ORGANIZATION NECESSARY TO EVALUATE SUCH
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSIONOF OMNI DESIGN, INCORPORATED.
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
NANNANANNANA
IIMMIMIMMMIMMIMIMMMIMIMIMII ANANAARANAAA
ERELELEEE
ARARARAARARARARARARARARARARARARARARAARARARAA
REREREEREREREREREREREREREREREREREREEREREREEEELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELEL
AAAAAAAANANANANANANANANANANANANANANANANANANANANANANANANAAAAA
No.Revision Date By
40% DESIGN
DEVELOPMENT
DESIGN: BLM DRAWN: SA
C1.1
OVERALL SITE AND
UTILITY PLAN
0'20'20'
SITE AND UTILITY PLAN
SCALE: 1" = 20'24
ATTACHMENT A
Page 51 of 59
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D
171.
7
7
FS
17
1
.
7
9
F
S
1
7
0
.
3
6
F
S
170
.
5
4
FL
(17
1
.
0
)
±
FS
(1
7
1
.
1
)
±
F
S
1
7
1
.
1
3
T
C
1
7
0
.
6
3
F
S
170.
7
1
T
C
170.
2
1
F
S
171
.
3
3
FS
1
7
1
.
3
0
T
C
1
7
0
.
8
0
F
S
1
7
1
.
5
2
T
C
1
7
1
.
0
2
F
S
171
.
5
2
T
C
171
.
0
2
F
S
17
1
.
3
3
FS
172
.
6
4
T
C
172
.
1
4
F
S
1
7
2
.
2
3
T
C
1
7
1
.
7
3
F
S
17
1
.
9
4
T
C
17
1
.
4
4
F
S
172.02 TC
171.52 FS
172.28 TC
171.78 FS
171.
9
0
T
C
171.
4
0
F
S
(171.8)
±
FS
170
.
7
4
FS
170
.
7
FL
170.
1
9
FS
170.71
T
C
170.21
F
S
17
1
.
2
FL
(
1
7
0
.
5
)
±
F
S
1
7
0
.
9
6
T
C
1
7
0
.
4
6
F
S
170
.
6
8
T
C
170
.
1
8
F
S
(171.9)
±
T
C
(171.4)
±
F
L
(171.3)±
FS
(17
1
.
4
)
±
FS
(170.9)±
FS
(171.9)±
T
C
(171.4)± F
L
(171.8)±
FS
(171.5
)
±
FS
(1
7
1
.
5
)
±
F
S
170.07 TC
169.57 FS
(17
0
.
1
)
±
T
C
(16
9
.
6
)
±
F
S
(170
.
2
)
±
T
C
(169
.
7
)
±
F
S
169.8
9
T
C
169.3
9
F
S
170.0
1
FS
1
7
0
.
1
4
F
S
169
.
9
5
FS
17
0
.
0
FL
16
9
.
4
F
L
170.4
1
T
C
170.4
1
F
S
170.51
T
C
170.51
F
S
(1
7
0
.
5
)
±
F
S
170
.
2
3
T
C
169
.
7
3
F
S
171
.
0
5
T
C
170
.
5
5
F
S
17
1
.
0
5
T
C
17
0
.
5
5
F
S
17
0
.
2
3
T
C
16
9
.
7
3
F
S
172
.
3
5
T
C
171
.
8
5
F
S
170
.
8
5
T
C
170
.
3
5
F
S
171
.
2
0
T
C
170
.
7
0
F
S
170
.
1
2
T
C
169
.
6
2
F
S
170.
1
2
T
C
169.
6
2
F
S
171.
2
0
T
C
170.
7
0
F
S
1
7
0
.
7
4
F
S
1
7
0
.
5
7
T
C
1
7
0
.
0
7
F
S
170
.
7
7
FS
(1
7
0
.
8
)
±
F
S
170.9
6
FS
1
7
0
.
9
8
T
C
1
7
0
.
4
8
F
S
16
9
.
9
1
T
C
16
9
.
4
1
F
S
17
0
.
0
0
T
C
16
9
.
5
0
F
S
169
.
4
1
FS
170
.
5
FL
(
1
7
0
.
3
)
±
F
S
16
9
.
4
F
L
170
.
3
6
FS
PROPOSED OPEN CURB
PROPOSED
OPEN
CURB
EXISTING V-DITCH TO REMAIN
171.49 LIP
(171.4 FL±)
171.51 LIP
(171.4 FL±)
(171.8 TC±)
(171.4 FL±)
(171.8 TC±)
(171.4 FL±)
170.84 TC
(170.3 FS±)
171.85 TC
(171.8 FS±)
170.97 TC
(170.5 FS±)171.07 TC
(170.6 FS±)
171.85 TC
(171.8 FS±)
172.55 TC
(172.1 FS±)
169.62 LIP
(169.5 FL±)
169.49 LIP
(169.4 FL±)
5.
1
%
1.
5
%
5.
1
%
1.
2
%
2.
7
%
2.0%
2.0%
2.
0
%
2.
0
%
2.0%
2.0%2.0%
9.
1
%
0.
8
%
2.0%
2.0%
1.
9
%
2.0%2.0%
1.
8
%
3.
7
%
0.
3
%
3.
7
%
1.4%
0.1%1.7%
1.5%
1.5%
9.5%
9.5%
EXISTING UTILITY POLE
SAWCUT AND REMOVE PAVEMENT PER CITY STANDARD 4910
SAWCUT AND REMOVE EXISTING
CONCRETE PER CITY STANDARD 4910
PROPOSED DRIVEWAY RAMP PER CITY STANDARD 2116
PROPOSED SIDEWALK PER CITY STANDARD 4110
PROPOSED 6" VERTICAL CURB
PROPOSED 6"
VERTICAL CURB
PROPOSED
6" VERTICAL
CURB
1.0%
1.4%
170.78
TG
170.78
TG
172
172
171
1
7
1
172
17
0
PROPERTY LINE, TYPICAL
172
1
7
2
GRADE BREAK, TYPICAL
EXISTING PARKING LOT TO REMAIN.
SLURRY SEAL AND RE-STRIPE EXISTING
OFF-SITE MARKING LOT PER
ARCHITECTURAL PLANS
PROPOSED ASPHALT PAVEMENT
PROPOSED
CONCRETE
BANDING
169.2
TG
169.9
TG
169.8
TG
171.0
TG
170.1
TG
EXISTING BUILDING
TO REMAIN
4' CONCRETE V-GUTTER
1.
0
%
7.
8
'
±
7.
8
'
±
4'
EXISTING UTILITY POLE TO BE REMOVED
EXISTING UTILITY POLE TO BE REMOVED
7.7'±
PROTECT EXISTING SIDEWALK IN PLACE
PROTECT EXISTING
SIDEWALK IN PLACE
PROTECT EXISTING SIDEWALK IN PLACE
2.0%
PROPOSED
CONCRETE
BANDING
PROPOSED
PERMEABLE
PAVERS
PROPOSED
PERMEABLE
PAVERS
2.
0
%
2.
9
%
2.
9
%
1.
4
%
2.
0
%
2.
0
%
PROPOSED OPEN CURB
1.
0
%
PROPOSED OPEN CURB
1.0%
3.
7
%
3.
8
%
2.
0
%
17
0
1
7
1
ACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
C:
\
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Client:
COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
INCORPORATES CALCULATIONS BASED ON DATA
AVAILABLE FROM THE CLIENT AT THIS TIME. BYACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATION, (OTHER THAN THAT WITHIN THE
ORGANIZATION NECESSARY TO EVALUATE SUCH
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSIONOF OMNI DESIGN, INCORPORATED.
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
NANNANANNANA
IIMMIMIMMMIMMIMIMMMIMIMIMII ANANAARANAAA
ERELELEEE
ARARARAARARARARARARARARARARARARARARAARARARAA
REREREEREREREREREREREREREREREREREREEREREREEEELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELEL
NAAAAAAAAANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANAAAAAAAA
No.Revision Date By
40% DESIGN
DEVELOPMENT
DESIGN: BLM DRAWN: SA
C2.1
GRADING AND
DRAINAGE PLAN -
NORTH
0'10'10'
GRADING & DRAINAGE PLAN
SCALE: 1" = 10'24
SEE SHEET C2.2
AREA OF DISTURBANCE:54,199 SQUARE FEET
MAXIMUM CUT HEIGHT: 4.0 FEET
MAXIMUM FILL HEIGHT: 3.0 FEET
RAW CUT:
(ASSUMED 12" HOLD-DOWN)1600 CUBIC YARDS
RAW FILL:1100 CUBIC YARDS
ADJUSTED FILL:
(ASSUMED 25% SHRINKAGE)1375 CUBIC YARDS
NET QUANTITY:225 CUBIC YARDS (NET EXPORT)
THE APPROXIMATE RAW EARTHWORK QUANTITIES SHOWN HEREON REPRESENT THE ESTIMATED
VOLUMETRIC DIFFERENCE CALCULATED BETWEEN THE PROPOSED SUBGRADE OR FINISHED GRADE AND
EXISTING GRADE SURFACE, AND ARE SUBJECT TO CHANGE. THESE ESTIMATES DO NOT INCLUDE
CONSIDERATIONS FOR LOSSES OR BULKING DUE TO: SOIL AMENDMENTS, STABILIZATION, CONSTRUCTION
TECHNIQUE, FOOTING & TRENCHING SPOILS, ETC. THESE CONSIDERATIONS, IN ADDITION TO ACTUAL
FIELD CONDITIONS AND THE FINAL RECOMMENDATIONS OF THE GEOTECHNICAL ENGINEER, MAY
SIGNIFICANTLY EFFECT THE FINAL IMPORT/EXPORT QUANTITIES. APPROXIMATE QUANTITIES SHOWN ON
THESE PLANS ARE FOR PERMITTING PURPOSES ONLY. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO
CALCULATE ACTUAL QUANTITIES FOR THE PURPOSE OF CONSTRUCTION AND COST ESTIMATES.
CONTRACTOR IS ALSO RESPONSIBLE FOR ADJUSTMENTS TO SLOPE HINGE POINTS IN ORDER TO PROVIDE
GRADED PAD AREA ADJACENT TO PATHS, WALKWAYS, AND ROADS FOR UTILITY BOXES,
TRANSFORMERS, AND ABOVE GROUND UTILITY INFRASTRUCTURE.
EARTHWORK QUANTITIES 11
ATTACHMENT A
Page 52 of 59
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^^^^^^^^^^
^
^^^^^
^
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D
SS
SS
SS
SS
SSSSSS
4 STEPS
6"R x 12"T
3 STEPS
3"R x 12"T
EXISTING V-DITCH TO REMAIN
171.50 FF
RET HT 0.83'
171.50 FF
RET HT 0.9'
170.62 FS
RET HT 0.8'170.58 FS
RET HT 0.0'
173.00 FF
RET HT 2.7'
173.00 FF
RET HT 2.6'
173.00 FF
RET HT 3.8'
173.00 FF
RET HT 2.4'
173.00 FF
RET HT 0.0'
173.00 FF
RET HT 0.4'
1.5%
1.5%
1.5%
1.5%
1.
5
%
1.
5
%
0.
6
%
1.
3
%
1.
7
%
2.
8
%
2.
8
%
1.2%
2.
5
%
0.4%
1.
5
%
1.
5
%
1.5%
1.5%
0.
5
%
1.
5
%
0.
5
%
1.8
%
4.6%
1.
5
%
2.
9
%
1.
3
%
0.9%
0.5%0.9%1.
5
%
1.
5
%
1.
5
%
3.
3
%
4.
5
%
1.5%
0.
7
%
1.5%
1.5%
3.
3
%
6.
1
%
2.
8
%
2.
8
%
0.7%
1.
0
%
4.1%
1.5%
1.5%
7.0%
2.
0
%
2.
0
%
2
.
0
%
3.2
%
2.
0
%
4.
5
%
2.
0
%
4.
0
%
2.5%
0.8%
2.
0
%
1.5%
1.5%
173.00 FF
173.00 FF
173.00 FF
173.00 FF
17
2
.
9
8
FS
17
2
.
9
8
F
S
172.98
FS
172.
9
8
FS
172.9
8
FS
172.
9
8
FS
1
7
2
.
9
8
F
S
172.98
FS
172.98
FS
172.98
FS
172.98
FS
172.98
FS
172
.
9
8
FS
172.8
7
FS
172
.
8
7
FS
(170
.
6
)
±
FS
(1
7
0
.
7
)
±
F
S
(169
.
7
)
±
FS
(1
6
9
.
6
)
±
F
S
(16
9
.
6
)
±
FS(16
9
.
5
)
±
FS
(169
.
3
)
±
FS
(1
6
9
.
3
)
±
F
S
173.00 FF
16
9
.
3
8
FS
169
.
4
0
FS
(170.0)± FF
169.
5
8
FS
169
.
6
8
FS
169
.
7
9
FS
169
.
9
8
FS
1
6
9
.
7
2
F
S
170.00 FF
169.
8
9
FS
1
6
9
.
9
8
F
S
169.
9
8
FS
169.98
FS
16
9
.
9
8
FS
172
.
9
TG
1
7
2
.
9
8
F
S172
.
9
TG
172
.
9
6
FS
1
7
2
.
9
6
F
S
17
2
.
9
TG
172.94
FS
1
7
1
.
4
5
F
S
171
.
4
8
FS
17
0
.
7
0
FS
17
1
.
4
TG
17
1
.
4
5
FS
170.6
5
FS170.6
2
FS
17
2
.
6
2
FS
172.98
FS
172.98
FS
172
.
9
5
FS
173.
0
TG
(17
0
.
5
)
±
FS
(1
7
0
.
5
)
±
FS
(17
0
.
6
)
±
FS
170.56
FS
171.50 FF
173.00 FF
171.44
FS
(17
0
.
5
)
±
FS
170.57
FS
17
0
.
6
2
FS
171
.
4
TG 1
7
1
.
4
8
F
S
1
7
1
.
4
3
F
S
171
.
4
3
FS
171
.
4
6
FS
170.8
FG
17
0
.
6
7
FS
171.50 FF
171.48
FS
171
.
4
2
FS
17
1
.
4
2
FS
170.5
3
FS
170.31
FS
170.10
FS
1
6
9
.
7
8
F
S
1
6
9
.
7
1
F
S
170.
6
7
FS
169
.
9
1
FS 169.87
FS
170.94
FS
171.
2
9
FS
170.56
FS 169.6
7
FS
170.3
3
FS
169.
7
8
FS
16
9
.
9
8
FS
16
9
.
9
4
FS
16
9
.
9
4
FS
16
9
.
9
6
FS
1
6
9
.
9
8
F
S
169.9
8
FS
1
6
9
.
9
8
F
S
169
.
8
TG
169.
8
1
FS
169
.
9
1
FS 169.
9
1
FS
169.
8
5
FS
169.7
7
FS
16
9
.
7
2
FS
169.89
FS
169.98
FS
169
.
3
FG
169
.
1
TG
169.
3
3
FS
171.32
FS
170.4
0
FS
170.03
FS
170.7
FG
170
.
1
9
FS 17
0
.
1
0
FS
169.
8
6
FS
169.94
FS
169.91
FS
172
.
9
8
FS
172
.
9
8
FS
17
2
.
9
TG
172
.
9
6
FS172
.
9
3
FS
(169.9)±
FS
(169.8)±
FS
170
.
0
1
FS
170.
3
FG
1
7
0
.
3
F
G
1
6
9
.
9
F
G
16
9
.
8
F
G
169
.
4
FG16
9
.
0
FG
169
.
4
FG
16
9
.
6
FG
16
9
.
4
FG
1
6
9
.
3
F
G
169
.
1
FG
16
9
.
1
FG
16
9
.
4
FG
169
.
6
FG
169
.
8
FG
169.2
TG
1
6
9
.
6
F
L
1
6
9
.
8
F
G
168.8
TG
169
.
1
FL
(169
.
5
)
±
FS
(169
.
4
)
±
FS
(169
.
4
)
±
FS
(169
.
7
)
±
FS
1
6
9
.
2
F
L
(169
.
2
)
±
FS
168.8
FG
(169
.
1
)
±
FS
(169
.
1
)
±
FS 168
.
9
FL
168.6
TG
(168.7)± TC
(168.2)± FS
169.2
FG
169.
0
FG
(
1
6
9
.
1
)
±
F
S
169.4
FG
(1
6
9
.
2
)
±
F
S
(169
.
2
)
±
FS
16
9
.
2
FG
16
9
.
2
6
FS
1
7
0
.
1
F
G
16
9
.
9
FL
170.0
FG
169.8
TG
(170.0)±
FS
(170.5)±
FS
(169.1)
±
FS
(1
6
9
.
5
)
±
T
C
(1
6
9
.
0
)
±
F
S
(169
.
5
)
±
FS
172.8
TG
172
.
9
6
FL 0.9%
1
7
2
.
8
7
F
S
17
2
.
9
TG
0.6
%
1.9%
172
.
9
TG
1.
0
%
1.4%
169
.
2
8
FS
3.
6
%
169.63
FS
169.63
FS
1.
0
%
16
9
.
5
3
FS
1.5%
1.
1
%
16
9
.
3
FG
2.
3
%
8.6%
5.0%
16
8
.
7
T
G
0.4%
0.5%
2.
5
%
1.
6
%
1.
8
%
1
6
9
.
6
5
F
S
2.
1
%
(16
9
.
5
)
±
FS
0.1%
169.5
FL
169.5
FL
2.
0
%
2.
0
%
0.5%
0.5%
0.5%
2.
1
%
2.
4
%
169
.
2
7
FS
172.98
FS
1.5%
1.5%
2.0
%
3.
0
%
17
2
.
7
4
FS 172.8
2
FS
172.8
1
FS
172.72
FS
1.
8
%
1.3
%
17
2
.
8
TG
172.
8
TG
1
7
2
.
9
8
F
S
1
7
2
.
9
3
F
S
1.5
%
172.88
FS
172.8
TG
172.9
FG
172
.
7
TG
172.9
FG
1
7
2
.
8
T
G
0.6%
0.9%
0
.
8
%
0.
5
%
0.
5
%
167.5
FG
172
.
9
8
FS
17
2
.
9
8
FS
172
.
8
7
FS
1.0%
171
169
172.97
FL
169.2
FG
169.6
FG
169.5
FG
168
.
8
TG
5 STEPS
6"R x 12"T
1
7
2
.
9
8
F
S
17
2
.
8
8
FS
172.8
8
FS
17
2
.
8
8
F
S
169.4
FG 17
2
.
8
8
F
S
172.8
8
FS
172.8
8
FS
1
7
0
.
0
1
F
SPROPOSED SIDEWALK PER
CITY STANDARD 4110
7.7'±
8.1'
PROTECT EXISTING
SIDEWALK IN PLACE
4'
7.
8
'
±
7.7'±
PROTECT EXISTING
SIDEWALK IN PLACE
BIORETENTION BASIN
TOP = 169.5
WSEL = 169.0
BOT = 168.5
VOLUME = 130 CF
170
168
169
170
16
9
(168.8)±
T
C
(168.3)±
F
S
7.4%
PROPOSED
ONE-RAMP CORNER
PER CALTRANS
STANDARD A88A
17
2
.
8
9
FS
17
2
.
8
9
FS
171.50 FF
RET HT 0.7'
(170.4)±
FS
(17
0
.
5
)
±
FS
ACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
C:
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Client:
COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
INCORPORATES CALCULATIONS BASED ON DATA
AVAILABLE FROM THE CLIENT AT THIS TIME. BYACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATION, (OTHER THAN THAT WITHIN THE
ORGANIZATION NECESSARY TO EVALUATE SUCH
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSIONOF OMNI DESIGN, INCORPORATED.
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
NANNANANNANA
IIMMIMIMMMIMMIMIMMMIMIMIMII ANANAARANAAA
ERELELEEE
ARARARAARARARARARARARARARARARARARARAARARARAA
REREREEREREREREREREREREREREREREREREEREREREEEELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELEL
NAAAAAAAAANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANAAAAAAAA
No.Revision Date By
40% DESIGN
DEVELOPMENT
DESIGN: BLM DRAWN: SA
C2.2
GRADING AND
DRAINAGE
PLAN-SOUTH
0'10'10'
GRADING & DRAINAGE PLAN
SCALE: 1" = 10'24
SEE SHEET C2.1
SE
E
S
H
E
E
T
C
2
.
3
ATTACHMENT A
Page 53 of 59
^
^^^^^^^
^
>>
PROPOSED DRIVEWAY RAMP PER CITY STANDARD 2116
PROPOSED CURB AND GUTTER PER CITY STANDARD 4030
SAWCUT AND REMOVE PAVEMENT PER CITY STANDARD 4910
PROPOSED SIDEWALK PER CITY STANDARD 4110
SAWCUT AND REMOVE EXISTING
CONCRETE PER CITY STANDARD 4910
SAWCUT AND REMOVE EXISTING
CONCRETE PER CITY STANDARD 4910
169.28 LIP
169.20 FL
169.43 LIP
169.35 FL
171.39 TC
(170.9±) FS171.20 TC
(170.7±) FS
PROPOSED
OPEN CURB
PROPOSED OPEN CURB
PROPOSED OPEN CURB
0.7%
1.
5
%
7.
3
%
1.
5
%
7.
3
%
1.0%
1.0%
0.
5
%
1.0%
2.4%
2.0%
1.
4
%
2.0%
0.4%
1.
0
%
9.
5
%
2.
8
%
1
.
9
%
2.
8
%
1.2%
1.
5
%
9.
5
%
1.
6
%
1.3%
1.5%
1.5%
0.
5
%
1.
5
%
1.
3
%
(1
7
0
.
7
)
±
F
S
(17
0
.
9
)
±
FS
(1
6
9
.
7
)
±
F
S
(169
.
7
)
±
FS
(169.6)±
FS
(169
.
4
)
±
FS
(17
0
.
1
)
±
FS
(169
.
8
)
±
FS
(169.7
)
±
T
C
(169.2
)
±
F
L
17
0
.
3
9
T
C
16
9
.
8
9
F
S
170.2
4
T
C
169.7
4
F
S
1
6
9
.
6
9
T
C
1
6
9
.
1
9
F
L
(169.9)±
T
C
(169.4)± F
L
169
.
8
8
T
C
169
.
3
8
F
L
1
7
0
.
1
3
T
C
1
6
9
.
6
3
F
S
170
.
2
9
T
C
169
.
7
9
F
S
169
.
9
6
T
C
169
.
4
6
F
S
1
6
9
.
5
5
T
C
16
9
.
0
5
F
S
169.69 T
C
169.19 FS
169.
7
7
T
C
169.
2
7
F
S
16
9
.
5
8
T
C
16
9
.
0
8
F
S
169.70
T
C
169.20
F
S
169.7
0
T
C
169.2
0
F
S
170
.
5
6
T
C
170
.
0
6
F
S
170.0
4
T
C
169.5
4
F
S
1
7
0
.
5
7
T
C
1
7
0
.
0
7
F
S
1
7
0
.
2
8
T
C
1
6
9
.
7
8
F
S
± FF
169.
5
8
FS
169
.
7
9
FS
169
.
9
8
FS
17
0
.
3
0
T
C
16
9
.
8
0
F
S
(17
0
.
7
)
±
EG
(17
1
.
2
)
±
EG
(17
1
.
3
)
±
EG
(171.5)
±
EG
(171.6)
±
EG
(17
1
.
0
)
±
EG
(17
0
.
9
)
±
EG
(1
7
1
.
3
)
±
EG
(171
.
2
)
±
EG
(17
1
.
0
)
±
EG
(170
.
3
)
±
FS (17
0
.
4
)
±
FS
170.00 FF
169.
8
9
FS
1
6
9
.
9
8
F
S
169.
9
8
FS
169.82 TC
169.32 FS
169.91
T
C
169.41
F
S
169.91 TC
169.41 FS
169.98
FS
16
9
.
9
8
FS
169
.
9
1
FS 169.87
FS
169.6
7
FS
169.
7
8
FS
169.
9
4
S
16
9.9
6
S
1
6
9
.
9
8
F
S
169.9
8
FS
169.91
FS
0.
5
%
1.4%
16
8
.
5
0
FS
16
8
.
5
5
F
S
16
9
.
0
6
FS
169.0
FL
1.0%
1.
5
%
169
.
2
8
FS
3.
6
%
169.63
FS
169.63
FS
1.
0
%
171
.
4
4
T
C
170
.
9
4
F
S
1.
3
%
17
0
.
6
6
FS 2.0%
1
6
9
.
6
2
F
S
0.6%
16
9
.
5
3
FS
1.5%
1.
1
%
16
9
.
3
FG
2.
3
%
8.6%
5.0%
16
8
.
7
T
G
0.4%
1.
8
%
0.
5
%
FLUSH CURB
EXISTING WALL
EXISTING CURB
VERTICAL CURB
VERTICAL CURB
16
9
.
6
5
T
C
16
9
.
1
5
F
S
PROPERTY LINE, TYP.
17
1
170
169
16
9
169.5
TG
168.9
TG
7.
8
'
±
4'
PROTECT EXISTING
SIDEWALK IN PLACE
PROTECT EXISTING
SIDEWALK IN PLACE
NTION BASIN
69.5
69.0
68.5
E = 130 CF
1.
0
%
170
170
171
ACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
C:
\
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Client:
COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
INCORPORATES CALCULATIONS BASED ON DATA
AVAILABLE FROM THE CLIENT AT THIS TIME. BYACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATION, (OTHER THAN THAT WITHIN THE
ORGANIZATION NECESSARY TO EVALUATE SUCH
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSIONOF OMNI DESIGN, INCORPORATED.
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
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No.Revision Date By
40% DESIGN
DEVELOPMENT
DESIGN: BLM DRAWN: SA
C2.3
GRADING AND
DRAINAGE
PLAN-EAST
0'10'10'
GRADING & DRAINAGE PLAN
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ATTACHMENT A
Page 54 of 59
ATTACHMENT A
Page 55 of 59
ATTACHMENT A
Page 56 of 59
1319 MARSH STREET, SUITE 200, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | ADRIANA J. COOK, ARCHITECT #ARI-6543 (OR)
March 27, 2025
CITY OF SAN LUIS OBISPO
Hannah Hanh
Phone: (805) 781-7432
Email: hhanh@slocity.org
REGARDING: State Density Bonus Summary
251 Pacific Street, 1390 Walker Street & 280 Pismo Street
APPLICATION: SBDV-0450-2024 & ARCH-0451-2024
This memo describes how the State Density Bonus Law (California Government Code Section 95915) applies
to the Gas Works project proposed at 251 Pacific Street, 1390 Walker Street & 280 Pismo Street in San Luis
Obispo, CA.
The applicable excerpts from California Government Code Section 95915 are described below. Please
note that some sections are abbreviated for clarity. If the full text is beneficial, a full copy can be found
at:
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GO
V
The applicant requests to utilize the provisions of California Government Code Section 95915.
Subdivision (b)(1) states: A city shall grant one density bonus, the amount of which shall be as specified
in subdivision (f), and, if requested by the applicant, incentives or concessions, as described in
subdivision (d), waivers or reductions of development standards, as described in subdivision (e), and
parking ratios, as described in subdivision (p), when an applicant for a housing development seeks and
agrees to construct a housing development, excluding any units permitted by the density bonus
awarded pursuant to this section, that will contain at least any one of the following: (B) Five percent of
the total units of a housing development for very low-income households.
Pursuant to subdivision (f) the applicant is providing 5% of the base allowable residential density as very
low-income units in exchange for a 20% density bonus. The very low-income units have been identified
in the plans as Units 204 & 304. Please note that the while the applicant is entitled to a 20% density
bonus, the applicant has elected to only utilize a 16% density bonus and will be forgoing the remaining
4%. This decision does not impact the number of very low-income units provided as part of this
development.
Pursuant to subdivision (p) the applicant is requesting a vehicular parking ratio, inclusive of parking for
persons with disabilities and guests, of: (A) zero to one bedroom: one onsite parking space. (B) two to
three bedrooms: one and one-half onsite parking spaces. Utilizing this parking ratio does not reduce the
number of incentives or concessions, or waivers that the applicant is eligible for.
Pursuant to subdivision (d)(2)(A) the applicant shall receive one incentive or concession for providing at
least 5% for very low-income households. The applicant is requesting one concession or incentive for a
reduction in the number of required restaurant parking spaces in the City of San Luis Obispo Zoning
Regulations Table 3-4. The applicant is requesting a reduction of 24 parking spaces. The requested
incentive or concession results in identifiable and actual cost reductions to provide for affordable
housing costs, or for rents for the targeted units (subdivision (d)(1)(A)) by not having to build an
additional parking lot. The requested incentive or concession would not have a specific, adverse
impact upon the public health and safety or physical environment or on any real property that is listed
in the California Registry of Historic Resources and for which there is no feasible method to satisfactorily
ATTACHMENT B
Page 57 of 59
Gas Works Application Number SBDV-0450-2024 & ARCH-0451-2024
San Luis Obispo PAGE 2
1319 MARSH STREET, SUITE 200, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | ADRIANA J. COOK, ARCHITECT #ARI-6543 (OR)
mitigate or avoid without rendering the development unaffordable to low-income and moderate-
income households (subdivision (d)(1)(B)) because there is ample on street parking in the vicinity.
Pursuant to subdivision (e)(1) in no case may a city apply any development standard that will have the
effect of physically precluding the construction of a development at the densities or with the
concessions or incentives permitted by this section. An applicant may submit to the city, a proposal for
the waiver or reduction of development standards that will have the effect of physically precluding the
construction of a development at the densities or with the concessions or incentives permitted under
this section.
The applicant is requesting three waivers or reductions of development standards that will have the
effect of physically precluding the construction of the development at the density proposed. These
waivers are described below.
The first waiver requests relief from city of San Luis Obispo zoning regulations section 17.70.130(D)(1)(a)
which states that residential units shall not occupy more the 50% of the ground floor space within the first
50 feet of the floor area measured from each building face adjacent to a street toward the rear of the
building, with no more than 30% of the building frontage to be occupied by residential uses. The
development is proposing that 100% of the ground floor space within the first 50 feet be occupied with
residential units and 100% of the building frontage be occupied by residential uses. Granting the
requested waiver would not have a specific, adverse impact upon the public health and safety or
physical environment or on any real property that is listed in the California Registry of Historic Resources
and for which there is no feasible method to satisfactorily mitigate. Complying with this requirement
would replace seven residential units with commercial uses. This change would reduce the residential
density. The applicant has explored alternatives to replace the residential density including building
residential units at 251 Pacific Street. However, that parcel is identified as a “no-rise” site in the Mid
Higura Specific Plan. Therefore, no development that would displace floodwaters is allowed on that
parcel. Any development proposed at 251 Pacific Street would displace floodwaters or require a cost
prohibitive construction technique such as structured parking. Therefore, complying with this
development standard and moving the six residential units that would be lost in the currently proposed
building to 251 Pacific Street is not physically feasible. Additionally, these units cannot be moved to the
280-290 Pismo St. site because that are is needed for the project’s stormwater treatment and parking
(both commercial and residential), both of which make the project a more desirable mixed-use project.
Not granting this waiver would have the effect of physically precluding the construction of a
development at the density proposed.
The second waiver requests a modification of the allowable building height requirement in zoning code
section 17.40.020, table 2-21, of 35 feet to allow for a maximum building height of 56’-6” at the roof and
59’-6” feet at the stair tower. Complying with this requirement would limit the residential building to three
stories and eliminate thirteen residential units. Granting the requested waiver would not have a specific,
adverse impact upon the public health and safety or physical environment or on any real property that
is listed in the California Registry of Historic Resources and for which there is no feasible method to
satisfactorily mitigate because the requested building height does not exceed the minimum building
standards approved by the California Building Standards Commission and the fire department has
reviewed the proposed plans and determined that the building can be adequately serviced in an
emergency. The applicant has explored alternatives to replace the residential density including building
residential units at 251 Pacific Street. However, that parcel is identified as a “no-rise” site in the Mid
Higura Specific Plan. Therefore, no development that would displace floodwaters is allowed on that
parcel. Any development proposed at 251 Pacific Street would displace floodwaters or require a cost
prohibitive construction technique such as structured parking. Therefore, complying with this
development standard and moving the thirteen residential units that would be lost in the currently
proposed building to 251 Pacific Street is not physically feasible. Additionally, these units cannot be
moved to the 280-290 Pismo St. site because that are is needed for the project’s stormwater treatment
and parking (both commercial and residential), both of which make the project a more desirable
ATTACHMENT B
Page 58 of 59
Gas Works Application Number SBDV-0450-2024 & ARCH-0451-2024
San Luis Obispo PAGE 3
1319 MARSH STREET, SUITE 200, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | ADRIANA J. COOK, ARCHITECT #ARI-6543 (OR)
mixed-use project. Not granting this waiver would have the effect of physically precluding the
construction of a development at the density proposed.
The third waiver requests a reduction in the setback requirements in the City of San Luis Obispo Zoning
Regulations Table 2-20. The specific request is for a reduction in the Corner Lot Street Side setback from
15 feet to 0 feet along Pismo Street. Complying with this requirement would eliminate twelve residential
units. Granting the requested waiver would not have a specific, adverse impact upon the public health
and safety or physical environment or on any real property that is listed in the California Registry of
Historic Resources and for which there is no feasible method to satisfactorily mitigate because the
reduced setback is consistent with the adjacent buildings along Pismo and Walker Streets which also
have zero setbacks and the fire department has reviewed the proposed plans and determined that the
building can be adequately serviced in an emergency. The applicant has explored alternatives to
replace the residential density including building residential units at 251 Pacific Street. However, that
parcel is identified as a “no-rise” site in the Mid Higura Specific Plan. Therefore, no development that
would displace floodwaters is allowed on that parcel. Any development proposed at 251 Pacific Street
would displace floodwaters or require a cost prohibitive construction technique such as structured
parking. Therefore, complying with this development standard and moving the twelve residential units
that would be lost in the currently proposed building to 251 Pacific Street is not physically feasible.
Additionally, these units cannot be moved to the 280-290 Pismo St. site because that are is needed for
the project’s stormwater treatment and parking (both commercial and residential), both of which make
the project a more desirable mixed-use project. Not granting this waiver would have the effect of
physically precluding the construction of a development at the density proposed.
In this memo, the applicant states that granting the requested concession, incentive or waivers is
necessary to allow for the construction of the development at the proposed density and complies with
the requirements in California Government Code Section 95915. Alternatives that would not have
required this concession, incentive or waivers, such as increasing the building footprint and placing
parking under the building, have been explored. No alternatives have been found to be viable. This
statement fulfills the applicant’s requirements for requesting the concession, incentive and waivers. If
the city does not agree with the applicant’s statement, the applicant respectfully requests that, per
subdivision (d)(1), the city make a written finding, based on substantial evidence to the contrary.
Thank you for this review. Please feel free to call or contact us with any questions or comments.
Sincerely,
ARRIS STUDIO ARCHITECTS
Thom Jess
Phone: (805) 547-2240 ext.111
Email: tjess@arris-studio.com
ATTACHMENT B
Page 59 of 59