HomeMy WebLinkAboutItem 4a. REVIEW OF A MIXED-USE DEVELOPMENT CONSISTING OF 12 RESIDENTIAL UNITS (WHICH INCLUDES 2 AFFORDABLE UNITS), 2 HOTEL SUITES, A SIGN PROGRAM, TREE REMOVAL, AND SITE IMPROVEMENTS.
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF A MIXED-USE DEVELOPMENT CONSISTING OF 12
RESIDENTIAL UNITS (WHICH INCLUDES 2 AFFORDABLE UNITS), 2 HOTEL SUITES,
A SIGN PROGRAM, TREE REMOVAL, AND SITE IMPROVEMENTS. THE PROJECT
INCLUDES REQUESTS FOR DENSITY BONUS AND FENCE HEIGHT EXCEPTION.
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-0746-2024
PROJECT ADDRESSES: 1235 and 1239 Monterey Street
APPLICANT: SLQ Properties, LLC
REPRESENTATIVE: Jessie Skidmore, Ten Over Studio
RECOMMENDATION
Recommend the Community Development Director find the project consistent with
applicable goals, policies, and guidelines in the Community Design Guidelines and Sign
Regulations. This action may include recommended conditions to address consistency of
the project with these preceding goals, policies, and guidelines.
1.0 PROJECT SUMMARY
SLQ Properties, LLC (Applicant) has applied for a Development Review (ARCH -0746-
2024) application to construct a proposed mixed-use development consisting of (a) 12
residential units (which includes two [2] affordable units); (b) two (2) hotel suites; (c) a
sign program; (d) removal of and compensatory planting for one (1) street tree; and (e)
supporting site improvements such as access, landscaping, and parking at 1235 and
1239 Monterey Street (Attachment A – Project Plans). The proposed residences include
four (4) one-bedroom units for rent and eight (8) three-bedroom units for sale, and the
proposed hotel suites are designed to provide a contactless hospitality experience. The
sign program includes one (1) wall sign and one (1) projecting sign to provide visibility
and overall identification of the hotel use along the street frontage. In addition, a fence
height exception is requested to allow a combined retaining wall and fence height of up
to ten (10) feet for a portion of the replacement perimeter wall/fencing along the rear
property line. The existing development would be removed to construct the project.
Meeting Date: 1/12/2026
Item Number: 4a
Time Estimate: 60 minutes
Page 9 of 54
Item 4a
ARCH-0746-2024 (AFFH-0176-2025, USE-0177-2025, TREE-0907-2025)
Architectural Review Commission Report – January 12, 2026
Accompanying Project Applications and Requests
Density Bonus (AFFH-0176-2025)
To construct the development at its desired density, the project includes a density bonus,
which provides specific protections for housing developments and allows flexibility to
deviate from development standards – in the form of incentives/concessions and
waivers/reductions. As allowed by State Density Bonus Law (SDBL, Government Code
Sections 65915 – 65918), the project includes a 25 percent density bonus in exchange
for dedicating a minimum of seven (7) percent of the base residential units to very low
income households (Attachment B – Density Bonus Summary). The base allowable
number of units is 10.44 density units1 and the 25% density bonus would result in a total
of 14 density units2 for the project. To qualify for the density bonus, seven (7) percent of
the base units would be dedicated to very low income households, which results in an
affordable requirement of one (1) density unit3. In accordance with SDBL, the project
consists of 12 residential units4, which includes two (2) affordable one-bedroom units for
rent.
As part of the density bonus, the project qualifies for modified parking requirements for
residential units under SDBL and includes a concession to reduce the overall parking
requirement from 22 spaces to 16 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. In addition, per Chapter 4.3 of
Government Code Sections 65915-65918, a project qualifying for a density bonus may
receive other forms of assistance such as waive rs or reductions of development
standards that physically preclude construction of the project at its permitted density and
with the granted incentive(s)/concession(s). A reduction in the rear setback requirement5
is requested to provide a zero (0) foot bu ilding setback. This reduction would allow the
construction of additional bedrooms and units closer to the rear property line.
The 25 percent density bonus and its associated concession and reduction are intended
to facilitate construction of the project with 12 units, as proposed.
1 Based on a lot size of 0.29 net acre and a maximum of 36 density units per net acre in the C-R
zone (0.29 x 36 = 10.44 density units). Density units are to be distinguished from dwelling units,
as described in San Luis Obispo Municipal Code (SLOMC) Section 17.70.040(A)(1).
2 11 density units (rounded up from 10.44 in the initial calculation) x 1.25 = 13.75, which rounds
up to 14 density units
3 11 density units (rounded up from 10.44 in the initial calculation) x 0.07 = 0.77, which rounds up
to 1 density unit
4 Based on the proposed mix of units (i.e., size, number, etc.).
5 Minimum required rear setbacks range from five (5) to ten (10) feet based on building height.
See Table 2 in the proceeding discussion for more information.
Page 10 of 54
Item 4a
ARCH-0746-2024 (AFFH-0176-2025, USE-0177-2025, TREE-0907-2025)
Architectural Review Commission Report – January 12, 2026
Minor Use Permit (USE-0177-2025)
To ensure that operation of a commercial use outside the hours of 7:00 a.m. to 8:00 p.m.
would not negatively impact residences in a mixed-use development, a Minor Use Permit
is required per SLOMC Section 17.70.130(F)(4)(b) to establish the proposed hotel use
that would operate daily, 24 hours a day. These two (2) hotel suites are proposed on the
first floor adjacent to the street frontage, and operations would utilize a contactless system
without in-person interactions with hotel staff.
Tree Removal Application (TREE-0907-2025)
The existing street tree (flowering pear) adjacent to the storefront at 1239 Monterey Street
(currently Cambria Bike) would be removed and replaced with two (2) street trees (Tipas).
A replacement street tree would be located on each side of the proposed new driveway
(Attachment A – Sheet L1.0 of Project Plans).
Fence Height Exception
Existing retaining walls and fencing would be removed and replaced as part of the project.
To continue to address the differences in grade between the project site (lower grade)
and neighboring property to the rear (higher grade), a fence height exception is requested
to allow a combined retaining wall and fencing height of up to ten (10) feet (as measured
from the lower finished grade) along the rear property line (Attachment A – Sheets C-3.0
and C-3.2 of Project Plans; red outline in Figure 1). This exception would allow a concrete
masonry retaining wall height of up to six (6) feet and wood fence height of up to four (4)
feet. The visible extent of the entire perimeter wall/fencing combination is limited to the
interior of the project site along the rear property line and would primarily be screened by
the project buildings (Attachment A – Sheet A3.2 of Project Plans; red outline in Figure
2).
Figure 1 – Excerpt of Retaining Wall Information (Sheet C-3.2 of Project Plans)
Page 11 of 54
Item 4a
ARCH-0746-2024 (AFFH-0176-2025, USE-0177-2025, TREE-0907-2025)
Architectural Review Commission Report – January 12, 2026
Figure 2 – Excerpt of Front Elevation (Sheet A3.2 of Project Plans)
Overall Review Process
Following the Architectural Review Commission’s (ARC) review, the project will be
scheduled for a final review and decision by the Director6 at an Administrative Hearing.
As part of this final review and decision, the Director will review the ARC’s
recommendation and all accompanying project applications (i.e., Minor Use Permit and
Tree Removal Application) and requests (i.e., density bonus and fence height exception).
2.0 PURVIEW OF THE COMMISSION
Per SLOMC Section 17.106.040(A)(1), 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 Sign Regulations, and (b)
provide a recommendation to the Director regarding consistency of the project with these
preceding goals, policies, and guidelines.
3.0 PROJECT DESCRIPTION AND SITE INFORMATION
The mixed-use project includes 12 residential units (eight [8] three-bedroom units for sale
and four [4] one-bedroom units for rent) and two (2) hotel suites. The three-bedroom units
are approximately 2,965 square feet each and located to the interior and rear of the site.
The one-bedroom units are approximately 416 square feet (west side) or 514 square feet
(east side) each and located above the hotel suites at the front of the site. Each unit would
6 Includes any designee(s) of the Director (such as the Hearing Officer for the Administrative
Hearing) per SLOMC Section 17.120.020(A).
Page 12 of 54
Item 4a
ARCH-0746-2024 (AFFH-0176-2025, USE-0177-2025, TREE-0907-2025)
Architectural Review Commission Report – January 12, 2026
include a private balcony. The two (2) hotel suites are approximately 326 square feet and
350 square feet in size and located on the ground floor adjacent to the street.
Site Data
Location 1235 and 1239 Monterey Street (APN 002-331-002)
Land Use Designation General Retail
Zone Retail Commercial (C-R)
Lot Area Approximately 0.29 acres
Surrounding Uses
North – Restaurant, personal services, offices
South – Offices, medical offices, personal services
East – Personal services, retail
West – Auto sales, offices
Figure 3 – Project Site
Page 13 of 54
Item 4a
ARCH-0746-2024 (AFFH-0176-2025, USE-0177-2025, TREE-0907-2025)
Architectural Review Commission Report – January 12, 2026
4.0 PROJECT DESIGN
Building and Site Designs
Architecture: Three- to four-story, Spanish-style buildings (Figures 4, 5, and 6)
Design Details and Materials: Smooth stucco, terracotta tile roof, decorative
concrete and wrought iron balcony railings, accent tiles, exposed rafters,
driveway arch, decorative paving, etc. (Attachment A – Sheets L1.0, A3.1 –
A3.7 of Project Plans)
Colors: Neutral tones (white, brown, black, terracotta, and gray)
Landscaping: Tipu trees, kangaroo paw bush, creeping fig, rosemary, etc.
(Attachment A – Sheets L1.1; Figure 7)
Figure 4 – View When Traveling West Along Monterey Street
Page 14 of 54
Item 4a
ARCH-0746-2024 (AFFH-0176-2025, USE-0177-2025, TREE-0907-2025)
Architectural Review Commission Report – January 12, 2026
Figure 5 – View When Traveling East Along Monterey Street
Figure 6 – Aerial View
Page 15 of 54
Item 4a
ARCH-0746-2024 (AFFH-0176-2025, USE-0177-2025, TREE-0907-2025)
Architectural Review Commission Report – January 12, 2026
Figure 7 – Overall Site Plan
Sign Program Design (Attachment A – Sheet A3.8 of Project Plans; Figure 8)
One (1) wall sign
o Area: 22.9 square feet
o Illumination: externally illuminated
o Location: street-facing, adjacent to one of the hotel suites
o Material: painted sign
One (1) projecting sign
o Area: 5.31 square feet
o Illumination: internally illuminated
o Location: street-facing, adjacent to one of the hotel suites
o Material: black metal with decorative wrought iron bracket
Page 16 of 54
Item 4a
ARCH-0746-2024 (AFFH-0176-2025, USE-0177-2025, TREE-0907-2025)
Architectural Review Commission Report – January 12, 2026
Figure 8 – Sign Program
5.0 EVALUATION
The project must be consistent with requirements of the General Plan, Zoning
Regulations, Community Design Guidelines (CDG), and Sign Regulations. As proposed,
the project includes a cohesive architectural style and palette of colors and materials. The
building and site designs incorporate complementary elements, including terracotta tile
roof, decorative concrete and wrought iron balcony railings, accent tiles, exposed rafters,
a driveway arch, and decorative paving, to provide architectural interest. In addition, the
proposed sign program (i.e., wall sign and projecting sign) provides sufficient visibility and
identification of the hotel use for pedestrians and vehicles without resulting in visual
clutter. Aside from the discussion item identified in Table 1 below for the ARC’s review,
staff has evaluated the overall project design and found it generally consistent with
applicable guidelines in the CDG, particularly Sections 3.1(B)(1) – (2), 5.3(D) – (F),
5.4(B)(2), 5.4(C)(1) and 5.4(C)(3), for thoughtful incorporation of different architectural
elements and articulation to reduce scale and break up massing of the buildings. In
addition, the sign program is consistent with the intent of the Sign Regulations in providing
minimal signage that is compatible with the development and its surroundings and
complementary to the project architecture.
Page 17 of 54
Item 4a
ARCH-0746-2024 (AFFH-0176-2025, USE-0177-2025, TREE-0907-2025)
Architectural Review Commission Report – January 12, 2026
Figure 9 – Rear Building Elevation
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 dwelling 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, featureless 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
rear building elevation (Figure 9) sufficiently incorporates
exterior materials and finishes to provide architectural interest
and whether any building design or material changes are
necessary to comply with the CDG. In comparison to the other
building elevations, staff finds the rear building elevation to be
inconsistent with this guideline due to the bland, featureless stucco.
To provide interest, consider whether additional elements, finishes,
and/or features (e.g., faux windows, decorative accent tiles in the
insets, etc.) should be incorporated to provide consistency between
all building elevations.
Page 18 of 54
Item 4a
ARCH-0746-2024 (AFFH-0176-2025, USE-0177-2025, TREE-0907-2025)
Architectural Review Commission Report – January 12, 2026
6.0 PROJECT STATISTICS
Table 2 – Summary of Development Standards
Project Details Proposed Allowed / Required
Maximum Residential Density 45 units / net acre7 36 units / net acre
Minimum Front Setback8 0 feet None9
Minimum Side Setback8 0 feet None10
Minimum Rear Setback8 0 feet11 5 – 10 feet12
Maximum Building Height 43 feet 45 feet
Maximum Lot Coverage 61.6% 100%
Maximum Floor Area Ratio 2.18 3.0
Tree Removals13 2 street trees 1 street tree
Total Number of Car Spaces
EV Ready
EV Capable
16 spaces14
16 EV ready spaces
0 EV capable spaces15
22 spaces
2 EV ready spaces
11 EV capable spaces
Total Number of Bicycle Spaces
Short-term
Long-term
28 spaces
4 short-term spaces
24 long-term spaces
26 spaces
2 short-term spaces
24 long-term spaces
Environmental Review Exempt under CEQA Guidelines Section 15332
(In-Fill Development Projects)
7 The project includes a 25 percent density bonus.
8 Per SLOMC Table 2-17, no setback is required unless the project site is adjacent to a zone with
a minimum setback requirement, in which case the adjoining setback shall be as provided in the
zone of the adjacent lot. Lots separated by streets or other rights-of-way are not considered
adjacent. If more than one zone is adjacent, the largest setback shall be required.
9 The front property line of the project site is adjacent to a street; therefore, the site does not have
an adjoining front setback requirement to consider.
10 The side property lines of the project site are adjacent to properties that are also in the C-R
zone; therefore, a side setback is not required.
11 A reduction in the rear setback is requested to allow construction of bedrooms and units
closer to the rear property line.
12 The rear property line of the project site is adjacent to properties in the Office (O) zone, which
require rear setbacks ranging from five (5) to ten (10) feet, depending on the building height.
13 The City Arborist shall review and provide a recommendation to the Director per SLOMC
Section 12.24.090(F)(3).
14 A concession is requested to reduce the overall parking requirement for the project.
15 All 16 parking spaces would be upgraded to EV ready spaces, instead of partially allocated as
EV capable spaces.
Page 19 of 54
Item 4a
ARCH-0746-2024 (AFFH-0176-2025, USE-0177-2025, TREE-0907-2025)
Architectural Review Commission Report – January 12, 2026
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 Sign Regulations. 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 Sign Regulations.
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, Sign Regulations 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. Project Plans
B. Density Bonus Summary
Page 20 of 54
MONTEREY ST.
MIXED-USE
entitlements resubmittal PACKAge 09/23/25
Prepared by TEN OVER STUDIO
ATTACHMENT A
Page 21 of 54
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MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25 A2.5
ENLARGED SINGLE FAMILY RESIDENCES 1
SCALE: 1/8” = 1’-0” @ 11X17
83
'1
83
'1 '1
83
GROUND FLOOR 2ND FLOOR 3RD FLOOR 4TH FLOOR
ATTACHMENT A
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6DQ/XLV2ELVSR&$
LQIR#WHQRYHUVWXGLRFRP
MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25
apartment UNIT PLANS
SOUTH BLDG apartment UNIT PLANS NORTH BLDG apartment UNIT PLANS
1
SCALE: 1/8” = 1’-0” @ 11X17
A2.6
%'
6)
ATTACHMENT A
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0DUVK6WUHHW
6DQ/XLV2ELVSR&$
LQIR#WHQRYHUVWXGLRFRP
MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25 A3.0
precedents
ATTACHMENT A
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0DUVK6WUHHW
6DQ/XLV2ELVSR&$
LQIR#WHQRYHUVWXGLRFRP
MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25
DETAILSMATERIALS AND DETAILS
A3.1
material pallette
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522) 7(55$&277$7,/(
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ATTACHMENT A
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0DUVK6WUHHW
6DQ/XLV2ELVSR&$
LQIR#WHQRYHUVWXGLRFRP
MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25 A3.2
front elevation (BLDG 1 & S - WEST ELEV.)
SCALE: 3/32”=1’-0” @ 11X17
522)+(,*+7
(;,67,1*1$785$/*5$'(
7232)6/$%
$9*1$7*5$'(
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,
1
),5(&/($5$1&(
KEYNOTES
'(&25$7,9(&21&5(7(;%/2&.3$,17('720$7&+678&&2
%$/&21<5$,/ '(&25$7,9(:528*+7,521
63$1,6+67</($&&(177,/(
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ATTACHMENT A
Page 40 of 54
0DUVK6WUHHW
6DQ/XLV2ELVSR&$
LQIR#WHQRYHUVWXGLRFRP
MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25
522)+(,*+7
522)+(,*+7
0$;+(,*+7
7232)6/$%
$9*1$7*5$'(
(;,67,1*1$785$/*5$'(
A3.3
SIDE ELEVATION (BLDG 2 - SOUTH ELEV.)
SCALE: 3/32”=1’-0” @ 11X17
KEYNOTES
'(&25$7,9(&21&5(7(;%/2&.3$,17('72
0$7&+678&&2
%$/&21<5$,/ '(&25$7,9(:528*+7,521
63$1,6+67</($&&(177,/(
7(55$&277$7,/(522)
:,1'2:6 */$=(''2256 %/$&.
µ:22'35,9$&<)(1&(
1,*+7&203/,$17(;7(5,25/$17(516 %/$&.
+$1'3$,17('$&&(17:$//6
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3$7+/,*+7 %/$&.
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µ;µ$''5(663/$48(:$&&(177,/(%(+,1'
·µ;·µ+27(/%/$'(6,*10(7$/:
5$,6('/(77(5,1*
ATTACHMENT A
Page 41 of 54
0DUVK6WUHHW
6DQ/XLV2ELVSR&$
LQIR#WHQRYHUVWXGLRFRP
MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25
(;,67,1*1$785$/*5$'(
7232)6/$%
$9*1$7*5$'
0$;+(,*+7
522)+(,*+7
522)+(,*+7
A3.4
side elevation (BLDG 1 - north ELEV.)
SCALE: 3/32”=1’-0” @ 11X17
KEYNOTES
'(&25$7,9(&21&5(7(;%/2&.3$,17('72
0$7&+678&&2
%$/&21<5$,/ '(&25$7,9(:528*+7,521
63$1,6+67</($&&(177,/(
7(55$&277$7,/(522)
:,1'2:6 */$=(''2256 %/$&.
µ:22'35,9$&<)(1&(
1,*+7&203/,$17(;7(5,25/$17(516 %/$&.
+$1'3$,17('$&&(17:$//6
0$,1(175< *$5$*('2256 :22'
µ;µ$''5(663/$48(:&29(/('/,*+7
3$7+/,*+7 %/$&.
0$,1%2'< :+,7(60227+678&&2
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µ;µ$''5(663/$48(:$&&(177,/(%(+,1'
·µ;·µ+27(/%/$'(6,*10(7$/:
5$,6('/(77(5,1*
ATTACHMENT A
Page 42 of 54
0DUVK6WUHHW
6DQ/XLV2ELVSR&$
LQIR#WHQRYHUVWXGLRFRP
MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25 A3.5
rear elevation (BLDG 1 & 2 EAST ELEV.)
SCALE: 3/32”=1’-0” @ 11X17
(;,67,1*1$785$/*5$'(
522)+(,*+7
0$;+(,*+7
&0
8
:
$
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)(
1
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7232)6/$%
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KEYNOTES
'(&25$7,9(&21&5(7(;%/2&.3$,17('72
0$7&+678&&2
%$/&21<5$,/ '(&25$7,9(:528*+7,521
63$1,6+67</($&&(177,/(
7(55$&277$7,/(522)
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µ:22'35,9$&<)(1&(
1,*+7&203/,$17(;7(5,25/$17(516 %/$&.
+$1'3$,17('$&&(17:$//6
0$,1(175< *$5$*('2256 :22'
µ;µ$''5(663/$48(:&29(/('/,*+7
3$7+/,*+7 %/$&.
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µ;µ$''5(663/$48(:$&&(177,/(%(+,1'
·µ;·µ+27(/%/$'(6,*10(7$/:
5$,6('/(77(5,1*
ATTACHMENT A
Page 43 of 54
0DUVK6WUHHW
6DQ/XLV2ELVSR&$
LQIR#WHQRYHUVWXGLRFRP
MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25 A3.6
interior court elevation (BLDG 2 - north ELEV.)
SCALE: 3/32”=1’-0” @ 11X17
522)+(,*+7
522)+(,*+7
7232)6/$%
$9*1$7*5$'(
KEYNOTES
'(&25$7,9(&21&5(7(;%/2&.3$,17('72
0$7&+678&&2
%$/&21<5$,/ '(&25$7,9(:528*+7,521
63$1,6+67</($&&(177,/(
7(55$&277$7,/(522)
:,1'2:6 */$=(''2256 %/$&.
µ:22'35,9$&<)(1&(
1,*+7&203/,$17(;7(5,25/$17(516 %/$&.
+$1'3$,17('$&&(17:$//6
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3$7+/,*+7 %/$&.
0$,1%2'< :+,7(60227+678&&2
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µ;µ$''5(663/$48(:$&&(177,/(%(+,1'
·µ;·µ+27(/%/$'(6,*10(7$/:
5$,6('/(77(5,1*
ATTACHMENT A
Page 44 of 54
0DUVK6WUHHW
6DQ/XLV2ELVSR&$
LQIR#WHQRYHUVWXGLRFRP
MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25 A3.7
interior court elevation (BLDG 1 - south ELEV.)
SCALE: 3/32”=1’-0” @ 11X17
1 south ELEV )interior court elevation (BLDG
522)+(,*+7
522)+(,*+7
7232)6/$%
$9*1$7*5$'(
KEYNOTES
'(&25$7,9(&21&5(7(;%/2&.3$,17('72
0$7&+678&&2
%$/&21<5$,/ '(&25$7,9(:528*+7,521
63$1,6+67</($&&(177,/(
7(55$&277$7,/(522)
:,1'2:6 */$=(''2256 %/$&.
µ:22'35,9$&<)(1&(
1,*+7&203/,$17(;7(5,25/$17(516 %/$&.
+$1'3$,17('$&&(17:$//6
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0$,1%2'< :+,7(60227+678&&2
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µ;µ$''5(663/$48(:$&&(177,/(%(+,1'
·µ;·µ+27(/%/$'(6,*10(7$/:
5$,6('/(77(5,1*
ATTACHMENT A
Page 45 of 54
0DUVK6WUHHW
6DQ/XLV2ELVSR&$
LQIR#WHQRYHUVWXGLRFRP
MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25 A3.8
sign program
sign type 1
WALL SIGN FOR HOTEL USE
PAINTED STUCCO
&
/
5
0
,
1
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/
5
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25',1$1&(6$1'&203/,$17
:,7+
sign type 2
PROJECTING WALL SIGN FOR HOTEL USE
WROUGHT IRON & PAINTED METAL
ATTACHMENT A
Page 46 of 54
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6DQ/XLV2ELVSR&$
LQIR#WHQRYHUVWXGLRFRP
MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25 A4.0
ATTACHMENT A
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6DQ/XLV2ELVSR&$
LQIR#WHQRYHUVWXGLRFRP
MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25 A4.1
ATTACHMENT A
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6DQ/XLV2ELVSR&$
LQIR#WHQRYHUVWXGLRFRP
MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25 A4.2
ATTACHMENT A
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6DQ/XLV2ELVSR&$
LQIR#WHQRYHUVWXGLRFRP
MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25 A4.3
ATTACHMENT A
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0DUVK6WUHHW
6DQ/XLV2ELVSR&$
LQIR#WHQRYHUVWXGLRFRP
MONTEREY ST. MIXED-USE
SAN LUIS OBISPO, CA
DATE: 09/23/25 A4.4
ATTACHMENT A
Page 51 of 54
Page 52 of 54
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 1 of 2
AFFORDABLE HOUSING SUMMARY
1239 MONTEREY MIXED USE
PLANNING APPLICATION RESUBMITTAL
09/23/2025
PROJECT DESCRIPTION
This project proposes a new 12-unit multifamily housing development with a small hotel use in the C-R zone
in San Luis Obispo, CA. The project proposes (4) 1-BD for-rent apartments, and (8) for-sale 3-BD Single Family
Residences. The development will also seek up to a 25% density bonus by providing 7% very low affordable
unit/s. The affordable units also qualify the project for (1) incentive which result in identifiable cost
reductions and/or are necessary to make the project feasible at the permitted density. The project is
requesting a reduction in parking.
PROJECT DATA
1239 Monterey St. San Luis Obispo, CA 93401
APN 002-331-002
Gross Lot Area: .29 acres (12,522 SF)
Zoning: C-R (Commercial/ Residential)
BASE DENSITY
R-4 has an allowable base density of 36 units/net acre.
BONUS DENSITY – PER CALIFORNIA CODE – GOV CODE SECTION 65915
The project is proposing (8) 3-BD townhomes and (4) <600 SF 1-BD residential units. Two of the 1-bedroom
units will be a very low income units. This calculates the overall project to provide a minimum 7% of the
units as very low income, which entitles the project to a 25% density bonus per the City’s Density Bonus
chart and the Statutes in Govt. Code 65915 through 65918. Per the Density Bonus chart, the project density
will be calculated as 14 DU’s as follows:
ATTACHMENT B
Page 53 of 54
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 2 of 2
INCENTIVES
Project is allowed up to 1 qualifying incentive based on providing 7% very low income units. Project will
request a reduction in parking from 22 to 16 parking stalls, in order to achieve the allowed density.
WAIVERS
The project proposes a height limit exception as it relates to setbacks from adjacent zones. Per Land Use
Code, our setback requirements in the rear yard would be subject to meet the requirements of the adjacent
O Zone that we border. The implication of the setback requirements are shown in the elevation and the
plans below. The reduction in width from O-Zone setbacks would cause a reduction from a 3-bd unit to a 2-
bd unit on both end units. If the reduction in width was absorbed/ shared by all the single-family
residences, all of them would reduce to a one-car garage making them unviable. The project requests the
reduction of the setback to 1’-3” at all heights in order to meet the density allowed through the Density
Bonus.
ELEVATION AT REAR PROPERTY LINE
FIRST FLOOR IMPACT SECOND FLOOR IMPACT
Please feel free to contact me directly with any questions regarding the project’s design intentions.
Sincerely,
Jessie Skidmore, jessies@tenoverstudio.com
ATTACHMENT B
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