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Home My WebLink About03-11-2026 Agenda Packet Planning Commission AGENDA Wednesday, March 11, 2026, 6:00 p.m. Council Chambers, 990 Palm Street, San Luis Obispo Planning Commission meetings can be viewed remotely on Channel 20, the City’s YouTube Channel, and on the City’s website under the Public Meeting Agendas web page. Attendees of City Council or Advisory Body meetings are eligible to receive one hour of complimentary parking; restrictions apply, visit Parking for Public Meetings for more details. 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 at the meeting location. 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 Houghton will call the Regular Meeting of the Planning Commission to order. 2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA At this time, people may address the Commission about items not on the agenda. Comments are limited to three minutes per person. Items raised at this time are generally referred to staff and, if action by the Commission is necessary, may be scheduled for a future meeting. 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 Planning 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 - DECEMBER 10, 2025 PLANNING COMMISSION MINUTES 5 Recommendation: To approve the Planning Commission Minutes of December 10, 2025. 4.PUBLIC HEARINGS Note: Any court challenge to the action taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. Please limit your comments to three minutes; consultant and project presentations limited to six minutes. 4.a REVIEW OF AN APPEAL OF THE COMMUNITY DEVELOPMENT DIRECTOR’S DECISION TO APPROVE A MINOR DEVELOPMENT REVIEW APPLICATION (ARCH-0529-2024) WITH AN EXCEPTION TO A HILLSIDE DEVELOPMENT STANDARD (920 & 930 RACHEL COURT [APPL-0027-2026]) 9 Recommendation: Adopt the Draft Resolution denying the appeal and upholding the decision of the Community Development Director approving the Minor Development Review application ARCH-0529-2024 with an exception to a Hillside Development Standard. 4.b RE-REVIEW OF AN EXISTING CONDITIONAL USE PERMIT FOR OPERATION OF A FRATERNITY LOCATED AT 1264 AND 1264 ½ EAST FOOTHILL BOULEVARD AND 1241, 1243, 1249, AND 1251 MONTE VISTA PLACE (MOD-0029-2026) 117 Recommendation: Adopt a Resolution revoking the existing Conditional Use Permit, USE- 0331-2023 / APPL-0365-2024, for operation of a fraternity at 1264 and 1264 ½ East Foothill Boulevard and 1241, 1243, 1249, and 1251 Monte Vista Place. 4.c RE-REVIEW OF AN EXISTING CONDITIONAL USE PERMIT FOR OPERATION OF A FRATERNITY LOCATED AT 280 CALIFORNIA BOULEVARD (MOD-0036-2026) 149 Recommendation: Adopt a Resolution revoking the existing Conditional Use Permit, USE- 0625-2024, for operation of a fraternity located at 280 California Boulevard. 4.d CONSIDERATION OF THE 2025 GENERAL PLAN ANNUAL REPORT 173 Recommendation: Receive and file the 2025 General Plan Annual Report for final review and acceptance by the City Council. 5.COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Receive a brief update from Deputy Community Development Director Tyler Corey. 6.ADJOURNMENT The next Regular Meeting of the Planning Commission is scheduled for March 25, 2026 at 6:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. LISTENING ASSISTIVE DEVICES for the hearing impaired--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. Planning Commission meetings are televised live on Charter Channel 20 and on the City's YouTube Channel: www.youtube.com/CityofSanLuisObispo. Agenda related writings or documents provided to the Planning Commission are available for public inspection on the City’s website: https://www.slocity.org/government/mayor-and-city-council/agendas-and- minutes. 1 Planning Commission Minutes December 10, 2025, 6:00 p.m. Council Chambers, 990 Palm Street, San Luis Obispo Planning Commissioners Present: Commissioner Justin Cooley, Commissioner Sheryl Flores, Commissioner Bob Jorgensen, Commissioner Steve Kahn, Commissioner Juan Munoz-Morris, Vice Chair Eric Tolle Planning Commissioners Absent: Chair Dave Houghton City Staff Present: Deputy Community Development Director Tyler Corey, Deputy City Attorney Sadie Symens, City Clerk Teresa Purrington _____________________________________________________________________ 1. CALL TO ORDER A Regular Meeting of the San Luis Obispo Planning Commission was called to order on December 10, 2025 at 6:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo, by Vice Chair Tolle. 2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA Public Comment: None --End of Public Comment-- 3. CONSENT Public Comment: None --End of Public Comment-- Motion By Commissioner Cooley Second By Commissioner Munoz-Morris To approve the Consent Items 3a and 3b. Page 5 of 248 2 Ayes (6): Commissioner Cooley, Commissioner Flores, Commissioner Jorgensen, Commissioner Kahn, Commissioner Munoz-Morris, and Vice Chair Tolle Absent (1): Chair Houghton CARRIED (6 to 0) 3.a CONSIDERATION OF MINUTES - OCTOBER 22, 2025 PLANNING COMMISSION MINUTES To approve the Planning Commission Minutes of October 22, 2025. 3.b REVIEW OF A REQUEST TO REMOVE ONE (1) STREET TREE ASSOCIATED WITH THE SAN LUIS SQUARE PROJECT (ARCH-2213- 2015) Adopt the Draft Resolution (Attachment A) approving the requested removal of one (1) street tree (Ficus macrocarpa) and subsequent replanting of one (1) new street tree. 4. PUBLIC HEARINGS 4.a REVIEW OF A NEW MULTI-FAMILY HOUSING DEVELOPMENT WITHIN THE R-3-SP ZONED PORTION (PHASE 4) OF THE AVILA RANCH DEVELOPMENT PLAN WHICH INCLUDES 194 DWELLING UNITS, A VESTING TENTATIVE TRACT MAP 3245 TO FACILITATE DEVELOPMENT OF THE PROPOSED CONDOMINIUM Commissioners Munoz-Morris, Flores, Cooley, Kahn and Jorgensen and Vice Chair Tolle reported having no Ex Parte Communications regarding this project. John Rickenbach, Contract Planner presented the staff report and responded to Commission inquiries. Applicant representative, Carol Florence, provided a brief overview of the project and responded to questions raised. Vice Chair Tolle opened the Public Hearing Public Comment: None --End of Public Comment-- Page 6 of 248 3 Vice Chair Tolle closed the Public Hearing Motion By Commissioner Kahn Second By Commissioner Cooley Adopt the Draft Resolution approving the proposed site design and layout for the R-3-SP component of the Avila Ranch Project to be developed within Phase 4 of the Avila Ranch Development Plan (ADRP), including 194 dwelling units, approval of Vesting Tentative Tract Map (VTTM) 3245, approval of a sign exception to allow a residential monument sign in the design style and location proposed, and incorporating the recommendations of the Architectural Review Commission, based on findings and subject to the Conditions of Approval. With the following changes: Inclusion of the revised and added Conditions of Approval as presented by staff at the meeting. Applicant to work with staff on revising the monument sign design per the Architectural Review Commission’s intent and keeping the arbor that was proposed with the original design. The design does not need to be returned to the Architectural Review Commission or the Planning Commission. Ayes (6): Commissioner Cooley, Commissioner Flores, Commissioner Jorgensen, Commissioner Kahn, Commissioner Munoz-Morris, and Vice Chair Tolle Absent (1): Chair Houghton CARRIED (6 to 0) 5. COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Deputy Community Development Director Tyler Corey provided the following update of upcoming projects:  There are no items currently scheduled for the January 28, 2026 meeting. Page 7 of 248 4  The Annual Update to the Zoning Regulations is tentatively scheduled for the February 11, 2026 meeting. 6. ADJOURNMENT The meeting was adjourned at 6:52 p.m. The n ext Regular Meeting of the Planning Commission is scheduled for January 11, 2026 will be cancelled. The next Regular Meeting of the Planning Commission is scheduled for January 28, 2026 at 6:00 PM in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. APPROVED BY PLANNING COMMISSION: XX/XX/202X Page 8 of 248 PLANNING COMMISSION AGENDA REPORT SUBJECT: REVIEW OF AN APPEAL OF THE COMMUNITY DEVELOPMENT DIRECTOR’S DECISION TO APPROVE A MINOR DEVELOPMENT REVIEW APPLICATION (ARCH-0529-2024) WITH AN EXCEPTION TO A HILLSIDE DEVELOPMENT STANDARD (920 & 930 RACHEL COURT [APPL-0027-2026]) PROJECT ADDRESS: BY: Ethan Estrada, Assistant Planner 920 & 930 Rachel Court Phone Number: (805) 781-7576 Email: ejestrad@slocity.org FILE NUMBER: APPL-0027-2026 APPLICANT: Mike McCormick FROM: Tyler Corey, Deputy Director RECOMMENDATION Adopt the Draft Resolution denying the appeal and upholding the decision of the Community Development Director approving the Minor Development Review application ARCH-0529-2024 with an exception to a Hillside Development Standard. SITE DATA 1.0 PLANNING COMMISSION'S PURVIEW As provided by Zoning Regulations Section 17.126.040(A), the Planning Commission will consider an appeal of the decision of the Community Development Director. Applicant Mike McCormick (APPL) Brian Rolph (ARCH) Land Use Designation Medium-Density Residential Zoning Medium-Density Residential (R-2) Site Area Approximately 0.26 acres Environmental Determination Categorically exempt from environmental review under CEQA Guidelines Section 15332 (In-Fill Development Projects) Meeting Date: 3/11/2026 Item Number: 4a Time Estimate: 45 minutes Figure 1. 920 & 930 Rachel Court Page 9 of 248 Item 4a APPL-0027-2026; ARCH-0529-2024 Planning Commission Report – 3/11/2026 2.0 SUMMARY On August 28, 2024, Brian Rolph, property owner and applicant, represented by 4Creeks, Inc., filed a Minor Development Review (MDR) application (ARCH-0529-2024) with a request for several exceptions to development standards, an Administrative Use Permit (AUP) application (USE-0278-2025) for a common access driveway, and a tree removal permit application (TREE-0520-2024) to construct two single-unit dwellings and two multi- unit dwellings - one of each on both properties (Attachment C, Original Project Plans). Staff determined that the project site is subject to the City’s Hillside Development Standards (HDS) as set forth in San Luis Obispo Municipal Code (SLOMC) 17.70.090. As required for AUPs, a public hearing was held on April 28, 2025, where the Hearing Officer, after consideration of public comment (Attachment E, April 2 025 Letter from Neighbors) and application materials, referred the project to the Planning Commission with recommendations for project revisions and application materials to demonstrate compliance with City standards (Attachment D, April 2025 Administrative Hearing Decision Letter). On July 24, 2025, the applicant resubmitted their project and withdrew their application for an AUP as it was no longer necessary based on the new project design that removed the common access driveway. The new submittal (Attachment B, Current Project Plans) proposes the construction of four multi-unit structures where each property would contain a duplex and two ADUs attached to one another. All the exceptions originally requested were resolved with this redesign, except for one request to allow several retaining walls to exceed the maximum retaining wall height standards provided by the HDS as authorized by SLOMC 17.70.090(D). Specifically, a portion of one retaining wall subject to a four-foot height maximum to exceed this limit by one foot four inches, and portions of four other retaining walls to exceed this same limit ranging from two to eight inches. Because the project had undergone significant design changes and the AUP, which previously required a public hearing, had been withdrawn, the project was then subject only to Administrative Action without a public hearing, in accordance with SLOMC 17.106.030(B) and 17.70.090(D). As a result, the prior referral of the project by the Hearing Officer to the Planning Commission was no longer applicable to the redesigned project. On January 15, 2026, after consideration of public comment (Attachment G, December 2025 Letter from Neighbors) the application was approved by the Hearing Officer on behalf of the Community Development Director based on findings of consistency with the standards for multifamily residential development subject to HDS (Attachment F, January 2026 Administrative Action Decision Letter). On January 20, 2025, Mike McCormick, owner and resident of adjacent property to the north, appealed the Director’s decision (Attachment I, Appeal Form). This appeal is now before the Planning Commission. Page 10 of 248 Item 4a APPL-0027-2026; ARCH-0529-2024 Planning Commission Report – 3/11/2026 3.0 APPEAL EVALUATION On January 20, 2025, Mr. McCormick filed an appeal of the Administrative Action decision (see Attachment I) that approved ARCH-0529-2024 with an exception to a Hillside Development Standard (HDS) to allow a portion of one retaining wall subject to a four- foot height maximum to exceed this limit by one foot four inches, and portions of four other retaining walls to exceed this same limit ranging from two to eight inches. The basis of the appellant’s appeal is that not all the findings required for project approval can be made. Specifically, the appellant contests two of the findings. Appeal Finding 1: The first finding contested by the appellant is that “the exceptions granted are necessary for the full development of the site.” This is not a specific finding required under SLOMC 17.70.090(D)(3) for exceptions to HDS, nor is it a required finding for approval of the Minor Development Review application itself. Regardless, the retaining walls, including the five of the eleven walls that would exceed the maximum height limit of four feet by inches (one foot four inches at most), are necessary to maintain an architectural design that is consistent with surrounding properties while maintaining compliance with other applicable development standards. Appeal Finding 2: The second finding contested by the appellant is that “the development (and exceptions) will not be detrimental or injurious to the adjacent properties.” This is in reference to Findings 6 and 13 provided by staff in Attachment F. As described by City staff in both findings in Attachment F, other than the retaining walls that would exceed maximum height limits by two to eight inches for four of the walls and one foot four inches for one wall (discussed below), the proposal is compliant with all other applicable development standards, including HDS. The development is required to comply with all applicable local and state construction standards. Additionally, a development project of this nature is assessed for compliance with local and state construction standards during the Building permit plan check process, which includes the submittal of structural plans, grading plans, and more. Regardless, the plan set (see Attachment B) has been reviewed by both Engineering and Building staff who found the proposal to be compliant with applicable standards and did not identify any safety issues. In review of the appellant’s argument against these specific findings, the basis of their argument is that the retaining wall proposed in the southwest corner of 920 Rachel Court is positioned too close to the existing nonconforming structure located at 2098 Rachel Street. Because of the proximity of the retaining wall to this structure, the appellant holds that “it is clearly detrimental and injurious to the adjacent property”. Page 11 of 248 Item 4a APPL-0027-2026; ARCH-0529-2024 Planning Commission Report – 3/11/2026 The Zoning Regulations do not establish minimum distances between structures and, in fact, allow some structures, such as retaining walls, to be located within the side and rear yard setback up to the property line (SLOMC 17.70.170(C)(2)). City staff reviewed the proposed retaining walls and did not identify any safety or structural concerns affecting the adjacent structure. The applicant has indicated that the design of this retaining wall is necessary to maintain consistency with other development standards and is consistent with the development pattern of the neighborhood. The City’s Municipal Code contemplates exceptions to standards specifically for Hillside Development Standards, including the retaining wall height standard, given that specific findings outlined in SLOMC 17.70.090(D)(3) are made. These required findings were considered and made by the Director as part of their action to approve the Minor Development Review application on January 15, 2025 (see Attachment F). 3.0 PROJECT HISTORY Initial Proposal & Requested Exceptions On August 28, 2024, Brian Rolph, property owner and applicant, represented by 4Creeks, Inc., filed a Minor Development Review (MDR) application (ARCH -0529-2024), an associated tree removal application (TREE-0520-2024), and an Administrative Use Permit (AUP) (USE-0278-2025) for a common access driveway. This initial proposal included the construction of four buildings in total, with both properties mirroring one another (see Attachment C). The front of each property would have featured a two-story dwelling constructed above a three-car garage, and at the rear, another two-story dwelling consisting of a primary unit and an Accessory Dwelling Unit (ADU). These structures would have been served by a common driveway spanning across both properties; therefore, requiring an AUP to establish the common access driveway. Because the site has an average cross-parcel slope of 16 percent or greater, the project is also subject to the Hillside Development Standards (HDS) provided in SLOMC 17.70.090. Figure 2. Frontage Rendering of Original Project Design Page 12 of 248 Item 4a APPL-0027-2026; ARCH-0529-2024 Planning Commission Report – 3/11/2026 In this initial proposal, several exceptions to development standards and Hillside Development Standards were requested. These exceptions included:  Retaining wall and fence height combinations of up to ten feet.  Reduced setbacks and an increased projection into a required setback for an architectural feature.  110 square feet of upper-level deck area where 50 square feet is allowed and setback reductions for the ADUs at the rear of the properties. As required by SLOMC 12.38.160(A), an application for an Administrative Use Permit requires review by the Director at an Administrative Hearing. Pursuant to SLOMC 17.102.020(E)(2), other associated entitlements (ARCH-0529-2024 and TREE-0520- 2024) are to be processed concurrently and acted upon by the highest review authority designated for any of the applications. Administrative Hearing and Public Comment On April 28, 2025, a public hearing was held and the Hearing Officer acted on the application. Prior to the hearing, Mike McCormick, the appellant, submitted a letter (see Attachment E), signed by himself and neighboring property owners, outlining numerous concerns regarding the proposed development. Primarily, Mr. McCormick asserted that aspects of the proposed design were not in compliance with applicable standards and had not been identified as requiring exceptions. He further contended that the findings necessary to approve the requested exceptions had not been adequately made. Other issues included:  The proposed frontage design did not appear to be consistent with nearby properties. Mr. McCormick stated that surrounding properties maintain 20-foot front yard setbacks with private driveways and similarly designed front porches. The proposed design would have created a 40-foot front yard setback.  The ADU design featured a reduced setback and excess upper -level deck space that would have been constructed at the same elevation as an exterior deck on the adjacent property to the north (Mr. McCormick’s residence), with approximately 11 feet of separation between the deck areas.  Additional concerns regarding architectural compatibility between the proposed development and the surrounding neighborhood, particularly with respect to the scale of the development, in addition to concerns about the proposed street frontage design. After considering public input and reviewing the staff report and application materials, the Hearing Officer recommended that the project be referred to the Planning Commission, along with several recommendations for project revisions and the submission of additional information to demonstrate compliance with City standards and guidelines (see Attachment D). Page 13 of 248 Item 4a APPL-0027-2026; ARCH-0529-2024 Planning Commission Report – 3/11/2026 Resubmittal and Current Design On July 24, 2025, staff received a resubmittal for ARCH-0529-2024 featuring significant project revisions, including the removal of the common access driveway that had triggered the requirement for a public hearing. This revised design (see Figure 3) includes four buildings, with both properties mirroring one another. The front buildings, each se rved by private driveways, would be two-story, multi-unit structures, with the front units located above two- car garages and the rear units consisting of two stories of living space. The rear of both properties would feature two one-story ADUs attached to one another, as permitted under state law. Although included to provide a comprehensive overview of the proposed development, these ADUs were not formally evaluated for compliance with City and state standards, as they are subject to ministerial review pursuant to state law. Nevertheless, the ADU design was reconfigured to address concerns raised in public comments. As demonstrated in an expanded plan set (Attachment B), the proposed development is consistent with all applicable development standards, including density, setbacks, building height, and more, as well as all standards provided in the HDS with the exception of the standard limiting retaining wall height to four feet when the wall is longer than 20 feet. As proposed, a portion of one retaining wall would exceed this limit by one foot four inches, and portions of four other walls would exceed four feet ranging from two to eight inches. Retaining Walls and an Exception Request Project plans (see Attachment B, Sheet C1.0) depict 11 retaining walls of various lengths and heights (measured from grade), most of which are located within the interior of the project site. Two of these retaining walls are located within the side and rear yard setbacks - one in the northeast corner of 930 Rachel Court and the other in the southwest corner of 920 Rachel Court. Figure 3. Proposed Site Plan Page 14 of 248 Item 4a APPL-0027-2026; ARCH-0529-2024 Planning Commission Report – 3/11/2026 Pursuant to SLOMC 17.70.090(C)(3), retaining walls on properties subject to the HDS that are 20 feet or less in length are limited to six feet in height (above ground), while walls longer than 20 feet are limited to four feet in height. Such walls are also required to maintain a minimum five-foot horizontal separation from other retaining walls. Of the 11 retaining walls proposed, five exceed 20 feet in length and include port ions that would exceed the four-foot height limit, with a portion of one retaining wall to exceed this limit by one foot four inches, and portions of four other walls to exceed this limit ranging from two to eight inches. As shown in Figure 4, the retaining walls are highlighted, with the red highlighted portions being sections that exceed the four -foot limit (Attachment H, Retaining Wall Height Exception Exhibit) and the green portions being sections that are compliant. Of the five walls, four would exceed the four-foot limit by two to eight inches. The fifth wall would exceed the limit by one foot four inches along eight feet of its total 23 - foot length. The original proposal (see Attachment C, Sheet C1.0) included eight retaining walls throughout the development, with two along a property line and a fence around the perimeter of the project site. The applicant had also originally requested an exception to retaining wall height limits in the HDS. Out of the eight walls, three were identified as requiring an exception, with retaining and fence combination heights reaching up to ten feet. With the current submittal, the project has been designed to minimize the height of these retaining walls while maintaining a lower overall building height, thereby resulting in an architectural design and scale consistent with the surrounding neighborhood . Considering that the height of these retaining walls is below the standard six-foot fence height allowed on such a property, the visual impact would be minimal. Additionally, these walls are located along the side, rear, and interior portions of the property, and the site itself is already surrounded by existing residences with similar features. The structures have also been designed to remain below the maximum permitted building height to maintain consistency with neighboring properties, which include retaining walls that exceed the same standard (discussed further below). The City’s Municipal Code contemplates exceptions specifically for Hillside Development Standards, including the retaining wall height standard, outlined in SLOMC 17.70.090(D)(3). These required findings were considered and made by the Director as part of their action to approve the Minor Development Review application on January 15, 2025 (see Attachment F). Page 15 of 248 Item 4a APPL-0027-2026; ARCH-0529-2024 Planning Commission Report – 3/11/2026 Figure 4. Diagram provided in Retaining Wall Height Exception Exhibit. Page 16 of 248 Item 4a APPL-0027-2026; ARCH-0529-2024 Planning Commission Report – 3/11/2026 Other Design Changes Other changes to the original design introduced in the applicant’s resubmittal, intended to address issues raised through public comment and/or staff guidance, include: Street Frontage and Overall Architectural Style. One key design change in this resubmittal was the redesign of the proposed street frontage. The original plans had proposed a 40-foot front yard setback, as depicted in Figure 5. This configuration was intended to preserve an existing shed and provide the space needed for a shared driveway. The revised project design (see Figure 3) reduces the proposed front yard setback to 20 feet, and both structures are to be served by individual driveways, consistent with neighboring properties and the request made by the appellant in the letter submitted for the April 28, 2025 Administrative Hearing (see Attachment E). This frontage design issue raised in public comment also included the incompatibility of the proposed architectural style with that of surrounding prope rties. As shown in Figure 2, the original proposal featured a modern architectural style with design elements that were not sufficiently consistent with the surrounding properties. Figures 6 and 7 show that the applicant conducted a comprehensive design overhaul of the entire project, incorporating features such as eave style, wood panel siding, wood shingle siding, roof pitches, and rail styles that are consistent with neighboring properties. The project buildings are shown in color in the below figures. Figure 6. Conceptual rendering of street frontage from Rachel Court (excludes landscaping). Figure 5. Original street frontage design. Page 17 of 248 Item 4a APPL-0027-2026; ARCH-0529-2024 Planning Commission Report – 3/11/2026 Rear Unit Design and Adjacent Property. As discussed above, the rear unit design in the original proposal featured an attached Accessory Dwelling Unit (ADU) at the rear of the property, with upper-level deck space oriented toward the adjacent resident’s (appellant, Mr. McCormick) balcony. The appellant raised privacy concerns and contended that upper-level deck space beyond what is allowed for ADUs should not be permitted. Mr. McCormick also asserted that the proposed height of the ADU was inconsistent with height and setback standards. This sp ecific assertion is incorrect, as state law allows attached ADUs to have a height of up to 25 feet with four-foot side and rear setbacks. As previously noted, ADUs are subject only to ministerial review unless exceptions to ADU standards are requested. The applicant is not requesting exceptions to any ADU standards and, pending approval of this project, intends to submit permits for the proposed ADUs for ministerial review as required by state law. Nevertheless, to provide a comprehensive picture of the entire project and to address the concerns raised by Mr. McCormick, the rear unit - originally Unit B - has been redesigned as two attached, one- story ADUs that no longer include upper-level deck space. Figure 7. Conceptual rendering of street frontage from Rachel Street (excludes landscaping) Figure 8. New rear unit design (rear of building) featuring a single-story structure with no upper-level deck space. Page 18 of 248 Item 4a APPL-0027-2026; ARCH-0529-2024 Planning Commission Report – 3/11/2026 Administrative Action and Public Comment The revised project design complies with all applicable standards, with the exception of the requested retaining wall height. Because the project had undergone significant design changes and the Administrative Use Permit, which previously required a public hearing, had been withdrawn, the project was then subject only to Administrative Action without a public hearing, in accordance with SLOMC 17.106.030(B) and 17.70.090(D). As a result, the prior referral of the project by the Hearing Officer to the Planning Commission was no longer applicable to the redesigned project. The Director approved the project on January 15, 2026, pursuant to the findings and conditions of approval provided (see Attachment F) Prior to the Administrative Action, the appellant, Mr. McCormick, submitted another letter to the City (see Attachment G, December 2025 Letter from Neighbors), again opposing the project. Mr. McCormick continued to assert that the findings necessary to permit an exception to the retaining wall height standards could not be made for the following reasons:  Two of the retaining walls – one located in the southwest corner of 920 Rachel Court and the other in the northeast corner of 930 Rachel Court - were proposed on top of the property line.  The southwest retaining wall mentioned above is located too close to the existing residence at 2098 Rachel Street.  A canopy attached to the residence at 2080 Rachel Street (same parcel as 2098 Rachel Street) extends over the property line into 920 Rachel Street. The appellant asserted that this structure must be maintained and further noted that it was omitted from the site plan.  A proposed window on the west side of Unit B at 920 Rachel Court would be located seven feet from, and face, the front entrance of the residence at 2080 Rachel Street.  The proposed excavations needed to construct the project buildings would damage adjacent properties. Although the Administrative Action was originally scheduled for December 15, 2025, staff delayed the decision to allow additional time to consider public comments and to meet with the neighbors in person at the project site to discuss the letter and any other concerns. Additional issues identified included questions regarding the legality of the existing lots and assertions that the surrounding properties had been developed in compliance with all applicable standards, including the Hillside Development Standards. This latter point had also been raised by the appellant during the first pub lic hearing. Page 19 of 248 Item 4a APPL-0027-2026; ARCH-0529-2024 Planning Commission Report – 3/11/2026 Prior to a decision on the Administrative Action, staff and the applicant , respectively, provided responses to the issues raised in public comment:  The retaining walls proposed in the northeast and southwest corners of the project site are not located on top of the property lines but are adjacent, as permitted under the Zoning Regulations (SLOMC 17.70.170(C)(2)). The applicant has confirmed that these structures can be constructed without impacting adjacent properties, which would be reviewed and verified by City staff during the Building permit plan check process. City staff did not identify any issues related to drainage or impacts on adjacent properties in review of the proposed retaining walls and excavation/grading work. Condition of Approval 8 provided in the January 2026 decision letter (see Attachment F) requires that the plans submitted for a building permit shall include elevations and detail drawings of all proposed fences and/or walls. Regarding the proximity of the proposed structures to the existing structures at 2080 and 2098 Rachel Street, the City’s Zoning Regulations do not establish minimum required distances between buildings and retaining walls. However, such adjacencies are often subject to applicable building and fire code requirements, with which this project must comply with. City staff did not identify any issues with the proposed development in relation to these existing structures.  Staff confirmed that the existing canopy attached to the residence at 2080 Rachel Street was not shown on the submitted site plan. The applicant was required to provide an updated site plan depicting this structure, which demonstrates that the proposed development is designed around the existing condition. Aside from this covered porch, staff found that the submitted plan set accurately depicts the project site and surrounding conditions sufficiently for the Director to render a decision.  Staff confirmed that the window proposed along the west side of Unit B, adjacent to the front entrance of the residence at 2080 Rachel Street, is consistent with applicable standards because it would be a glazed window, thereby meeting the requirements of Community Design Guideline 5.2(G), which states that windows located ten feet or less from a side lot line, or within ten feet of another dwelling, shall be positioned and/or screened to provide privacy for the residents of both structures (e.g., orientation of windows, offsetting windows, translucent or glazed windows, etc.). Condition of Approval 4 (see Attachment F) requires that the windows in the plans submitted for a building permit shall demonstrate compliance with this standard.  Although a survey of the property is not required at this stage of development review, one will be required during the Building permit plan check process. Per City and County records, the parcels shown in the plan set are legal and sufficient for the purposes of this review. Page 20 of 248 Item 4a APPL-0027-2026; ARCH-0529-2024 Planning Commission Report – 3/11/2026 In addition to the responses described ab ove, the applicant provided an assessment of nearby properties in response to the appellant’s claim that surrounding properties were all constructed in compliance with applicable standards. Figures 9 and 10, included in the plan set (see Attachment B, Sheet A6.0), show retaining walls and wall-and-fence combinations that exceed the four-foot height limit for walls longer than 20 feet. After considering public input and reviewing the staff report and application materials, the Administrative Action was approved ARCH-0529-2024 with an exception to retaining wall height limits (see Attachment F). 5.0 ENVIRONMENTAL REVIEW The project is categorically exempt from environmental review under Section 15332 (In - Fill Development Projects) of the California Environmental Quality Act (CEQA) because it is consistent with applicable General Plan policies and Zoning Regulations; is located on a site less than five acres in size; is surrounded by other urban uses; and is not a habitat for endangered, rare, or threatened species, as the site has been previously distur bed and landscaping cleared. Approval of the project will not result in significant effects related to: (a) traffic, because the project would not exceed the trip threshold (i.e., less than 110 daily vehicle trips) anticipated for Small Development Projects per the OPR CEQA Guidelines; (b) noise, because the project would comply with exterior and interior noise limits outlined in Chapter 9.12 (Noise Control); (c) air quality, because construction-related emissions are temporary; and (d) water quality because the project would implement drainage and stormwater improvements. Figure 10. Retaining wall and fence combination at 954 & 960 Rachel Ct Figure 9. Multiple retaining walls and wall and fence combination at 974 Rachel Ct Page 21 of 248 Item 4a APPL-0027-2026; ARCH-0529-2024 Planning Commission Report – 3/11/2026 6.0 ALTERNATIVES 1. The Commission could continue consideration of the item to a future date. An action to continue the item should include a detailed list of additional information or analysis required for the Commission to make a decision. Per Government Code 65905.59(a), a city shall not conduct more than five public hearings in connection with approval of a housing development project. This hearing is the second public hearing regarding this project. 2. The Commission could decide to uphold the appeal and direct staff to prepare a resolution denying the Minor Development Review application, ARCH-0529-2024. Per Government Code 65589.5, the City shall not disapprove a housing development project unless it can make written findings that the project would have a specific, adverse impact on the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the impact. 7.0 ATTACHMENTS A - Draft PC Resolution (APPL-0027-2026) B - Current Project Plans C - Original Project Plans D - April 2025 Administrative Hearing Decision Letter E - April 2025 Letter from Neighbors F - January 2026 Administration Action Decision Letter G - December 2025 Letter from Neighbors H - Retaining Wall Height Exception Exhibit I - Appeal Form (APPL-0027-2026) Page 22 of 248 RESOLUTION NO. PC-XXXX-26 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION DENYING AN APPEAL AND UPHOLDING THE COMMUNITY DEVELOPMENT DIRECTOR’S DECISION APPROVING MINOR DEVELOPMENT REVIEW APPLICATION ARCH-0529-2024 WITH AN EXCEPTION TO A HILLSIDE DEVELOPMENT STANDARD AT 920 & 930 RACHEL COURT (APPL-0027-2026) WHEREAS, on January 15, 2026 the Community Development Director approved Minor Development Review application ARCH-0529-2024 with an exception to a Hillside Development Standard pertaining to retaining wall heights and an associated tree removal application (TREE-0520-2024) for the construction of a multifamily residential project at 920 and 930 Rachel Court; Brian Rolph, applicant; and WHEREAS, on January 20, 2026, Mike McCormick filed an appeal of the Community Development Director’s decision to approve the Minor Development Review application with an exception to a Hillside Development Standard; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, on March 11, 2026, to consider the appeal of the Community Development Director’s decision to approve the Minor Development Review application with an exception to a Hillside Development Standard; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. Based upon all the evidence, the Planning Commission makes the following findings: Minor Development Review 1. The project is consistent with the General Plan’s Land Use Element (LUE) because it is a multifamily residential development consistent with the requirements of the Medium-Density Residential (R-2) Zone District. The project is also an infill development near to services and facilities like parks, retail, restaurants, and public transportation, as called for in LUE Policy 2.2.7. The project incorporates design choices, such as the front setback pattern, the scale, and form and architectural style that are compatible with the neighborhood character as called for in LUE Policy 2.3.9. Page 23 of 248 Resolution No. (2026 Series) Page 2 2. The project is consistent with the General Plan’s Housing Element (HE) because the project would result in a higher residential density that contributes to the City’s 6th Cycle RHNA production targets as called for in HE Policy 6.8, and it provides a design compatible with the existing neighborhood character as called for in HE Policy 7.1. 3. As proposed, the project is consistent with the Zoning Regulations because multifamily residences are an allowed use in the Medium-Density Residential (R-2) Zone. The project is consistent with the development standards outlined in SLOMC 17.18 (Medium-Density Residential), which includes, but is not limited to, density, lot coverage, setbacks, and height of structures. 4. The project is consistent with the policies of the Community Design Guidelines for multifamily and infill development. The design incorporates massing techniques and color palette choices complementary to the neighborhood’s craftsman architectural style. This includes, but is not limited to, wood panel and shingle siding and second-story front balconies. 5. As conditioned, the project provides adequate consideration of potential adverse effects on surrounding properties such as traffic, vehicular and pedestrian safety, visual, and scale, because the development (a) includes sufficient on-site parking; (b) will not result in parked vehicles that encroach to the public right-of-way or hinder line-of-sight requirements at an intersection; (c) incorporates design choices that are compatible with other developments in the surrounding neighborhood; and (d) incorporates building materials and colors consistent with surrounding residences. 6. As conditioned, the project would not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because it includes the construction of four residential units on a lot that allows for multifamily residential development and shall comply with all applicable Building Code and Fire Code requirements. Retaining Wall Height Exception 1. The proposed retaining wall height exception to facilitate construction of these residential units is consistent with the intent of the City’s Zoning Regulations and General Plan. The creation of these duplexes as proposed here provides infill residential development that is otherwise permitted by the City’s Zoning Regulations. The proposed design is consistent with every other development standard for multifamily residential development. Such development is also called for in HE Policy 6.8, requiring the City to support residential infill development for the purpose of meeting the 6th Cycle RHNA production targets. The proposed development also provides a design consistent with the existing neighborhood character as called for in HE Policy 7.1. 2. Due to the slope of the property, retaining walls are a necessary feature to maintain site integrity and manage drainage across the sloped site. The project has been designed to minimize the instances in which a retaining wall exceeds the allowed height while still providing the necessary support for the proposed structures and maintaining compliance with other grading requirements. Therefore, the proposed alternative provides a design solution that is equivalent to or better than the standards prescribed for quality, effectiveness, durability, and safety. 3. The instances in which retaining wall height exceeds the maximum allowable height are located within, at the rear, and along the side of the proposed development and will not impact any scenic resources. Additionally, as this is an infill development, the requested exception will not hinder opportunities for wildlife habitation, rest, and movement. Page 24 of 248 Resolution No. (2026 Series) Page 3 4. The proposed exception will not prevent the implementation of City-adopted plans, nor increase the adverse environmental effects of implementing such plans, as the proposed development is consistent with the building pattern of adjacent and surrounding properties. 5. The property’s existing topography, especially areas with significant elevation changes, necessitates the requested exception so that a residential development similar to surrounding properties may be developed on this site. 6. This exception will not constitute a grant of special privilege because adjacent and surrounding properties in this area also feature retaining walls that exceed the maximum allowable height for such structures. 7. This exception will not be detrimental to the public welfare or injurious to other properties in the area of the project as the current design minimizes the heights of retaining walls to the furthest extent possible while still properly managing site drainage and site integrity as not to impact adjacent properties. The development itself, including the retaining walls, shall comply with all applicable standards as required of similar residential development. 8. A redesign of the project would deny the property owner reasonable use of the property. The retaining wall height exception is necessary to allow a development that maintains prevalent design patterns in the surrounding neighborhood while still maintaining site integrity and properly managing site drainage. Requiring a redesign would require a reduction in the number of units that is otherwise allowed in the R-2 zone, therefore, denying reasonable use of the property. SECTION 2. Environmental Review. The project is categorically exempt from environmental review under Section 15332 (In-Fill Development Projects) of the California Environmental Quality Act (CEQA) because it is consistent with applicable General Plan policies and Zoning Regulations; is located on a site that is less than five (5) acres in size (0.5 acre); is surrounded by other urban uses (existing restaurants, temporary lodging, etc.); and is not a habitat for endangered, rare, or threatened species since it has been previously disturbed and landscaping cleared. Approval of the project will not result in significant effects related to (a) traffic because the project would not exceed the trip threshold (i.e., less than 110 daily vehicle trips) anticipated for Small Development Projects per the OPR CEQA Guidelines; (b) noise because the project would comply with exterior and interior noise limits outlined in Chapter 9.12 (Noise Control); (c ) air quality because construction-related emissions are temporary; and (d) water quality because the project would implement drainage and stormwater improvements. SECTION 3. Action. The Planning Commission does hereby deny the subject appeal filed by Mike McCormick, and upholds the Community Development Director’s decision to approve the Minor Development Review application with an exception to a Hillside Development Standard at 920 and 930 Rachel Court, under Minor Development Review application ARCH-0529-2024, based on the above findings, and subject to the following conditions: Planning Division - Community Development Department 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with approved plans. A separate, full-sized sheet shall be included in the working drawings submitted for a building permit that lists all conditions of approval and Page 25 of 248 Resolution No. (2026 Series) Page 4 applicable code requirements as Sheet No. 2. Reference shall be made in the margin of listed items as to where these requirements are addressed in the plans. Any change to the approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director and may be subject to review by the Architectural Review Commissio n, as deemed appropriate. 2. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and materials identified in the Development Review application. 3. Plans submitted for a building permit shall include recessed window details or equivalent shadow variation, and all other details including but not limited to awnings, cornices, and railings. Plans shall indicate the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds, recesses, and other related window features. Plans shall demonstrate the use of high-quality materials for all design features that reflect the architectural style of the project and are compatible with the neighborhood character to the approval of the Community Development Director. 4. Windows proposed throughout the residential development shall comply with Community Design Guideline 5.2(G) where one or more windows proposed ten feet or less from a side lot line, or within 10 feet of another dwelling, shall be located and/or screened to provide privacy for the residents of both structures (e.g., orientation of windows, offsetting windows, translucent or glazed windows, etc.). 5. Plans submitted for the building plan check shall include the locations of all exterior lighting. All wall-mounted lighting fixtures shall be clearly labeled on building elevations and complement the building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut sheets in the submitted plans. The selected fixture(s) shall be consistent with standards outlined in Municipal Code Section 17.70.100 (Lighting and Night Sky Preservation). 6. All ducts, meters, air conditioning equipment, and other mechanical equipment, whether located on the ground, roof, or elsewhere on the structure or property, shall be screened from public view with materials that are architecturally compatible with the structures to the satisfaction of the Community Development Director. Public view includes existing views from all public streets and sidewalks. Gas and electric meters, electric transformers, and large water piping systems (e.g., backflow prevention devices) shall be completely screened from public view with approved architectural features and/or landscaping or located in the interior of the residence or property. Please note this requirement applies to the initial construction of the building and any subsequent improvements. 7. Plans submitted for the building permit shall include the landscape and irrigation plans. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. Details on the proposed surfaces and finishes of hardscapes shall be included in the landscaping plan. 8. Plans submitted for the building permit shall include elevations and detail drawings of all proposed fences and/or walls. All proposed fences and walls shall be of high-quality materials such as pressure-treated wood fences, split-face block walls, etc. Fences facing the public right-of-way shall be constructed with the finished side of the fence facing the public right-of- way. For the life of the fence, the owner shall conduct all necessary repairs and maintenance to ensure the fence and associated landscaping, located between the fence and property line, Page 26 of 248 Resolution No. (2026 Series) Page 5 remain in a high-quality and orderly condition to the satisfaction of the Community Development Director. All proposed fences, walls, and hedges shall comply with standards outlined in Municipal Code Section 17.70.070 (Fences, Walls, and Hedges). Housing Policies and Programs – Community Development Department 9. Per Section 17.138.070 of the City’s Municipal Code, this project is subject to the City’s inclusionary housing requirements. The building permit submittal shall provide an inclusionary housing plan that describes how the project intends to meet the inclusionary housing requirement for this project. If the project is to use the in-lieu fee option, provide calculations on the plans to identify the estimated in-lieu fees. If affordable units are to be provided within the project, identify the specific limits intended to be dedicated and the specific income levels of each unit (e.g., low-income, moderate-income, etc.). Urban Forestry – Community Development Department 10. Trees requested for removal (TREE-0520-2024) include one (1) tree onsite (33-inch DSH Pinus pinea (Italian Stone Pine)) as shown on the Development Review application. The project shall replant, at a minimum, five (5) trees onsite, with three (3) being along the frontage of Rachel Court. These street trees shall be large-canopied trees and sufficient space shall be allocated to accommodate their rootzones to the satisfaction of the City Arborist. All tree species, size, and location adjustments at any time are subject to City Arborist approval. All proposed tree plantings shall be shown on the landscape plan. 11. The new compensatory tree(s) shall be planted per the City’s Engineering Standards for Tree Planting before the final building approval has been completed. Provide photographic evidence to the City Arborist (wgault@slocity.org) that trees have been planted. All trees planted as part of a compensatory plan shall survive and be retained. Any trees that do not survive or establish in good health, to the satisfaction of the City Arborist, shall be replanted. 12. California Fish and Game Code Section 3503.5 and the Migratory Bird Treaty Act of 1972 prevents the removal of trees with active nests. To account for most nesting birds, removal of trees should be scheduled to occur in the fall and winter (between September 1st and January 31st) and after the young have fledged. If removing trees during the nesting season (February 1st to August 31st), a qualified biologist shall inspect any trees marked for removal that contain nests to determine if the nests are active. If there are active nests, trees shall not be removed and may only be removed once a qualified biologist provides a confirmation memo that breeding/nesting is completed, and young have fledged the nest prior to removal of the tree to the satisfaction of the Community Development Director or City Biologist. 13. Trees not approved for removal shall be protected in accordance with the City’s Municipal Code and Engineering Standards and Specifications. Engineering Division 14. Prior to building permit issuance, the applicant shall submit a soils and geotechnical report for all proposed structures and drainage facilities and a final review letter from the soils engineer. This letter must state that the building plans have been reviewed and have been found to be in general conformance with recommendations in the report for evaluation of over-excavation and re-compaction depths and verify that structures on adjacent parcels will not be impacted by the over-excavation needed for site retaining walls and building foundations. Any soils engineer special inspection notes and the special inspection program shall be approved to the satisfaction of the Building Official. Page 27 of 248 Resolution No. (2026 Series) Page 6 15. Prior to building permit issuance, provide a full, Detailed Erosion Control Plan as part of the Building Permit application, per Drainage Design Manual section 10.1.1 Se 3.7, for project areas on slopes greater than or equal to 10%. See Section 10.4 for Detailed Erosion Control Plan Requirements. 16. Prior to request for final inspection, applicant shall install new, preserve existing, or re- establish destroyed survey monuments in accordance with City of San Luis Obispo Engineering Standard 1010, Section 9.1. Applicant shall construct all new and replacement monuments per Engineering Standard 9020. 17. Prior to building permit issuance, the applicant shall submit supporting documentation which demonstrates compliance with the City’s Floodplain Management Regulations, Drainage Design Manual (DDM), and the Post Construction Stormwater Regulations (PCR’s). Supporting documentation shall at least include: a. A project drainage report b. A completed Stormwater Control Plan – form available on the City’s website (update to show PR2) c. A Stormwater Control Plan (update to show PR2) d. An Operations and Maintenance Manual for all proposed stormwater improvements proposed to comply with Performance Requirements 2. Utilities Department 18. Building permit submittal shall include a site utility plan showing the size of existing and proposed sewer and water services. The plan shall clearly identify any existing utility service infrastructure proposed for demolition, abandonment, or replacement. The proposed utility infrastructure shall comply with the latest engineering design standards effective at the time the building permit is obtained. Engineer’s calculations shall be provided with the submittal of the building permit to conform water meter size, water service line size, and sewer lateral size. 19. The building permit shall include a final landscape design plan and irrigation plan and shall identify the square footage of landscaping proposed as part of the project. If greater than 500 square feet, applicant shall provide a Maximum Applied Water Allowance (MAWA) calculation. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall not exceed the project’s maximum applied water allowance (MAWA). 20. The project is located within a capacity constrained area and shall meet the wastewater flow offset requirements per Chapter 13.08.396 of the City’s Municipal Code prior to building permit issuance, to the satisfaction of the Public Works & Utilities Director. The Wastewater Offset Flow Application and a PDF version of the project plans shall be submitted to the Utilities Engineer at wastewateroffset@slocity.org. Page 28 of 248 Resolution No. (2026 Series) Page 7 Indemnification 21. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers, or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Upon motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this _______ day of _________, 2026. __________________________ Tyler Corey, Secretary Planning Commission Page 29 of 248 Page 30 of 248 RACHEL CT. DEVELOPMENT This project involves the development of 2080 Rachel St. into separate parcels where parcel 003-661-036 & 037 each shall include two new dwellings and two ADUs. As a result of state law, these ADUs should not count toward the R-2 zoning density maximum of two units—resulting in two units per parcel. The initial development will consist of demolishing an existing 425 sq ft building and re-grading the property. The overall development will consist of (2) single-story two bedroom units, (2) two-story two bedroom units, and (4) ADU units. SU R V E Y I N G I S T R U C T U R A L I C I V I L I U T I L I T I E S I P L A N N I N G I A R C H I T E C T U R E Page 31 of 248 SET NOT FOR CONSTRUCTION For planning purposes only, do not scale drawings 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com SU R V E Y I N G I S T R U C T U R A L I U T I L I T I E S I C I V I L I P L A N N I N G I A R C H I T E C T U R E Project Address: 2080 Rachel St. San Luis Obispo, CA 93401 APN: 003-661-036 & 037 Zoning: R-2 (Medium-Density Residential) Construction type VB Number of stories 2 Occupancy R-3 Lot Size: .13 acres (5,585 sq ft) & .13 acres (5,586 sq ft) Max. Density: 12 units per acre ((12 units per acre)(.13 acres) = 1.56 units) Max. Density Allowed: 2 units (min. per R-2) Density Proposed: 2 units per lot (4 total) Max. Lot Coverage: 50% permissible Lot Coverage Proposed: 2,026 sq ft (36.28%) [Refer to A1.3 for Lot Coverage Calc.] Lot coverage calculated excluding sq. ft. of ADUs per Code 17.70.120(B)(5). Allowable Height: 35’ Max Height Proposed: 25’-3” Front Setback: 20’ Side Setback: 5’ (Min.) Rear Setback: 5’ (Min.) Sprinklers Required Yes Sprinklers Proposed Yes Units Proposed on Both Parcels (1) Garage: 1,250 sq. ft. (1) Unit A: 1,064 sq. ft. 1 density unit (1) Unit B: 1,174 sq. ft. 1 density unit (1) ADU A: 419 sq. ft. 0 density unit (1) ADU B: 629 sq. ft. 0 density unit Total New Development sq. ft.: 3,286 sq. ft. 2 density units (per lot) Car & Bicycle Parking Calcs West Parcel Car Parking Required Bicycle Parking Req. (2/unit) Unit A Not Required per AB 2097* 2 Unit B Not Required per AB 2097* 2 ADU A Not Required for ADUs Not Required for ADUs ADU B Not Required for ADUs Not Required for ADUs 0 Req. (2 Provided) 4 Req. (4 Provided) East Parcel Car Parking Required Bicycle Parking Req. (2/unit) Unit A Not Required per AB 2097* 2 Unit B Not Required per AB 2097* 2 ADU A Not Required for ADUs Not Required for ADUs ADU B Not Required for ADUs Not Required for ADUs 0 Req. (2 Provided) 4 Req. (4 Provided) *Refer to Vicinity Map for the location of the Amtrak Station within a 1/2 mile of the project site. A1.0 Demo Site Plan A1.1 Existing Slope Exhibit A1.2 Existing Historical Determination A1.3 Landscape Plan A1.4 Site Plan A1.5 Site Plan A1.6 Grading & Section Cut Exhibit A2.0 West Parcel Floor Plans A2.1 East Parcel Floor Plans A2.2 ADU Floor Plans A3.0 Exterior Elevations West Parcel West Elev. A3.1 West Parcel West Elev. (10’ Dims.) Owner: Brian Rolph Email: brian.a.rolph@gmail.com 1334 Garden Street San Luis Obispo, CA 93401 Architect: Will Ruoff Email: willr@4-creeks.com 605 Santa Rosa Street Phone: 805.235.5333 San Luis Obispo, CA 93401 Civil Engineer: 4Creeks Contact: Danielle Lauinger 605 Santa Rosa Street Email: daniellel@4-creeks.com San Luis Obispo, CA 93401 Phone: 805.305.8715 PROJECT INFORMATION PROJECT DIRECTORY SHEET INDEX VICINITY MAP AGENCIES AND UTILITIES City of San Luis Obispo - Community Development Department Phone: (805) 781-7170 919 Palm Street San Luis Obispo, CA 93401 City of San Luis Obispo - Building Department Phone: (805) 781-7180 919 Palm Street San Luis Obispo, CA 93401 City of San Luis Obispo - Planning Department Phone: (805) 781-7170 919 Palm Street San Luis Obispo, CA 93401 City of San Luis Obispo - Public Works Department Phone: (805)781-7200 919 Palm Street San Luis Obispo, CA 93401 City of San Luis Obispo - Fire Department Phone: (805) 781-7380 2160 Santa Barbara Ave San Luis Obispo, CA 93401 PG&E Phone: (800) 743-5000 1250 Kendall Rd San Luis Obispo, CA 93401 A3.2 Exterior Elevations - West Parcel East Elev. A3.3 West Parcel East Elev. (10’ Dims.) A3.4 Exterior Elevations - East Parcel West Elev. A3.5 East Parcel West Elev. (10’ Dims.) A3.6 Exterior Elevations - East Parcel East Elev. A3.7 East Parcel East Elev. (10’ Dims.) A3.8 Exterior Elevations - South Elevation Unit A A3.9 Exterior Elevations - North Elevation Unit B A3.10 North Elevation Unit B (10’ Dims.) A3.11 Exterior Elevations - South Elevation ADU A3.12 Exterior Elevations - North Elevation ADU A4.0 Colors & Material - East Parcel A4.1 Colors & Materials - West Parcel A5.0 Perspective A5.1 Perspective A5.2 Perspective A6.0 Supporting Documents CIVIL C1.0 PROPERTY INFORMATION C2.0 GRADING & DRAINAGE C3.0 UTILITY PLAN C4.0 PROPOSED EASEMENTS C5.0 STORMWATER COMPLIANCE Page 32 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 27'-11" 13'-11" 25'-0" (E) SHED STRUCTURE TO BE DEMOLISHED (E) CONCRETE V-GUTTER TO REMAIN (E) AC DRIVEWAY TO BE DEMOLISHED (E) FENCE TO BE DEMOLISHED (E) DRIVE APPROACH TO BE DEMOLISHED RA C H E L C T (E) BUILDING TO BE TREE #1 TREE #2 TREE #3 (E) 12' NEIGHBORING WALL & FENCE HEIGHT DEMOLISHED 425 SQ FT DEMO (E) WATER METER LOCATION. COORDINATE WITH CIVIL DEMO (E) STAIRS PROPERTY LINE DEMO SITE PLAN LEGEND EXISTING TREE TO BE DEMOLISHED EXISTING TREE TO REMAIN, CONTRACTOR TO PROTECT IN PLACE TREE #1: 33" ITALIAN STONE PINE TREE #2: "BELOW SIZE LIMIT" VICTORIAN BOX TREE #3: "BELOW SIZE LIMIT" VICTORIAN BOX NOTE: REFER TO ARBORIST REPORT FOR FURTHER INFORMATION ON TREES TREE DEMO LIST TO BE DEMOLISHED AFTER FURTHER INVESTIGATION, WE HAVE FOUND THE EXISTING 425 SQ FT BUILDING IS CMU, DOES NOT HAVE PLUMBING OR ELECTRICITY, AND SERVED AS A SHED/WAREHOUSE FOR THE PRIMARY BUILDING ON THE PROPERTY. THE STRUCTURE IS ACCESSORY IN NATURE AND DOES NOT HAVE ANY HISTORICAL EVIDENCE OR ASSOCIATION WITH ANY MASTER ARCHITECTS/BUILDER OR EVENT. EXISTING STRUCTURES A1.0DEMO SITE PLAN SCALE: 1/16” = 1’-0” N (E) SHED STRUCTURE TO BE DEMOLISHED (E) BUILDING TO BE DEMOLISHED [425 SQ FT] REFER TO SHEET A1.1 FOR THE HISTORICAL DETERMINATION ON THE EXISTING 425 SQ FT STRUCTURE. Page 33 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com (E) TOPO SLOPE AREA BREAKDOWN AVG SLOPE 1: 23.33% AREA: 3,162 SQ FT AVG SLOPE 2: 13.86% AREA: 1,460 SQ FT AVG SLOPE 3: 26.26% AREA: 2,248 SQ FT AVG SLOPE 4: 17.49% AREA: 1,870 SQ FT AVG SLOPE 5: 25% AREA: 1,341 SQ FT AVG SLOPE 6: 2.5% AREA: 1,088 SQ FT AVG SLOPE = WEIGHTED AVERAGES = [(3,162x23.33) + (1,460x13.86) + (2,248x26.26) + (1,870x17.49) + (1,341x25) + (1,088x2.5)] / 11,169 =19.88%>16% PARCEL HAS AN AVG NATURAL SLOPE GRADIENT GREATER THAN THE 16% SPECIFIED PER §17.106.030(B)(1). DUE TO VARIABLE SLOPES THROUGHOUT THE PROPERTY A WEIGHTED AVERAGE WAS THE MORE ACCURATE METHOD OF APPROACH USED TO CALCULATE THE AVERAGE SLOPE. THE PROPOSED SITE DESIGN IS IN COMPLIANCE WITH MC 17.70.090 HILLSIDE DEVELOPMENT STANDARDS. SLOPE EXHIBIT LEGEND A1.1EXISTING SLOPE EXHIBIT SCALE: 1/16” = 1’-0” SLOPE 3 [26.26 % ] SLOPE 4 [17.49%] S L O P E 5 [ 2 5 % ] 3,162 SQ FT AREA 52.5' FT LENGTH 314.75'-302.5' = 12.25' RISE 12.25'/52.5' = 23.33% 1,460 SQ FT AREA 41.5' FT LENGTH 317.75'-312' = 5.75' RISE 5.75'/41.5'=13.86% 2,237 SQ FT AREA 49.5' FT LENGTH 314'-301' = 13' RISE 13'/49.5'=26.26% 1,885 SQ FT AREA 45.75' FT LENGTH 304'-296.5' = 8' RISE 8'/45.75'=17.49% SLOPE 6 [2.5%] SLOPE 6 [2.5%] 1,337 SQ FT AREA 41' FT LENGTH 301.5'-291.25' = 10.25' RISE 10.25'/41'=25% SLO P E 1 [ 2 3 . 3 3 % ] S L O P E 2 [ 1 3 . 8 6 % ] N Page 34 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com A1.2EXISTING HISTORICAL DETERMINATION SCALE: 1/16” = 1’-0” AFTER FURTHER INVESTIGATION, WE HAVE FOUND THE EXISTING 425 SQ FT STRUCTURE IS CMU, DOES NOT HAVE PLUMBING OR ELECTRICITY, AND SERVED AS A SHED/WAREHOUSE FOR THE PRIMARY BUILDING ON THE PROPERTY. THE STRUCTURE IS ACCESSORY IN NATURE, BEARS NO ARCHITECTURAL SIGNIFICANCE, AND DOES NOT HAVE ANY HISTORICAL EVIDENCE OR ASSOCIATION WITH ANY MASTER ARCHITECTS/BUILDER OR EVENT. TAX RECORDS, PROPERTY DEEDS, AND THE LOCAL RECORD OFFICE PROVIDE NO NOTABLE INFORMATION ON THE PROPERTY. A LACK OF REBAR/REINFORCEMENT THROUGHOUT THE ENTIRE STRUCTURE MAKES IT UNOCUPPIABLE AND HAZARDOUS TO ANY POTENTIAL OCCUPANTS. EXISTING STRUCTURE Page 35 of 248 SET NOT FOR CONSTRUCTION For planning purposes only, do not scale drawings 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com SU R V E Y I N G I S T R U C T U R A L I U T I L I T I E S I C I V I L I P L A N N I N G I A R C H I T E C T U R E A1.3LANDSCAPE PLAN SCALE: 1/16” = 1’-0”N Lot Coverage: 1,250 sq. ft. Garage 776 sq. ft. Unit B (1st Floor) 2,026 sq. ft. Lot Coverage (excluding ADUs) RACHEL COURT RA C H E L S T R E E T GARAGE & STORAGE 1,250 SF GARAGE & STORAGE 1,250 SF 20 ' - 0 " 10'-0" 5'-0" 5'-0" ADJACENT DWELLING ADJACENT DWELLING ADJACENT DWELLING ADJACENT DWELLING 5' - 1 " 5' 7'5' 6' 5'-9"6'6'-1"6' (N) STREET TREE (N) STREET TREE 10 ' - 5 " (N) STREET TREE (N) TREE (N) TREE Page 36 of 248 SET NOT FOR CONSTRUCTION For planning purposes only, do not scale drawings 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com SU R V E Y I N G I S T R U C T U R A L I U T I L I T I E S I C I V I L I P L A N N I N G I A R C H I T E C T U R E A1.4SITE PLAN SCALE: 1/16” = 1’-0” RACHEL COURT RA C H E L S T R E E T 4' - 0 " 4'-0" 4'-0" 4' 10'-0" 5' 5' 20 ' - 0 " 8'-6" 6'-0"8'-6" UNIT B 1ST FLR. 2 BED 776 SF FF: 309.42 UNIT B 1ST FLR. 2 BED 776 SF FF: 304.35 UNIT A 2 BEDROOM 1,064 SF FF: 294.35 UNIT A 2 BEDROOM 1,064 SF FF: 299.42 ADU A 1 BED 419 SF FF: 304.75 ADU B 2 BED 629 SF FF: 308 ADU A 1 BED 419 SF FF: 311.42 ADU B 2 BED 629 SF FF: 314.25 ADJACENT DWELLING ADJACENT DWELLING ADJACENT DWELLING 39 SF DECK 34 SF DECK34 SF DECK 39 SF DECK ADJACENT DWELLING ADMINISTERIAL APPROVAL PER CA STATE LAW ADMINISTERIAL APPROVAL PER CA STATE LAW (E)COVERED PATIO TO REMAIN N W SS GAS For Rent (6%): 3% for Very Low-Income Households (rounded down) per SLOMC 17.138.040(B)(2) (2 Units)(.03) = .06 Units Rounded down to 0 Low-Income Units 3% for Low-Income Households (rounded up) per SLOMC 17.138.040(B)(2) (2 Units)(.03) = .06 Units Rounded up to 1 Low-Income Units In-Lieu Fee: ((Remaining Fractional Inclusionary Req.) X (For Rent In-Lieu Fee))(Habitable Area) ((0.12) X ($21.42 / square foot)) (2,238 sq. ft.) = ($5,752.56 / lot) (2 lots) = Total In-Lieu Fee: $11,505.12 Inclusionary Affordable Housing In-Lieu Fee Calc. Page 37 of 248 SET NOT FOR CONSTRUCTION For planning purposes only, do not scale drawings 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com SU R V E Y I N G I S T R U C T U R A L I U T I L I T I E S I C I V I L I P L A N N I N G I A R C H I T E C T U R E A1.5SITE PLAN SCALE: 1/16” = 1’-0” RACHEL COURT RA C H E L S T R E E T 10'-0"12'-1"12'-1" 10'-0"5'10'-0"5' 5' 8' 10 ' - 1 12" 10 ' - 1 12" UNIT B 2ND FLR. 2 BED 398 SF UNIT B 2ND FLR. 2 BED 398 SF ADJACENT DWELLING ADJACENT DWELLING ADJACENT DWELLING ADJACENT DWELLING 10 ' - 0 " 61 ' - 6 " 51 ' - 5 " 61 ' - 1 1 " 50 ' - 1 1 " 26 ' - 5 " SECOND STORY MASS CENTERED ON PROPERTY AS MUCH AS POSSIBLE N W SS GAS Page 38 of 248 SET NOT FOR CONSTRUCTION For planning purposes only, do not scale drawings 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com SU R V E Y I N G I S T R U C T U R A L I U T I L I T I E S I C I V I L I P L A N N I N G I A R C H I T E C T U R E A1.6GRADING & SECTION CUT EXHIBIT SCALE: 1/16” = 1’-0” RACHEL COURT RA C H E L S T R E E T 01A 03A 03E 03E 01C 01C 01A 03A 03B 01B 03B 01B 01E 01E 03D 03D ADJACENT DWELLING ADJACENT DWELLING ADJACENT DWELLING ADJACENT DWELLING A 3.6/7 A 3.0/1 A 3.2/3 A 3.4/5 A 3.8 A 3.11 A 3.9/10 A 3.12 N W SS GAS Page 39 of 248 SET NOT FOR CONSTRUCTION For planning purposes only, do not scale drawings 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com SU R V E Y I N G I S T R U C T U R A L I U T I L I T I E S I C I V I L I P L A N N I N G I A R C H I T E C T U R E WEST PARCEL FLOOR PLANS A2.0SCALE: 1/8” = 1’-0”N 1 GARAGE FLOOR PLAN 2 DUPLEX FLOOR PLAN 3 DUPLEX SECOND FLOOR PLAN Page 40 of 248 SET NOT FOR CONSTRUCTION For planning purposes only, do not scale drawings 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com SU R V E Y I N G I S T R U C T U R A L I U T I L I T I E S I C I V I L I P L A N N I N G I A R C H I T E C T U R E EAST PARCEL FLOOR PLANS A2.1SCALE: 1/8” = 1’-0”N 1 GARAGE FLOOR PLAN 2 DUPLEX FLOOR PLAN 3 DUPLEX SECOND FLOOR PLAN Page 41 of 248 SET NOT FOR CONSTRUCTION For planning purposes only, do not scale drawings 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com SU R V E Y I N G I S T R U C T U R A L I U T I L I T I E S I C I V I L I P L A N N I N G I A R C H I T E C T U R E ADU FLOOR PLANS A2.2SCALE: 1/8” = 1’-0”N 2 ADU FLOOR PLAN (EAST)1 ADU FLOOR PLAN (WEST) ADMINISTERIAL APPROVAL PER CA STATE LAW. ADMINISTERIAL APPROVAL PER CA STATE LAW. Page 42 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com EXTERIOR ELEVATIONS A3.0SCALE: 3/32” = 1’-0”N WEST PARCEL - WEST ELEVATION (DOWNHILL SIDE) 290 300 295 290 305 01A 35' MAX. HEIGHT FF 304.75 FF 304.35 FF 294.35 285285 8'-6" FROM PL 15'-0" FROM PL 5'-0" FROM PL 4'-0" FROM PL 20'-0" 18 ' - 7 " 24 ' - 1 " 15 ' - 0 " 4'-0" 4'-0" 24 ' - 2 " 10 ' - 6 " 11 ' - 5 " 9' - 5 " 20 ' - 7 " 8' - 1 0 " 11 ' - 7 " Page 43 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 290 300 295 290 305 01A 35' MAX. HEIGHT FF 304.75 FF 304.35 FF 294.35 285285 20'-0" 11 ' - 0 " 10 ' - 6 " 10 ' - 0 " 11 ' - 5 " 10 ' - 7 " 11 ' - 0 " 11 ' - 4 " 11 ' - 2 " 13 ' - 6 " 14 ' - 1 1 " 14 ' - 9 " 14 ' - 1 1 " 9' - 9 " 4'-0" 8' - 1 0 " 8' - 1 0 " 8' - 1 0 " 24 ' - 0 " 20 ' - 6 " EXTERIOR ELEVATIONS A3.1SCALE: 3/32” = 1’-0”N WEST PARCEL - WEST ELEVATION (DOWNHILL SIDE) DIMENSIONS EVERY 10’ Page 44 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 290 300 295 290 305 03A FF 308 FF 304.35 285 6'-0" FROM PL 5'-0" FROM PL 4'-0" FROM PL 8'-0" FROM PL 5'-0" FROM PL 35' MAX. HEIGHT 20'-0" 13 ' - 9 " 12 ' - 5 " 9' - 1 " 8' - 1 0 " 4'-0" 4'-0" 19 ' - 2 " 3' - 5 " 17 ' - 2 " 14 ' - 1 1 " 5' - 1 1 " 9' - 0 " 4' - 1 1 " EXTERIOR ELEVATIONS A3.2SCALE: 3/32” = 1’-0”N WEST PARCEL - EAST ELEVATION (UPHILL SIDE) Page 45 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 290 300 295 290 305 03A 35' MAX. HEIGHT FF 308 FF 304.35 285 20'-0" 18 ' - 1 0 " 10 ' - 2 " 4'-0" 13 ' - 1 0 " 10 ' - 3 " 8' - 1 1 " 8' - 1 0 " 9' - 9 " 8' - 7 " 9' - 1 1 " 9' - 8 " 9' - 5 " 6' - 4 " 18 ' - 1 0 " 18 ' - 8 " 15 ' - 5 " 9' - 4 " 24 ' - 3 " 20 ' - 1 " EXTERIOR ELEVATIONS A3.3SCALE: 3/32” = 1’-0”N WEST PARCEL - EAST ELEVATION (UPHILL SIDE) DIMENSIONS EVERY 10’ Page 46 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 300 305 310 295 290 315 295 290 01B 35' MAX. HEIGHT FF 309.42 FF 299.42 FF 311.42 8'-6" FROM PL 15'-0" FROM PL 5'-0" FROM PL 4'-0" FROM PL 14 ' - 1 1 " 17 ' - 8 " 20'-0" 4'-0" 4'-0" 6' - 7 " 12 ' - 1 1 " 6' - 1 " 23 ' - 3 " 8' - 6 " 10 ' - 1 1 " 18 ' - 2 " 8' - 1 0 " 9' - 3 " EXTERIOR ELEVATIONS A3.4SCALE: 3/32” = 1’-0”N EAST PARCEL - WEST ELEVATION Page 47 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 300 305 310 295 290 315 295 290 35' MAX. HEIGHT FF 309.42 FF 311.42 01B FF 299.42 20'-0" 19 ' - 2 " 4'-0" 9' - 6 " 10 ' - 0 " 15 ' - 7 " 19 ' - 1 " 8' - 1 0 " 8' - 1 0 " 25 ' - 3 " 24 ' - 9 " 10 ' - 8 " 10 ' - 1 0 " 11 ' - 1 " 11 ' - 3 " 9' - 1 0 " 12 ' - 7 " 9' - 2 " 11 ' - 8 " EXTERIOR ELEVATIONS A3.5SCALE: 3/32” = 1’-0”N EAST PARCEL - WEST ELEVATION DIMENSIONS EVERY 10’ Page 48 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 300 305 310 295 290 315 295 290 03B 35' MAX. HEIGHT FF 314.25 FF 299.42 8'-0" FROM PL 4'-0" FROM PL 6'-0" FROM PL 5'-0" FROM PL FF 309.42 5'-0" FROM PL 16 ' - 4 " 14 ' - 1 1 " 20'-0" 4'-0" 4'-0" 11 ' - 7 " 2' - 7 " 19 ' - 1 0 " 5' - 7 " 7' - 0 " 14 ' - 1 0 " 9' - 0 " 5' - 1 0 " 9' - 1 1 " EXTERIOR ELEVATIONS A3.6SCALE: 3/32” = 1’-0”N EAST PARCEL - EAST ELEVATION (UPHILL SIDE) Page 49 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 300 305 310 295 290 315 295 290 35' MAX. HEIGHT FF 314.25 FF 309.42 FF 299.4203B 35' MAX. HEIGHT 20'-0" 14 ' - 1 0 " 14 ' - 4 " 10 ' - 5 " 5' - 1 1 " 15 ' - 4 " 4'-0" 8' - 1 0 " 6' - 8 " 6' - 5 " 9' - 4 " 9' - 2 " 9' - 0 " 8' - 1 0 " 16 ' - 6 " 15 ' - 6 " 15 ' - 4 " 8' - 8 " 20 ' - 8 " 23 ' - 7 " 13 ' - 4 " EXTERIOR ELEVATIONS A3.7SCALE: 3/32” = 1’-0”N EAST PARCEL - EAST ELEVATION (UPHILL SIDE) DIMENSIONS EVERY 10’ Page 50 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 300 305 310 315 01C 295 290 300 295 290 35' MAX. HEIGHT FF 294.35 FF 299.42 5'-0"10'-0" 10'-0" 8'-0" 10'-0" 5'-0" 8'-0" 17 ' - 1 0 " 14 ' - 1 0 " 8' - 1 0 " 14 ' - 2 " 8'-6"6'-0"6'-0"8'-6" 15'-0" 9' - 1 1 " 17 ' - 9 " 5' - 1 0 " 5'-0" 5' - 3 " EXTERIOR ELEVATIONS A3.8SCALE: 3/32” = 1’-0”N SOUTH ELEVATION - UNIT A Page 51 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 305 310 315 03D 35' MAX. HEIGHT FF 304.35 FF 309.42 5'-0"10'-0"10'-0" 8'-0" 10'-0" 5'-0" 8'-0" 5'-0" 15'-0" 5'-0" 3' - 3 " 12 ' - 3 " 15 ' - 2 " 5' - 1 0 " 12 ' - 6 " 3' - 6 " 10 ' - 3 " 19 ' - 7 " EXTERIOR ELEVATIONS A3.9SCALE: 3/32” = 1’-0”N NORTH ELEVATION - UNIT B Page 52 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 305 310 315 03D 35' MAX. HEIGHT FF 304.35 FF 309.42 23 ' - 7 " 5'-0"10'-0"10'-0"10'-0" 5'-0" 8'-0" 5'-0"5'-0" 19 ' - 4 " 11 ' - 5 " 6' - 9 " 19 ' - 4 " 10 ' - 0 " 5' - 2 " 23 ' - 7 " 7' - 6 " 11 ' - 1 0 " 7' - 0 " 10 ' - 3 " EXTERIOR ELEVATIONSA3.10SCALE: 3/32” = 1’-0”N NORTH ELEVATION - UNIT B DIMENSIONS EVERY 10’ Page 53 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 300 300 305 310 315 320 01E 16' MAX. ADU HEIGHT FF 304.75 FF 314.25 FF 308 FF 311.42 5' - 5 " 6' - 4 " 6' - 7 " 11 ' - 6 " 4'-0" 4'-0" 11 ' - 2 " 8' - 3 " 5'-0"5'-0" EXTERIOR ELEVATIONS A3.11SCALE: 3/32” = 1’-0”N SOUTH ELEVATION - ADU Page 54 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 300 03E 300 305 310 315 320 16' MAX. ADU HEIGHT FF 308 FF 304.75 FF 314.25 FF 311.42 9' - 3 " 7' - 2 " 11 ' - 0 " 16 ' - 0 " 11 ' - 3 " 4'-0" 4'-0" 14 ' - 1 1 " EXTERIOR ELEVATIONS A3.12SCALE: 3/32” = 1’-0”N NORTH ELEVATION - ADU Page 55 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com COLORS & MATERIALS - EAST PARCEL A4.0SCALE: 3/32” = 1’-0”N M3 COMPOSITE ROOF SHINGLES OWENS CORNING BROWN / DARK BROWN M2 CMU BASE ORCO BLOCK LEGEND M6 VINYL WINDOW MILGARD V250 STYLE LINE SERIES WHITE M7 VINYL SLIDING PATIO DOORS MILGARD V300 TRINSIC SERIES SLIDING PATIO DOOR - T M5 FIBER CEMENT SHIPLAP SIDING JAMES HARDIE - HARDIE® PLANK “CANVAS BEIGE” M9 FIBER CEMENT SHINGLE SIDING JAMES HARDIE - HARDIE® SHINGLE “NAVAJO BEIGE” M1 PAINTED FASCIA & DECK EAVE SHERWIN-WILLIAMS “SW 7005 - PURE WHITE” M5: FIBER CEMENT SHIPLAP SIDING M6: VINYL WINDOW, TYP. M1: ROOF FASCIA M9: SHINGLE SIDING M5: FIBER CEMENT SHIPLAP SIDING M7: VINYL SLIDING PATIO DOORS M9: SHINGLE SIDING M1: DECK EAVEDECORATIVE ENTRY DOOR AS SELECTED SINGLE GARAGE DOOR M3: COMPOSITE ROOF SHINGLES Page 56 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com A4.1SCALE: 3/32” = 1’-0” M4: FIBER CEMENT SHIPLAP SIDING M6: VINYL WINDOW, TYP. M1: ROOF FASCIA M4: FIBER CEMENT SHIPLAP SIDING M7: VINYL SLIDING PATIO DOORS M1: DECK EAVEDECORATIVE ENTRY DOOR AS SELECTED SINGLE GARAGE DOOR M3: COMPOSITE ROOF SHINGLES M8: SHINGLE SIDING M8: SHINGLE SIDING M3 COMPOSITE ROOF SHINGLES OWENS CORNING BROWN / DARK BROWN M2 CMU BASE ORCO BLOCK LEGEND M6 VINYL WINDOW MILGARD V250 STYLE LINE SERIES WHITE M7 VINYL SLIDING PATIO DOORS MILGARD V300 TRINSIC SERIES SLIDING PATIO DOOR - T M4 FIBER CEMENT SHIPLAP SIDING JAMES HARDIE - HARDIE® PLANK “SAN PEDRO GREEN” M8 FIBER CEMENT SHINGLE SIDING JAMES HARDIE - HARDIE® SHINGLE “MOUNTAIN SAGE” M1 PAINTED FASCIA & DECK EAVE SHERWIN-WILLIAMS “SW 7005 - PURE WHITE” COLORS & MATERIALS - WEST PARCEL N Page 57 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com A5.0PERSPECTIVE NOT TO SCALE Page 58 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com A5.1PERSPECTIVE NOT TO SCALE Page 59 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com A5.2PERSPECTIVE NOT TO SCALE Page 60 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com A6.0SUPPORTING DOCUMENTS NOT TO SCALE SUPPORTING IMAGERY ADDRESS: 2072 Rachel St. N ADDRESS: 940 Transition to 948 Rachel Ct. ADDRESS: 2072 Rachel St. S ADDRESS: 948 Transition to 954 Rachel Ct. ADDRESS: 2072 Rachel St. N Zoomed In ADDRESS: 954 Transition to 960 Rachel Ct. ADDRESS: 2080 & 2098 Rachel Ct. ADDRESS: 974 Rachel Ct. Page 61 of 248 GARAGE: 294.35 FF92E:GGARAGE: 294.35 FF GARAGE: 299.42 FF2 GGARAGE: 299.42 FF 1ST FLR: 308.0 FF 1ST FLR: 314.25 FF1ST FLR: 314.25 FF 1ST FLR: 309.42 FF1ST FLR: 309.42 FF1ST FLR: 304.35 FF 1ST FLR 311.42 FF 1ST FLR 304.75 FF304.75 FF SDSD SDSD SD SD SD Page 62 of 248 GARAGE: 294.35 FF GARAGE: 299.42 FF 1ST FLR: 308.0 FF1ST FLR: 308.0 FF 1ST FLR: 314.25 FF1ST FLR: 314.25 FF 1. 5 % 111 C 289.842 FL (289.76)899.76)2 C 290.442290 442 C 292.14292.14CC 9922 1114 FL (292.06)FFLL (2FFLL FL (292 06)FFLL C 292.562.56 C29327C29327C29327C 293.27C29327C29327C29327C 293.27C 293.27C 293.27CCCCC C 293.27293 27 FF 294.35FF 2FFFFFFFFFFFFFF F FFFF C 294.27CCCCCCC222229 FF 294.352222222FF59443522229222222222355FF 4.272.2222222222722222C 294CC 29 18 . 5 % %5%5% 888. 1 %%%%% 4. 7 % 4 7% 4 C 294.90 FL (294.82) C 296.07296.070777 FL (295.99) C 295.50 C 296.676.67 C29834C298.34C29834C298.34C298.34C29834C298.34C 298.34C298.34C298.34 C29834C29834C29834C29834C29834C29834C29834C29834C298.34C29834C 298.34C298.34C29834C298.34444444444444444444444CC FF 299.42 C 299.34 FF 299.42FFFF22999FFF C 299.34 FL 313.44FL G 312.592.5 FL 312.499 G (313.49)() G (314.52)G () G (315.6)G (() 1ST FLR: 309.42 FF1ST FLR: 309.42 FF1ST FLR: 304.35 FFT T1ST FLR: 304.35 FF G 314.10 G (313.00)() G (318.3) HP () G 314.21 G (317.5)() G 314.16 G (317.7))() G 314.10 G (317.4)()18.6% 1ST FLR 311.42 FF311.42 FF G 309.30G 308.30 G 306.83GG3 G 306.753000 G 307.33 G 307.25 G 307.53 G 307.77 G 309.00 2. 0 % G (301.92)() (17.5%)(( G (303.63)() G 307.14G 303.78 G 302.85G (302.65)() 1ST FLR 304.75 FFFFF304.75 FF G 303.91 G (303.8)() FL 314.27 FL 314.43 HP G 314.73GGG3314473331 G 314.68 HP 2. 0 % G (310.66)G () G 310.75 C 294 18C 294 18C 294.18C 294 18C 294 18 C 293 0202C 293 02C 293 02C 293 02C 293 02C 293 02C 293 02C 293.02C 293 02C 293.02C 293.02C 293 02C 293.02C 293.02C 293.02C 293.02 C 293 8C 293.58C 293 8C 293 89999 C29327293 27C293.27C29327C 293.27C293.27C29327C293.27CCCCCCCC C 294.27 C299.24299 24C299.24C299.24C 299.24C299.24C299.24C299.24C 299.24C 299.24C 299.24 C 297.363 C 298 34C 298 34C 298 34C 298 34C 298 34C 298 34C 298 34C 298 34C 298 34C 298.34C 298 34C 298 34C 298 34 C 298.34C 298.3488.88 44443333 11 . 1 % 18 . 5 % % C29774C29774C29774C29774C29774C29774C29774C29774C 297.74C29774C29774 C 298 57C 298 57C 298 57C 298 57C 298 57C 298 57C 298 57C 298.57C 298 57C 298 5788888885555555577CCCCCCC 29 C29929C29929C29929C29929C29929C29929C29929C29929C29929C299.29C29929C29929C29929C299.29C299.29C 299.29C299.29C299.29C299.29 C 299.38 C 299.40C 299.4099.2 C 299.50 C 299.499 G 304.4 1. 3 % 2. 0 %2. 0 % 2 0.0 FF 304.35 C 304.33 C 304.333004.33 C 304.22 FF 304.35 C 304.29 0.8 % G 305.42G 300.3500000 G (292.4)() G 298.6GG 2 6666666666666666GG29G 296.888GGGG 296. G (297.0)GGGG (2GG (G ()(G 299.1G299GG229999991G G 229229929999999999GGGGGGGGGGGGGGGGGGGGGGG FF 309.42 C 309.40 FF 309.42 C 309.38 C 309.38 G 304.3 C 309.36 C 309.30 C 304.44 1. 0 % C 304.44 FF 309.42 C 309.39 FF 309.423309.423 C 309.36 C 309.40 C 309.35C 309.35CC 3C CC C 307.87 C 307.87 C 311.40C 311.32 1.4%.4%.4%.4%C 314314.10314314 C 314.23 1.5%%%%%% C 308.00088.0 C 307.92 0.8%C 307.87C 307CCC 307.95 C 309.3193193193131333 0.5% C 307.87 C 307.80 C 307.80 C 307.7777777 C 307.81FF 304.35 C 304.32CC FF 304.35FFFF 304 35FF C 304.29 CC 30044 229CC 3CCC C 304.453303 1.3%33%%%3%%%%%% C 304.25C 304.25C 33 C 304.73C0004.7 C 304.65 C 304.25C330042C255 C 304.299CCC C 304.242442.22242444CC304C 304.2CC30422C CC C 33 G (303.7)GGG ((303.7() G 304.00GG30 C 307.79 C 307.79 C 304.55 7%77777 0.777 C 304.54 G 295.38 G 314.6 FL 303.33 G (303.98)(3300333998(3((3G 888()( G (303.26)30033 2263333033.26G(2226() G 298.5GG 2998 FL 299.0 20 % 25%% 50 3633 TG 309.28 G 309.2 CC C 307.83 C 304.51 C 293 50C 293 50C 293 50C 293.50C 293 50C 293 50C 293 50 00000000000000000000G 292.502502929292209292.2 5555005G 2292292G22222G (292.0)() LIP 300.95L G (303.0)03() LIP 301.90190 FL 301.65 G (303.83)GG (3 383)33 88() G (302.0)() FL 300.70FLF FL/G 298.65 G 309.92 2. 0 % %%% 2. 0 % 20 % 22 G 307.77 G (307.55)() G (308.47)() G 313.10 G 313.85 G 313.955.0 % 5.0 % CC 30044.2222 00000000000000000000000000000000000000 34353 4. 3 . G G 3 299 3 9 GGGGG FF C2949 7 25% GARAGE: 294.35 FF GARAGE: 299.42 FF 1ST FLR: 308.0 FF1ST FLR: 308.0 FF 1ST FLR: 314.25 FF1ST FLR: 314.25 FF 1ST FLR: 309.42 FF1ST FLR: 309.42 FF1ST FLR: 304.35 FFT T1ST FLR: 304.35 FF 1ST FLR 311.42 FF311.42 FF 1ST FLR 304.75 FFFF304.75 FF TW 301.00W G 298.0298 TW 300 000TW 300 00TW 300 00TW 300 00TW 300 00TW 300 00TW 300 00TW 300.00TW 300 00TW 300 00 G 299.3 G 298.0G 2988.00 G2980G2980G2980G2980G 298.0G2980G2980G2980G 298.0G 298.0G 298.0 C29857C29857C29857C29857C29857C29857C29857C 298.57C29857C 298.C 298.C29857C 298.8888888 5555555577CCC CCCCC C C 2299 TW 300.67TWT FL 300.00FLF TW 301.33TTTTWWWWTWTTTTTTTWTWWTTTTTTTTWTWWTTTT FL 300.70FLF C 299.34CCC2 TW 303.33 G 303.0GG 3 TW 318.00 G (315.6) TW 318.67 G (318.3) HP TW 318.67 TW 318.00W 33 8. G (317.5)GG (331777 5(331 G 314.68GG 3 TW 318.67 TW 318.00 G (317.7) G 314.16 TW 318.0000 G (317.4) G 314.10 TW 316.67 TW 316.00 G (315.67)TW 314.00 G 313.02 G 307.77 TW 309.33 TW 308.67 G (308.47)TW 308.67 G 307.59 G 313.55 G 312.0 TW 314.67 C 314.23 TW 314.67 C 314.23 TW 3144314.6731314 C 314.10 C 309.35CCC 309.35CCCCCCC C 3CCC TW 312.00 C 311.40 TW 312.00 C 311.32 C 309.3131313131 TW 308.673 C 307.87C 303333 7 TW 311.33 C 307.87 G 309.30G TW 308.33TTWW330 C 307.80C G 306.836. G 306.75G TW 308.33 TW 309.00 G 308.30G3 TW 309.33 G 309.00 33TW 308.3TTTT G 307.81307.GGGG 33330GGGGGGGGGGG3303007 8G G 33330077.8....8111GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG C 304.45040444454.445CCCC330000444444C 330044.433333030404000444 4444445530300400444.4.4.44455555555CCCCCC TW 308.67TW 3 C 307.87 TW 308.67 C 307.95 TW 308.67 C 307.80 C 304.65C30465555 C 304.25CCCC 304.25C44 C 304.7330 TW 297.67TWW229TTWWWWWWTTTWWWWWW W 222977 G (297.0)GG (GG TW 297.00TTWWW2222200 G (292.4)GG ()TW 299.0000299.0000TW9.9..00 C 294.27CCC 222994942222777 G 298.68GG 298888 666292988888G 296.829966.88 TW 298.67T G 295.38 TW 300 00TW 300.00TW 300 00TW 300 00000 C 294 18C 294 18C 294.18C 294 18C 294 188 TW 300.00 C 294.27 TW 300.00 C 299.40 TW 300.00TW 300.00 C 299.24 C29929C 299.29C29929C29929 C 299.38 TW 300.00 C 299.49 TW 304.67 C 304.22 TW 305.33 C 304.44 TW 310.00 C 304.27 C 299.57C 2 7 TW 310.00 C 309.38 TW 310.00TTTW 31 C 309.300 TW 304.67 G 304.3 G 304.4 TW 309.33 G 309.3TW 309.33 C 304.55 C 304.51 TW 309.33 C 307.79 TW 309.333333 G 309.30C 307.79 TW 293.00TTW3 G 292 5G 292 5G 292 5G 292 5G 292 5G 292 5G 292 5G 292 5G 292 5G 292.5G 292 5G 292 5G 292 5GGGGGGGGGGGGGG2292222222222922225555555555555 TW 296.33TTWWW2TTWW 2W 296 3 G (292.5)GG ((2292.5) TW 295.67W29TWWW 229 7 G (292.4)GG ((229 TW 294.333 G (292.1) TW 295.00TTWWW 2 G (292.2)GG ((22(2(292.2 TW 293.677773.67 G (292.0)GGG ((2((92.0922000)0))) TW 297.6799976677777.6677777792979999 TW 297.00WW 297TTTW 2WW G (295.6)GG (22299595995956) G 296.9 C 309.36 G 307.53 8 C29929C29929C29929C29929999 304 27 31 33 C 3 0 3 0 4 9 9 3 5 2.))0)) Page 63 of 248 GARAGE: 294.35 FF GARAGE: 299.42 FF ) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS 1ST FLR: 308.0 FF1ST FLR: 308.0 FF 1ST FLR: 314.25 FF1ST FLR: 314.25 FF INV 288.48 FL 288.44 (E) W (E) W W (E) W (E) W W WW W 1ST FLR: 309.42 FF1ST FLR: 309.42 FF1ST FLR: 304.35 FFT T1ST FLR: 304.35 FF 1ST FLR 311.42 FF311.42 FF 1ST FLR 304.75 FF304.75 FF WW SDSD SD SD SD SD S SS ) W SS SS SSS SS SS SSSSS SS SS SS SS SS SSSSSS SS SS SS SS SS SD SD SD SD SD SD W W W W W W W W WWW W WWW W WWW W W W SD S SDD DD WWWWWWWWWW SDS SDSD RIM 291.92RIM 29RIM 29RIM 29 INV 289.15INV 289NV 289INV 289 INV 287.30287.307I.. INV 287.15N INV 284.40. RIM 294.76 INV 289.04N INV 284.54N4 INV 293.73 FL 293.69 MRIM 295.34MMRIMIRIMRIMRMRIMRIMRR INV 293.75V INV 292.002I INV 289.00 RIM 299.33 INV 294.33 SDSD SDSD SD RIM 299.22 INV 294.15I INV 289.15IN INV 291.75 MIMIMMIIMMR SSSSS SD SD SD SD RACHEL COURT S 344 33 .3 SD S W SSS S DW S 299 3 D WW SDD SS MMMMMMMMIRMMIMMIMMIMMIMMMIMMMMMMMMMII SS Page 64 of 248 GARAGE: 294.35 FFGARAGE: 294.35 FF GARAGE: 299.42 FFGARAGE: 299.42 FF 1ST FLR: 308.0 FF 1ST FLR: 314.25 FF1ST FLR: 314.25 FF W W 1ST FLR: 309.42 FF1ST FLR: 309.42 FF1ST FLR: 304.35 FF 1ST FLR 311.42 FF 1ST FLR 304.75 FF304.75 FF WW SD SDD SD SD SS SS SS SS SS SS SS SSSS SS SS SS SSS SD W W W W W WW W W W SD SD DD WWWWW SD SDSD SDSD SD SD SSSSS SD SD SD SDSD SS W SSSSS W SSSSSSS SDDS SS SDS WW SS SSSSSSSSSS SD S SS S WW SSSSS S WW S WW S S WW SS SD SSSSSSSS SSS SD W WW S SD W SSDDSDDS SS SSWW SSSS WWWWWWW WWW SDS SSSSSS SSSSSSSSSSSS D S Page 65 of 248 GARAGE: 294.35 FF GARAGE: 299.42 FF 1ST FLR: 308.0 FF1ST FLR: 308.0 FF 1ST FLR: 314.25 FF1ST FLR: 314.25 FF 1ST FLR: 309.42 FF1ST FLR: 309.42 FF1ST FLR: 304.35 FFT T1ST FLR: 304.35 FF 1ST FLR 311.42 FF311.42 FF 1ST FLR 304.75 FF304.75 FF SDSD DSD SD SDS SD SD SD SD SD SD SD SD SDSDSDSDD DD SDS SDSD SDSDSDSDSDSDSDSDSDDDSDD SD SD SD SDSD D S DDDDD SDD SD DD Page 66 of 248 RACHEL CT. DEVELOPMENT This project involves the development of 2080 Rachel St. into separate parcels where parcel 003-661-036 & 037 each shall include two new dwellings and an ADU. As a result of state law, these ADUs should not count toward the R-2 zoning density maximum of two units—resulting in two units per parcel. This is permissible on a site with an average (cross-parcel) slope below the sixteen percent threshold per 17.70.040(A)(2). Please also consider several approved properties within the vicinity with two dwellings and an ADU. The initial development will consist of demolishing an existing 425 sq ft building and re-grading the property while the existing driveway apron will remain. The overall development will consist of (2) single-story two bedroom units, (2) two-story two bedroom units, and (2) ADU units. Through this application we are requesting an exception for setback and height requirements as they occur on the shared property line, on the East edge of the western parcel (003-661-036). Please refer to the Exception Request Letter for further information. SU R V E Y I N G I S T R U C T U R A L I C I V I L I U T I L I T I E S I P L A N N I N G I A R C H I T E C T U R E Page 67 of 248 SET NOT FOR CONSTRUCTION For planning purposes only, do not scale drawings 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com SU R V E Y I N G I S T R U C T U R A L I U T I L I T I E S I C I V I L I P L A N N I N G I A R C H I T E C T U R E Project Address: 2080 Rachel St. San Luis Obispo, CA 93401 APN: 003-661-036 & 037 Zoning: R-2 (Medium-Density Residential) Construction type VB Number of stories 2 Occupancy R-3 Lot Size: .13 acres (5,585 sq ft) & .13 ac (5,586 sq ft) Max. Density: 12 units per acre (12 units per acre / .13 acres = 1.56 units) Max. Density Allowed: 2 units (min. per R-2) Density Proposed: 2 units Max. Lot Coverage: 50% permissible Lot Coverage Proposed: 2,255 sq ft (40.37%) Allowable Height: 35’ Max Height Proposed: 23’-8” Front Setback: 20’ Side Setback: 5’ (Min.) Rear Setback: 5’ (Min.) Sprinklers Required Yes Sprinklers Proposed Yes Units Proposed on Both Parcels (1) Unit A: ~913 sq. ft. = 1 density unit (1) Unit B: ~963 sq. ft. = 1 density unit (1) ADU: ~977 sq. ft. = 0 density unit 2 density units (per lot) Total New Development sq. ft.: 2,853 sq. ft. Car & Bicycle Parking Calcs West Parcel Car Parking Req. (.75 spaces/bed) Bicycle Parking Req. (2/unit) Unit A 2 Beds = 1.5 Spaces 2 Unit B 2 Beds = 1.5 Spaces 2 ADU Not Required for ADUs Not Required 3 Req. (3 Provided) 4 Req. (6 Provided) East Parcel Car Parking Req. (.75 spaces/bed) Bicycle Parking Req. (2/unit) Unit A 2 Beds = 1.5 Spaces 2 Unit B 2 Beds = 1.5 Spaces 2 ADU Not Required for ADUs Not Required 3 Req. (3 Provided) 4 Req. (6 Provided) ARCHITECTURAL A1.0 Demo Site Plan A1.1 Existing Historical Determination A1.2 Site Plan A1.3 Landscape Site Plan A2.0 Unit A Floor Plans A2.1 West Parcel Unit A Elevations A2.2 East Parcel Unit A Elevations A3.0 Unit B & ADU Floor Plans A3.1 West Parcel Unit B & ADU Elevations A3.2 East Parcel Unit B & ADU Elevations Refer to slope calculations on sheet C1.0. Combined lot slope is under 16% which per municipal code allows 2 density units per lot minimum on an R-2 lot. Owner: Brian Rolph Email: brian.a.rolph@gmail.com 1334 Garden Street San Luis Obispo, CA 93401 Architect: Will Ruoff Email: willr@4-creeks.com 605 Santa Rosa Street Phone: 805.235.5333 San Luis Obispo, CA 93401 Civil Engineer: 4Creeks Contact: Danielle Lauinger 605 Santa Rosa Street Email: daniellel@4-creeks.com San Luis Obispo, CA 93401 Phone: 805.305.8715 PROJECT INFORMATION PROJECT DIRECTORY SHEET INDEX SLOPE CALCS.VICINITY MAP S L O R A I L R O A D & S A F E T Y T R A I L SA N T A B A R B A R A A V E RACHEL CT RA C H E L S T PROJECT LOCATION 1 TERRACE HILL OPEN SPACE AGENCIES AND UTILITIES City of San Luis Obispo - Community Development Department Phone: (805)781-7180 919 Palm Street San Luis Obispo, CA 93401 City of San Luis Obispo - Building Department Phone: (805)781-7180 919 Palm Street San Luis Obispo, CA 93401 City of San Luis Obispo - Planning Department Phone: (805)781-7180 919 Palm Street San Luis Obispo, CA 93401 City of San Luis Obispo - Public Works Department Phone: (805)781-7180 919 Palm Street San Luis Obispo, CA 93401 City of San Luis Obispo - Fire Department Phone: (805)781-7380 2160 Santa Barbara Ave San Luis Obispo, CA 93401 PG&E Phone: (800) 735-0000 406 Higuera St San Luis Obispo, CA 93401 A4.0 Colors & Materials A4.1 Street Elevation A4.2 Building Height Diagram A5.0 Slope ExhibitEX CIVIL C1.0 Property Information C2.0 Grading and Drainage C3.0 Utility Plan C4.0 Proposed Easements Page 68 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 425 SQ FT A1.0DEMO SITE PLAN SCALE: 1/16” = 1’-0” N (E) SHED STRUCTURE TO REMAIN EXISTING RETAINING WALLS AND STRUCTURE TO REMAIN, NEW PAINT AND CAULKING WHERE NECESSARY TO PRESERVE EXISTING STRUCTURE. NEW GARAGE DOOR AND HINGES TO BE ADDED FOR EASIER ACCESS IN AND OUT OF THE STRUCTURE. NO OTHER IMPROVEMENTS TO BE IMPLEMENTED. (E) BUILDING TO BE DEMOLISHED [425 SQ FT] REFER TO SHEET A1.1 FOR THE HISTORICAL DETERMINATION ON THE EXISTING 425 SQ FT STRUCTURE. Page 69 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com A1.1EXISTING HISTORICAL DETERMINATION SCALE: 1/16” = 1’-0” AFTER FURTHER INVESTIGATION, WE HAVE FOUND THE EXISTING 425 SQ FT STRUCTURE IS CMU, DOES NOT HAVE PLUMBING OR ELECTRICITY, AND SERVED AS A SHED/WAREHOUSE FOR THE PRIMARY BUILDING ON THE PROPERTY. THE STRUCTURE IS ACCESSORY IN NATURE, BEARS NO ARCHITECTURAL SIGNIFICANCE, AND DOES NOT HAVE ANY HISTORICAL EVIDENCE OR ASSOCIATION WITH ANY MASTER ARCHITECTS/BUILDER OR EVENT. TAX RECORDS, PROPERTY DEEDS, AND THE LOCAL RECORD OFFICE PROVIDE NO NOTABLE INFORMATION ON THE PROPERTY. A LACK OF REBAR/REINFORCEMENT THROUGHOUT THE ENTIRE STRUCTURE MAKES IT UNOCUPPIABLE AND HAZARDOUS TO ANY POTENTIAL OCCUPANTS. EXISTING STRUCTURE Page 70 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 1 SITE PLAN 5% 2% 1-3% 2% 950 SQ FT 950 SQ FT 1020 SQ FT 968 SQ FT 1020 SQ FT 968 SQ FT 1- 3 % 5% W SS GAS A1.2SITE PLAN SCALE: 1/16” = 1’-0” SCALE: 1/16” = 1’-0”SCALE: 3/16” = 1’-0” N N 2 ENLARGED STAIR PLAN Page 71 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com A1.3LANDSCAPE PLAN SCALE: 1/16” = 1’-0” N Page 72 of 248 SET NOT FOR CONSTRUCTION For planning purposes only, do not scale drawings 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com SU R V E Y I N G I S T R U C T U R A L I U T I L I T I E S I C I V I L I P L A N N I N G I A R C H I T E C T U R E UNIT A FLOOR PLANS 110 SQ FT 115 SQ FT 95.6 SQ FT A2.0SCALE: 1/8” = 1’-0”N 2 SECOND FLOOR PLAN1 FIRST FLOOR PLAN Page 73 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com A2.1WEST PARCEL UNIT A ELEVATIONS SCALE: 1/8” = 1’-0” 4 EAST ELEVATION3 NORTH ELEVATION 2 WEST ELEVATION1 SOUTH ELEVATION FACADE AREA: 168 SQ. FT. EXTERIOR OPENING AREA: 29 SQ. FT. EXTERIOR OPENING PERCENTAGE: 17% FIRE SEPERATION DISTANCE: 10’-0” ALLOWABLE OPENING AREA: 45% Page 74 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com A2.2EAST PARCEL UNIT A ELEVATIONS SCALE: 1/8” = 1’-0” 4 EAST ELEVATION3 NORTH ELEVATION 2 WEST ELEVATION1 SOUTH ELEVATION FACADE AREA: 168 SQ. FT. EXTERIOR OPENING AREA: 29 SQ. FT. EXTERIOR OPENING PERCENTAGE: 17% FIRE SEPERATION DISTANCE: 10’-0” ALLOWABLE OPENING AREA: 45% Page 75 of 248 SET NOT FOR CONSTRUCTION For planning purposes only, do not scale drawings 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com SU R V E Y I N G I S T R U C T U R A L I U T I L I T I E S I C I V I L I P L A N N I N G I A R C H I T E C T U R E UNIT B AND ADU FLOOR PLANS 120 SQ FT 125 SQ FT 155 SQ FT 100 SQ FT 100 SQ FT A3.0SCALE: 1/8” = 1’-0”N 2 SECOND FLOOR PLAN1 FIRST FLOOR PLAN Page 76 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com FACADE AREA: 212 SQ. FT. EXTERIOR OPENING AREA: 72 SQ. FT. EXTERIOR OPENING PERCENTAGE: 34% FIRE SEPERATION DISTANCE: 13’-0” ALLOWABLE OPENING AREA: 45% A3.1WEST PARCEL UNIT B & ADU ELEVATIONS SCALE: 1/8” = 1’-0” 4 EAST ELEVATION3 NORTH ELEVATION 2 WEST ELEVATION1 SOUTH ELEVATION Page 77 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com FACADE AREA: 212 SQ. FT. EXTERIOR OPENING AREA: 72 SQ. FT. EXTERIOR OPENING PERCENTAGE: 34% FIRE SEPERATION DISTANCE: 13’-0” ALLOWABLE OPENING AREA: 45% A3.2EAST PARCEL UNIT B & ADU ELEVATIONS SCALE: 1/8” = 1’-0” 4 EAST ELEVATION3 NORTH ELEVATION 2 WEST ELEVATION1 SOUTH ELEVATION Page 78 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com A4.0COLORS AND MATERIALS SCALE: 1/8” = 1’-0” M3 COMPOSITE ROOF SHINGLES OWENS CORNING BROWN / DARK BROWN M2 CMU BASE ORCO BLOCK LEGEND M6 VINYL WINDOW MILGARD “V250 STYLE LINE SERIES - TAN” M7 VINYL SLIDING PATIO DOORS MILGARD “V300 TRINSIC SERIES SLIDING PATIO DOOR - T” M4 FIBER CEMENT SHIPLAP SIDING JAMES HARDIE - HARDIE® PLANK “SAN PEDRO GREEN” M5 FIBER CEMENT SHIPLAP SIDING JAMES HARDIE - HARDIE® PLANK “CANVAS BEIGE” M6 FIBER CEMENT BOARD & BATTEN JAMES HARDIE - HARDIE® PANEL SIDING “CANVAS BEIGE” M1 PAINTED FASCIA & DECK EAVE SHERWIN-WILLIAMS “SW 9111 - ANTLER VELVET” M3: COMPOSITE ROOF SHINGLES M6: FIBER CEMENT BOARD & BATTEN PANELS M6: VINYL WINDOW M4: FIBER CEMENT SHIPLAP SIDING M4: FIBER CEMENT SHIPLAP SIDING M7: VINYL SLIDING PATIO DOORS M1: ROOF FASCIA M1: DECK EAVE P2: ROOF FACIA M1: ROOF FACIA M7: VINYL SLIDING PATIO DOORS SOLID WOOD DOOR M5: FIBER CEMENT SHIPLAP SIDING M2: CMU BASE M6: VINYL WINDOW M6: FIBER CEMENT BOARD & BATTEN M4: FIBER CEMENT SHIPLAP SIDING SINGLE GARAGE DOOR Page 79 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com 5'-0"SINGLE STORY 2 BEDROOM 5'-0"5'-0"SINGLE STORY 2 BEDROOM 5'-0"5'0"SINGLE STORY 2 BEDROOM 5'-0"5'-0"SINGLE STORY 2 BEDROOM 5'-0" A4.1STREET ELEVATION SCALE: 3/16” = 1’-0” WE S T P L ( S I D E ) SINGLE STORY 2 BEDROOM UNIT AT FRONT TWO STORY 3 BEDROOM UNIT & ADU AT BACK SINGLE STORY 2 BEDROOM UNIT AT FRONT TWO STORY 3 BEDROOM UNIT & ADU AT BACK RACHEL COURT RACHEL COURT SH A R E D P L EA S T P L ( S I D E ) 10'-0" Page 80 of 248 SET NOT FOR CONSTRUCTION For planning purposes only 605 Santa Rosa Street, San Luis Obispo, CA 805.904.4394 info@4-creeks.com www.4-creeks.com A4.2BUILDING HEIGHT DIAGRAM NOT TO SCALE 35 ’ M A X H E I G H T 35’ MAX HEIGHT IMAGINARY PLANE TRANSLATED PARALLEL TO EXISTING GRADE 35 ’ M A X H E I G H T Page 81 of 248 1ST FLR: 309.5 FF GARAGE: 300.5 FF 1ST FLR: 310.0 FF GARAGE:301.0 FF 1ST FLR: 309.5 FF1ST FLR: 309.5 FF 1ST FLR: 314.0 FF Page 82 of 248 296.66 EC 295.43 EC955.43 E 297.62 FS 9 298.14 FS2S98 C 299.08999999999999999299999999999999929999299999999999999999999999999999999999999999999999992099 C 300.3600 C 300.28CC3C 1ST FLR: 309.5 FF GARAGE: 300.5 FFGARAGE: 300.5 FF 1ST FLR: 310.0 FF GARAGE: 301.0 FFGARAGE:301.0 FF G 308.3 309.50 FFFFFF 309.46 FSFFSS C 309.37CC 303099.3.377 TW 318.33 G 318.1 FF 314.0040000 C 313.963.9966 C 313.91 C 313.87 C 300.363 C 300.28333 C 300.36 C 300.28C 299.86 C 299.78 C 299.86 C 299.78C C 299.86C 2999..8 C 299.78CCC2 C 300.25C0000000C0 C 299.759.222 77C72 C 299.779.777777..C 2C C 300.77 C 300.25CCC C 300.82 C 300.25 C 300.07 C 299.99C C 300.12CCC33000000CC C 300.02 C 300.03 C 300.25330CC3300 C 300.02C 3C 3CCCCCCC 30CC00 003033 C 300.14333333CFF 309.50FF 3009 0555 C 309.46CCCCCC 330 44 FF 310.00 C 309.96 TW 316.3331W TW 315.67W 3TW 3W33W W 3 G 315.431G3 C 313.933.9933 C 309.90 C 309.40 C 309.38C0800088000C0333CC0CCCC003333C303388C3093839393C330CC C 309.45C C 312.95CC 331122.9955 C 313.000 C 313.28CC 331133.2288 C 313.28 C 308.71C0CC000037777333777733333333333333333333333377C081C0308188700CC700 C 304.62CC 33044..6262 C 306.66 C 313.00313C 1 C 308.76776767.. C 308.673C33CC33330.7C3867678.3C 78630C C 308.90 FF 309.500909995509.550FFFFF3FFFFFFFF 3030999.5950050 C 309.46999446644630C466644CC 3300909.494466444664466 309.67 TW3309966.67 G 306.20GG 20 FF 314.00FFFF 31144.0000 C 313.96CC 331133.9966 C 309.43333303099.4433 C 308.78CC 330088.778888 C 313.91CC 331133.9911 C 308.78808780807788888888787778888888C00888888C3088788708083 C 309.34CC C C 309.40444 C 308.90999CC 330088.9909990C 308 90999C308990 C 308.73 FL 307.8FL 303.0 G 308.0GG G G 310.3GG 331100.33 G 309.3 G 311.2GG G 33111 G 310.8.880000 G 310.1GGG 331100.11 FL 308.5 G 315.5G3GG G 331155.55 G 310.810.88GG 33100..8.88 G 310.9G G TW 315.67 G 315.06G 315.2415155.233242 G 315.393995.39GGG331155.3.99 C 300.273CC333333333333CCCCC333333333307C2770G 300.300000000000000000000303 TW 310.67T0 G 309.83G 3 9 EC 309.595 EC 304.28330044.228EEE88C 299.73CC CCCCCCCCCC 332799399CC TW 304.6766677303030000WT004TW G 300.10GG 3 .101GG111GG1111333333333000000GG0011100000000 TW 300.00W 300.0TW0WW00WWWW000000000000000000000W0003 C 299.35CC229CCCCCCCCCC C 222CCCC 333CC953229 G 299.30G 2GG22222999999GGGG 3GGGGG 33999G90GG32 C 299.87C9C87299C C 298.878.8788888888C8289 C 299.64299999999996464644464949 C 298.6494C9962 C 299.12CCCCCC122C 2CCC229299999.1CCCCCCCCCCC292229CCCCCCCCCCCCCCCCCCCCCCCCCCC1199999999C2CCCCCC99999CCCC TW 300.00TTWWTTTWWW 3300TWTTWWWWW EG 295.469546695.4.6662229995955544466299292995999959555555..4444466666EEGG224444444444444444666666666666444444444444G G 222 TW 300.67TTWTTTTTTWTWWW EG 297.838397. TW 300.00TW000 EG 295.44EEG 295 455 C 309.0000CC3CCCCCCCCC3030330000000C0.00C30000093333CC9030CCCC C 308.97CCC33 C 309.44C 30999CC C 33309009.99.44444 C 308.98CCC C 303088.9.9898 EG 305.133 EG 306.24242244G33006222222222222266666666666666666666666666666666666666666666666666666666666662222222222222...222222222..66666 2266666666666666666666622666666666666622.2222.2222666666 EG 303.16EEGG 330303..1666 G 308.73333833333388GG3307G087703G. TW 301.33TTW G300.50G 300.50GG 1ST FLR: 309.5 FF1ST FLR: 309.5 FF 1ST FLR: 314.0 FF TW 318.33 G 317.3 FL 315.0 2. 0 % .0.000 2 %%0% 3. 5 % % 3. 5 % %%% 35 3 55555 0.9%%0 3. 6 % %%%%%% 3 %%%%% 3 1. 5 % %% 11. 5 1 5 1. 2 % %%%%%%%22 4.5%%%%%% 4.5%55%%55%%%4 4.5%4 %%%444 554%5%4 5 ± 1.3%± 1.3%3333311111111111111133333% 3%%%%333%1.1%11111%%1%%. 1. 5 % 1 % 11 %% 111111111 5%%%5% 11 1. 5 % %%%%%%%%%%%%%%%%% ...1 % 11 %%%% 11111 5%5%5% 1 % 5.0% 5.0% 2.0%2 0 2. 2 % %% 22 %%%%222%2 2 %%%22 2.0%00000000000000000000%%22 0%%2 0%2 2.0%0%0%0000000202.%%2 1.4%%%%%%%%1 44%4%414% C 308.8110888111111CC33000088CCCCCC00880000088888088888888383388833888888888888888888888CCC3388C3388888811888833C88338CCCCCCC C 308.81CC 330088.8811 C 308.77CC3CC C 308.7777308 7308C 308.77CCC308.777308.7308.777CCC7777CCCCCC C 308.80333088880008.880000C000308 803330888C3333C333333330000C3088008880C08008888888888880000000000088888 G 310.9GG GG G 3 3100..99 2. 0 % 2. 1. 0 % 0000000%% 1 %00 1 00 2. 6 % 22 %%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%6 2 %%%%%%%%%%%%%66 22 16.5%20.4%22 16 . 7 % 16 . 0 % %% 18 . 5 % %%% 111111 5555555 111 55 8 % 12 . 8 % .8 % %%%%%%%%%%%%%%%% 222 8 11 TW 318.33 TW 317.67 G 317.5 TW 317.67 TW 317.000TTWWTWW31 G 316.8GG38 Page 83 of 248 1ST FLR: 309.5 FF GARAGE: 300.5 FFGARAGE: 300.5 FF 1ST FLR: 310.0 FF GARAGE: 301.0 FFGARAGE:301.0 FF RIM 309.255255 INV 305.63363666 SSSSSSSSSS SSSSSSSSSSSSSSSSSS SSSSSSSSSSSSSSSS SSSSSSSSSS SSSS SSSSSSS SSSSSSSSSSSS SSSSS SS SD ) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS (E) SS SS SS W WWW W W WWWWWWWW WWWWWWWWWWW WW WWW W WW W W W 1ST FLR: 309.5 FF1ST FLR: 309.5 FF 1ST FLR: 314.0 FF RIM 308.54 INV 305.28 RIM 308.67 INV E 305.17 INV S 297.1NNNV7227VVVVVV222277NN9IVS297729SVVNN7.2SV RIM 299.70RIRIRIIII7M90M INV N/W 294.70INNVW7NVNWW7VVVWWW77999999N9402N INV E 294.10IN444NNNNNNNNNNN.109VN RIM 299.000000 INV 295.400 RIM 296.50 INV 293.35 INV 294.00999VVVVNVNVNVVVN20N02I4 SDSDD SDSDD SDSDSSDD SDSD SDDDDDD SDDDD RIM 299.25 INV E 295.10 INV S 297.00 (E) W (E) W W (E) W (E) W W WW W RACHEL COURT DDD W Page 84 of 248 1ST FLR: 309.5 FF GARAGE: 300.5 FFGARAGE: 300.5 FF 1ST FLR: 310.0 FF GARAGE:301.0 FF SSSSSSSSSS SSSSSSSSSSSSSSSSSS SSSSSSSSSSSSS SSSSSSSS SSSS SSSSSSSS SSSSSSSSSSSSS SSS SS SD SS SS W WW W W WWWWW WWWWWWWWWWW WW WWWW W WW W W W 1ST FLR: 309.5 FF1ST FLR: 309.5 FF 1ST FLR: 314.0 FF SDSD SDSDD SDSDSSDD SDSD SDDDDDD SDDDD W W Page 85 of 248 Page 86 of 248 City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org May 8, 2025 Will Ruoff 605 Santa Rosa St San Luis Obispo CA 93401 SUBJECT: ARCH-0529-2024 & USE-0278-2025 (920 Rachel) Administrative Use Permit for a Common-Access Driveway and Development Review of the construction of four dwelling units and two Accessory Dwelling Units on two parcels. Dear Mr. Ruoff: On April 28, 2028, I conducted a public hearing on your request for an administrative use permit for a common-access driveway, and Development Review of the development of two lots with a total of four new single-unit residences and two accessory dwelling units, including certain requests for exceptions to standards for side setback, height limits for walls and fences, and design standards for the size and setback of deck amenities provided with associated Accessory Dwelling Units. Also included is a request for removal of one tree, with compensatory planting of new trees. After reviewing the information presented, I referred consideration of the applications to the Planning Commission, with the following recommendations for project revisions, and additional information to demonstrate consistency with City standards and guidelines: Community Design Guidelines. You are strongly advised to revise and improve the project design to more directly address the City’s Community Design Guidelines for Infill Development, particularly as described in Sections 5.3 (A)(1) and (A)(2) regarding general compatibility in scale, siting, detailing, and overall character with adjacent buildings and those in the immediate neighborhood, as well as Section 5.3 (C) regarding visual impacts from building height. Hillside Development Standards. It is advised that a project redesign of the project include moving the development further down the hill toward Rachel Court to lower elevations consistent with the existing neighborhood pattern; and to move the upper units currently closest to the rear property line further down the slope and/or to recess them further into the hillside similar to the current design for the units closest to the Rachel Court frontage. Information Demonstrating Conformance to Standards. Revised project plans should include all the information necessary to confirm conformance to all development standards such as setbacks, building height, and Hillside Development Standards, including clear details about the existing and finished grade and showing how the setback requirements are met at all building elevations. Page 87 of 248 ARCH-0529-2024 & USE-0278-2025 (902 Rachel) Page 2 Privacy, Overlook, Neighborhood Consistency. Please provide further analysis of design measures and techniques employed to avoid privacy and overlook issues with respect to neighboring properties, as well as measures taken to ensure the project’s consistency with the character of the existing neighborhood. Visual exhibits, such as massing exhibits and various section cuts that show the proposed project in comparison with existing surrounding development, are encouraged to demonstrate how the project will fit in with the neighborhood pattern and be consistent with the above noted standards and guidelines. My decision to refer this matter to the Planning Commission is not subject to appeal Please contact Walter Oetzell, Assistant Planner, at (805) 781-7593 with any questions or concerns you may have with the action described in this letter, or the processing of these applications. Sincerely, Brian Leveille Principal Planner cc: Property Owner Brian Rolph 1334 Garden St San Luis Obispo CA 93401 Page 88 of 248 4/28/25 Timothea Tway Director Community Development City of San Luis Obispo 919 Palm Street San Luis Obispo, CA RE: 920 Rachel Ct. (ARCH-0529-2024) Administrative Hearing Dear Director Tway, This letter is in response to the staff report about the above application. The staff report recommends approval of this application, but it fails to reach the key findings required to approve the many variances from the City’s zoning regulations required by the approval of this application. While we do not dispute the developer’s right to build two units plus an ADU on each lot, we question the scale of the proposed development. It is every developer’s instinct to “build bigger”, and this one is no different. The building height limits, lot coverage ratios, minimum setbacks, and wall height limitations contained in the City’s zoning regulations are designed to constrain the scale such developments and preserve the character of the surrounding neighborhood. It is precisely because of this common instinct to “build bigger” that the City’s zoning regulations must be applied consistently to every developer and every lot in the neighborhood. In this case, the developer is requesting an effective increase in the developable zoning envelope by 40%. This increase is not necessary to fully develop these lots with the housing units that are so desperately needed in the City, and it has not been granted to other developers who have worked on the same street. If this application is approved, it will constitute a privilege given only to this developer, a clear violation of State law. Below is the language from the State Governing Code, Article 3, Section 65906: Variances from the terms of the zoning ordinances shall be granted only when, because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance deprives such property of privileges enjoyed by other properties in the vicinity and under identical zoning classification. Any variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated. The City’s zoning regulations recognize the above constraints in State law by listing specific required findings in 17.108.040 (A4) and 17.70.090 (D3), including the following: • Site characteristics or existing improvements make strict adherence to the zoning regulations impractical or infeasible. (17.108.040, A4) • There are circumstances applying to the site, such as size shape, or topography, which do not apply generally to land in the vicinity with the same zoning, that would deprive the property of privileges enjoyed by other property in the vicinity with the same zoning (17.70.090, D3e) Page 89 of 248 • The exception will not constitute a grant of special privilege-an entitlement inconsistent with the limitations upon other properties in the vicinity with the same zoning (17.70.090, D3f) • Site development cannot be feasibly accomplished with a redesign of the project or redesign of the project would deny the property owner reasonable use of the property. “Reasonable use of the property” in the case of new development may include less development than indicated by zoning. (17.70.090, D3h) To illustrate how this site could be developed with the allowed two residential units plus an ADU on each lot in strict adherence to the City’s zoning regulations, I have listed the variances required by this application, the increase in the buildable zoning envelope associated with each, and an alternative design solution that would adhere to the City’s zoning regulations. 1. Common access driveway (12.38.160) – A minor use permit must be specifically granted for a common access driveway. However, 12.38.160 (C2) specifically prohibits common access driveways serving more than four units, and this one is serving six units (ADU’s are not specifically excluded). Furthermore, the proposed common access driveway is incompatible with the existing neighborhood. Nearly all buildings on Rachel Court have the same front yard setback, a private driveway, and similar entrance porches (see Exhibit 1). This creates a cohesive streetscape that conforms with the best planning practices. Instead, the common access driveway requested for this development creates a 40’ front yard setback, creating a disruption in the streetscape and reducing the buildable area on each lot by 23%. This setback and corresponding reduction in buildable area creates a self- inflicted hardship that is used as a justification for the other variances. o Alternative Design Solution – By simply designing private driveways directly off the street, the minor use permit could be avoided, the front yard setback could be minimized, a cohesive streetscape could be created, and 23% of the buildable area could be preserved. 2. ADU balcony size and setback (17.86.20) – The application requests approval to increase the size of an elevated deck on Unit B and to eliminate the associated setback requirements. The staff report erroneously states that the deck faces the lower garage portion of the adjacent house. The elevations of Unit B included in the application show the deck at exactly the same elevation as the exterior deck of the adjacent house, a mere 11’ away. Exhibit 2 shows the deck of the adjacent house, the primary exterior living space. This kind of invasion of privacy is exactly why the City’s zoning regulations require a larger setback for balconies. Approval of this variance increases the allowable size of the balcony by 120% and by eliminating the setback requirement, it effectively increases the allowed zoning envelope by over 100 SF. o Alternative Design Solution – By simply locating the deck on the west facade of the unit and shifting it south by 5’ this variance could be avoided. 3. Side yard setbacks/height (17.18.020) - The staff memo refers to a variance in the side yard setback only at the interior lot line. However, the same variances are also required for the east and west lots lines which abut existing homes. The staff report also confuses the issue by citing several different building setbacks corresponding to floor plans that are inconsistent with the other drawings. The proposed setbacks are clearly shown on the site plan as 5’ & 6’. Based on the height of the adjacent walls, this would be a 33-45% reduction from the required 9’ on each side of each lot. This side yard setback reduction effectively Page 90 of 248 adds 7’ of buildable width to each site, a 24% increase. Taken across both sides of each lot this represents an increase in the allowable zoning envelope on the second floor by 1800 SF. o Alternative Design Solution – On each lot Unit B could either be a smaller one- story structure, or the upper floor could be stepped back by the required 4’ as shown in the diagram contained within 17.18.020. This might require the elimination of one bedroom from the ADU, but the City’s zoning regulations and State statutes do not guarantee the ADU can be two stories or contain three bedrooms. 4. Rear yard setback/height (17.18.020) – The application and staff report ignore the minimum rear yard setback. With an adjacent wall height of 24’ the minimum rear yard setback should be 10’, rather than the 6’ shown on the site plan. This is especially significant because the rear yard is steeply sloping. Approving this variance would increase the allowable height of the ADU by 60%, in conflict with 17.18.020 B3 iv(a). o Alternative Design Solution – The ADU on each lot could simply be one story. Again, the City’s zoning regulations and State law do not guarantee two stories for an ADU. In fact, zoning regulations state that this is allowed only if the ADU complies with setback regulations. Another option would be to simply move the structures south by eliminating the common access drive, thus creating enough space to adhere to the required minimum setback. 5. Downhill building walls (17.70.090) – The application simply ignores the height limit for downhill walls (west facing walls on each lot). The intent of the City’s zoning regulations is to protect views and prevent new structures from “looming” over adjacent properties. See Exhibit 3 for a photo of the downhill northwest corner of the site, illustrating the impact on adjacent properties. The staff report describes adherence to this regulation as impractical given the width of the site and the requirement for a 10’ setback on the upper floor. This is only true if one assumes that a tall two -story structure must be built. Approval of this variance represents a significant expansion of the buildable zoning envelope by 2300 sf, or 46%. o Alternative Design Solution – The ADU on both lots could be one-story with fewer bedrooms without affecting the overall unit density. This would allow Unit B to comply with this regulation. Unit A could step back at the upper level, simply by orienting both bedrooms to the east side. 6. ADU height (17.86.020-B3) – City’s zoning regulations state the maximum height of a newly constructed ADU can be up to a 25’ if consistent with required minimum setbacks. The height of the proposed ADU is just under 25’, but it is not in compliance with the minimum setbacks, as described above. Granting relief to this regulation represents an increase in the allowable floor area of each ADU of roughly 500 sf. o Alternative Design Solution – The ADU on both lots could be designed to the required height limit of 16’ by eliminating the second floor and elongating the plan. The site has capacity in the north-south direction without the common access drive. In total, the variances listed above increase the total zoning envelope by over 4000 SF, a 40% increase. Exhibit 4 is a diagram that illustrates this increase in total capacity. The approval of this application would clearly privilege this applicant over other similar properties in the vicinity, and it would invite further flaunting of the constraints that are so important to protecting our Page 91 of 248 neighborhoods. This increase in capacity does nothing to increase the project’s unit density or the City’s total number of housing units, it only increases the developer ’s profit by enabling him to charge higher rents for larger units As further evidence these lots can be developed in strict adherence to the City’s zoning regulations, one needs only to look at the adjacent development, SLO Te rrace. The lots in SLO Terrace are nearly identical in width, depth, and topography to the lots in this application. Several lots in SLO Terrace were developed with two separate residential units, and as can be seen in Exhibit 5 there is ample room to add a separate ADU at the rear of the properties. This is the same unit density being sought by the applicant – two units plus an ADU. However, SLO Terrace was developed without the variances requested by this applicant. If it was possible to develop the adjacent lots with the same width, depth, and topography resulting in the same unit density without the requested variances, it is impossible to find that strict adherence to the zoning regulations would make it infeasible or impractical to develop the subject property of this application. Again, the findings required by both State law and the City’s zoning regulations before granting variances to the zoning regulations are: • Site characteristics or existing improvements make strict adherence to the zoning regulations impractical or infeasible. (17.108.040, A4) o This finding cannot be made based on the alternative design solutions listed above. • There are circumstances applying to the site, such as size shape, or topography, which do not apply generally to land in the vicinity with the same zoning, that would deprive the property of privileges enjoyed by other property in the vicinity with the same zoning (17.70.090, D3e) o This finding cannot be made as the adjacent SLO Terrace lots are nearly identical. • The exception will not constitute a grant of special privilege-an entitlement inconsistent with the limitations upon other properties in the vicinity with the same zoning (17.70.090, D3f) o This finding cannot be made as SLO Terrace was successfully developed without the requested variances • Site development cannot be feasibly accomplished with a redesign of the project or redesign of the project would deny the property owner reasonable use of the property. “Reasonable use of the property” in the case of new development may include less development than indicated by zoning. (17.70.090, D3h) o This finding cannot be made as zoning only allows two residential units plus an ADU. It does not provide for bigger and taller buildings out of compliance with the City’s zoning regulations. It is the responsibility of the Director to enforce the zoning regulations and to preserve their role in protecting our neighborhoods. We understand there is extreme pressure to increase the amount of housing in the community. In fact, I am personally responsible for adding over 2000 new residential units to the community. This letter does not question the need for housing or the unit density. It is simply asking the Planning Department to enforce the City’s zoning regulations, as required by the State enabling law. This developer is seeking to “build bigger” than the City’s zoning regulations allow. He should be held to the same rules adhered to in the development of the adjacent properties. Otherwise, you will be granting a privilege to this developer not afforded to others and in conflict with the intent of the City’s Zoning regulations. Page 92 of 248 We respectfully request that you reject this proposal and ask the applicant for a resubmission that does not require variances from the City’s Zoning Regulations. Yours truly, Mike McCormick, AIA - 2072 Rachel St. Kelly McCormick – 2072 Rachel St. Liza Puccini - 2080 & 2098 Rachel Street Bobbi Primo - 940 Rachel Court Amy Bertorelli, President Terrace Hill Homeowners Association, 947 Rachel Court Jennifer Bowen, 913 Rachel Court Victoria Brien, 925 Rachel Court Nick & Molly Supat, 948 Rachel Court Cheryl & David Litster, 954 Rachel Court Jesse & Joy Sostrin, 971 Rachel Court Rob & Annie Frew, 2125 Rachel Street Page 93 of 248 Exhibit1: Photograph of adjacent buildings on Rachel Court. Note the consistent 20’ front yard setbacks and cohesive streetscape. The subject properties are immediately to the left of these properties, but the proposed buildings are to be set back an additional 20’, creating an unsightly break in the streetscape and a self-imposed hardship by reducing the buildable area. Page 94 of 248 Exhibit 2: Photograph of the adjacent house to the north, taken from the eastern subject lot. Note the exterior living space, which is not indicated on the drawings. The proposed enlarged deck of the ADU is shown in the elevations contained in the application to be at the exact same level as the existing deck and facing directly into it just 11’ away, a significant invasion of privacy that adherence to the zoning regulations would prevent. Page 95 of 248 Exhibit 3: Photograph of the northwest corner of the site. Note the steep slope and height of the adjacent property. The City’s zoning regulations limit the building wall height to 15’, but the application is proposing a 22’ wall height, 50% higher than permissible. The pole shown in the photo is located at the proposed corner of Unit B at the permissible 15’. It should be clear that a wall 50% higher would be detrimental to the adjacent properties. Because of the solar orientation, the increased height would cast a shadow completely across the adjacent properties for most of the day, depriving them of natural light. Page 96 of 248 Exhibit 4: Diagram of the allowable zoning envelope for each of the subject lots. This is not intended to represent the proposed buildings, but rather the developable envelope. The application is requesting variances that eliminate all required second floor setbacks, effectively enlarging the allowed envelope by 40% and eliminating the protection afforded to the adjacent properties. Page 97 of 248 Exhibit 5: Floor plan/site plan of a two-unit development in SLO Terrace (Unit 14N – one lot away from the subject properties). This plan illustrates that two dwelling units (labeled primary residence and SDU) plus a footprint for a 900 SF ADU can be developed without the requested zoning variances. Space for 900 SF ADU Page 98 of 248 City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org January 15, 2025 Sent via Email Brian Rolph 1334 Garden Street San Luis Obispo, CA 93401 4Creeks (Will Ruoff) 605 Santa Rosa Street, San Luis Obispo, CA 93401 SUBJECT: ARCH-0529-2024 and TREE-0520-2024 (920 & 930 Rachel Court) Request for Minor Development Review of a new multifamily project, comprising of two, two-story duplexes located on a site with an average natural slope gradient of sixteen percent or more (subject to the Hillside Development Standards). The project includes the removal of one tree (TREE-0520-2024) and a request for an exception to a Hillside Development Standard regarding retaining wall height. The project is categorically exempt from environmental review (CEQA). Dear Brian Rolph, On April 28, 2025, a public hearing was held at which I reviewed your request for an Administrative Use Permit (USE-0278-2025) for a common access driveway, as required by SLOMC 12.38.160(A). As required by the Municipal Code, the other entitlements - including the Minor Development Review with requested exceptions to Hillside Development Standards and your request for a tree removal - were included for review in the administrative hearing (SLOMC 17.102.020(E)(2), Concurrent Processing). After considering public input and reviewing the staff report and application materials, I made the recommendation to continue this project to the Planning Commission, along with several recommendations for project revisions and additional information to be submitted to demonstrate compliance with City standards and guidelines. On July 24, 2025, the City received your resubmittal for ARCH-0529-2024 featuring significant project revisions, including the removal of the common access driveway that had triggered the requirement for review of the previous project design at an administrative hearing. Because the project has been substantially redesigned and no longer includes a common access driveway, and because the use permit application has been withdrawn, the current project submittal is subject to administrative action without a public hearing, in accordance with the Zoning Regulations (SLOMC 17.106.030(B) & 17.70.090(D)). The continuance and forwarding of the previous project submittal from the administrative hearing to the Planning Commission are no longer applicable to the redesigned project. On January 15, 2026, I reviewed your request for review of the redesigned multi-family project (Minor Development Review). The project includes the construction of two, 2,238-square-foot, Page 99 of 248 ARCH-0529-2024 (920 & 930 Rachel Court) Page 2 two-story residential duplexes and the removal of one tree (TREE-0520-2024), with compensatory planting of five trees (three along the street frontage). The project also includes a request for an exception to allow retaining walls longer than twenty feet to exceed the four-foot height maximum (SLOMC 17.70.090(C)(3), Hillside Development Standard) by one foot and four inches at most. SLOMC 17.70.090(D) allows the Director to grant exceptions to Hillside Development Standards, provided the necessary findings are made. After careful consideration, I have approved your request based on the findings and subject to the following conditions: Findings Development Review 1. The project is consistent with the General Plan’s Land Use Element (LUE) because it is a multifamily residential development that complies with the requirements of the Medium-Density Residential (R-2) Zone District. The project is also an infill development located near services and facilities as called for in LUE Policy 2.2.7. In addition, the project incorporates design choices - such as the front setback pattern, scale, form, and architectural style - that are compatible with neighborhood character, as called for in LUE Policy 2.3.9. 2. The project is consistent with the General Plan’s Housing Element (HE) because it would result in a residential density consistent with the underlying zone and would contribute to the City’s 6th Cycle RHNA production targets, as called for in HE Policy 6.8, toward the market-rate housing category. The project also provides a design compatible with the existing neighborhood character, as called for in HE Policy 7.1. 3. As proposed, the project is consistent with the Zoning Regulations because multifamily residences are an allowed use in the Medium-Density Residential (R-2) Zone. The project is consistent with the development standards outlined in SLOMC 17.18 (Medium-Density Residential), including, but not limited to, standards for density, lot coverage, setbacks, and structure height. 4. The project is consistent with the policies of the Community Design Guidelines for multifamily and infill development. The design incorporates massing techniques and color palette choices that are complementary to the neighborhood’s craftsman architectural style. This includes, but not limited to, wood panel and shingle siding, second-story front balconies, and a maximum structure height that is eleven feet or more below the maximum allowed height. 5. As conditioned, the project provides adequate consideration of potential adverse effects on surrounding properties, such as traffic, vehicular and pedestrian safety, visual impacts, and scale, because the development (a) includes sufficient on-site parking; (b) will not result in parked vehicles encroaching into the public right-of-way or hindering line-of-sight requirements at an intersection; (c) incorporates design choices that are compatible with other developments in the surrounding neighborhood (e.g., reduced maximum height); and (d) incorporates building materials and colors consistent with surrounding residences. 6. As conditioned, the project would not be detrimental to the health, safety, or welfare of persons living or working on the site or in the vicinity because it involves the construction of four residential units on a lot that allows multifamily residential development and will comply with all applicable local and state construction standards. Page 100 of 248 ARCH-0529-2024 (920 & 930 Rachel Court) Page 3 Retaining Wall Height Exception - Hillside Development Standards (SLOMC 17.70.090(D)(3) 7. The proposed retaining wall height exception, which would allow wall heights over four feet above ground for retaining walls longer than twenty feet (SLOMC 17.70.090(C)(3)), is consistent with the intent of the City’s Zoning Regulations and General Plan. The proposed residential units provide infill development that is otherwise permitted by the City’s Zoning Regulations. The design is consistent with all other development standards for multifamily residential projects and hillside development, and the majority of the proposed retaining walls remain fully compliant. The use of retaining walls as designed allows the structures to achieve a lower maximum height, creating an architectural design that is consistent with the existing scale and development pattern of the surrounding neighborhood, as called for in the City’s Community Design Guidelines (Section 5.3 - Infill Development), Land Use Element Policy 2.3.9, and Housing Element Policy 7.1. 8. Due to the slope of the property, retaining walls are a necessary feature to provide a design that is consistent with the scale and development pattern of surrounding residences while achieving the density allowed by the zone. The project has been designed to minimize instances in which a retaining wall longer than twenty feet exceeds four feet in height from above ground, and in most cases where it does, it exceeds four feet by less than half a foot. The visual impact of the retaining walls would be minimal and consistent with surrounding properties. Therefore, the proposed alternative provides a design solution that is equivalent to or better than the standards prescribed for quality, effectiveness, durability, and safety. 9. The instances in which retaining wall height exceeds the maximum allowable height are located within, at the rear, and along a side of the proposed development and will not impact any scenic resources. Additionally, because this is an infill project, surrounded on all sides by existing development, the requested exception will not hinder opportunities for wildlife habitation, rest, and movement. 10. The proposed exception will not prevent the implementation of City-adopted plans, nor will it increase the adverse environmental effects of implementing such plans, as the proposed development is consistent with the building pattern of adjacent and surrounding properties. 11. Not allowing the minor exception would deprive the property privileges granted to other properties in the surrounding neighborhood that share the same zoning. The site’s existing topography slopes in multiple directions, it is surrounded on all sides by existing development, and the use of retaining walls as designed allows residential development at the density prescribed by the site’s zoning while maintaining a design that reduces the overall height of the project and enhances its compatibility with the existing neighborhood and surrounding properties, as called for by the City’s General Plan (LUE 2.3.9 & HE 7.1) and Community Design Guidelines (Section 5.3 - Infill Development). 12. This exception will not constitute a grant of special privilege because the proposed project is consistent with all other Hillside Development Standards, meets all development standards of the underlying zone, including density, has been designed to reduce height below the maximum height regulations, and consistent with adjacent and surrounding properties in this area, which also feature retaining walls that exceed the maximum allowable wall height standards provided in the Hillside Development Standards. Page 101 of 248 ARCH-0529-2024 (920 & 930 Rachel Court) Page 4 13. This exception will not be detrimental to the public welfare or injurious to other properties in the area of the project, as the current design minimizes the heights of retaining walls to the greatest extent possible while providing a design that is consistent with the surrounding neighborhood. The development, including the retaining walls, shall comply with all local and state construction standards. 14. A redesign of the project would deny the property owner reasonable use of the property. The retaining wall height exception is necessary to allow a development that maintains prevalent design patterns in the surrounding neighborhood. Requiring a redesign would necessitate either a reduction in the number of units otherwise allowed in the R-2 zone or a design that would require other exceptions to the standards, thereby denying reasonable use of the property. Environmental Determination 15. The project is categorically exempt from environmental review under Section 15332 (In-Fill Development Projects) of the California Environmental Quality Act (CEQA) because it is consistent with applicable General Plan policies and Zoning Regulations; is located on a site less than five acres in size; is surrounded by other urban uses; and is not a habitat for endangered, rare, or threatened species, as the site has been previously disturbed and landscaping cleared. Approval of the project will not result in significant effects related to: (a) traffic, because the project would not exceed the trip threshold (i.e., less than 110 daily vehicle trips) anticipated for Small Development Projects per the OPR CEQA Guidelines; (b) noise, because the project would comply with exterior and interior noise limits outlined in Chapter 9.12 (Noise Control); (c) air quality, because construction-related emissions are temporary; and (d) water quality because the project would implement drainage and stormwater improvements. Conditions Planning Division - Community Development Department 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with approved plans (dated 1/6/2025). A separate, full-sized sheet shall be included in the working drawings submitted for a building permit, listing all conditions of approval and applicable code requirements as Sheet No. 2. References shall be made in the margin of listed items to indicate where these requirements are addressed in the plans. Any changes to the approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director and may be subject to review by the Architectural Review Commission, as deemed appropriate. 2. Plans submitted for a building permit shall indicate the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with those identified in the Development Review application. 3. Plans submitted for a building permit shall include recessed window details or equivalent shadow variation, as well as other details, including but not limited to awnings, cornices, and railings. Plans shall indicate the types of materials for the window frames and mullions, their dimensions, and colors. Plans shall also include the materials and dimensions of all lintels, sills, surrounds, recesses, and other related window features. Additionally, plans shall demonstrate the use of high-quality materials for all design features that reflect the architectural Page 102 of 248 ARCH-0529-2024 (920 & 930 Rachel Court) Page 5 style of the project and are compatible with the neighborhood character, to the satisfaction of the Community Development Director. 4. Windows proposed throughout the residential development shall comply with Community Design Guideline 5.2(G), which states that windows located ten feet or less from a side lot line, or within ten feet of another dwelling, shall be positioned and/or screened to provide privacy for the residents of both structures (e.g., orientation of windows, offsetting windows, translucent or glazed windows, etc.). Plans submitted for a building permit shall demonstrate compliance with this standard. 5. Plans submitted for a building permit shall include the locations of all exterior lighting. All wall-mounted lighting fixtures shall be clearly labeled on the building elevations and shall complement the building architecture. The lighting schedule shall include a graphic representation of the proposed lighting fixtures and accompanying cut sheets in the submitted plans. The selected fixture(s) shall be consistent with the standards outlined in Municipal Code Section 17.70.100 (Lighting and Night Sky Preservation). 6. All ducts, meters, air conditioning equipment, and other mechanical equipment, whether located on the ground, roof, or elsewhere on the structure or property, shall be screened from public view with materials that are architecturally compatible with the structures, to the satisfaction of the Community Development Director. Public view includes existing views from all public streets and sidewalks. Gas and electric meters, electric transformers, and large water piping systems (e.g., backflow prevention devices) shall be completely screened from public view using approved architectural features and/or landscaping or shall be located in the interior of the residence or property. This requirement applies to both the initial construction of the building and any subsequent improvements. 7. Plans submitted for a building permit shall include the landscape and irrigation plans. The legend for the landscaping plan shall list the sizes and species of all groundcovers, shrubs, and trees, with corresponding symbols for each plant material indicating their specific locations on the plans. Details regarding the proposed surfaces and finishes of hardscapes shall also be included in the landscaping plan. 8. Plans submitted for a building permit shall include elevations and detail drawings of all proposed fences and/or walls. All proposed fences and walls shall be constructed of high- quality materials. Fences facing the public right-of-way shall be constructed with the finished side facing the public right-of-way. For the life of the fence, the owner shall perform all necessary repairs and maintenance to ensure that the fence and any associated landscaping located between the fence and property line remain in high-quality, orderly condition, to the satisfaction of the Community Development Director. All proposed fences, walls, and hedges shall comply with standards outlined in Municipal Code Section 17.70.070 (Fences, Walls, and Hedges). Housing Policies and Programs – Community Development Department 9. Per Section 17.138.070 of the City’s Municipal Code, this project is subject to the City’s inclusionary housing requirements. The building permit submittal shall include an inclusionary housing plan describing how the project intends to meet these requirements. If the project will use the in-lieu fee option, calculations shall be provided on the plans to identify the estimated in-lieu fees. If affordable units are to be provided within the project, the plans shall identify Page 103 of 248 ARCH-0529-2024 (920 & 930 Rachel Court) Page 6 the specific units intended to be dedicated and the corresponding income levels for each unit (e.g., low-income, moderate-income, etc.). Urban Forestry – Community Development Department 10. Trees requested for removal (TREE-0520-2024) include one (1) onsite tree (33-inch DSH Pinus pinea, Italian Stone Pine), as shown on the Development Review application. The project shall replant a minimum of five (5) trees onsite, with three (3) located along the frontage of Rachel Court. These street trees shall be large-canopied, and sufficient space shall be provided to accommodate their rootzones, to the satisfaction of the City Arborist. All tree species, size, and location adjustments at any time are subject to City Arborist approval. All proposed tree plantings shall be shown on the landscape plan. 11. The new compensatory tree(s) shall be planted in accordance with the City’s Engineering Standards for Tree Planting prior to final building approval. Photographic evidence demonstrating that the trees have been planted shall be provided to the City Arborist (wgault@slocity.org). All trees planted as part of the compensatory plan shall survive and be retained. Any trees that do not survive or fail to establish in good health, to the satisfaction of the City Arborist, shall be replanted. 12. California Fish and Game Code Section 3503.5 and the Migratory Bird Treaty Act of 1972 prohibit the removal of trees with active nests. To account for most nesting birds, tree removal should be scheduled during the fall and winter (between September 1st and January 31st) and after the young have fledged. If trees must be removed during the nesting season (February 1st to August 31st), a qualified biologist shall inspect any trees marked for removal to determine if they contain active nests. Trees with active nests shall not be removed and may only be removed once a qualified biologist provides a confirmation memo verifying that breeding/nesting is complete and the young have fledged, to the satisfaction of the Community Development Director or City Biologist. 13. Trees not approved for removal shall be protected in accordance with the City’s Municipal Code and Engineering Standards and Specifications. Engineering Division 14. Prior to building permit issuance, the applicant shall submit a soils and geotechnical report for all proposed structures and drainage facilities, along with a final review letter from the soils engineer. This letter must state that the building plans have been reviewed and found to be in general conformance with the recommendations in the report regarding evaluation of over- excavation and re-compaction depths and verify that structures on adjacent parcels will not be impacted by the over-excavation required for site retaining walls and building foundations. Any soils engineer special inspection notes, and the special inspection program shall be approved to the satisfaction of the Building Official. 15. Prior to building permit issuance, a full Detailed Erosion Control Plan shall be provided as part of the Building Permit application, in accordance with Drainage Design Manual Section 10.1.1, Se 3.7, for project areas on slopes greater than or equal to 10%. See Section 10.4 for Detailed Erosion Control Plan Requirements. 16. Prior to the request for final inspection, the applicant shall install new, preserve existing, or re- establish destroyed survey monuments in accordance with City of San Luis Obispo Page 104 of 248 ARCH-0529-2024 (920 & 930 Rachel Court) Page 7 Engineering Standard 1010, Section 9.1. The applicant shall construct all new and replacement monuments in accordance with Engineering Standard 9020. 17. Prior to building permit issuance, the applicant shall submit supporting documentation demonstrating compliance with the City’s Floodplain Management Regulations, Drainage Design Manual (DDM), and Post-Construction Stormwater Regulations (PCR’s). Supporting documentation shall at least include: a. A project drainage report. b. A completed Stormwater Control Plan – form available on the City’s website (update to show PR2). c. A Stormwater Control Plan (update to show PR2). d. An Operations and Maintenance Manual for all proposed stormwater improvements proposed to comply with Performance Requirements 2. Utilities Department 18. The building permit submittal shall include a site utility plan showing the size of existing and proposed sewer and water services. The plan shall clearly identify any existing utility infrastructure proposed for demolition, abandonment, or replacement. All proposed utility infrastructure shall comply with the latest engineering design standards in effect at the time the building permit is obtained. Engineer’s calculations shall be submitted with the building permit to verify water meter size, water service line size, and sewer lateral size. 19. The building permit submittal shall include a final landscape design plan and irrigation plan and shall identify the square footage of landscaping proposed as part of the project. If the landscaping exceeds 500 square feet, the applicant shall provide a Maximum Applied Water Allowance (MAWA) calculation. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall not exceed the project’s MAWA. 20. The project is located within a capacity-constrained area and shall meet the wastewater flow offset requirements of Chapter 13.08.396 of the City’s Municipal Code prior to building permit issuance, to the satisfaction of the Public Works & Utilities Director. The Wastewater Offset Flow Application and a PDF version of the project plans shall be submitted to the Utiliti es Engineer at wastewateroffset@slocity.org. Indemnification 21. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers, or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Page 105 of 248 ARCH-0529-2024 (920 & 930 Rachel Court) Page 8 My action is final unless appealed within ten calendar days of the date of the decision. Anyone may appeal the action by submitting a letter to the Community Development Department within the time specified. The appropriate fee must accompany the appeal documentation. Appeals will be scheduled for the first available Planning Commission meeting date. If an appeal is filed, you will be notified by mail of the date and time of the hearing. If you have any questions, or if you need additional information, contact Ethan Estrada, Assistant Planner, by phone at (805) 781-7576 or by email at ejestrad@slocity.org. Sincerely, Brian Leveille Principal Planner Community Development Page 106 of 248 12/12/25 Tyler Corey Deputy Director Community Development City of San Luis Obispo 919 Palm Street San Luis Obispo, CA RE: 920 Rachel Ct. Minor Development Application (ARCH-0529-2024) Dear Tyler, Thank you for meeting with me on Tuesday. It is clear that you have been working with the developer to reduce the height of the proposed development in general compliance with the hillside development standards. However, there are still exceptions to the hillside development standards required, which means you must make the following flndings: • There are circumstances applying to the site, such as size shape, or topography, which do not apply generally to land in the vicinity with the same zoning, that would deprive the property of privileges enjoyed by other property in the vicinity with the sam e zoning • The exceptions will not constitute a grant of special privilege-an entitlement inconsistent with the limitations upon other properties in the vicinity with the same zoning • The exceptions will not be detrimental to the public welfare or injurious to the other properties in the vicinity. As we have pointed out previously, the lots in question are no different than the other lots on Rachel Court – same size, same topography - and the other lots were developed without the exceptions and concerns we are seeing with this application. Even as modifled, this application represents a development that would be detrimental to public welfare and injurious to the adjacent properties. Below are some examples of why you cannot make the required flndings: • Retaining walls directly on the property lines: It is physically impossible to construct retaining walls of the proposed height with appropriate backflll and drainage on the property line without damaging the adjacent properties. To construct these walls without excavating on the other side of the property line, they need to be 3-4 feet inside the property. While it is tempting to think of this as a minor technical issue, because the proposed development is pushing the zoning envelop so much on every property line, this is a signiflcant planning issue. • Proximity to adjacent structures on the west side of the development: Minimum setbacks from the west property line are shown on the drawings. However, this property line was created by the developer as part of a subdivision less than 2’ away from the adjacent structures. As a result, the proposed retaining wall at the southeast corner of the site (one that requires an exception due to its height) is approximately 1’ away from the existing house. A retaining wall of this height simply cannot be built in this location without damaging the existing house. Furthermore, the second house on the same property has a canopy that extends across the property line and would therefore be damaged or demolished entirely by the proposed development. No agreement exists between the Page 107 of 248 developer and the adjacent property owner that would allow this. Because the property line was created as part of this development, it is the developer’s responsibility to protect the adjacent houses The development as proposed will certainly cause signiflcant damage to both houses. • Privacy of adjacent properties: As proposed, Unit B on the west lot sits less than 7 feet away from the main entrance to the existing house with a flnished fioor level at almost exactly the same height. The proposed windows on the flrst fioor of Unit B face directly into the living space of the adjacent house, a clear violation of the City’s Design Standards for Residential Projects (17.69). • Deep excavations in close proximity to adjacent properties: Foundation excavations shown on the drawings indicate excavation with depths of 7’, 10’, and 17’ less than 5’ away from the east property line and a depth of 11’ less than 5 feet away from the adjacent house on the southwestern corner. It is not possible to construct these deep cuts without damaging the adjacent properties unless carefully engineered commercial techniques such as steel soldier piles or vertical sheet piling are employed. The adjacent property owners need to be assured that the appropriate engineering is done and that the construction process will be monitored. I want to repeat the concern expressed in our previous letter. The City’s zoning regulations are designed to constrain developments and preserve the safety and character of the surrounding neighborhood. Recent State laws have increased density, expanded lot coverage, and reduced parking, and this letter is not an argument about the merits of adding housing to our community. However, State laws and the need for additional housing do not relieve the City’s obligation to enforce zoning regulations that protect the community. We rely on the Planning Department to protect us. You simply cannot make the required flndings that would allow you to approve this development in accordance with the City’s Zoning Regulations (17.108, 17.70) and State Law (State Governing Code, Article 3, Section 65906). Because there is no public hearing on this matter, we would like to meet with you on site to review these comments and illustrate the lack of attention that is being paid to the adjacent properties. Please let me know when we can schedule this. In the meantime, we respectfully request that this application be denied or tabled. Yours truly, Mike McCormick, AIA - 2072 Rachel St. Kelly McCormick – 2072 Rachel St. Amy Bertorelli, President Terrace Hill Homeowners Association, 947 Rachel Court Liza Puccini, 2080 & 2098 Rachel Street Bobbi Primo, 940 Rachel Court Jennifer Bowen & Michelle Raiche, 913 Rachel Court Victoria Brien, 925 Rachel Court Page 108 of 248 Nick & Molly Supat, 948 Rachel Court Cheryl & David Litster, 954 Rachel Court Kris & Steve Roberts, 965 Rachel Court David & Patti Bosken, 983 Rachel Court Rob & Annie Frew, 2125 Rachel Street David Rose, 2064 Rachel Street Page 109 of 248 Page 110 of 248 As additional information for the director to review, we have provided an exhibit showing which walls are above the hillside development standards. All walls were designed to be as low as possible and impact the neighbors as little as possible. Legend: Wall height falls below max. height Wall height exceeds max. height & are detailed below for exception Page 111 of 248 • Wall #1: The length of the wall exceeds 20 linear feet and therefore needs to be no more than 4’-0” exposed in height. In this case, 11’-0” linear feet of the total 29’-2” wall is a maximum 4’-7 ½” exposed height. This is due to the existing grade of the property to the west. • Wall #2: The length of the wall exceeds 20 linear feet and therefore needs to be no more than 4’-0” exposed height. In this case, 16” linear feet of the total 22’-6” wall is a maximum 4’-3” exposed height. This height is required to maintain the existing drain box and concrete valley gutter along the eastern property line. • Wall #3: The length of the wall exceeds 20 linear feet and therefore needs to be no more than 4’-0” exposed height. In this case, 26’-4” linear feet of the total 58’-9” wall is a maximum 4’-8” exposed height. This is to maintain the existing topography along the eastern wall. This face will only be seen by those living in the ADU and therefore should not affect the residences around the development. • Wall #4: The length of the wall exceeds 20 linear feet and therefore needs to be no more than 4’-0” exposed height. In this case, 8’-4” linear feet of the total 23’-4” wall is a maximum 5’-4” exposed height. This is to maintain access to the doorway on the southern building as well as the northern building. This face will only be seen by those living in the ADU & Residence and therefore should not affect the residences around the development. • Wall #5: The length of the wall exceeds 20 linear feet and therefore needs to be no more than 4’-0” exposed height. In this case, 12’-9” linear feet of the total 18’-9” wall is a maximum 4’-2” exposed height. This is to maintain access to the doorway on the southern building as well as the northern building. This face will only be seen by those living in the ADU & Residence and therefore should not affect the residences around the development. Page 112 of 248 APPEAL OF DIRECTOR DECISION Community Development Department, Planning Division 919 Palm Street, San Luis Obispo, CA 93401 T805.781.7170 E planninq@slocitv.orq Per Municipal Code Chapter 17.126, any person may appeal a decision of any official body, except those administrative decisions requiring no discretionary judgment. Appeals must be filed within ten calendar davs of the rendering of a decision which is being appealed. lf the tenth day is a Saturday, Sunday, or holiday, the appeal period shall extend to the next business day. The appeal shall concern a specific action and shall state the grounds for appeal. All Director Decisions will be appealed to the Planning Commission. Planning Commission decisions are appealed to the City Council and require the submittal of an Appeal to the City Councl form and can be obtained from the City Clerk's Office or on the Citv Clerk's website. Fee Payment. Fee amounts for this application can be found online within the City's Comprehensive Fee Schedule based on the level or Tier of the decision (see below). The fee must be paid at the time of the submittal of this form. Mike McCormick (and the Terrace Hill Homeowners Association) 2072 Rachel Street Emai 1. michael.mccormick.206@gnrcltJ, c41'{ Address: APPELLANT INFORMATION Name phone: 206-595-9325 APPEAL REQUEST ln accordance with the procedures set forth in Title 17, Chapter 17.126 of the San Luis Obispo Municipal Code, I hereby appeal the decision of the (select one of the following): Tier 2: n Zoning Hearing Officbr (e.g., Minor Use Permit (MUP), Variance, Tentative Parcel Map, Creek Setback ExcePtion, etc.) or Z Community Development Director (e.g., Minor or Moderate Development Review) Tier 3: n Community Development Director (e.9., Director's Actions.) Tier 4: ! Community Development Director (e.g., Home Occupation Permit, Non-profit Special Event, Tree Removals, etc.) Page 1 Page 113 of 248 SUBJECT OF THE APPEAL Date the decision being appealed was rendered . January 15,2026 Project address:920 & 930 Rachel Court Application number:ARCH -0529-2024 Explain speci1cally what action(s) you are appealing and gfy you believe your appeal should be considered. You may attach additional pages, if necessary, See attached memo and section drawing Page 2 Page 114 of 248 We are appeating the approvat by Brian Leveitte of the minor devetopment plan ARCH- OS2g-2024 made on Janua ry 15, 2026. Grounds for this appeaI a re the inappropriate required findings specified by the ZoningOrdinance. The required findings simp[y cannot be made based on the information submitted. The two specific f indings in question are: 1 , The exceptions granted are necessary for the fu[t devetopment of the site. White the approvat letter discusses in generaI terms how retaining watts "are a necessaryfeature" because of the s[oped site, a detaited examination of the ptans does not supportthis position. A particutarty egregious exampte is the retainingwat[ at the southwest corner of the site. The cross section betow ittustrates that this retaining watl, with a height of atmost 5' is not intended to deaI with the stoping site at att, but rather to ho[d back unnecessary infitt being added by the devetoper. The desired finished fl.oor height adjacent to the existing house at 2089 RachelStreet is Less than 2' abovethe existing grade, which easity can be accomptished without a retaining wal.t. We ask you to caref utl,y Look at the civit engineering ptans and the survey (notthe architecturat pl,ans), and you witl.seethatthis condition exists for atmost the entire Length of the retaining watt. One simpty cannot conctude that this retainingwatl, is necessaryto devetop the site. .-t,l 1, // '4= A t ,;, ?f rr- it' 31 ' i4'1.,1 i -.---. t" i.h - 7/,/.. v"i i.r'i '-.1-.....-.-.-. Page 115 of 248 2. The devetopment (and exceptions) witt not be detrimental or iniurious to the adjacent properties. The approva[ letter discusses impacts such as parking and buitdingmateriats,butitdoesnotaddressthefactthatthesameretainingwa[[ shown in the cross section above is not onty unnecessary, but it is a mere 12" away from the adjacent house. lt is cl.earty detrimental. and injurious to the adjacent property. The proposed retaining watl, wiit pa rtial,ty bl,ock the view f rom adjacent windows, and it atmost comptetel,y impedes access to the existing house for simpte maintenancesuchaspaintingthecLapboardsidingorcteaningoutthedryervent. lt is importantto notethat the proposed retainingwatt runs the entire tength of the house. This is not a simpte "pinch point". Coupl,ed with the fact that it is not even necessary, it is easyto assume the harm introduced to this property is intentionat. White we understand issues rel,ated to the property tine tocation are not within the jurisdiction of this review (the property Line was recorded bythis devetoper and not disctosed to the current owner), it is stitl, impossibl.e to find that this retaining wat[ wil,t not be injurious to the adjacent property. We need to be ctea r, this a ppeaI is not questioning the need for housing or the proposed density. We atso recognize that the State has passed a number of laws that essentiatty override some of the City's zoning regutations. However, this does not $ive housing devetopers carte btanche to simpl,y ignore the City ordinances. We need the Ptanning Commission to protect us. Forthis development, we have reviewed muttipte iterations, numerous requests for exceptions, and outright viotations of our locaI ordinances. We respectful.ty requestthat you have the devetoper revise these drawings to comptywith Zoningand resubmit, so we can have a chance to review them again beforethis matter is atlowed to move forward. Page 116 of 248 PLANNING COMMISSION AGENDA REPORT SUBJECT: RE-REVIEW OF AN EXISTING CONDITIONAL USE PERMIT FOR OPERATION OF A FRATERNITY LOCATED AT 1264 AND 1264 ½ EAST FOOTHILL BOULEVARD AND 1241, 1243, 1249, AND 1251 MONTE VISTA PLACE (MOD-0029- 2026) PROJECT ADDRESS: BY: Mallory Patino, Assistant Planner 1264 and 1264 ½ East Foothill Blvd. and Phone Number: (805) 783-7704 1241, 1243, 1249, and 1251 Monte Vista Pl. Email: mpatino@slocity.org FILE NUMBER: MOD-0029-2026 APPLICANT: Lambda Chi Alpha FROM: Tyler Corey, Deputy Director RECOMMENDATION Adopt a Resolution revoking the existing Conditional Use Permit, USE-0331-2023 / APPL-0365-2024, for operation of a fraternity at 1264 and 1264 ½ East Foothill Boulevard and 1241, 1243, 1249, and 1251 Monte Vista Place. SITE DATA Applicant General Plan Land Use Designation Zone Site Area Environmental Determination Lambda Chi Alpha High Density Residential (HDR) High-Density Residential (R-4) Approximately 0.6 acre Categorically exempt from environmental review under CEQA Guidelines Section 15061(b)(3) (Common Sense Exemption) SUMMARY On October 15, 2024, the City Council denied an appeal and upheld the Planning Commission approval of a Conditional Use Permit (APPL-0365-2024) to allow Lambda Chi Alpha (Applicant) to operate as a fraternity at 1264 and 1264 ½ East Foothill Blvd. and 1241, 1243, 1249, and 1251 Monte Vista Place. Since the approval of th is Conditional Meeting Date: 3/11/2026 Item Number: 4b Time Estimate: 30 minutes Figure 1 – Project Site Page 117 of 248 Item 4b MOD-0029-2026 Planning Commission Report – March 11, 2026 Use Permit (CUP), the Applicant has resided at and utilized the property for fraternity activities. Due to recent citations and Conditional Use Permit violations, the Community Development Director (Director) is referring the existing CUP to the Planning Commission for re-review. Re-review of the CUP may result in (a) added, modified, and/or removed conditions to allow continuation of the fraternity in a manner compatible with existing and proposed uses in the vicinity; or (b) revocation if t he required findings cannot be made. 1.0 PROJECT BACKGROUND 1.1 Prior Conditional Use Permit Review and Approval On June 12, 2024, the Planning Commission approved the request for a Conditional Use Permit (CUP; USE-0331-2023) for the Applicant to establish a fraternity at 1264 and 1264 ½ East Foothill Blvd. and 1241, 1243, 1249, and 1251 Monte Vista Place (Attachment B - Resolution No. PC-1085-24). The CUP allowed fraternity operations within six residential units containing 12 total bedrooms and a maximum of 24 residents. Conditions included a maximum gathering limit for routine meetings and events of 48 individuals and provisions for special events for above the maximum gathering limit through Community Development Director approval with a transportation management plan. On June 24, 2024, an appeal (APPL-0365-2024) of the Planning Commission’s decision to approve the CUP was filed. On October 15, 2024, the City Council denied the appeal and upheld the approval of the CUP, subject to revised Conditions (Attachment C – Resolution No. 11529 (2024 Series). Conditions of the CUP relating to maximum capacities for residents and meetings or gatherings did not change. Revised Conditions of the CUP included a provision for re-review if conduct on the permitted premises results in three (3) citations within any 12-month period for a violation of law or permit condition, as well as grounds for the revocation of the permit based on failure to comply with Conditions or code requirements, violations of and Federal, State, or local law, conduct that constitutes a public nuisance or that causes adverse impacts on the health, safety, or welfare of persons in the vicinity of the use. 1.2 History of Active Violations and Code Enforcement Actions Police Department Actions The Police Department has issued seven (7) citations since the CUP was approved under APPL-0365-2024 on October 15, 2024, as follows:  October 18, 2024, for a Noise Violation at approximately 10:00 PM with approximately 50 people present  February 8, 2025, for a Noise Violation at approximately 10:30 PM with approximately 50 people present  May 31, 2025, for a Noise Violation at approximately 2:30 PM with approximately 200 people present  October 3, 2025, for an Unruly Gathering at approximately 12:30 AM with approximately 30 people present  November 7, 2025, for a Noise Violation at approximately 9:30 PM with Page 118 of 248 Item 4b MOD-0029-2026 Planning Commission Report – March 11, 2026 approximately 50 people present  December 4, 2025, for a Noise Violation at approximately 9:30 PM with approximately 50 people present  January 22, 2026, for a Noise Violation at approximately 10:30 PM with approximately 10 people present Three of the seven citations were appealed, and all three citations were upheld. Code Enforcement Actions On January 29, 2025, Code Enforcement issued a Notice of Violations (NOV; Attachment D) to the property, relating to confirmed administrative citations, noise violations, and police contacts. The NOV stated that violations of the CUP occurred, specifically violations of Conditions No. 14, 15, 16, and 17, provided in Section 1.3 below. The NOV also included that Code Enforcement would recommend the CUP for re-review to the Community Development Director (Director). On December 23, 2025, Code Enforcement issued an Administrative Citation (Attachment E) with a fine of $50 for violation of the CUP based on the Unruly Gathering citation issued on October 3, 2025 after receipt of the NOV in January 2025. On January 29, 2026, staff notified the fraternity and property owner that the CUP would be re-reviewed by the Planning Commission, in accordance with Condition No. 3 of APPL - 0365-2024. 1.3 Planning Commission’s Purview The multiple confirmed citations associated with the fraternity have resulted in violations of Conditions No. 5, 14, 15, 16, and 17 of CUP APPL -0365-2024, which state: 5. Routine meetings and gatherings for the fraternity shall be limited to a maximum of 48 people (32 people x 1.5), except as otherwise approved by the Community Development Director for special events. If the fraternity hosts special events involving more than 48 people, a transportation management plan to reduce impacts to the surrounding neighborhood shall be submitted to the Community Development Department, at least 30 days prior to the event taking place, for review and approval. No exception from the Noise Ordinance shall be approved by the Director as Part of the special event. 9. The fraternity use shall comply with Table 1 (Exterior Noise Limits) of Section 9.12.060 (Exterior Noise Limits) between the extended hours of 10:00 p.m. and 9:00 a.m. 15. Prior to a special event approved by the Community Development Director pursuant to Condition No. 5, the fraternity shall provide written notification of the event to occupants within 300 feet of the site. The written notification shall include the date, hours, and contact information for the responsible party for the special event. No exception from the Noise Ordinance shall be approved by the Director as part of the special event. Page 119 of 248 Item 4b MOD-0029-2026 Planning Commission Report – March 11, 2026 16. Live entertainment, bands, and/or amplified sounds are prohibited, unless otherwise approved through a special event by the Community Development Department. No exception from the Noise Ordinance shall be approved by the Director as part of the special event. 17. Failure to comply with any of the above conditions or code requirements, or the conduct of the use so as to constitute a violation of Federal, State, or local law, or so as to constitute a public nuisance or so as to cause adverse impacts on the health, safety, or welfare of persons in the vicinity of this use is prohibited and may constitute grounds for the revocation of this permit. In accordance with Condition No. 3 of USE-0331-2023 / APPL-0365-2024, the Director is referring the CUP to the Planning Commission as detailed below: 3. The Conditional Use Permit shall be reviewed by the Planning Commission as soon as practical if: 1) conduct on the permitted premises results in three (3) citations within any 12-month period for a violation of law or permit condition, 2) that citation is not contested or is upheld on appeal, and 3) the conduct for which the citation was issued resulted in adverse impacts to, or complaints from, residents or occupants of the surrounding neighborhood. At the time of the Conditional Use Permit review, to ensure ongoing compatibility with nearby uses, the conditions of approval may be added, modified, and/or removed, or the Conditional Use Permit may be revoked. The City shall notify Cal Poly if the Use Permit is revoked. A re-review by the Planning Commission shall be accompanied by the appropriate fee. 2.0 PROJECT ANALYSIS The Planning Commission’s role is to consider the above-discussed violations to determine what modifications, if any, to the Conditional Use Permit conditions are necessary for the Planning Commission to make the required findings for continued use of the property as a fraternity, or if they cannot make the required findings, to revoke the permit. Staff recommends revocation of the Conditional Use Permit (Attachment A – Draft PC Resolution of Revocation) based on the following analysis. 2.1 Inconsistency with Zoning Regulations Per Municipal Code Section 17.102.020(C)(7) (Revocation of Conditional Use Permits), the Planning Commission may revoke an existing Conditional Use Permit if they cannot make one or more findings of Municipal Code Section 17.110 (Minor Use Permits and Conditional Use Permits). For ease of reference, the required findings to grant a Conditional Use Permit, per Municipal Code Section 17.110.070(A), are as follows: 1. The proposed use is consistent with the general plan and any applicable specific plan; 2. The proposed use is allowed or conditionally allowed within the applicable zone and complies with all other applicable provisions of these zoning regulations and the municipal code; Page 120 of 248 Item 4b MOD-0029-2026 Planning Commission Report – March 11, 2026 3. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity; 4. The site is physically suitable in terms of: a. Its design, location, shape, size, and operating characteristics of the proposed use; b. Traffic generation and the provision of public and emergency vehicle (e.g., fire and medical) access; c. Public protection services (e.g., fire protection, police protection, etc.); and d. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). 5. The establishment and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. The required findings to approve a Conditional Use Permit for a fraternity or sorority, per Municipal Code Section 17.86.130(B), are as follows: 1. As conditioned, the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because conditions have been included that place limits on the number of persons allowed on site, restrict activities, provide adequate parking, and limit potential disturbances to neighboring properties. The project will be compatible with site constraints and the character of the neighborhood. 2. The proposed project is consistent with General Plan Land Use Policy 2.6.5 and Housing Element Policy 8.6 to locate student housing projects, fraternities, and sororities in close proximity to the Cal Poly campus and other student-oriented uses and housing. 3. As conditioned, the proposed use is consistent with the zoning regulations because the number of residents is consistent with the group housing maximum occupancy limits and the parking configuration is consistent with neighboring properties and results in an adequate number of parking spaces for residents. The current use is not consistent with both Conditional Use Permit regulations of Municipal Code Section 17.110.070(A) and Fraternity regulations of Municipal Code Section 17.86.130(B) because the Applicant has been repeatedly cited for violations of the City’s Noise Ordinance, Municipal Code Chapter 9.13 (Unruly Gatherings), and their CUP. As explained above, since the CUP APPL-0365-2024 was issued on October 15, 2024, the Police have issued six (6) citations for noise violations and one (1) citation for an unruly gathering at the property. Specifically, the Police have issued at least three (3) citations within multiple overlapping 12-month periods since the CUP’s issuance, repeatedly meeting or exceeding the three-citation threshold established in Condition No. 3. Multiple incidents included more than 50 individuals. In addition, the fraternity has also failed to apply for special event permits or parking and transportation plans as required Page 121 of 248 Item 4b MOD-0029-2026 Planning Commission Report – March 11, 2026 by their CUP, despite events exceeding the routine gathering capacity limits of the CUP (maximum of 48 individuals). For these reasons, the design, location, size, and operating characteristics of the current use is not compatible with residential uses in the vicinity. Any continued use of the property as a fraternity under the CUP is not appropriate for the subje ct location, is incompatible with the neighborhood, and will be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity. Due to the citation for an unruly gathering, the six citations for noise violations, and multiple violations of the CUP received over the past 16 months since the issuance of the CUP, required findings in Municipal Code Section17.110.070(A)(3), Section 17.110.070(A)(5), Section 17.86.130(B)(1), cannot be made. 3.0 ENVIRONMENTAL REVIEW The project is exempt from environmental review under Section 15061(b)(3) (Common Sense Exemption) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the revocation of the Conditional Use Permit may have a significant effect on the environment. Additionally, CEQA does not apply to projects which a public agency rejects or disapproves. (CEQA Guidelines Section 15270.) 4.0 ALTERNATIVES 1. Modify the Conditional Use Permit. An action to modify the existing Conditional Use Permit should be based on findings that reference consistency with the General Plan, Zoning Regulations, and other policy documents, and subject to revised conditions of approval. 2. Continue the Conditional Use Permit. An action to continue the Conditional Use Permit as is should be based on findings that reference consistency with the General Plan, Zoning Regulations, and other policy documents. 3. Continue review of the Conditional Use Permit. An action to continue review of the Conditional Use Permit should include direction to staff regarding additional information or analysis required to make a decision. 5.0 ATTACHMENTS 1. Draft PC Resolution for Revocation (MOD-0029-2026) 2. Resolution No. PC-1085-24 (Approval of USE-0331-2023) 3. PC Resolution No. 11529 (2024 Series) (Denial of appeal and approval upheld, APPL- 0365-2024) 4. Notice to Correct Code Violation(s) for 1264 E Foothill, Dated 1-29-2025 5. Administrative Citation for 1264 E Foothill, Dated 12-23-2025 Page 122 of 248 RESOLUTION NO. PC-XXXX-26 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS OBISPO REVOKING THE CONDITIONAL USE PERMIT FOR A FRATERNITY AT 1264 AND 1264 ½ EAST FOOTHILL BLVD. AND 1241, 1243, 1249, AND 1251 MONTE VISTA PLACE. THE ACTION IS EXEMPT FROM ENVIRONMENTAL REVIEW. WHEREAS, on June 12, 2024, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, and approved a Conditional Use Permit to establish a fraternity at 1264 and 1264 ½ East Foothill Boulevard and 1241, 1243, 1249, and 1251 Monte Vista Place, pursuant to a proceeding instituted under USE-0331-2023; Lambda Chi Alpha, applicant; and WHEREAS, on October 15, 2024, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, and denied an appeal of the Planning Commission’s decision to approve the Conditional Use Permit and approved a Conditional Use Permit subject to revised Conditions, pursuant to a proceeding instituted under APPL- 0365-2024; Lambda Chi Alpha, applicant; and WHEREAS, the City received complaints, and, between October 2024 and February 2026, the Police Department issued seven citations relating to noise violations and unruly gatherings at the property, including at least three citations within multiple overlapping 12-month period within these dates; and WHEREAS, Code Enforcement issued a Notice of Violation on January 29, 2025, and an Administrative Citation on December 23, 2025, relating to the multiple, verified violations of the existing Use Permit; and WHEREAS, in order to grant a conditional use permit, the Planning Commission must find, among other things, that the establishment and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use (SLOMC 17.110.070(A)(5)); and WHEREAS, revocation of an existing Conditional Use Permit is appropriate if the Planning Commission cannot make one or more findings of San Luis Obispo Municipal Code Chapter 17.110 or Section 17.86.130 upon review of the permit due to violations thereof (SLOMC 17.102.020); and Page 123 of 248 Resolution No. PC-XXXX-26 1264 and 1264 ½ East Foothill Blvd. and 1241, 1243, 1249, and 1251 Monte Vista Place Page 2 WHEREAS, Condition No. 3 of Conditional Use Permit USE-0331-2023 / APPL- 0365-2024 requires Planning Commission re-review if 1) conduct on the permitted premises results in three citations within any 12-month period for a violation of law or permit condition, 2) that citation is not contested or is upheld on appeal, and 3) the conduct for which the citation was issued resulted in adverse impacts to, or complaints from, residents or occupants of the surrounding neighborhood, at which time Planning Commission could add, delete, or modify conditions of approval, or revoke the use permit; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, on March 11, 2026, for the re-review of the Conditional Use Permit and to consider the continuation of the fraternity at 1264 and 1264 ½ East Foothill Blvd. and 1241, 1243, 1249, and 1251 Monte Vista Place, pursuant to a proceeding instituted under MOD-0029-2026, Lambda Chi Alpha, applicant; and WHEREAS, notice of said public hearing was provided at the time and in the manner required by law; and WHEREAS, at said hearing, the Planning Commission of the City of San Luis Obispo considered all evidence, including testimony of the applicant, public comment, and recommendations by staff. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Recitals stated above are incorporated herein as Findings of the Planning Commission. In revoking the Conditional Use Permit pursuant to Municipal Code Section17.102.020(C)(7), and without prejudice, the Planning Commission additionally finds: 1. The current use is not consistent with both Conditional Use Permit regulations of Municipal Code Section 17.110.070(A) and Fraternity regulations of Municipal Code Section 17.86.130(B) because: a. The fraternity has been repeatedly cited for violations of the City’s Noise Ordinance and the City’s Unruly Gatherings provisions. Since October 2024, the Police have issued six citations for noise violations, and on October 3, 2025, the Police issued a citation for an Unruly Gathering at the property. b. In particular, the Police have issued at least three citations within multiple overlapping 12-month periods since the CUP’s issuance on October 15, 2024, repeatedly meeting or exceeding the three -citation threshold established in Condition No. 3. Page 124 of 248 Resolution No. PC-XXXX-26 1264 and 1264 ½ East Foothill Blvd. and 1241, 1243, 1249, and 1251 Monte Vista Place Page 3 c. Code Enforcement issued a Notice of Violation on January 29, 2025, and an Administrative Citation on December 23, 2025, related to the confirmed violations of the Conditional Use Permit. d. The maximum number of people on site exceeded the limit established by the Conditional Use Permit (48 people), as noted by the Police Officers on five occasions since October 2024. e. The fraternity has failed to apply for special event permits or parking and transportation plans as required by their Conditional Use Permit, despite hosting events which exceeded the routine gathering capacity limits of the Permit. 2. For the reasons stated above, the design, location, size, and operating characteristics of the current use is not compatible with residential uses in the vicinity. The Planning Commission was not satisfied that any set of conditions would secure these purposes. Therefore, the required finding in Municipal Code Section17.110.070(A)(3) cannot be made. 3. For the reasons stated above, the continued use of the property as a fraternity under the Conditional Use Permit is not appropriate for the subject location, is incompatible with the neighborhood, and will be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity . The Planning Commission was not satisfied that any set of conditions would secure these purposes. Therefore, the required findings in Municipal Code Section 17.110.070(A)(5) and Section 17.86.130(B)(1), cannot be made. SECTION 2. Environmental Review. The project is exempt from environmental review under Section 15061(b)(3) (Common Sense Exemption) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the revocation of the Conditional Use Permit may have a significan t effect on the environment. Additionally, CEQA does not apply to projects which a public agency rejects or disapproves. (CEQA Guidelines Section 15270.) Page 125 of 248 Resolution No. PC-XXXX-26 1264 and 1264 ½ East Foothill Blvd. and 1241, 1243, 1249, and 1251 Monte Vista Place Page 4 SECTION 3. Action. The Planning Commission hereby REVOKES the Conditional Use Permit USE-0331-2023 / APPL-0365-2024, previously issued to 1264 and 1264 ½ East Foothill Blvd. and 1241, 1243, 1249, and 1251 Monte Vista Place for use as a fraternity, based on the Findings stated above. Any subsequent application to establish a subsequent Conditional Use Permit for a fraternity at the location shall be subject to all requirements of the Municipal Code, including but not limited to Section 17.86.130 and Chapter 17.110. On motion by ______________, seconded by ________________, and on the following roll call vote: AYES: NOES: RECUSED: ABSENT: The foregoing resolution was passed and adopted this 11th day of March 2026. ___________________ Tyler Corey, Secretary Planning Commission Page 126 of 248 RESOLUTION NO. PC-1085-24 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING A CONDITIONAL USE PERMIT TO ESTABLISH A FRATERNITY AT 1264 AND 1264 ½ EAST FOOTHILL BOULEVARD AND 1241, 1243, 1249, AND 1251 MONTE VISTA PLACE. THE PROJECT INCLUDES A REQUEST TO PROVIDE TWO (2) PARKING SPACES IN TANDEM ON AN EXISTING DRIVEWAY ALONG EAST FOOTHILL BOULEVARD. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW UNDER SECTION 15301 (EXISTING FACILITIES) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JUNE 12, 2024 (USE-0331-2023) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, on June 12, 2024, for the review of a Conditional Use Permit to establish a fraternity at 1264 and 1264 ½ East Foothill Boulevard and 1241, 1243, 1249, and 1251 Monte Vista Place, pursuant to a proceeding instituted under USE-0331-2023; Lambda Chi Alpha, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered all evidence, including recommendations by staff, presented at said hearing; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Planning Commission hereby grants final approval for the project (USE-0331-2023), based on the following findings: Conditional Use Permit / Fraternity Use 1. The project is consistent with the General Plan because the proposed fraternity is an allowable use as dense group housing in the High Density Residential (HDR) land use designation. In addition, the project would facilitate Land Use Element Policy 2.6.5 and Housing Element Policy 8.6 by locating a fraternity in proximity to the Cal Poly SLO campus and other student-oriented uses and housing. 2. The proposed fraternity is conditionally allowed within the High-Density Residential (R-4) zone. As conditioned, the project complies with applicable provisions of the Zoning Regulations because (a) the maximum number of 24 residents complies with the group housing maximum occupancy limits and (b) the revised parking configuration would provide 18 required spaces for 24 residents and comply with the City’s Parking and Driveway Standards to improve the property. Page 127 of 248 Resolution No. PC-1085-24 USE-0331-2023 1264 and 1264 ½ East Foothill; 1241, 1243, 1249, and 1251 Monte Vista Page 2 3. The design, location, size, and operating characteristics of the project will be compatible with the existing and future land uses in the vicinity because the proposed fraternity would (a) be established in proximity to other dense group housing (i.e., other fraternities, sororities, multi-family, etc.), (b) located within walking distance (i.e., less than 0.25-mile) of the Cal Poly campus, and (c) utilize an existing developed property with minor site improvements (i.e., parking and landscaping improvements). 4. The site is physically suitable in terms of (a) its design, location, shape, size, and operating characteristics of the project; (b) traffic generation and the provision of public and emergency vehicle (e.g., fire and medical) access; (c) Public protection services (e.g., fire protection, police protection, etc.); and (d) the provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). The project is surrounded by other developed properties with compatible dense housing uses, has access to the City’s circulation system, and would be served by City utilities. The project utilizes an existing developed property and does not include activities that would generate service or utility demands beyond those anticipated with uses permitted in the vicinity. 5. As conditioned, the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because conditions have been included that place limits on the number of persons allowed on site, restrict activities, provide adequate parking, and limit potential disturbances to neighboring properties. The project will be compatible with the existing site constraints and the character of the neighborhood. 6. As conditioned, the establishment and subsequent operation or conduct of the project will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use because the project includes conditions that (a) place limits on the number of persons allowed on site, (b) restrict activities, (c) provide adequate parking, and (d) limit potential disturbances to neighboring properties. The project would be compatible with the existing site constraints and the character of the neighborhood. SECTION 2. Environmental Review. The project is exempt from environmental review under Section 15301 (Existing Facilities) of the CEQA Guidelines because it includes the operation, maintenance, permitting, licensing, and minor alteration of an existing residential development. The fraternity would continue the residential use with minor site improvements related to parking (e.g., parking space restriping, installation of wheel stops, etc.) and landscaping (e.g., pruning, maintenance, etc.). The project does not include construction of a new building or additional building square footage. Therefore, the project involves no expansion of the former residential use. Page 128 of 248 Resolution No. PC-1085-24 USE-0331-2023 1264 and 1264 ½ East Foothill; 1241, 1243, 1249, and 1251 Monte Vista Page 3 SECTION 3. Action. The Planning Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Division – Community Development Department 1. Plans submitted for the building and/or site improvements permit(s) (i.e., parking lot improvements) shall be in substantial conformance with the project description and plans represented in the Staff Report dated June 12, 2024. 2. The Conditional Use Permit shall be reviewed by the Community Development Director for compliance with the conditions of approval, or to determine whether a modification of the Conditional Use Permit is necessary upon significant change to the project as represented in the Staff Report dated June 12, 2024, or in the event of a change in ownership which may result in deviation from the project description or approved plans. 3. The Conditional Use Permit shall be reviewed by the Planning Commission if the City receives substantiated written complaints from any citizen, Code Enforcement Officer, Fire Department or Police Department employee, which contains information and/or evidence supporting a conclusion that a violation of this Conditional Use Permit, or of City Ordinances, regulations, or Police Department resources (e.g., calls for service) applicable to the fraternity use has occurred. At the time of the Conditional Use Permit review, to ensure ongoing compatibility with nearby uses, the conditions of approval may be added, modified, and/or removed, or the Conditional Use Permit may be revoked. 4. The fraternity shall be limited to a maximum of 24 residents for the property. The property owner shall allow the City to verify the maximum occupancy by allowing an inspection of records or visual inspection of the premises. Any inspection shall be scheduled at a reasonable time with at least 24-hour notice to the residents. 5. Routine meetings and gatherings for the fraternity shall be limited to a maximum of 48 people (32 people x 1.5), except as otherwise approved by the Community Development Director for special events. If the fraternity hosts special events involving more than 48 people, a transportation management plan to reduce impacts to the surrounding neighborhood shall be submitted to the Community Development Department, at least 30 days prior to the event taking place, for review and approval. 6. For the life of the organization, the fraternity shall remain affiliated and in good standing with the Interfraternity Council of Student Life and Leadership at California Polytechnic University, San Luis Obispo. If the fraternity becomes unaffiliated or is no longer in good standing, the Conditional Use Permit shall be revoked. Page 129 of 248 Resolution No. PC-1085-24 USE-0331-2023 1264 and 1264 ½ East Foothill; 1241, 1243, 1249, and 1251 Monte Vista Page 4 7. For the life of the organization, the fraternity shall provide the name and contact information (i.e., phone number and email address) of all responsible parties to the Community Development Department and Neighborhood Services Manager of the Police Department on an annual basis. If there is a change to the name and/or contact information of any responsible parties, the Community Development Department and Neighborhood Services Manager shall be notified immediately. 8. For the life of the organization, the property shall be maintained in a clean and orderly manner. All landscaping shall be maintained (e.g., trimmed, pruned, replaced as needed, etc.) to the satisfaction of the Community Development Director. 9. A site improvement permit is required for parking area improvements to create a minimum of 18 parking spaces that comply with the City’s Parking and Driveway Standards (i.e., parking space and driveway dimensions, aisle widths, striping, wheel stops, etc.). These parking spaces shall be inspected to verify compliance with City standards prior to establishing the fraternity. 10. Bicycle parking spaces shall be provided as required per Table 3-6 (Required Bicycle Parking) of the Zoning Regulations. For a total of 24 beds for the fraternity, the property owner and residents shall maintain a minimum of 18 long-term bicycle spaces and a minimum of six (6) short-term bicycle spaces. All required long-term bicycle parking shall be provided in an interior space, and required short-term bicycle spaces shall be consistent with the City Active Transportation Plan Design Guidelines and feature “hi-low style” campus racks (such as “Peak Racks”). These bicycle spaces shall be inspected to verify compliance with City standards prior to establishing the fraternity, to the satisfaction of the Public Works and Community Development Directors. 11. A minimum of 18 parking spaces shall be provided and maintained at all times. These spaces shall remain available to residents of the fraternity and not designated for any individuals not residing on the property. 12. A building permit is required for proposed signage identifying the fraternity house. Any signage must be consistent with Chapter 15.40 (Sign Regulations) of the Municipal Code and compatible with the existing neighborhood to the satisfaction of the Community Development Director. 13. As part of the parking area improvements, the existing two-car garage for 1264 ½ East Foothill (labeled as Building B on the project plans) shall be a one-car garage in order to accommodate the revised surface parking layout. The area adjacent to the parking space within the proposed one-car garage is permitted as storage. Further review shall be required if any improvements (e.g., change in use and/or new construction) are proposed for this area. Page 130 of 248 Resolution No. PC-1085-24 USE-0331-2023 1264 and 1264 ½ East Foothill; 1241, 1243, 1249, and 1251 Monte Vista Page 5 14. The fraternity use shall comply with Table 1 (Exterior Noise Limits) of Section 9.12.060 (Exterior Noise Limits) between the extended hours of 10:00 pm and 9:00 am, except as approved in writing as a special event by the Community Development Director. 15. Prior to a special event approved by the Community Development Director pursuant to Condition No. 5, the fraternity shall provide written notification of the event to occupants within 300 feet of the site. The written notification shall include the date, hours, and contact information for the responsible party for the special event. 16. Live entertainment, bands, and/or amplified sounds are prohibited, unless otherwise approved through a special event by the Community Development Department. Engineering Division – Community Development / Public Works Departments 17. A building permit and/or site improvements permit is required for the proposed changes to establish the required parking spaces. Plans submitted for review shall show and note compliance with the City’s Parking and Driveway Standards. The plans shall show required dimensions and information for parking space, bay, aisle widths, striping, parallel space markings (i.e., T’s and L’s), and any existing or proposed wheel stops. 18. Plans submitted for review shall show and reference the floor plans for the existing garages to remain. The existing two-car garage proposed to accommodate only one car shall be included and noted on the plans. The plans shall clarify that garage door operation will not be affected by the proposed adjacent surface parking space. The plans shall clarify that the remaining garage space is to remain as garage storage/shop. Indemnification 19. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers, or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner Steve Kahn, seconded by Commissioner Bob Jorgensen, and on the following roll call vote: Page 131 of 248 Resolution No. PC-1085-24 USE-0331-2023 1264 and 1264 ½ East Foothill; 1241, 1243, 1249, and 1251 Monte Vista Page 6 AYES: Commissioner Sheryl Flores, Commissioner Bob Jorgensen, Commissioner Steve Kahn, Commissioner Eric Tolle, and Vice Chair Dave Houghton NOES: None ABSENT: Commissioner Juan Munoz-Morris and Chair Justin Cooley RECUSED: None The foregoing resolution was passed and adopted this 12th day of June 2024. ___________________ Tyler Corey, Secretary Planning Commission Page 132 of 248 R 11529 RESOLUTION NO. 11529 (2024 SERIES) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, DENYING AN APPEAL AND UPHOLDING THE PLANNING COMMISSION’S DECISION TO APPROVE A CONDITIONAL USE PERMIT TO ESTABLISH A FRATERNITY AT 1264 AND 1264 ½ EAST FOOTHILL BOULEVARD AND 1241, 1243, 1249, AND 1251 MONTE VISTA PLACE. THE PROJECT INCLUDES A REQUEST TO PROVIDE TWO (2) PARKING SPACES IN TANDEM ON AN EXISTING DRIVEWAY ALONG EAST FOOTHILL BOULEVARD. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW UNDER SECTION 15301 EXISTING FACILITIES) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES AS REPRESENTED IN THE COUNCIL AGENDA REPORT AND ATTACHMENTS DATED OCTOBER 15, 2024 (USE-0331-2023, APPL-0365-2024) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, on June 12, 2024, for the review of a Conditional Use Permit to establish a fraternity at 1264 and 1264 ½ East Foothill Boulevard and 1241, 1243, 1249, and 1251 Monte Vista Place, pursuant to a proceeding instituted under USE-0331-2023; Lambda Chi Alpha, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conditionally approved the Conditional Use Permit, USE-0331-2023, after duly considering all evidence, including testimony of the applicant and general public and evaluation and recommendations by staff presented at said hearing; and WHEREAS, Residents for Quality Neighborhoods filed a timely appeal of the Planning Commission’s decision to approve the Conditional Use Permit, APPL-0365- 2024, on June 24, 2024; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, on October 15, 2024, for the purpose of considering the appeal of the Planning Commission’s decision to approve the Conditional Use Permit, APPL-0365-2024, and has duly considered all evidence, including the record of the Planning Commission hearing; testimony of the applicant, appellant, and general public; and evaluation and recommendations by staff presented at said hearing; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows: Docusign Envelope ID: 4911A4F3-97E7-4A4C-B783-FED01F8C450B Page 133 of 248 Resolution No. 11529 (2024 Series) Page 2 R 11529 SECTION 1. Findings. The City Council hereby denies the appeal and grants final approval for the project (USE-0331-2023, APPL-0365-2024), based on the following findings: Conditional Use Permit / Fraternity Use 1. The project is consistent with the General Plan because the proposed fraternity is an allowable use as dense group housing in the High Density Residential (HDR) land use designation. In addition, the project would facilitate Land Use Element Policy 2.6.5 and Housing Element Policy 8.6 by locating a fraternity in proximity to the Cal Poly SLO campus and other student-oriented uses and housing. 2. The proposed fraternity is conditionally allowed within the High-Density Residential R-4) zone. As conditioned, the project complies with applicable provisions of the Zoning Regulations because (a) the maximum number of 24 residents complies with the group housing maximum occupancy limits and (b) the revised parking configuration would provide 18 required spaces for 24 residents and comply with the City’s Parking and Driveway Standards to improve the property. 3. The design, location, size, and operating characteristics of the project will be compatible with the existing and future land uses in the vicinity because the proposed fraternity would (a) be established in proximity to other dense group housing (i.e., other fraternities, sororities, multi-family, etc.), (b) located within walking distance (i.e., less than 0.25-mile) of the Cal Poly campus, and (c) utilize an existing developed property with minor site improvements (i.e., parking and landscaping improvements). 4. The site is physically suitable in terms of (a) its design, location, shape, size, and operating characteristics of the project; (b) traffic generation and the provision of public and emergency vehicle (e.g., fire and medical) access; (c) public protection services (e.g., fire protection, police protection, etc.); and (d) the provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). The project is surrounded by other developed properties with compatible dense housing uses, has access to the City’s circulation system, and would be served by City utilities. The project utilizes an existing developed property and does not include activities that would generate service or utility demands beyond those anticipated with uses permitted in the vicinity. 5. As conditioned, the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because conditions have been included that place limits on the number of persons allowed on site, restrict activities, provide adequate parking, and limit potential disturbances to neighboring properties. The project will be compatible with the existing site constraints and the character of the neighborhood. Docusign Envelope ID: 4911A4F3-97E7-4A4C-B783-FED01F8C450B Page 134 of 248 Resolution No. 11529 (2024 Series) Page 3 R 11529 6. As conditioned, the establishment and subsequent operation or conduct of the project will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use because the project includes conditions that (a) place limits on the number of persons allowed on site, (b) restrict activities, (c) provide adequate parking, and (d) limit potential disturbances to neighboring properties. The project would be compatible with the existing site constraints and the character of the neighborhood. SECTION 2. Environmental Review. The project is exempt from environmental review under Section 15301 (Existing Facilities) of the CEQA Guidelines because it includes the operation, maintenance, permitting, licensing, and minor alteration of an existing residential development. The fraternity would continue the residential use with minor site improvements related to parking (e.g., parking space restriping, installation of wheel stops, etc.) and landscaping (e.g., pruning, maintenance, etc.). The project does not include construction of a new building or additional building square footage. Therefore, the project involves no expansion of the former residential use. SECTION 3. Action. The City Council hereby denies the appeal and grants final approval to the project (USE-0331-2023, APPL-0365-2024) with incorporation of the following conditions: Planning Division – Community Development Department 1. Plans submitted for the building and/or site improvements permit(s) (i.e., parking lot improvements) shall be in substantial conformance with the project description and plans represented in the Council Agenda Report dated October 15, 2024. 2. The Conditional Use Permit shall be reviewed by the Community Development Director for compliance with the conditions of approval, or to determine whether a modification of the Conditional Use Permit is necessary upon significant change to the project as represented in the Council Agenda Report dated October 15, 2024, or in the event of a change in ownership which may result in deviation from the project description or approved plans. 3. The Conditional Use Permit shall be reviewed by the Planning Commission as soon as practical if: 1) conduct on the permitted premises results in three (3) citations within any 12-month period for a violation of law or permit condition, 2) that citation is not contested or is upheld on appeal, and 3) the conduct for which the citation was issued resulted in adverse impacts to, or complaints from, residents or occupants of the surrounding neighborhood. At the time of the Conditional Use Permit review, to ensure ongoing compatibility with nearby uses, the conditions of approval may be added, modified, and/or removed, or the Conditional Use Permit may be revoked. The City shall notify Cal Poly if the Use Permit is revoked. A re-review by the Planning Commission shall be accompanied by the appropriate fee. Docusign Envelope ID: 4911A4F3-97E7-4A4C-B783-FED01F8C450B Page 135 of 248 Resolution No. 11529 (2024 Series) Page 4 R 11529 4. The fraternity shall be limited to a maximum of 24 residents for the property. The property owner shall allow the City to verify the maximum occupancy by allowing an inspection of records or visual inspection of the premises. Any inspection shall be scheduled at a reasonable time with at least 24-hour notice to the residents. 5. Routine meetings and gatherings for the fraternity shall be limited to a maximum of 48 people (32 people x 1.5), except as otherwise approved by the Community Development Director for special events. If the fraternity hosts special events involving more than 48 people, a transportation management plan to reduce impacts to the surrounding neighborhood shall be submitted to the Community Development Department, at least 30 days prior to the event taking place, for review and approval. No exception from the Noise Ordinance shall be approved by the Director as Part of the special event. 6. For the life of the organization, the fraternity shall remain affiliated and in good standing with the Interfraternity Council of Student Life and Leadership at California Polytechnic University, San Luis Obispo. If the fraternity becomes unaffiliated or is no longer in good standing, the Conditional Use Permit shall be revoked. 7. For the life of the organization, the fraternity shall provide the name and contact information (i.e., phone number and email address) of all responsible parties to the Community Development Department and Neighborhood Services Manager of the Police Department on an annual basis. If there is a change to the name and/or contact information of any responsible parties, the Community Development Department and Neighborhood Services Manager shall be notified immediately. 8. For the life of the organization, the property shall be maintained in a clean and orderly manner. All landscaping shall be maintained (e.g., trimmed, pruned, replaced as needed, etc.) to the satisfaction of the Community Development Director. 9. A site improvement permit is required for parking area improvements to create a minimum of 18 parking spaces that comply with the City’s Parking and Driveway Standards (i.e., parking space and driveway dimensions, aisle widths, striping, wheel stops, etc.). These parking spaces shall be inspected to verify compliance with City standards prior to establishing the fraternity. 10. Bicycle parking spaces shall be provided as required per Table 3-6 (Required Bicycle Parking) of the Zoning Regulations. For a total of 24 beds for the fraternity, the property owner and residents shall maintain a minimum of 18 long-term bicycle spaces and a minimum of six (6) short-term bicycle spaces. All required long-term bicycle parking shall be provided in an interior space, and required short-term bicycle spaces shall be consistent with the City Active Transportation Plan Design Guidelines and feature “hi-low style” campus racks (such as “Peak Racks”). These Docusign Envelope ID: 4911A4F3-97E7-4A4C-B783-FED01F8C450B Page 136 of 248 Resolution No. 11529 (2024 Series) Page 5 R 11529 bicycle spaces shall be inspected to verify compliance with City standards prior to establishing the fraternity, to the satisfaction of the Public Works and Community Development Directors. 11. A minimum of 18 parking spaces shall be provided and maintained at all times. These spaces shall remain available to residents of the fraternity and not designated for any individuals not residing on the property. 12. A building permit is required for proposed signage identifying the fraternity house. Any signage must be consistent with Chapter 15.40 (Sign Regulations) of the Municipal Code and compatible with the existing neighborhood to the satisfaction of the Community Development Director. 13. As part of the parking area improvements, the existing two-car garage for 1264 ½ East Foothill (labeled as Building B on the project plans) shall be a one-car garage in order to accommodate the revised surface parking layout. The area adjacent to the parking space within the proposed one-car garage is permitted as storage. Further review shall be required if any improvements (e.g., change in use and/or new construction) are proposed for this area. 14. The fraternity use shall comply with Table 1 (Exterior Noise Limits) of Section 9.12.060 (Exterior Noise Limits) between the extended hours of 10:00 p.m. and 9:00 a.m. 15. Prior to a special event approved by the Community Development Director pursuant to Condition No. 5, the fraternity shall provide written notification of the event to occupants within 300 feet of the site. The written notification shall include the date, hours, and contact information for the responsible party for the special event. No exception from the Noise Ordinance shall be approved by the Director as part of the special event. 16. Live entertainment, bands, and/or amplified sounds are prohibited, unless otherwise approved through a special event by the Community Development Department. No exception from the Noise Ordinance shall be approved by the Director as part of the special event. 17. Failure to comply with any of the above conditions or code requirements, or the conduct of the use so as to constitute a violation of Federal, State, or local law, or so as to constitute a public nuisance or so as to cause adverse impacts on the health, safety, or welfare of persons in the vicinity of this use is prohibited and may constitute grounds for the revocation of this permit. Docusign Envelope ID: 4911A4F3-97E7-4A4C-B783-FED01F8C450B Page 137 of 248 Resolution No. 11529 (2024 Series) Page 6 R 11529 Engineering Division – Community Development / Public Works Departments 18. A building permit and/or site improvements permit is required for the proposed changes to establish the required parking spaces. Plans submitted for review shall show and note compliance with the City’s Parking and Driveway Standards. The plans shall show required dimensions and information for parking space, bay, aisle widths, striping, parallel space markings (i.e., T’s and L’s), and any existing or proposed wheel stops. 19. Plans submitted for review shall show and reference the floor plans for the existing garages to remain. The existing two-car garage proposed to accommodate only one car shall be included and noted on the plans. The plans shall clarify that garage door operation will not be affected by the proposed adjacent surface parking space. The plans shall clarify that the remaining garage space is to remain as garage storage/shop. Docusign Envelope ID: 4911A4F3-97E7-4A4C-B783-FED01F8C450B Page 138 of 248 Resolution No. 11529 (2024 Series) Page 7 R 11529 Indemnification 20. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers, or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by Council Member Shoresman, seconded by Council Member Marx, and on the following roll call vote: AYES: Council Member Francis, Max, Shoresman, Vice Mayor Pease, and Mayor Stewart NOES: None ABSENT: None The foregoing resolution was passed and adopted this 15th day of October 2024. Mayor Erica A. Stewart ATTEST: Teresa Purrington City Clerk APPROVED AS TO FORM: J. Christine Dietrick City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California on ___________________. Teresa Purrington, City Clerk Docusign Envelope ID: 4911A4F3-97E7-4A4C-B783-FED01F8C450B 10/18/2024 | 10:40 AM PDT Page 139 of 248 Page 140 of 248 Notice to Correct Code Violation(s)/Notice of Violation (Courtesy Warning Prior to Issuance of Administrative Citation) January 29, 2025 PSZ House Corporation a CA Non-Profit Benefit Corp 1947 Camino Vida Roble Unit: STE 105 Carlsbad, CA 92008 SUBJECT ADDRESS: 1264 Foothill Blvd San Luis Obispo, CA 93405 APN: 052-071-030 Code Case #: CODE-000045-2025 Dear Property Owner, City of San Luis Obispo Community Development Department staff noted the following violations of the San Luis Obispo Municipal Code or other relevant codes at the above listed address: 1. Use Permit Violation (SLOMC §17.76.060) “It shall be unlawful and a public nuisance for any person, firm or corporation, owning, leasing, occupying, or having possession of any private property in the City to maintain such property in such a manner that any of the following conditions are found to exist thereon: 1. Any violation of the provisions of a minor use permit, conditional use permit, planned development permit, architectural review approval, variance, or other land use entitlement or land use permit.” Conditions number fourteen, fifteen, sixteen, and seventeen of the use permit associated with the property indicate that: “14. The fraternity use shall comply with Table 1 (Exterior Noise Limits) of Section 9.12.060 (Exterior Noise Limits) between the extended hours of 10:00 p.m. and 9:00 a.m. 15. Prior to a special event approved by the community Development Director pursuant to Condition No. 5, the fraternity shall provide written notification of the event to occupants within 300 feet of the site. The written notification shall include the date, hours, and contact information for the responsible party for the special event. No exception from the Noise Ordinance shall be approved by the Director as part of the special event. 16. Live entertainment, bands, and/or amplified sounds are prohibited, unless otherwise approved through a special event by the Community Development Department. No exception from the Noise Ordinance shall be approved by the Director as part of the special event. 17. Failure to comply with any of the above conditions or code requirements, or the conduct of the use so as to constitute a violation of Federal, State, or local law, or so as to constitute a public nuisance or so as to cause adverse impacts on the health, safety, or welfare of persons in the vicinity of this use is prohibited and may constitute grounds for the revocation of this permit” Page 141 of 248 There are multiple confirmed administrative citations, noise violations, and police contacts between 2/25/2024 and 02/25/2025. Code enforcement staff will be recommending review of the use permit to the Deputy Director of Community Development. A determination made by the Deputy Director that the evidence submitted warrants review, modification, or revocation of the current use permit by the Planning Commission will be followed by notification to the property owner and other responsible parties. We request that you voluntarily take action to correct the above noted violation(s). Immediate compliance is required. These violations constitute a public nuisance and must be abated. Failure to correct the violation(s) by the specified date will result in the issuance of an Administrative Citation requiring payment of FINES in accordance with SLOMC Chapter 1.24. For Municipal Code violations that remain uncorrected after issuance of an Administrative Citation, the City may seek enforcement by other civil or criminal remedies. Any person having a title interest in the property may request a Director’s review of this Notice by completing the enclosed Request for Director’s Review Form and submitting it to the Community Development Department via email at code@slocity.org or to 919 Palm Street, San Luis Obispo, CA 93401, within five (5) days of the date of this Notice. This Notice shall be deemed final unless you timely file a Request for Director’s Review. We look forward to working with you to resolve these violations and would like to thank you for your efforts to maintain your property and to help preserve the safety and beauty of our community. If you have questions, please contact the undersigned at (805) 440-9825 or rsalem@slocity.org. Sincerely, RAMI SALEM Rami Salem, Code Enforcement Technician & Safe Housing Coordinator Cc: File Enclosures: Request for Directors Review Page 142 of 248 Community Development 91 I Palm Street, San Luis 0bi$p0, CA S3401 -321 I 805.781 7170 slocity.orq Declaration of Service and Posting of Notice SUBJECT ADDRESS 1264 ILL BLVD SAN I IJIS OBISPO CA 5 CASE NO.: CODE-000045-2025 Citation No.42018 Officer: R.M l/we, the undersigned, declare that at all times herein mentioned, l/we were and now are a duly authorized employee(s) of the Community Development Department, City of San Luis Obispo, State of California; that pursuant to Section 1.24.050G of the San Luis Obispo Municipal Code (SLOMC), Section 1101.4 of the Uniform Housing Code, or Section 401.4 of the Uniform Code for the Abatement of Dangerous Buildings, as adopted by Section 15.02.010 of the San Luis Obispo MunicipSlCode, l/we deposited in a receptacle for the U.S. Postal Service, in a sealed envelope, postage prepaid, bylX regular mail, and/or El certified matl, return receipt requested the following: Notice to Gorrect, Notice of Violation, Administrative Gitation, Stop-Work Notice, Notice of Hearing, Notice of Proposed Lien, Notice of Special Assessment Notifying the owner of the property of the subject address referenced above of violations of the San Luis Obispo Municipal Code existing on the property and/or of related abatement proceedings. The above notice was sent to each person having an interest in the property at their respective addresses as listed in the Notice, and a copy of the notice was posted at the subject address. I declare under penalty of perjury that the foregoing is true and correct. Executed this 23rd day of December ,2025, San Luis Obispo, California Officer or clerk effecting service it: (Print Name)(Signature)(Time/date) Officer effecting service by A X! X! TI ame nature (Tim Page 143 of 248 Community Development Gitation No.:42018 ADMINISTRATIVE CITATION AND ORDER TO COMPLY WITH SAN LUIS OBISPO MUNICIPAL CODE91 9 Palm Skeet, San luis 0bispo, CA 93401 -321 B 805.781 .71 70 slocity.orq 811", Citation fl 2no Gitation E t'o Citation El eouitional / Daily Fines ADDRESS OF VIOLATION: DATE OF VIOLATION: NAME: ADDRESS: 1264 Foothill Blvd San Luis ObisPo,CA 93405 APN: 052-071-030 October 3,2025 PSZ HOUSE CORPORATION 1947 CAMINO VIDA ROBLE STE 105 CARLSBAD cA 92008 PURSUANT TO CHAPTER 1.24 OF THE SAN LUIS OBISPO MUNICIPAL CODE, YOU ARE HEREBY oRDERED TO |MMED|ATELY CORRECT THE VTOLATION(S) DESCRIBED BELOW AND PAY THE FINE. YOU ARE FURTHER ORDERED TO GEASE THE ACTIVITY GIVING RISE TO THE VIOLATION. WHEN CoRRECT|ONS ARE COMPLETE PLEASE SCHEDULE AN INSPECTION BY CALLING (805)781-7180. TO AVOID ADDITIONAL FINES COMPLIANCE MUST BE VERIFIED BY DEPARTMENT STAFF. IF DAILY FINES APPLY AS NOTED ABOVE, THE FINES SHALL ACCRUE DAILY UNTIL THE VIOLATION(S) ARE GoRRECTED. FATLURE TO CORRECT THE VTOLATION(S) WILL RESULT lN THE ISSUANCE OF ADDITIONAL ADMINISTRATIVE CITATIONS AND ESCALATING FINES OR OTHER ENFORCEMENT ACTION. Failure to pay the fines may result in the suspension of any pending applications or permits. Unpaid fines become delinquent after 30 days and are subject to interest accrual of 8% per month as contained in SLOMC 1.24.070 C. The City may pursue all legal, equitable, and administrative remedies for the collection of unpaid civil administrative fines. Delinquent fines will be forwarded to a collection agency for payment. Mail Payments to:City of San Luis Obispo, Gommunity Development Department 919 Palm Street, San Luis Obispo, CA 93401 You may file an APPEAL of this Administrative Citation by submitting a request in writing to the Hearing Administrator within ten days of the date this Administrative Citation is issued as shown below. Each responsible party is individually required to file an appeal. FAILURE TO FILE AN APPEAL WILL WAIVE YOUR RIGHT TO CONTEST THIS CITATION. PIEASC SEE thE AttAChEd Appeal Form for more information. MailAppeals to: Gity of San Luis Obispo, City Clerk 990 Palm Street, San Luis Obispo, CA 93401 lssued By: R. Salem Signature Title: Code Enforcement Officer CODE SECTION DESCRIPTION OF VIOLATION FINE sloMc s 17.76.060 Use Permit Violation $50 Amount Due (or subtotal if daily fine)$50 lf Daily Fines apply the TOTAL AMOUNT DUE = -(no. days) X subtotal = RELATED GE GASE: CODE-OO0045-2025 DATE CITATION ISSUED: DCCCMbET 23, 2025 Page 144 of 248 TNVOICE (00042018) FOR CITY OF SAN LUIS OBISPO BILLING GONTACT PSZ HOUSE NON-PROFIT BENEFIT CORP PSZ HOUSE CORPORATION A CA NON.PROFI'] BENEFIT CORP 1947 CAMINO VIDA ROBLE STE 105 CARLSBAD, CA 92008 TOTAL $50.00 INVOICE NUMBER INVOICE DATE INVOICE DUE DATE INVOICE STATUS INVOICE DESCRIPTION 00042018 12t23t2025 01t22t2026 Due NONE REFERENCE NUMBER FEE NAME TOTAL coDE-000045-2025 CE lstAdmin Citation $50.00 1264 Foothill Blvd San Luis Obispo, CA 93405 SUBTOTAL $50.00 December 23, 2025 City of San Luis Obispo Page 1 of 1 Page 145 of 248 Community Development 9lg Palm Strset, San Luls 0blspo, CA 93401 -321 8 805.781 .71 70 slocity.org January 29,2025 PSZ House Corporation a CA Non-Profit Benefit Corp 1947 Camino Vida Roble Unit: STE 105 Carlsbad, CA 92008 SUBJECT ADDRESSz 1264 Foothill Blvd San Luis Obispo, Code Case #: CODE-000045'2025 Dear Property Owner, City of San Luis Obispo CommunitY San Luis Obispo Municipal Code or other 1. Use Permit Violation "It shall be unlawful and occupying, or having in such a manner thot 1. Any violation of development or land Conditions fifteen, indicate "14. The use shall Noise the Notice to Correct Code Violation(s)Alotice of Violation (Courtesy Warning Priorto Issuance of Administrative Citation) 07r-030 noted the following violations of the listed address: or corporation, owning, leasing, the City to maintain such ProPettY to exist thereon: use permit, conditional use petmit, plonned variance, or other land use entitlement of the use permit associated with the property Table I (ExteriorNoise Limits) of Section 9.12.060 (Exterior of l0:00 p.m. and 9:00 a.m. 15. Prior to a event the community Development Director pursuant to Condition No. 5, the fraternity notification of the event to occupants within 300 feet of the site. The written notification the date,hourso and contact information for the responsible party for the special event. No exception from the Noise Ordinance shall be approved by the Director as part of the special event. 16. Live entertainment, bands, and/or amplified sounds are prohibited, unless otherwise approved through a special event by the Community Development Department. No exception from the Noise Ordinance shall be approved by the Director as part of the special event. 17. Failure to compiy with any of the above conditions or code requirements, or the conduct of the use so as to constitute a violation of Federal, State, or local law, or so as to constitute a public nuisance or so as to cause adverse impacts on the health, safety, or welfare of persons in the vicinity of this use is prohibited and may constitute grounds for the revocation of this permit" of thefollowing itecturol review of any ofo Page 146 of 248 There are multiple confirmed administrative citations, noise violations, and police contacts between 2/2512024 and02l25/2025. Code enforcement staff will be recommending review of the use permit to the Deputy Director of Community Development. A determination made by the Deputy Director that the evidence submitted warrants review, modificationo or revocation of the current use permit by the Planning Commission will be followed by notification to the property owner and other responsible parties. We request that you voluntarily take action to correct the above noted violation(s). Immediate compliance is required. These violations constitute a public nuisance and must be abated. Failure to correct the violation(s) by the specified date will result in the issuance requiring payment of FINES in accordance with SLOMC Chapter 1.24. that remain uncorrected after issuance of an Administrative Citation, the other civil or criminal remedies. Any person having a title interest in the property may req completing the enclosed Request for Director's Review F Development Department via email at code@slocity.org of Administrative Citation F Code violations seek enforcement by of this Notice by to the Community Luis Obispo, CA be you timely would like to thank you for your beauty of our community. If you or rsalem@slocity.org. Coordinator s 9t9 9340l,within five (5) days of the date of this Notice. file a Request for Director's Revieq We look forward to working with you to efforts to maintain your property and to help have questions, please contact the undersigned at ( Sincerely, Rami Salem, Code Cc: File Enclosures:for Directors vlo the ian & Safe Page 147 of 248 Page 148 of 248 PLANNING COMMISSION AGENDA REPORT SUBJECT: RE-REVIEW OF AN EXISTING CONDITIONAL USE PERMIT FOR OPERATION OF A FRATERNITY LOCATED AT 280 CALIFORNIA BOULEVARD (MOD- 0036-2026) PROJECT ADDRESS: 280 California Blvd. BY: Mallory Patino, Assistant Planner Phone Number: (805) 783-7704 FILE NUMBER: MOD-0036-2026 Email: mpatino@slocity.org A PPLICANT: Alpha Epsilon Pi FROM: Tyler Corey, Deputy Director RECOMMENDATION Adopt a Resolution revoking the existing Conditional Use Permit, USE-0625-2024, for operation of a fraternity located at 280 California Boulevard. SITE DATA Applicant General Plan Land Use Designation Zone Site Area Environmental Determination Alpha Epsilon Pi High Density Residential (HDR) High-Density Residential (R-4) Approximately 0.3 acre Categorically exempt from environmental review under CEQA Guidelines Section 15061(b)(3) (Common Sense Exemption) SUMMARY On August 2, 1983, City Council approved a Use Permit (U1099) to allow Alpha Epsilon Pi (Applicant) to operate as a fraternity at 280 California Boulevard. On November 13, 2024, the Planning Commission re-reviewed the Use Permit and approved a modification Meeting Date: 3/11/2026 Item Number: 4c Time Estimate: 30 minutes Figure 1 – Project Site Page 149 of 248 Item 4c MOD-0036-2026 Planning Commission Report – March 11, 2026 (USE-0625-2024) to continue operations with revised Conditions of Approval. Since the approval and modification of this Conditional Use Permit (CUP), the Applicant has resided at and utilized the property for fraternity activities. Due to recent noise and CUP violations, the Community Development Director (Director) is referring the existing CUP to the Planning Commission for re-review. Re-review of the CUP may result in (a) added, modified, and/or removed conditions of to allow continuation of the fratern ity in a manner compatible with existing and proposed uses in the vicinity; or (b) revocation if the required findings cannot be made. 1.0 PROJECT BACKGROUND 1.1 Prior Conditional Use Permit Review and Approval On August 2, 1983, the City Council denied an appeal and upheld the Planning Commission’s approval of a Use Permit, U1099, to establish the fraternity for Alpha Epsilon Pi at 280 California Boulevard (Attachment B – Resolution No. 5189 [1983 Series]). Approval of the Use Permit included a residential addition/remodel and various site improvements to facilitate a 10-bedroom, approximate 3,680 square foot residence and 19 parking spaces to allow up to 19 residents. Since the approval of this Use Permit, the Applicant has improved and used the project site as their residence and for their fraternity activities. In 2024, Code Enforcement issued two Notice to Correct Code Violation(s) / Notice of Violations i.e., courtesy warnings related to confirmed code and Use Permit violations. Based on these violations, the Community Development Director (Director) referred the Conditional Use Permit for re-review to the Planning Commission. On November 13, 2024, the Planning Commission approved a modification (USE -0625-2024) to continue operations as a fraternity with revised Conditions of Approval (Attachment C – Resolution No. PC-1092- 24). Modification of the Conditional Use Permit (CUP) included a 25-person maximum for routine meetings, gatherings, or events; 19-parking space requirement; provisions for special events with more than 25 people through Director approval; provision for re-review if conduct on the permitted premises results in three (3) citations within any 12-month period for a violation of law or permit condition; and grounds for the revocation of the permit based on failure to comply with Conditions or code requirements, violations of and Federal, State, or local law, conduct that constitutes a public nuisance or that causes adverse impacts on the health, safety, or welfare of persons in the vicinity of the use. 1.2 History of Active Violations and Code Enforcement Actions Police Department Actions The Police Department has issued three (3) citations for noise violations since approval of CUP USE-0625-2024 in November 2024.  April 16, 2025, for a Noise Violation at approximately 10:00 PM with approximately Page 150 of 248 Item 4c MOD-0036-2026 Planning Commission Report – March 11, 2026 100 people present  April 18, 2025, for a Noise Violation at approximately 10:00 PM with approximately 100 people present  October 29, 2025, for a Noise Violation at approximately 9:30 PM Police with approximately 100 people present Two of the three citations were appealed, and both citations were upheld. Code Enforcement Actions On July 15, 2025, Code Enforcement issued a Notice of Violations (NOV; Attachment D) relating to the citations issued in April. The Notice of Violation stated that April incidents resulted in a violation of the CUP, specifically Condition No. 4, provided in Section 1.3 below. The Notice of Violation also included a warning that issuance of one more citation before April 16, 2026, would result in a recommendation for re -review of the CUP, in accordance with Condition No. 2 of USE-0625-2024, provided in Section 1.3 below. As noted above, the fraternity then received a third citation for violation of the City’s noise ordinance on October 29, 2025. On January 29, 2026, staff notified the fraternity and property owner that the CUP would be re-reviewed by the Planning Commission, in accordance with Condition No. 2 of USE - 0625-2024. 1.3 Planning Commission’s Purview The multiple confirmed noise violations associated with the fraternity have resulted in violations of Conditions No. 4, 9, and 12 of CUP USE-0625-2024, which state: 4. Routine meetings and gatherings for the fraternity shall be limited to a maximum of 25 people, except as otherwise approved by the Community Development Director for special events. If the fraternity hosts special events involving more than 25 people, a transportation management plan to reduce impacts to the surrounding neighborhood shall be submitted to the Community Developme nt Department, at least 30 days prior to the event taking place, for review and approval. No exception from the Noise Ordinance shall be approved by the Director as part of the special event. 9. The fraternity use shall comply with Table 1 (Exterior Noise Limits) of Section 9.12.060 (Exterior Noise Limits) between the extended hours of 10:00 p.m. and 9:00 a.m. 12. Failure to comply with any of the above conditions or code requirements, or the conduct of the use so as to constitute a violation of Federal, State, or local law, or so as to constitute a public nuisance or so as to cause adverse impacts on the health, safety, or welfare of persons in the vicinity of this use is prohibited and may constitute grounds for the revocation of this permit. Page 151 of 248 Item 4c MOD-0036-2026 Planning Commission Report – March 11, 2026 In accordance with Condition No. 2 of USE-0625-2024, the Director is referring the CUP to the Planning Commission as detailed below: 2. The Conditional Use Permit shall be reviewed by the Planning Commission as soon as practical if: 1) conduct on the permitted premises results in three (3) citations within any 12-month period for a violation of law or permit condition, 2) that citation is not contested or is upheld on appeal, and 3) the conduct for which the citation was issued resulted in adverse impacts to, or complaints from, residents or occupants of the surrounding neighborhood. At the time of the Conditional Use Permit review, to ensure ongoing compatibility with nearby uses, the conditions of approval may be added, modified, and/or removed, or the Conditional Use Permit may be revoked. The City shall notify Cal Poly if the Use Permit is revoked. A re-review by the Planning Commission shall be accompanied by the appropriate fee. 2.0 PROJECT ANALYSIS The Planning Commission’s role is to consider the above -discussed violations to determine what modifications, if any, to the Conditional Use Permit conditions are necessary for the Planning Commission to make the required findings for continued use of the property as a fraternity, or if they cannot make the required findings, to revoke the permit. Staff recommends revocation of the Conditional Use Permit (Attachment A – Draft PC Resolution for Revocation) based on the following analysis. 2.1 Inconsistency with Zoning Regulations Per Municipal Code Section 17.102.020(C)(7) (Revocation of Conditional Use Permits), the Planning Commission may revoke an existing Conditional Use Permit if they cannot make one or more findings of Municipal Code Section 17.110 (Minor Use Permits and Conditional Use Permits). For ease of reference, the required findings to grant a Conditional Use Permit, per Municipal Code Section 17.110.070(A), are as follows: 1. The proposed use is consistent with the general plan and any applicable specific plan; 2. The proposed use is allowed or conditionally allowed within the applicable zone and complies with all other applicable provisions of the se zoning regulations and the municipal code; 3. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity; 4. The site is physically suitable in terms of: a. Its design, location, shape, size, and operating characteristics of the proposed use; b. Traffic generation and the provision of public and emergency vehicle (e.g., fire and medical) access; Page 152 of 248 Item 4c MOD-0036-2026 Planning Commission Report – March 11, 2026 c. Public protection services (e.g., fire protection, police protection, etc.); and d. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). 5. The establishment and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. The required findings to approve a Conditional Use Permit for a fraternity or sorority, per Municipal Code Section 17.86.130(B), are as follows: Page 153 of 248 Item 4c MOD-0036-2026 Planning Commission Report – March 11, 2026 1. As conditioned, the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because conditions have been included that place limits on the number of persons allowed on site, restrict activities, provide adequate parking, and limit potential disturbances to neighboring properties. The project will be compatible with site constraints and the character of the neighborhood. 2. The proposed project is consistent with General Plan Land Use Policy 2.6.5 and Housing Element Policy 8.6 to locate student housing projects, fraternities, and sororities in close proximity to the Cal Poly campus and other student -oriented uses and housing. 3. As conditioned, the proposed use is consistent with the zoning regula tions because the number of residents is consistent with the group housing maximum occupancy limits and the parking configuration is consistent with neighboring properties and results in an adequate number of parking spaces for residents. The current use is not consistent with both Conditional Use Permit regulations of Municipal Code Section 17.110.070(A) and Fraternity regulations of Municipal Code Section 17.86.130(B) because the Applicant has been repeatedly cited for violations of the City’s Noise Ordinance and their CUP. As explained above, since issuance of CUP USE-625-2024 on November 13, 2024, the Police have issued three (3) citations for noise violations at the property, with all three incidents including approximately 100 individuals. These three (3) citations were issued within a 12-month period (April 16, 2024 – present), meeting the three-citation threshold established in Condition No. 3. The fraternity has failed to apply for special event permits or parking and transportation plans as required by their CUP, despite events that exceeded the routine gathering capacity limits. For these reasons, the design, location, size, and operating characteristics of the current use is not compatible with residential uses in the vicinity. Any continued use o f the property as a fraternity under the Conditional Use Permit is not appropriate for the subject location, is incompatible with the neighborhood, and will be detrimental to the health, safety, and welfare of persons living or working at the site or in th e vicinity. Due to the issuance of three citations for noise violations within a 12 -month period and considering this is the second re-review of the CUP within a 2-year period, required finding in Municipal Code Section17.110.070(A)(3), Section 17.110.070(A)(5), Section 17.86.130(B)(1), cannot be made. 3.0 ENVIRONMENTAL REVIEW The project is exempt from environmental review under Section 15061(b)(3) (Common Sense Exemption) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the revocation of the Conditional Use Permit may have a significant effect on the environment. Additionally, CEQA does not apply to projects which a public agency rejects or disapproves. (CEQA Guidelines Section 15270.) Page 154 of 248 Item 4c MOD-0036-2026 Planning Commission Report – March 11, 2026 4.0 ALTERNATIVES 1. Modify the Conditional Use Permit. An action to modify the existing Conditional Use Permit should be based on findings that reference consistency with the General Plan, Zoning Regulations, and other policy documents, and subject to revised conditions of approval. 2. Continue the Conditional Use Permit as is. An action to continue the Conditional Use Permit should be based on findings that reference consistency with the General Plan, Zoning Regulations, and other policy documents. 3. Continue review of the Conditional Use Permit. An action to continue review of the Conditional Use Permit should include direction to staff regarding additional information or analysis required to make a decision. 5.0 ATTACHMENTS 1. Draft PC Resolution for Revocation (MOD-0036-2026) 2. Resolution No. 5189 [1983 Series] (Approval of Original Use Permit, U1099) 3. PC Resolution No. 1092-24 (Modification of Use Permit, USE-0625-2024) 4. Notice to Correct Code Violation(s) for 280 California, Dated 7-15-2025 Page 155 of 248 Page 156 of 248 RESOLUTION NO. PC-XXXX-26 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS OBISPO REVOKING THE CONDITIONAL USE PERMIT FOR A FRATERNITY AT 280 CALIFORNIA BOULEVARD. THE ACTION IS EXEMPT FROM ENVIRONMENTAL REVIEW. WHEREAS, on August 2, 1983, the City Council of the C ity of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, and denied an appeal and upheld the Planning Commission’s approval to allow a fraternity at 280 California Boulevard (the “property”), pursuant to a proceeding instituted under U 1099; Alpha Epsilon Pi, applicant; and WHEREAS, on November 13, 2024, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, for the re-review of a Conditional Use Permit and conditionally approved the continuation of the fraternity at 280 California Boulevard, pursuant to a proceeding instituted under USE-0625-2024; Alpha Epsilon Pi, applicant; and WHEREAS, the City received complaints, and, between November 2024 and February 2026, the Police Department issued three citations relating to noise violations at the property, including at least three citations within a 12 -month period within these dates; and WHEREAS, Code Enforcement issued a Notice of Violation on July 15, 2025, relating to the multiple, verified violations of the existing Use Permit; and WHEREAS, the property received a third noise citation on October 29, 2025 after receipt of the above-referenced Notice of Violation; and WHEREAS, in order to grant a conditional use permit, the Planning Commission must find, among other things, that the establishment and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use (SLOMC 17.110.070(A)(5)); and WHEREAS, revocation of an existing Conditional Use Permit is appropriate if the Planning Commission cannot make one or more findings of San Luis Obispo Municipal Code Chapter 17.110 or Section 17.86.130 upon review of the permit due to violations thereof (SLOMC 17.102.020); and Page 157 of 248 Resolution No. PC-XXXX-26 280 California Blvd. Page 2 WHEREAS, Condition No. 2 of Use Permit USE-0625-2024 requires Planning Commission re-review if 1) conduct on the permitted premises results in three citatio ns within any 12-month period for a violation of law or permit condition, 2) that citation is not contested or is upheld on appeal, and 3) the conduct for which the citation was issued resulted in adverse impacts to, or complaints from, residents or occupa nts of the surrounding neighborhood, at which time the Planning Commission could add, delete, or modify conditions of approval, or revoke the use permit; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, on March 11, 2026, for the re-review of the Conditional Use Permit and to consider the continuation of the fraternity at 280 California Boulevard, pursuant to a proceeding instituted under MOD - 0036-2026, Alpha Epsilon Pi, applicant; and WHEREAS, notice of said public hearing was provided at the time and in the manner required by, including publication on February 26, 2026, in the New Times newspaper of a legal ad for the public hearing; and WHEREAS, at said hearing, the Planning Commission of the City of San Luis Obispo considered all evidence, including testimony of the applicant, public comment, and recommendations by staff. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Recitals stated above are incorporated herein as Findings of the Planning Commission. In revoking the Conditional Use Permit pursuant to Municipal Code Section17.102.020(C)(7), and without prejudice, the Planning Commission additionally finds: 1. The current use is not consistent with both Conditional Use Permit regulations of Municipal Code Section 17.110.070(A) and Fraternity regulations of Municipal Code Section 17.86.130 because: a. The fraternity has been repeatedly cited for violations of the City’s Noise Ordinance. b. Since April 2025, the Police have issued three citations for noise violations at the property. c. Code Enforcement issued a Notice of Violation of the Conditional Use Permit on July 15, 2025, which provided warning that a third citation before April 16, 2026, would result in a recommendation to re -review the permit to the Deputy Director of Community Development. Thereafter, the property received another noise citation in October 2025. d. The maximum number of people on site at each cited incident exceeded the limit established by the Conditional Use Permit (25 people), as noted by the Police Officers that issued citations for a noise violation on April 16, 2025, April 18, 2025, and October 29, 2025. Page 158 of 248 Resolution No. PC-XXXX-26 280 California Blvd. Page 3 e. The fraternity has failed to apply for special event permits or parking and transportation plans as required by their Conditional Use Permit, despite hosting events that exceeded the routine gathering capacity limits of the Permit. 2. For the reasons stated above, the design, location, size, and operating characteristics of the current use is not compatible with residential uses in the vicinity. The Planning Commission was not satisfied that any set of conditions would secure these purposes. Therefore, the required finding in Municipal Code Section 17.110.070(A)(3) cannot be made. 3. For the reasons stated above, the continued use of the property as a fraternity under the Conditional Use Permit is not appropriate for the subject location, is incompatible with the neighborhood, and will be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity . The Planning Commission was not satisfied that any set of conditions would secure these purposes. Therefore, the required finding in Municipal Code Section 17.110.070(A)(5) and Section 17.86.130(B)(1), cannot be made. SECTION 2. Environmental Review. The project is exempt from environmental review under Section 15061(b)(3) (Common Sense Exemption ) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the revocation of the Conditional Use Permit may have a significant effect on the environment. Additionally, CEQA does not apply to projects which a public age ncy rejects or disapproves. (CEQA Guidelines Section 15270.) SECTION 3. Action. The Planning Commission hereby REVOKES the Conditional Use Permit USE-0625-2024, previously issued to 280 California Boulevard for use as a fraternity, based on the Findings stated above. Any subsequent application to establish a subsequent Conditional Use Permit for a fraternity at the location shall be subject to all requirements of the Municipal Code, including but not limited to Section 17.86.130 and Chapter 17.110. On motion by ______________, seconded by ________________, and on the following roll call vote: AYES: NOES: RECUSED: ABSENT: The foregoing resolution was passed and adopted this 11 th day of March 2026. ___________________ Tyler Corey, Secretary Planning Commission Page 159 of 248 Page 160 of 248 ) ) RESOLUTION NO. 5189 (1983 SERI.ES) A RK::;SOLUTION OP 'J.'HE COUNCIL OF THE Cl.TY OF SAN WIS OUISPO DEl.'fl;r.NG AN AP PKAL foJS:D UPHOL.OHITG A Pf4Ad1NING COMMISSION ACTION TO .il..P�'ROVE URE PERMIT REQUEST ALLOWING A F'RA'I:BRNIT.t HOUSi:: ALPnA EPSILON l?l AT WO CAJ..,IFO!RNIA &(li!H,iZi!ARn ATTACHMENT B Page 161 of 248 ATTACHMENT B Page 162 of 248 ATTACHMENT B Page 163 of 248 Page 164 of 248 RESOLUTION NO. PC-1092-24 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS OBISPO APPROVING MODIFICATIONS TO AN EXISTING CONDITIONAL USE PERMIT TO ALLOW THE CONTINUATION OF THE FRATERNITY AT 280 CALIFORNIA BOULEVARD. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW UNDER SECTION 15301 (EXISTING FACILITIES) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED NOVEMBER 13, 2024 (USE- 0625-2024) WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, on August 2, 1983, to review an appeal of the Planning Commission’s approval of a Use Permit to allow a fraternity at 280 California Boulevard, pursuant to a proceeding instituted under U1099; Alpha Epsilon Pi, applicant; and WHEREAS, the City Council of the City of San Luis Obispo denied the appeal and upheld the Planning Commission’s approval of the Use Permit, U1099, on August 2, 1983, after duly considering all evidence, including testimony of the applicant and general public and evaluation, and recommendations by staff presented at said hearing; and WHEREAS, the City received complaints and issued citations for multiple, verified noise violations in 2023 and 2024; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, on November 13, 2024, for a re-review of the existing Conditional Use Permit to allow the continuation of the fraternity at 280 California Boulevard, pursuant to a proceeding instituted under USE- 0625-2024; Alpha Epsilon Pi, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo approved modifications to the Conditional Use Permit, USE-0625-2024, after duly considering all evidence, including the documented noise violations, testimony of the applicant and general public, and evaluation and recommendations by staff presented at said hearing; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: Page 165 of 248 Resolution No. PC-1092-24 Page 2 280 California Blvd., USE-0625-2024 SECTION 1. Findings. The Planning Commission hereby approves modifications to the Conditional Use Permit to allow the continuation of the fraternity (USE-0625-2024), based on the following revised findings: Conditional Use Permit / Fraternity Use 1. The project is consistent with the General Plan because the proposed fraternity is an allowable use as dense group housing in the High Density Residential (HDR) land use designation. In addition, the project would facilitate Land Use Element Policy 2.6.5 and Housing Element Policy 8.6 by locating a fraternity in proximity to the Cal Poly SLO campus and other student-oriented uses and housing. 2. The proposed fraternity is conditionally allowed within the High-Density Residential (R-4) zone. As conditioned, the project complies with applicable provisions of the Zoning Regulations because (a) the maximum number of 19 residents complies with the group housing maximum occupancy limits and (b) the revised parking configuration would provide 19 required spaces for 19 residents and comply with the City’s Parking and Driveway Standards to improve the property. 3. The design, location, size, and operating characteristics of the project will be compatible with the existing and future land uses in the vicinity because the proposed fraternity would (a) be established in proximity to other dense group housing (i.e., other fraternities, sororities, multi-family, etc.), (b) located within walking distance (i.e., within 0.3-mile) of the Cal Poly campus, and (c) utilize an existing developed property with minor site improvements (i.e., parking and landscaping improvements). 4. The site is physically suitable in terms of (a) its design, location, shape, size, and operating characteristics of the project; (b) traffic generation and the provision of public and emergency vehicle (e.g., fire and medical) access; (c) public protection services (e.g., fire protection, police protection, etc.); and (d) the provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). The project is surrounded by other developed properties with compatible dense housing uses, has access to the City’s circulation system, and would be served by City utilities. The project utilizes an existing developed property and does not include activities that would generate service or utility demands beyond those anticipated with uses permitted in the vicinity. 5. As conditioned, the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because conditions have been included that place limits on the number of persons allowed on site, restrict activities, provide adequate parking, and limit potential disturbances to neighboring properties. The project will be compatible with the existing site constraints and the character of the neighborhood. Page 166 of 248 Resolution No. PC-1092-24 Page 3 280 California Blvd., USE-0625-2024 6. As conditioned, the establishment and subsequent operation or conduct of the project will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use because the project includes conditions that (a) place limits on the number of persons allowed on site, (b) restrict activities, (c) provide adequate parking, and (d) limit potential disturbances to neighboring properties. The project would be compatible with the existing site constraints and the character of the neighborhood. SECTION 2. Environmental Review. The project is exempt from environmental review under Section 15301 (Existing Facilities) of the CEQA Guidelines because it includes the continued operation and permitting of an existing residential use (i.e., fraternity) with revised findings and conditions of approval. The project does not include construction of a new building or additional building square footage. Therefore, the project involves no expansion of the existing residential use. SECTION 3. Action. The Planning Commission hereby approves modifications to the Conditional Use Permit to allow the continuation of the fraternity (USE-0625-2024), based on the following revised conditions: Planning Division – Community Development Department 1. The Conditional Use Permit shall be reviewed by the Community Development Director for compliance with the conditions of approval, or to determine whether a modification of the Conditional Use Permit is necessary upon significant change to the project as represented in the Staff Report dated November 13, 2024, or in the event of a change in ownership which may result in deviation from the project description or approved plans. 2. The Conditional Use Permit shall be reviewed by the Planning Commission as soon as practical if: 1) conduct on the permitted premises results in three (3) citations within any 12-month period for a violation of law or permit condition, 2) that citation is not contested or is upheld on appeal, and 3) the conduct for which the citation was issued resulted in adverse impacts to, or complaints from, residents or occupants of the surrounding neighborhood. At the time of the Conditional Use Permit review, to ensure ongoing compatibility with nearby uses, the conditions of approval may be added, modified, and/or removed, or the Conditional Use Permit may be revoked. The City shall notify Cal Poly if the Use Permit is revoked. A re-review by the Planning Commission shall be accompanied by the appropriate fee. 3. The fraternity shall be limited to a maximum of 19 residents for the property. The property owner shall allow the City to verify the maximum occupancy by allowing an inspection of records or visual inspection of the premises. Any inspection shall be scheduled at a reasonable time with at least 24-hour notice to the residents. Page 167 of 248 Resolution No. PC-1092-24 Page 4 280 California Blvd., USE-0625-2024 4. Routine meetings and gatherings for the fraternity shall be limited to a maximum of 25 people (rounded up from 24.75 = 16.5 people x 1.5), except as otherwise approved by the Community Development Director for special events. If the fraternity hosts special events involving more than 25 people, a transportation management plan to reduce impacts to the surrounding neighborhood shall be submitted to the Community Development Department, at least 30 days prior to the event taking place, for review and approval. No exception from the Noise Ordinance shall be approved by the Director as part of the special event. 5. For the life of the organization, the fraternity shall remain affiliated and in good standing with the Interfraternity Council of Student Life and Leadership at California Polytechnic University, San Luis Obispo. If the fraternity becomes unaffiliated or is no longer in good standing, the Conditional Use Permit shall be revoked. 6. For the life of the organization, the fraternity shall provide the name and contact information (i.e., phone number and email address) of all responsible parties to the Community Development Department and Neighborhood Services Manager of the Police Department on an annual basis. If there is a change to the name and/or contact information of any responsible parties, the Community Development Department and Neighborhood Services Manager shall be notified immediately. 7. For the life of the organization, the property shall be maintained in a clean and orderly manner. All landscaping shall be replaced as necessary and maintained (e.g., trimmed, pruned, etc.) to the satisfaction of the Community Development Director. 8. A minimum of 19 parking spaces shall be provided and maintained at all times. These spaces shall remain available to residents of the fraternity and not designated for any individuals not residing on the property. 9. The fraternity use shall comply with Table 1 (Exterior Noise Limits) of Section 9.12.060 (Exterior Noise Limits) between the extended hours of 10:00 p.m. and 9:00 a.m. 10. Prior to a special event approved by the Community Development Director pursuant to Condition No. 4, the fraternity shall provide written notification of the event to occupants within 300 feet of the site. The written notification shall include the date, hours, and contact information for the responsible party for the special event. No exception from the Noise Ordinance shall be approved by the Director as part of the special event. 11. Live entertainment, bands, and/or amplified sounds are prohibited, unless otherwise approved through a special event by the Community Development Department. No exception from the Noise Ordinance shall be approved by the Page 168 of 248 Resolution No. PC-1092-24 Page 5 280 California Blvd., USE-0625-2024 Director as part of the special event. 12. Failure to comply with any of the above conditions or code requirements, or the conduct of the use so as to constitute a violation of Federal, State, or local law, or so as to constitute a public nuisance or so as to cause adverse impacts on the health, safety, or welfare of persons in the vicinity of this use is prohibited and may constitute grounds for the revocation of this permit. 13. Within 60 days of the re-review hearing with the Planning Commission on November 13, 2024, the fraternity shall install a minimum of 19 bicycle spaces (one space for each resident) and contact the City for a follow-up inspection to verify that all required bicycle spaces have been installed. Indemnification 14. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers, or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner Juan Munoz-Morris, seconded by Commissioner Bob Jorgensen, and on the following roll call vote: AYES: Commissioners Bob Jorgensen, Steve Kahn, and Juan Munoz- Morris, and Chair Justin Cooley NOES: Commissioner Eric Tolle and Vice Chair Dave Houghton RECUSED: None ABSENT: Commissioner Sheryl Flores The foregoing resolution was passed and adopted this 13th day of November 2024. _______ __________ Tyler Corey, Secretary Planning Commission Page 169 of 248 Page 170 of 248 Notice of Violation July 15, 2025 Manda Properties LLC % Comet Realty 1110 California Blvd #C San Luis Obispo, CA 93401 SUBJECT ADDRESS: 280 California Blvd, San Luis Obispo, CA 93405 APN: 052-072-017 Code Case #: CODE-000074-2024 Dear Property Owner, City of San Luis Obispo Community Development Department staff noted the following violations of the San Luis Obispo Municipal Code or other relevant codes at the above listed address: 1. Use Permit Violation (SLOMC 17.76.060) “It shall be unlawful and a public nuisance for any person, firm or corp oration, owning, leasing, occupying, or having possession of any private property in the City to maintain such property in such a manner that any of the following conditions are found to exist thereon: I. Any violation of the provisions of a minor use permit, conditional use permit, planned development permit, architectural review approval, variance, or other land use entitlement or land use permit.” Condition Four (4) of the newly approved use permit (USE-0625-2024 approved November 13, 2024) allowing a fraternity at the subject property indicates “Routine meetings and gatherings for the fraternity shall be limited to a maximum of 25 people, except as otherwise approved by the Community Development Director for special events. If the fraternity hosts special events involving more than 25 people, a transportation management plan to reduce impacts to the surrounding neighborhood shall be submitted to the Community Development Department, at least 30 days prior to the event taking place, for review and approval. No exception from the Noise Ordinance shall be approved by the Director as part of the special event.” Police Department records indicate that two citations regarding violations of the city’s noise regulations were issued after 10:00 p.m. on April 16th and April 18th, 2025. Both incidents were reported as having 100 people or more. Condition Two (2) of the use permit states that if conduct on the permitted premises results in three (3) citations within any 12-month period for a violation of law or permit condition the Conditional Use Permit shall be reviewed by the Planning Commission as soon as practical. As two citations have already been issued, one more citation before April 16, 2026 will result in a recommendation for review of the use permit. We request that you voluntarily take immediate action to correct the above noted violation(s). These violations constitute a public nuisance and must be abated. Failure to correct the violation(s) by the Page 171 of 248 specified date will result in the issuance of an Administrative Citation requiring payment of FINES in accordance with SLOMC Chapter 1.24. For Municipal Code violations that remain uncorrected after issuance of an Administrative Citation, the City may seek enforcement by other civil or criminal remedies. Any person having a title interest in the property may request a Director’s review of this Notice by completing the enclosed Request for Director’s Review Form and submitting it to the Community Development Department, 919 Palm Street, San Luis Obispo, CA 93406, within five (5) days of the date of this Notice. This Notice shall be deemed final unless you timely file a Request for Director’s Review. We look forward to working with you to resolve these violations and would like to thank you for your efforts to maintain your property and to help preserve the safety and beauty of our community. If you have questions, please contact the undersigned Officer at (805) 783-7841 or ssheats@slocity.org. Sincerely, ____________________________ Steve Sheats, Code Enforcement Officer Cc: File Enclosures: Request for Directors Review, Use Permit USE-0625-2024 Page 172 of 248 PLANNING COMMISSION AGENDA REPORT SUBJECT: CONSIDERATION OF THE 2025 GENERAL PLAN ANNUAL REPORT BY: Ethan Estrada, Assistant Planner FROM: Tyler Corey, Deputy Director Phone Number: (805) 781-7576 Phone Number: (805) 781-7169 Email: ejestrad@slocity.org Email: tcorey@slocity.org RECOMMENDATION Receive and file the 2025 General Plan Annual Report for final review and acceptance by the City Council. 1.0 COMMISSION'S PURVIEW The Planning Commission provides input on long range planning efforts, such as specific plans, community plans, and all elements of the General Plan. The purpose of this agenda item is to provide an opportunity for the Planning Commission to review the 2025 General Plan Annual Report before forwarding to the City Council for acceptance. 2.0 SUMMARY California Government Code Section 65400 requires cities to submit a n annual report (Attachment A) on the status of their General Plan and progress in its implementation to their legislative body (City Council), the Governor’s Office of Land Use and Climate Innovation (previously known as the Governor’s Office of Planning and Research), and the California Department of Housing and Community Development. Prior to submi ssion to the State, the annual report must be presented to the City Council for review and acceptance. As a procedural matter, staff is presenting this annual report to the Planning Commission for receipt and acceptance prior to its presentation to the City Council, given the Commission’s role as an advisory body to the Council in planning matters, including implementation of the General Plan. Preparation of the General Plan Annual Report (GPAR) is also consistent with General Plan Land Use Element Policy 11.3, discussed below. The GPAR is strictly a reporting document and does not create or modify any City goals, policies, or programs found within the General Plan. 3.0 PREVIOUS REVIEW According to Land Use Element Policy 11.3, the City shall prepare an annual report on the status of the General Plan, which is to include the following items: A) A summary of private development activity and a brief analysis of how it helped achieved General Plan goals. Meeting Date: 3/11/2026 Item Number: 4d Time Estimate: 30 minutes Page 173 of 248 Item 4d GENP-0088-2026 Planning Commission Report – 3/11/2026 B) A summary of major public projects and a brief analysis of how they contributed to achieving General Plan goals. C) An overview of programs, and recommendations on any new approaches that may be necessary. D) A status report for each General Plan program scheduled to be worked on during that year, including discussion of whether that program’s realization is progressing on schedule, and recommendations for how it could better be kept on schedule if it is lagging. E) A status report on how the City is progressing with implementing its open space preservation policies and programs. F) Updated population or other information deemed important for the Plan. The GPAR has been prepared and presented to Council annually. Said reports have been prepared in accordance with the above topics per Land Use Element Policy 11.3. 4.0 PROJECT ANALYSIS The General Plan is a comprehensive statement of the City’s goals and guides the use and protection of various resources to achieve those goals. It consists of numerous policies covering a range of City activities, including the creation and/or maintenance of public programs, guidelines on land use and development standards, and other related actions. The GPAR is an opportunity for the City to evaluate how well the Plan continues to meet its goals. It also allows the City to assess how well programs identified in the Plan are being implemented and to determine whether they remain relevant to the City’s goals and policies. The 2025 GPAR is organized around the following key implementation areas:  Planning and Building Activity  Residential Growth  Non-Residential Growth  Housing Element Program Implementation  Regional Housing Needs Allocation (RHNA) Progress  Homelessness Solutions  Coordination with Other Agencies  Area Plan and Specific Plan Development  Municipal Code Updates  Climate Action Plan  Economic Development  Policy Initiatives  Water Supply  Transportation and Circulation  Safety Services  Neighborhood Wellness  Conservation and Open Space  Parks & Recreation Page 174 of 248 Item 4d GENP-0088-2026 Planning Commission Report – 3/11/2026 Below is a review of key highlights from the 2025 GPAR: Development Activity and Trends Residential Development The 2025 GPAR presents a variety of data collected by the City to provide insight into development activity and trends over several years. Based on CDD’s residential building permit data, the City permitted 83 single-family residences and 11 multifamily units in 2025, for a total of 94 new residential units. This represents a decrease compared to 353 units in 2024 and 284 units in 2023. A total of 104 accessory dwelling units were permitted in 2025, an increase compared to 96 in 2024 and 86 in 2023. LUE Policy 1.11.2, related to residential growth, states that the City’s housing supply shall grow no faster than an average of one percent per year, based on the established thresholds in Table 3 of the Land Use Element (LUE). Dwellings affordable to residents with extremely low, very low, low, or moderate incomes, as defined by the Housing Element; new dwellings in the Downtown Core; and legally established accessory dwelling units are exempt. The intent of this policy is to ensure that the rate of population growth does not exceed the City’s ability to accommodate new residents and provide municipal services consistent with the maximum growth rates established in the General Plan. Each year, the City calculates a rolling average of housing units produced since 2015 (the year the Land Use and Circulation Element was adopted). In 2024, for the first time since adopting this provision, the City had exceeded this threshold, producing an average annual growth rate of 1.03 percent. Staff attributed this to the completion of several specific plan areas, which significantly increased the number of residential units added to the total housing stock. However, staff also acknowledged that, with the completion of these planned areas, the number of residential units being permitted was expected to decrease. In 2025, staff calculated the current average annual growth rate to be 1.00 percent per year since 2015. As anticipated, the decrease in the number of residential units permitted in 2024 and again in 2025 resulted in the average annual residential growth rate falling back within the one percent threshold. Non-Residential Development Non-residential development increased in 2025, with a net annual growth rate of 1.47 percent, compared to 0.60 percent in 2024. Based on “finaled” permits for non-residential development, 176,673 square feet of floor area was added in 2025, yielding a five-year net non-residential growth rate of 3.15 percent. This substantial increase in non-residential development is attributed to the completion of the Marriot hotel project in the San Luis Ranch Specific Plan area, which accounted for more than 120,000 square feet of the non-residential floor area added to the City in 2025. LUE Policy 1.11.4 states that the City Council shall consider establishing limits on the rate of non-residential development if the increase in non-residential floor area exceeds five percent over any five-year period. The City remains below this threshold and is not required to consider a non-residential growth limit at this time. Page 175 of 248 Item 4d GENP-0088-2026 Planning Commission Report – 3/11/2026 Homelessness Solutions The City’s 6th Cycle Housing Element includes policies and programs to reduce homelessness under Goal 1, Safety, and Goal 8, Special Housing Needs. Homelessness Response was also identified as a Major City Goal as part of the 2025-27 Financial Plan. In 2025, the City responded to 104 encampment fires and 941 medical incidents , removed 47 tons of trash, and posted, conducted outreach, and cleaned up 247 illegal encampments. Homelessness response activities in 2025 included regional collaboration to pursue state funding opportunities for the development of interim and permanent supportive housing, as well as partnerships with community and faith-based organizations to implement a Community Safe Parking Pilot Program model. Other programs, including the Human Services Grant Program, Community Action Team, Mobile Crisis Unit, and collaborative efforts with Downtown SLO and CAPSLO , continued throughout 2025. Policy Initiatives – Historic Preservation In 2025, Phase 1 of an update to the City’s Historic Resources Inventory was completed as part of implementing the Cultural Vitality, Economic Resilience, and Fiscal Sustainability Major City Goal. Phase 1 included updates to the City’s Historic Preservation Ordinance and Historic Context Statement. Major updates to the Historic Preservation Ordinance included revisions to historic resource designations and evaluation criteria for historic significance to ensure greater consistency with guidance from the National Park Service and the California Office of Historic Preservation. The Historic Context Statement was updated to provide a more inclusive approach to the preservation of the City’s resources by expanding the discussion of themes related to minority and ethnic communities and integrating the contributions of San Luis Obispo’s Chinese, Japanese, African American, Filipino, and other communities into the relevant temporal and thematic contexts of the City. Safety Services Climate Adaptation and Safety Element (CASE) Policy OP -7.1 requires adequate planning, organization, and resources for emergency preparedness and emergency response. City staff made several accomplishments in 2025 to implement this policy. Fire Department The San Luis Obispo Fire Department (SLOFD) responded to 7,344 incidents from four strategically located fire stations throughout the City in 2025. SLOFD’s Urban Search and Rescue (USAR) Team continued to play a vital role in protecting the lives of both visitors and residents, responding to 13 technical rescues and medical emergencies in open space areas in and around the City. Page 176 of 248 Item 4d GENP-0088-2026 Planning Commission Report – 3/11/2026 SLOFD’s Mobile Crisis Unit (MCU) continued to respond to behavioral health incidents, handling 143 calls for service and conducting 2,234 field contacts, which resulted in 69 transports to alternate facilities. Working with stakeholders, the MCU Team also facilitated the reunification of 25 individuals with family members, friends, or other out-of-area support networks. An update to the City’s Hazard Mitigation Plan (HMP) was completed in 2025 as part of the Multi-Jurisdictional Hazard Mitigation Plan update led by San Luis Obispo County. The HMP provides guidance on reducing the community’s vulnerability to natural hazards. Maintaining an updated HMP, as required by law, allows the City to apply for state and federal funding for proactive mitigation projects and to seek reimbursement in the event of a disaster. The updated HMP will be presented to the City Council for adoption following review and approval by the Federal Emergency Management Agency (FEMA). In 2025, the State released updated Fire Hazard Severity Zone maps identifying area s of elevated wildfire risk within the City. These maps serve as the regulatory basis for future wildfire-related planning, development standards, and community risk -reduction efforts. The updated maps identified more than 2,800 parcels within the City as being in the Very High Fire Hazard Severity Zone, whereas fewer than 50 parcels were identified within that zone under the previous maps. In addition, the 2025 CA Wildland-Urban Interface (WUI) Code was issued at the state level for adoption by local jurisdictions. The City Council formally adopted the WUI code on December 2, 2025. Police Department In 2025, the San Luis Obispo Police Department (SLOPD) completed the second year of of its five-year strategic plan. Accomplishments included completion of a department-wide staffing study; implementation of data-driven policing tools to reduce crime; establishment of an online recruitment portal; improvements to the Department’s physical fitness facility; development of a centralized resource guide for employee wellness information; updates to body-worn and in-car camera systems; enhancement of community communication strategies; and improvements to the Department’s training program. SLOPD’s Community Action Team (CAT) continued to identify problems and crime trends negatively impacting residents, business owners, and visitors. In 2025, CAT engaged with 798 individuals and made 164 treatment referrals to mental health and substance abuse services. Additionally, CAT facilitated two family reunifications for individuals experiencing homelessness. SLOPD’s Community Service Officer (CSO) program continued to deliver personalized services to residents, business owners, and visitors. In 2025, CSOs issued 443 citations for offenses such as public alcohol consumption, littering, smoking, and unregistered vehicles, along with 189 cite-and-release arrests related to alcohol, drugs, theft, vehicle tows, and trespassing. Page 177 of 248 Item 4d GENP-0088-2026 Planning Commission Report – 3/11/2026 Conservation and Open Space The General Plan contains many goals, policies, and programs focused on open space protection. The policies apply to sensitive lands within the City’s urban reserve as well as land in the San Luis Obispo Greenbelt area protected for its biological, agricultural, aesthetic, and/or watershed protection value. These policies are further detailed in the Land Use and Circulation Element and the Conservation and Open Space Element of the General Plan. Some highlights for 2025 include:  In May 2025, the City hosted a ribbon-cutting ceremony for Righetti Hill Open Space, officially opening the 51-acre property to the public. The site features more than two miles of sustainably built trails.  City staff continued invasive vegetation control efforts along Froom, Prefumo, and San Luis Obispo Creeks, including the planting of native plants and trees.  City staff partnered with the California Conservation Corps through the Greenhouse Gas Reduction Fund program to implement the Wildland -Urban Interface and Integrated Vegetation Management Plan for the Open Space Land of San Luis Obispo. This work included activities in Bowden Ranch, as well as major fuel reduction and cleanup efforts along the WUI. 5.0 ENVIRONMENTAL REVIEW The California Environmental Quality Act (CEQA) does not apply because the GPAR does not constitute a “Project” under CEQA Guidelines Section 15378. 6.0 OTHER DEPARTMENT COMMENTS The 2025 General Plan Annual Report was a collaboration of many City departments and divisions, including Community Development, Public Works and Utilities, Parks & Recreation, Administration, Fire, and Police. 7.0 ALTERNATIVES Continue the item and direct staff to make revisions or include additional information.  Staff does not recommend continuation, as the GPAR is required to be approved by the City Council and submitted to the state in early April. 8.0 ATTACHMENTS A – 2025 General Plan Annual Report Page 178 of 248 cannshel growt ann City of San Luis Obispo 2025 General Plan Annual Report Page 179 of 248 General Plan Annual Report 2025 ii Community Development Department Our Mission Statement Our mission is to serve all persons in a positive and courteous manner while helping ensure that San Luis Obispo continues to be a healthy, safe, attractive, and enjoyable place to live, work, or visit. We help plan the City’s form and character, support community values, preserve the environment, promote wise use of resources, and protect public health and safety. Our Service Philosophy The City of San Luis Obispo Community Development Department (CDD) staff provides high quality service when you need it. We will: • Listen to understand your needs; • Give clear, accurate and prompt answers to your questions; • Explain how you can achieve your goals under the City’s rules; • Help resolve problems in an open, objective manner; • Maintain high ethical standards; and • Work to improve our service. Page 180 of 248 General Plan Annual Report 2025 iii Acknowledgements City Council Erica A. Stewart, Mayor Emily Francis, Vice Mayor Michael R. Boswell Jan Marx Michelle Shoresman Planning Commission David Houghton, Chair Eric Tolle, Vice Chair Justin Cooley Sheryl Flores Robert Jorgensen Steven Kahn Juan Munoz-Morris City Manager Whitney McDonald, City Manager Project Management Team Project Lead: Ethan Estrada, Assistant Planner Delaney Ginn, Intern IV The 2025 General Plan Annual Report was prepared by the Community Development Department for review by the Planning Commission and acceptance by City Council. The Community Development Department’s Planning Division often takes the lead on staff work related to the General Plan. However, all City departments and advisory bodies are involved in General Plan implementation and have contributed to the 2025 General Plan Annual Report. Page 181 of 248 General Plan Annual Report 2025 iv Staff Contributors Aaron Floyd, Public Works and Utilities Director Adam Fukushima, Active Transportation Manager Alexander Fuchs, Mobility Services Business Manager Brian Amoroso, Deputy Chief - Administration Bryan Wheeler, Transportation Planner/Engineer III Chris Read, Sustainability Manager Christine Wallace, Neighborhood Outreach Manager Daisy Wiberg, Homelessness Response Manager David Amini, Senior Planner Devin Hyfield, Recreation Manager Donna King, Parking Program Manager Doug Carscaden, Recreation Supervisor Freddy Otte, City Biologist Greg Avakian, Parks and Recreation Director Ivana Gomez, Cannabis Business Coordinator Jennifer Rice, Public Works Deputy Director of Mobility Services Joe Little, Emergency Manager John Mezzapesa, Code Enforcement Supervisor Joshua Daniel, Fire Marshal Luke Schwartz, Transportation Manager Lucia Baesemann, Sustainability and Natural Resources Analyst Matt Horn, Major City Projects Manager Matheson Bliss, Hazardous Materials Coordinator Meghan Tolley, Recreation Manager Laura Fiedler, Economic Development & Tourism Manager Nicole Vert, Business Analyst Rick Scott, Police Chief Robert Hill, Sustainability & Natural Resources Official Sammy Fox, Deputy Fire Chief Sarah Cooper, Administrative Specialist – Homelessness Response Shawna Scott, Assistant Director of Utilities Timmi Tway, Community Development Director Randy Harris, Interim Fire Chief Tyler Corey, Deputy Community Development Director Vanessa Nichols, Permit Services Supervisor Page 182 of 248 General Plan Annual Report 2025 v Table of Contents Introduction .................................................................................................................................... 1 Background ..................................................................................................................................... 2 Planning and Building Activity ........................................................................................................ 3 Residential Growth ......................................................................................................................... 5 Non-Residential Growth ................................................................................................................. 6 Housing Element Program Implementation ................................................................................... 7 Regional Housing Needs Allocation (RHNA) Progress .................................................................. 10 Homelessness Solutions ................................................................................................................ 12 Coordination with Other Agencies ............................................................................................... 15 Area Plan and Specific Plan Development .................................................................................... 16 Municipal Code Updates ............................................................................................................... 23 Climate Action Plan ....................................................................................................................... 24 Economic Development ................................................................................................................ 25 Policy Initiatives ............................................................................................................................ 26 Water Supply ................................................................................................................................. 27 Transportation and Circulation ..................................................................................................... 29 Safety Services .............................................................................................................................. 34 Neighborhood Wellness................................................................................................................ 46 Conservation and Open Space ...................................................................................................... 48 Parks & Recreation ........................................................................................................................ 51 Conclusion ..................................................................................................................................... 64 Page 183 of 248 General Plan Annual Report 2025 vi List of Figures Figure 1 - Total Planning Applications Received per Calendar Year, 2023-2025 ............................ 3 Figure 2 - Net Annual Growth Rates of Non-Residential Sectors, 2021-2025 ................................ 6 Figure 3 - Monthly Noise Party Calls for Service, 2025 ................................................................. 48 List of Tables Table 1 – Plan Check Applications Submitted, 2023-2025 ............................................................. 3 Table 2 – Building Permits Issued, 2023-2025 ................................................................................ 4 Table 3 – Valuation of Construction, 2023-2025 ............................................................................ 4 Table 4 – LUE Table 3, One Percent City Population Growth Projection ...................................... 5 Table 5 – Residential Growth Rates, 2015-2025............................................................................. 5 Table 6 – Highlights of Housing Element Program Implementation Progress, 2025 ..................... 7 Table 7 – Progress Towards 6th Cycle Quantified Objectives, 2019-2028 .................................... 10 Table 8 – Active BMR Housing Projects in the Pipeline ............................................................... 11 Table 9 – Margarita Area Development Status, 2025 .................................................................. 16 Table 10 – Orcutt Area Development Status, 2025 ...................................................................... 17 Table 11 – Airport Area Development Status, 2025 ..................................................................... 18 Table 12 – Avila Area Development Status, 2025 ......................................................................... 20 Table 13 – San Luis Ranch Area Development Status, 2025......................................................... 23 Table 14 – City Water Resource Availability, 2025 ....................................................................... 27 Table 15 – Code Enforcement Statistics, 2021-2025 .................................................................... 47 Page 184 of 248 General Plan Annual Report 2025 1 Introduction General Plan Annual Report The General Plan is a comprehensive statement of the City’s goals and guides the use and protection of various resources to achieve them. It consists of numerous policies covering a range of activities, including the creation and/or maintenance of public programs, guidelines for land use and development standards, and more. The General Plan is adopted and amended by the City Council after considering recommendations from citizens, appointed advisory bodies, other agencies, and City staff. As required by California Government Code Section 65400 and Land Use Element Policy 11.3 of the General Plan, the City publishes an annual report on the status of its General Plan and efforts to implement its policies. This report provides an opportunity to gauge the efficacy of both the actions taken to implement these policies and the policies themselves. Land Use Element Policy 11.3 stipulates that the annual report shall include the following: A) A summary of private development activity and a brief analysis of how it helped achieve General Plan goals; B) A summary of major public projects and a brief analysis of how they contributed to achieving General Plan goals; C) An overview of programs, and recommendations on any new approaches that may be necessary; D) A status report for each General Plan program scheduled to be worked on during that year, including discussion of whether that program's realization is progressing on schedule, and recommendations for how it could better be kept on schedule if it is lagging; E) A status report on how the City is progressing with implementing its open space preservation policies and programs; F) Updated population or other information deemed important for the plan. Housing Element Annual Report The City completes a separate Housing Element Annual Report that is submitted concurrently with the General Plan Annual Report as required under Government Code Section s 65400 and 65700. The Housing Element Annual Report contains detailed information on issued and/or completed residential building permits from the previous year. This information can be accessed on the California Department of Housing and Community Development (HCD) website. Page 185 of 248 General Plan Annual Report 2025 2 Background State law requires each city and county to adopt a general plan that addresses seven topics, typically referred to as “elements.” Additional topics, or general plan elements, may be included. The law also requires general plans to be comprehensive, internally consistent, and provide a long-term perspective. The California Governor’s Office of Planning and Research (OPR) publishes General Plan Guidelines, which include the following basics: • Geographic Comprehensiveness: The general plan must cover all territory in the jurisdiction’s boundaries. • Regional Context: The general plan must consider regional plans for transportation, air quality and water quality, and must spell out measures needed to meet federal or state standards for the region. • Issue Comprehensiveness: General plans must address the jurisdiction’s physical development over the long term, but because the general plan is the most comprehensive expression of the general welfare, it should also recognize social and economic concerns. • Internal Consistency: All general plan elements must be internally consistent. Each element’s data, analyses, goals, policies, and programs must be consistent and complement one another. This includes consistency with area and specific plans. • Long-Term Perspective: The general plan must address the welfare of current & future generations, although the timeframes may vary between elements. The Housing Element, for instance, must be updated every five to eight years. State law requires that a city’s general plan be kept current. The City of San Luis Obispo does so through this annual review process, comprehensive updates, and amendments. Updates to entire elements are done as needed and include an evaluation of underlying conditions and community preferences. Amendments are typically smaller in scope and involve changing one part in a way that fits within the overall framework. Consideration of amendments is triggered by private applications or by direction from the City Council. Changes to the City of San Luis Obispo General Plan require hearings by the Planning Commission and by the City Council. The type of notice provided for the hearings depends on the type of proposed change but always includes a descriptive item on the meeting agenda, which is published in the newspaper. The City’s website and public access television channel provide additional information. City of San Luis Obispo General Plan Elements Land Use Update Adopted 2014 Circulation Update Adopted 2014 Housing 6th Cycle Adopted 2020, certified 2021 Conservation and Open Space Revised 2014 Climate Adaptation and Safety Revised 2023 Parks and Recreation Adopted 2021 Water and Wastewater Revised 2025 Noise Adopted 1996 Page 186 of 248 General Plan Annual Report 2025 3 Planning and Building Activity Application totals are tracked in real-time via Community Development’s EnerGov permitting system. This data can serve as an indicator of development trends in the City, assist with budget forecasting, and provide insight into how this development has contributed to achieving General Plan goals. Yearly Planning Applications Received Figure 1 indicates all planning applications received in 2023, 2024, and 2025. This may include use permits, development reviews, subdivisions, zoning amendments, environmental reviews, and administrative actions. In 2025, the total number of planning applications received was 222, a decrease of approximately 16% from the previous year. Building Permits and Plan Reviews Building permits are issued for various projects, ranging from the relatively simple projects (e.g., water heaters, window change-outs, reroofing) to more complex projects (e.g., additions and new buildings). Plan reviews are typically required for the more complex projects, as it is necessary to examine submitted plans for code compliance. Table 1 shows the number of plan check applications conducted by the Building Division over the past three years. In 2025, plan check applications were roughly the same as in 2024, with no major increase or decrease. Table 1 - Plan Check Applications Submitted, 2023-2025 2023 2024 2025 Plan Check Applications Submitted 1,479 1,049 1,079 Source: Community Development Department, 2025 Figure 1 – Total Planning Applications Received per Calendar Year, 2023-2025 (Community Development, 2025) Page 187 of 248 General Plan Annual Report 2025 4 Table 2 shows the number of building permits issued for residential and commercial projects, as well as the number of expected residential units associated with these permits, over the past three years. In 2025, the City continued to see a gradual decline in the number of permits issued and a significant decrease in the total number of residential units. This decline is primarily due to a reduction in new multifamily and mixed-use permit issuances compared to the previous two years, while a steady decline in single-family permits continues as well. Table 2 - Building Permits Issued, 2023-2025 BUILDING PERMITS ISSUED 2023 2024 2025 Permits Units Permits Units Permits Units New Single-Family 136 136 119 119 83 83 New Accessory Dwelling Units (ADUs)1 73 86 88 96 99 104 New Multifamily & New Mixed-Use 7 148 13 234 6 11 Demolitions2 20 -3 25 -7 16 -6 New Commercial 6 - 5 - 6 - Residential Additions / Alterations 236 - 216 - 257 - Commercial Additions / Alterations 122 - 108 - 83 - TOTAL 600 367 574 442 525 192 Source: Community Development Department, 2025 1ADU unit totals come from ADU permits and new single-family permits, 2includes units lost from demolitions Valuation of Construction Construction valuation is a useful indicator of the level of private investment in building construction in the City. Table 3 shows the annual construction valuation over the past three years and indicates that total valuation has declined compared to last year. This decline is largely due to a reduction in permits issued. However, valuation for single-family and commercial addition/alterations increased, despite fewer permits issued, likely reflecting rising construction costs. Table 3 - Valuation of Construction, 2023-2025 VALUATION OF CONSTRUCTION 2023 2024 2025 Single-Family $31,956,590 $16,693,300 $22,705,700 Multi-Family $26,914,510 $57,011,615 $1,400,000 Commercial $41,871,000 $27,075,000 $12,140,000 Residential Additions / Alterations $11,494,439 $23,631,968 $12,531,181 Commercial Additions / Alterations $26,659,996 $30,689,344 $48,720,537 Total Valuation $138,896,535 $155,101,227 $97,497,418 Source: Community Development Department, 2025 Page 188 of 248 General Plan Annual Report 2025 5 Residential Growth The Land Use Element policy related to residential growth (LUE . . ) states that the City’s housing supply shall grow no faster than one percent per year, on average, based on the thresholds shown in Table 4 (Table 3 in the Land Use Element). Affordable dwellings restricted to residents with extremely low, very low, low, or moderate-incomes, new dwellings in the Downtown Core (including the C-D zone), and legally established accessory dwelling units are exempt from these regulations (M.C. 17.144.020.D). Table 4 – LUE Table 3, One Percent City Population Growth Projection Year Approximate Maximum Number of Dwellings* Anticipated Number of People 2013 20,697 45,541 2015 21,113 46,456 2020 22,190 48,826 2025 23,322 51,317 2030 24,512 53,934 2035 25,762 56,686 Estimated urban reserve capacity: 57,200 Source: Land Use Element, City of San Luis Obispo General Plan, Table 3, page 1-37. *2013 population based on CA Department of Finance data. Projected numbers are based on a one percent annual growth rate. As shown in Table 5, the City has maintained an average annual residential growth rate of 1.00 percent in dwellings since 2015. In 2024, the average annual residential growth rate exceeded the one-percent threshold by 0.03 percent. Staff attributed this to the near completion of several specific plan areas and anticipated that, once completed, the City would see a decline in the number of residential units produced, resulting in the average residential growth rate falling back below the one-percent threshold within the next few years. As shown in Table 2 (Building Permits Issued, 2023-2025), residential permits have continued to decline and are expected to continue this trend. Table 5 – Residential Growth Rates, 2015-2025 Calendar Year Period New Units Average Annual Growth Rate Total Units in the City in 2025 LUE Estimated Units in 2025 (1% Growth) 2025 174* 1.00% 23,292* 23,560 2015 - 2025 3,588 Source: 2025 Building Permits Finaled, Community Development Department *These totals exclude deed-restricted affordable units, accessory dwelling units (ADUs), and new dwellings in the Downtown Commercial (C-D) Zone. The all-encompassing unit total in 2025 was 24,399 units. Page 189 of 248 General Plan Annual Report 2025 6 From 2015 to 2025, the City granted occupancy to 3,588 newly constructed residential units, accounting for the 47 units demolished during that period. Of the 3,588 units constructed between 2015 and 2025, 2,522 were subject to growth management limitations. Of the units exempt from the Growth Management Ordinance, 589 units were deed-restricted affordable housing units, 497 were accessory dwelling units or junior accessory dwelling units, and 60 were located within the Downtown Commercial (C-D) zone. As of 2025, there are 23,292 residential units subject to the Growth Management Ordinance within the City (as shown in Table 5), compared to the 23,322 units projected for 2025 in the 2015 LUE. The City updated the General Plan Land Use and Circulation Elements in 2015; however, some of the housing construction occurring today within the Orcutt Area and the Margarita Area was planned for in the previous General Plan. Due to a variety of factors, some of the development originally planned in the 1994 General Plan is only now under construction. LUE Policy 1.11.2 (Residential Growth Rate) states that approved specific plan areas may develop in accordance with the phasing schedule adopted by each spe cific plan, provided that the thresholds established by LUE Table 3 are not exceeded. Of the 3,588 units granted occupancy from 2015 to 2025, 1,971 were located within Specific Plan areas. Non-Residential Growth Based on final building permits, 176,673 square feet of net new non-residential floor area were added to the City in 2025, resulting in an annual growth rate of 1.47 percent. Most of this increase is due to the completion of the Marriott hotel project in the San Luis Ranch Specific Plan area, which contains just over 120,000 square feet of non-residential floor area. Figure 2 illustrates the net annual non-residential growth rate from 2019 to 2025. Non-residential growth includes office, services and manufacturing, retail, hotel, and institutional uses. Figure 2 - Net Annual Growth Rates of Non-Residential Sectors, 2019-2025 Source: Building Permits Finaled, Community Development Department, 2025 Note: Demolition of nonresidential square footage included in calculations. 0.44% 0.29% 0.56% 0.71% 0.35% 0.60% 1.47% 0.00% 0.20% 0.40% 0.60% 0.80% 1.00% 1.20% 1.40% 2019 2020 2021 2022 2023 2024 2025 Gr o w t h R a t e Page 190 of 248 General Plan Annual Report 2025 7 Land Use Element Policy 1.11.4 states that each year the Council will evaluate the actual increase in non-residential floor area over the preceding five years. The Council shall consider establishing limits on the rate of non-residential development if the increase in non-residential floor area for any five-year period exceeds five percent. The five-year net non-residential growth rate from 2021 through 2025 was 3.15 percent. Each year, the City Council has considered implementing limits on new non-residential floor area and has decided against establishing such limits. If limits are established, they would apply only to certain types of new commercial floor area, such as new offices or new retail establishments outside the downtown core. Since the five-year growth rate is less than five percent (3.15 percent), establishing limits on new non-residential floor area is not necessary at this time. Housing Element Program Implementation Since adopting the Housing Element in November 2020, City staff has implemented numerous Housing Element Programs in alignment with the Housing and Homelessness Major City Goal s. Table 6 displays a list of programs that were implemented or started in 2025. Table 6 – Housing Element Program Implementation Progress, 2025 Safe Housing and Renter Protections Renter Protections Study Session: On October 28, 2025, City Council held a Study Session on Renter Protections. Staff presented Council with an overview of the various tenant protections in state law, as well as a variety of potential tools to improve conditions and protections for City renters, including a potential rental registry program. Healthy Housing and Innovation Cohort: In August 2024, the City was selected to join the National League of Cities Healthy Housing and Innovation Cohort to advance health outcomes and equity through improving healthy housing programs. The City’s team competed with other cities across the country, and won the second place prize of $20,000 in October of 2025 for the Green and Healthy Homes pilot program, which focused on creating a concierge service to provide energy upgrades to manufactured housing residents in the City. Program 1.6 Continue code enforcement to expedite the removal of illegal or unsafe dwellings, to eliminate hazardous site or property conditions, and resolve chronic building safety problems. Code Enforcement staff shall continue to provide property owners and tenants with information on how to rectify violations, who to contact in Code Enforcement for assistance, and other resources that may be pertinent to the citation. Policy 9.1 Residential developments should promote sustainability consistent with the Climate Action Plan (CAP) and California Building Energy Efficiency Standards (Title 24) in their design, placement, and functionality. Page 191 of 248 General Plan Annual Report 2025 8 Support Housing Solutions Maxine Lewis Apartments: In December 2025, the Maxine Lewis Grove Apartments opened, providing 40 new permanent supportive residential units. Tiburon Place: In July 2025, the Tiburon Place Apartments opened, providing 68 new permanent supportive housing units. Waterman Village: On December 11, 2024, the City Planning Commission approved the 20-unit below market rate tiny manufactured unit project on the site of the City-owned Rosa Butron historic adobe known as the Waterman Village. City Council upheld the Planning Commission’s approval of the project on March 5, 2025. The project is currently in the building permit submittal process. Housing Trust Fund Support: The City continues to provide $40,000 in operational support for the SLO County Housing Trust Fund’s efforts to provide below -market financing and technical assistance. Program 2.5 Continue to manage the Affordable Housing Fund so that the fund serves as a sustainable resource for supporting, at a minimum, 4 new affordable housing developments during the planning period. The fund shall serve as a source of both grant funding and belo w-market financing for affordable housing projects; and funds shall be used to support a wide variety of housing types at the following income levels: extremely low, very low, low, and moderate, but with a focus on production efficiency to maximize housing benefits for the City’s financial investment, and to support high-quality housing projects that would not be feasible without Affordable Housing Fund support Program 2.9 Assist with the issuance of tax-exempt bonds, tax credit financing, loan underwriting or other financial tools to help develop or preserve at least 20 affordable units annually through various programs. Program 2.11 In conjunction with the Housing Authority and other local housing agencies, continue to provide on-going technical assistance and education to tenants, property owners and the community at large on the need to preserve at-risk units as well as the available tools to help them do so. Program 2.14 Continue to support density bonuses for residential projects above the state density bonus allowance of 35% to promote the development of units for extremely low, very low, and low - income households. Policy 3.3 Encourage the construction, preservation, rehabilitation or expansion of residential hotels, group homes, integrated community apartments, and single-room occupancy dwellings. Policy 3.9 Work annually with non-profit organizations, faith-based organizations, or the Housing Authority of the City of San Luis Obispo to encourage rehabilitation of residential, commercial, or industrial buildings to expand extremely low, very-low, low-, or moderate income rental housing opportunities. Program 6.14 Continue to provide City resources, including $40,000 annually for operational support, to support the SLO County Housing Trust Fund’s efforts to provide below -market financing and technical assistance to affordable housing developers to construct or prese rve five affordable housing units per year in the City of San Luis Obispo. Page 192 of 248 General Plan Annual Report 2025 9 Homelessness Response Assisting the homeless and those at risk of becoming homeless : The City’s Homelessness Response Team continued to implement the 2024-2026 Homelessness Response Strategic Plan, which was adopted by the City Council on June 18, 2024. The Strategic Plan outlines objectives and key tasks to prevent and address homelessness in alignment with the Countywide Plan to Address Homelessness. More details are included in the following section. Community Safe Parking Pilot Program: On January 22, 2025, the Planning Commission approved Director’s Action applications for five sites as part of the Community Action Partnership of San Luis Obispo’s (CAPSLO) Community Safe Parking Pilot Program. CAPSLO implemented the pilot program in September 2025, utilizing three City-owned sites and three sites operated by faith-based organizations, including one faith-based site that is located outside of City limits. The program provides overnight safe parking for registered participants from 7 p.m. to 7 a.m. The long-term objective of the pilot program is to develop a safe parking model that can be replicated countywide to expand safe parking services throughout the County. Transitional and supportive tiny-unit housing: The City, as a California Encampment Resolution Grant subrecipient, continued to work closely with the County of San Luis Obispo on the Welcome Home Village project. The project will provide 14 interim and 40 permanent supportive manufactured housing units located within the City at the County Health Agency campus. On July 1, 2025, the City’s subrecipient agreement went into effect, and the City’s outreach teams began collaborating with the County and the project’s service provider, Good Samaritan Shelter, on encampment outreach and engagement efforts. The Welcome Home Village is projected to open in early May 2026. Permanent supportive housing motel conversion : The City and People’s Self-Help Housing (PSHH) continued to implement the Beacon Studios project, which will provide 75 permanent supportive housing units. The project is funded through the California Department of Housing and Community Development, which awarded the City and PSHH a $19.4 million Homekey Round 3 grant to convert the Motel 6 North into permanent supportive housing. The Beacon Studios project is projected to open in July 2027. Program 1.7 Continue to support local and regional solutions to homelessness by funding supportive program services and housing solutions. Policy 8.10 Assist the homeless and those at risk of becoming homeless by supporting 40 Prado Homeless Services Center and other local service providers, as well as advocating for additional safe parking, interim housing, and permanent supportive housing opportunities Countywide. Source: Community Development Department, 2025 Page 193 of 248 General Plan Annual Report 2025 10 Regional Housing Needs Allocation (RHNA) Progress Quantified Objectives California cities and counties must develop programs to meet their share of regional housing needs across all income groups. The California Department of Housing and Community Development (HCD) determines each region’s housing need, and councils of governments allocate those units among their member jurisdictions through the Regional Housing Needs Allocation (RHNA) process. RHNA ensures that each jurisdiction plans for housing consistent with its physical and financial capacity. State housing law clarifies that these allocations are planning goals, not production quotas. The allocations are incorporated into each jurisdiction’s Housing Element to guide policies and standards during the planning period. The City’s 6th Cycle RHNA allocation is 3,354 housing units, with 10 years to meet the requirement. The City counts building permits issued between January 1, 2019, and December 31, 2028, toward this allocation. Beginning in 2020, HCD also authorized the City to count half of all newly issued accessory dwelling unit (ADU) permits toward the low -income category, based on a market study conducted by the County of San Luis Obispo. Table 7 summarizes the City’s progress toward meeting its RHNA allocation. Table 7 - Progress Towards 6th Cycle Quantified Objectives, 2019-2028 Income Level (% of County Median Income) 6th Cycle RHNA Allocation Building Permitted Units Issued by Affordability Total Units by Income Level Total Units Remaining by Income Level Years 1 - 3 (2019-2021) Year 4 (2022) Year 5 (2023) Year 6 (2024) Year 7 of 10 (2025) Extremely Low Deed Restricted 825 14 36 0 123 0 173 500 Non-Deed Restricted 0 0 0 0 0 0 Very Low Deed Restricted 56 14 22 60 0 152 Non-Deed Restricted 0 0 0 0 0 0 Low Deed Restricted 520 42 21 5 15 0 83 211 Non-Deed Restricted 76 50 0 48 52 226 Moderate Deed Restricted 603 22 2 4 13 1 42 518 Non-Deed Restricted 0 0 43 0 0 43 Above Moderate - 1,406 1,411 439 293 190 145 2,478 0 Total Units 3,354 1,621 562 367 442 198 3,190 1,229 Source: Community Development Department, Building Permits Issued, 2025 Page 194 of 248 General Plan Annual Report 2025 11 The City has met its total allocation for above moderate housing units. This leaves 1,229 affordable units needed to meet the 6th Cycle RHNA allocation by the end of the 2028 calendar year. Of the remaining allocation, 39 percent of the units must be reserved for very low and extremely low incomes, 21 percent for low incomes, and 40 percent for moderate incomes. Below Market Rate (BMR) Housing (Commonly Known as Affordable Housing) In , the City followed the State’s lead in rebranding the often misunderstood term "affordable housing" as “Below Market Rate Housing.” Below Market Rate (BMR) means that the affordability level of a dwelling unit is below the cost of a comparable market-rate unit and includes a deed restriction to ensure the unit remains affordable to extremely low, very low, low, or moderate- income households. The City continues to implement its Inclusionary Housing Ordinance and promote opportunities to collaborate with non-profit partners to develop BMR housing projects. In 2025, two 100 percent BMR housing projects were completed (Maxine Lewis and Tiburon Place), resulting in 108 new units reserved for lower-income households. The City continues to assist in completing the three BMR projects currently under construction (Bridge Street, Beacon Studios, and Monterey Senior/Family), which will result in 275 units for lower-income households. Staff is also working on several new projects to ensure more BMR housing is provided in the City. These projects are listed in Table 8 below and show that, as of 2025, 357 new BMR units are planned for lower-income households. Table 8 – Active BMR Housing Projects in the Pipeline Projects Address Dwellings Status Bridge Street Mixed- Use 279 Bridge Street 94 Phase 1 – Under Construction Phase 2 and 3 – Seeking Financing Monterey Mixed- Use (Senior Phase and Family Phase) 1422 and 1424 Monterey Streets 106 Senior Phase – Under Construction Family Phase – Permitted, beginning construction March 2026 Avila Ranch – Sendero Apartments 165 Cessna Court 60 Planning Entitlements – Approved Building Permits – Awaiting Submittal Waterman Village 466 Dana Street 22 Planning Entitlements – Approved Building Permits – Under Review Beacon Studios 1433 Calle Joaquin 75 Planning Entitlements – Approved Building Permit – Issued, Under Construction Total 357 Source: Community Development Department, 2025 Page 195 of 248 General Plan Annual Report 2025 12 Third Party Below Market Rate Administrator The City of San Luis Obispo’s BMR housing programs are expanding, and oversight and enforcement are increasing to ensure that local affordable housing programs comply with State law. In 2021, the City contracted with HouseKeys to serve as the City’s BMR Housing Administrator and to manage its growing Affordable Homeownership and Rental Programs. This work ensures that units are marketed to the community in a fair and equitable manner and occupied by eligible households. HouseKeys also provides community members with the knowledge and support needed to successfully access homeownership and rental housing opportunities. Through HouseKeys, the City has conducted 58 Opportunity Drawings for inclusionary housing units across the City, including 24 drawings for homeownership opportunities and 34 drawings for rental opportunities. Funding and Grant Programs for Housing 1. Community Development Block Grant Program (CDBG): The CDBG program provides annual funding for eligible affordable housing projects and support for the 40 Prado Homeless Services Center. Over the past decade, the CDBG Program has allocated over $3,710,000 towards affordable housing and $1,160,000 towards homeless services. Projects funded for the upcoming 2025 Program Year include funding for CAPSLO and People’s Self-Help Housing for homeless services and homelessness prevention, funding toward the Monterey Family Housing project by the Housing Authority of San Luis Obispo, and funds to further implement the 6th Cycle Housing Element. 2. Prohousing Incentive Program Funding: In 2024, the City received designation as a Prohousing jurisdiction, which provides incentives to cities and counties in the form of additional points or other preferences in the scoring of competitive housing, community development, and infrastructure programs. Subsequently, the City applied for and was awarded $750,000 from the Prohousing Incentive Program. In 2025, the City successfully disbursed $400,000 of Prohousing Incentive Program funds to affordable housing projects, with additional disbursements anticipated in 2026. Homelessness Solutions The City’s 6th Cycle Housing Element includes policies and programs to reduce homelessness under Goal 1, Safety, and Goal 8, Special Housing Needs. Additionally, Homelessness Response remains a Major City Goal as part of the 2025-2027 Financial Plan. With the continued rise in homelessness across California, the City Council prioritized funding programs and resources to prevent and address homelessness in collaboration with the County of San Luis Obispo and local service providers. In local government, counties are primarily responsible for leading efforts to address homelessness; however, the impacts often are borne directly by cities. In 2025, the City responded to 104 encampment fires and 941 medical incidents involving people experiencing homelessness, removed 47 tons of trash, and posted, conducted outreach, and cleaned up 247 illegal encampments, with $49,879.20 in City funds spent on related cleanup and maintenance activities. The City also provided $412,005 to CAPSLO for programs and operations Page 196 of 248 General Plan Annual Report 2025 13 at the 40 Prado Homeless Services Center, including the 40 Prado Safe Parking Program, a hotel and motel program, the 40 Prado Warming Center, and the Community Safe Parking Pilot Program. Strategic Planning for Homelessness In June 2024, the City Council approved an updated version of the City’s Homelessness Response Strategic Plan for 2024-2026. The plan outlines objectives and key tasks to prevent and address homelessness in the City of San Luis Obispo . The Strategic Plan aligns with the San Luis Obispo Countywide Plan to Address Homelessness, which outlines key lines of effort to reduce homelessness by 50 percent between 2022 and 2027. Key components of the City’s plan include Regional Collaboration & Engagement, Communications, Data, Pilot Programs, and Funding Opportunities. Homelessness response activities in 2025 included regional collaboration on state funding opportunities to develop interim and permanent supportive housing; partnerships with community and faith-based organizations to implement a Community Safe Parking Pilot Program model; and distribution of the City’s Homeless Resources Pocket Guide, updated in English and Spanish, which contains critical information on how to access community resources for individuals experiencing homelessness. Staff also received and responded to 244 AskSLO requests from community members regarding transient activity on City property and general homelessness-related concerns. These requests were addressed through encampment cleanups, enforcement actions, and/or field outreach, and outcomes were communicated back to the reporting parties. Human Services Grant Program The City’s Human Services Grant (HSG) Program, overseen by the Human Relations Commission, provides financial support to non-profit organizations that promote the economic and social well- being of the community. The program’s funding criteria focus on homelessness prevention, including affordable and alternative housing, supportive services, and transitional housing. Other funding priority areas include hunger and malnutrition prevention ; supportive physical and mental health services; services for seniors, veterans and/or people with disabilities; supportive, developmental, and care services for children and youth; and services that encourage diversity, equity, and inclusion initiatives, including access to language services. The Human Services Grant Program is highly competitive and received total funding requests of $419,942, which was $269,942 more than funds available to the program. The Human Relations Commission reviewed 27 applications and recommended full or partial funding for 12 different organizations. The City has issued $150,000 in grants to those organizations since the approval of these funding recommendations. Page 197 of 248 General Plan Annual Report 2025 14 Community Action Team The San Luis Obispo Police Department’s Community Action Team (CAT) consists of one CAT officer, one Community Services Officer, one Licensed Psychiatric Technician from County Behavioral Health, and one Community Resources and Services Specialist. The team works to identify problems and crime trends that negatively impact the quality of life for residents, business owners, and visitors to the City of San Luis Obispo. In 2025, the CAT team engaged with 798 individuals, with 164 individuals electing to receive referrals to mental health and/or substance abuse services. Additionally, CAT facilitates family reunifications, and in 2025 reunited two individuals with family members across the United States. CAT works in collaboration with County Behavioral Health, social services agencies, local nonprofit organizations, and other City departments, utilizing a trauma-informed care approach to connect the City’s most vulnerable residents to resources and services. Partnerships with Downtown SLO and CAPSLO The City provides funding for the Downtown Clean & Safe Program, which is administered by Downtown SLO. The Downtown SLO Clean Team works to ensure that downtown is clean, safe, and welcoming to visitors — whether they’re living, working, shopping, or exploring downtown. The Clean Team provides cleaning services for sidewalks and alleys within the boundaries of the 24-block service area. This includes, but is not limited to, the removal of trash, graffiti, stickers, and human waste. In 2024, the Downtown SLO Board of Directors explored alternative options to further enhance the efficiency and effectiveness of the Downtown Ambassador and Clean & Safe Programs. Downtown SLO transitioned to a dedicated contractor cleaning service with CityWide Solutions to oversee cleaning duties. This shift allowed Downtown SLO to focus on maintaining a cleaner and more welcoming environment while ensuring consistent, high -quality service without the need to manage the day-to-day operations, hiring, and training of the Clean Team. By leveraging professional cleaning expertise, Downtown SLO can better meet the needs of the community and uphold the standards of cleanliness and safety essential to our shared spaces. In 2025, the Clean Team operated for a total of 1,672 hours and removed 7,741 pounds of trash; removed 693 graffiti tags; responded to and cleaned 1,394 cases of urine, vomit, and feces; cleaned public trash cans a total of 8,445 times; removed 2,744 pieces of gum; removed 18,696 cigarette butts; removed 1,658 stickers and flyers; and cleaned tree grates and wells a total of 2,277 times. Page 198 of 248 General Plan Annual Report 2025 15 The City also provides funding to CAPSLO for the 40 Prado Homeless Services Center, which provides overnight shelter and day services for unhoused community members, including housing navigation and case management. The Homeless Services Center also offers access to meals, showers, laundry facilities, healthcare, internet, and other supportive services. The City provides funding for the 40 Prado Safe Parking, Community Safe Parking, Warming Center, and Hotel & Motel Programs, which offer overflow capacity, services, and shelter for unhoused community members. Mobile Crisis Unit Embedded within the City’s Fire Department, the Mobile Crisis Unit (MCU) pairs a Community Resource and Services Specialist with a Licensed Psychiatric Technician (LPT) contracted through County Behavioral Health, as well as a part time Fire Department intern. The team responds to calls for service within the City and provides crisis support services to individuals experiencing non-emergency mental health challenges, drug and alcohol addiction, and chronic homelessness. In 2025, the MCU established 2,234 contacts with individuals experiencing homelessness; reunified 25 homeless individuals with agencies or family; provided 69 transports to services or alternate facilities; and responded to a total of 143 mental health crisis intervention calls for service. Inspection of Homeless Shelters (AB 362) Under AB 362, the City must follow up upon receiving a complaint from an occupant of a homeless shelter alleging that the shelter is substandard pursuant to California Health & Safety Code Section 17920.3. Code Enforcement received one complaint regarding the 40 Prado Homeless Services Center in June 2025. An inspection was conducted, and the complaint was determined to be unfounded. In June 2025, state legislature passed AB 130, which requires cities and counties to perform an annual inspection of every homeless shelter in their jurisdiction, even if no complaints have been filed by occupants. Code Enforcement conducted an inspection in December 2025 and found no violations. The Housing Team will file these inspection findings to HCD before the April 2026 reporting deadline. Coordination with Other Agencies City staff has continued to engage with other agencies and jurisdictions to foster collaboration aimed toward implementing General Plan policy: Regional Housing Action Team Representatives from San Luis Obispo County and its cities, including the City of San Luis Obispo, continue to implement the county’s first regional housing action team , as outlined in their respective Housing Elements. This collaboration has helped housing professionals in each jurisdiction navigate evolving housing issues and new state legislation aimed at removing housing barriers. Coordination through SLOCOG also facilitates the sharing of housing and transportation Page 199 of 248 General Plan Annual Report 2025 16 infrastructure data in preparation for the Regional Transportation Plan and future Regional Housing Needs Assessment allocations. Area Plan and Specific Plan Development The General Plan requires the approval of specific plans as a precursor to development of the City’s major expansion areas. Specific plans typically contain more detailed land-use and design standards than the General Plan and address the timing and financing of public facilities. Specific plans can supersede the Zoning Regulations or lead to amendments to the Municipal Code. The process of adopting a specific plan is similar to the process of adopting or amending a section of the General Plan. Margarita Area Specific Plan The Margarita Area Specific Plan (MASP) is located in southern San Luis Obispo, bounded by South Higuera Street, Broad Street, Tank Farm Road, and the South Hills ridge. Under Land Use Element (LUE) Policy 8.1.3, the MASP provides for residential units, a business park, a neighborhood park, sports fields, and open space. Over 40 percent of the land area is designated as open space, including 56 acres of parks. The policy also states that the City may consider the area appropriate for additional housing, but revisions to the MASP are required if development exceeds the plan’s current residential capacity The Airport Land Use Plan (ALUP) was amended in 2021. In response, City staff selected a consultant in 2024 to prepare amendments to the MASP to evaluate increased residential densities on already zoned land, encourage “Missing Middle” housing types, and allow mixed- use development on commercially zoned land. In 2025, staff continued working with the consultant on potential MASP amendments. Table 9 summarizes the status of current development projects within the MASP. Table 9 - Margarita Area Development Status, 2025 Projects Address Commercial Dwellings Status Prado Business Park 301 Prado 159,663 - Planning Entitlements – Approved Public Improvements - Under Review Building Permits – Expired 365 Prado Rd. Mixed-Use Project 365 Prado 100,000 222 GP and SP Amendments – In Process Planning Entitlements – In Process Total 259,663 222 Source: Community Development Department, 2025 Coversheet of Margarita Area Specific Plan Page 200 of 248 General Plan Annual Report 2025 17 Orcutt Area Specific Plan Nestled at the base of the Santa Lucia foothills, the Orcutt Area offers a variety of scenic resources for both residents of the area and travelers along Orcutt Road and Tank Farm Road, including views of Righetti Hill, Islay Hill, and the Santa Lucia foothills. Located along the southwestern edge of the city limits and bounded by Orcutt Road, the railroad, and Tank Farm Road, the area encompasses 230 acres at the base of Righetti Hill. The Orcutt Area Specific Plan calls for a residential neighborhood with up to 979 homes, a variety of housing types, parks, hiking trails, and recreational opportunities. These opportunities include bicycle and pedestrian paths, as well as protection of natural habitats and visual resources in nearby open space areas. Table 10 below shows the status of development in the Orcutt Area. Table 10 - Orcutt Area Development Status, 2025 Projects Address Dwellings Commercial Sq. Ft. Status Bullock Ranch 3580 Bullock 192 585 Planning Entitlements – Approved Public Improvements - Under Review Building Permits – Awaiting Submittal Pratt Property 3750 Bullock 35 3,400 Planning Entitlements - Approved Townhome Construction - Complete Live / Work units – Under Construction Building Permits for Commercial – Awaiting Submittal Enclave at Righetti 3805 Orcutt 34 Planning Entitlements - Approved Public Improvements – Substantially Complete Building Permits Issued – Under Construction Jones Mixed-Use 3806 Ranch House 15 7,600 Planning Entitlements – Approved Building Permits Issued – Under Construction; Three (3) affordable for-sale units construction complete Total 276 11,585 Source: Community Development Department, 2025 Linear Park Detail from Orcutt Area Specific Plan Page 201 of 248 General Plan Annual Report 2025 18 Airport Area Specific Plan Located approximately . miles south of Downtown San Luis Obispo, within the City’s Urban Reserve, the Airport Area Specific Plan (AASP) encompasses 1,500 acres adjacent to the San Luis Obispo County Regional Airport and is bordered by the Margarita Area, South Higuera Street, South Broad Street, and Buckley Road. The AASP envisions a mixture of open space, agriculture, business parks, and industrial development, as well as limited residential development. Plans for the Airport Area include the reuse and regeneration of the natural and built environment; enhancement of public, private, and environmental value; and smart, sustainable growth that benefit the community economically, aesthetically, and environmentally. Table 11 shows the status of development within the AASP in 2025. In 2025, the City Council adopted Ordinance No. 1747 (2025 Series), amending the AASP to allow mixed-use development in the Service Commercial (C-S) and Manufacturing (M) zones with a minor or conditional use permit where appropriate and consistent with the 2021 updated San Luis Obispo County Airport Land Use Plan (ALUP). The adoption of these amendments fulfilled Major City Goal of Housing and Homelessness work program 3.1.c. of the 2023-25 Financial Plan, which states: “Initiate an update to the Airport Area Specific Plan to allow mixed-use residential development, where appropriate and consistent with the County Airport Land Use Plan.” Table 11 – Airport Area Development Status, 2025 Projects Address Dwellings Commercial Sq. Ft. Status Tank Farm Commerce Park 179 Cross - 29,280 Planning Entitlements - Approved Under Construction 650 Tank Farm Mixed-Use 650 Tank Farm 239 18,600 Planning Entitlements – Approved Building Permits – Awaiting Submittal Public Improvements - Under Review 600 Tank Farm Mixed-Use 600 Tank Farm 280 12,500 Planning Entitlements – Approved, Modification in Process Public Improvements - Under Review SLO Airport Hotel 950 Aero 204 Rooms - Planning Entitlements – Approved Building Permits – Under Review Conserv Fuel Station 4600 Broad - 4,800 Planning Entitlements - Approved Under Construction U-Haul Personal Storage and Warehouse 1109 Kendall; 4805 Morabito - 114,368; 24,498 Planning Entitlements – Approved Under Construction Aerovista Medical Services and Offices 832 Aerovista - 41,007 Planning Entitlements – Approved Building Permits – Pending Submittal Earthwood Lane – Lots 16 and 17 4185 and 4195 Earthwood - 3,694; 3,764 Planning Entitlements – Under Review Total 519 252,511 Source: Community Development Department, 2025 Page 202 of 248 General Plan Annual Report 2025 19 Avila Ranch Development Plan In 2017, the City Council approved the Avila Ranch Development Plan to allow the development of 720 residential units and 15,000 square feet of neighborhood commercial uses on a 150-acre site located north of Buckley Road and within the boundaries of the Airport Area Specific Plan (AASP). Major Development review of the R- 2 portion of Phases 1-3 and the R-1 portion of Phase 5 were approved by the Planning Commission in 2021. The R-2 area includes up to 297 detached for-sale dwelling units. Building permits for this part of the project have been issued, and construction of the residential units and public improvements is underway. Approximately 200 residential units in Phases 1 and 2 have been completed and occupied to date. The R-1 portion includes 101 detached for-sale dwelling units, which have received entitlements but have not yet been constructed. An application for Major Development Review for the multifamily R-4 portion of Phase 3 was approved by the Planning Commission on February 14, 2024. The application included a density bonus request to add 20 affordable units to the site, bringing the total R-4 unit count to 85 market-rate rental units and 60 affordable rental units. Applications for Major Development Review and a Tentative Tract Map for condominium purposes for the multifamily R-3 portion of Phase 4 were approved by the Planning Commission on December 10, 2025. A total of 194 townhome-style residential units are included in Phase 4. With the approval of the R-4 density bonus, the total number of residential units entitled at Avila Ranch is currently 737. Phases 3 and 4 are fully entitled but have not yet begun construction. Conceptual Residential Street Scene from Avila Ranch Dev. Plan Phasing Map from the Avila Ranch Development Plan Page 203 of 248 General Plan Annual Report 2025 20 Mass grading for Phases 2-6 has been completed. Public improvements, including certain onsite improvements such as internal roads, utilities, and park and landscape areas, as well as certain offsite improvements, including the Buckley Road extension, have been substantially completed. Construction of the interim fire station at Avila Ranch is required to be completed by the developer prior to final occupancy of the 361st residential unit, which is currently anticipated in 2028. Table 12 shows the status on development in the Avila Ranch area. Table 12 - Avila Area Development Status, 2024 Projects Address Dwellings Commercial Sq. Ft. Status Avila Ranch SFR Phases 1, 2, & 3 (R-2) 175 Venture 297 - Planning Entitlements - Approved Public Improvements – Under Construction Building Permits Issued – Under Construction Avila Ranch Phase 3 (R-4) 175 Venture 145 - Planning Entitlements – Approved with 20- Unit Density Bonus Public Improvements – Pending Submittal Building Permits – Pending Submittal Avila Ranch Phases 4 (R-3) 175 Venture 194 - Planning Entitlements - Approved Public Improvements – Pending Submittal Building Permits - Pending Submittal Avila Ranch Phase 5 (R-1) 175 Venture 101 - Planning Entitlements - Approved Public Improvements – Under Construction Building Permits – Under Review Avila Ranch Phase 6 (Neighborhood Commercial) 175 Venture - 15,000 Future Phase Total 737 15,000 Source: Community Development Department, 2025 Page 204 of 248 General Plan Annual Report 2025 21 Froom Ranch Specific Plan A major component of the Froom Ranch Specific Plan is a Life Plan Community (LPC) known as Villaggio, which would provide 366 independent senior units, 38 assisted living units, 51 care facility beds, and a wellness center with ancillary services. In addition to the LPC, the Specific Plan includes approximately 174 multi-family units; 100,000 square feet of commercial retail uses; a 3.6-acre trailhead park that would incorporate onsite historic structures; and over 60 acres of land designated for conservation/open space. Consideration of the project included preparation of an Environmental Impact Report (EIR). The City Council certified the Final EIR and approved the Specific Plan, General Plan Amendment, pre-zoning of the property, and the Vesting Tentative Tract Map. The City Council authorized submittal of an annexation application to LAFCO in September 2020. An annexation application was filed in February 2021 and was approved by LAFCO in October 2021. The LAFCO conditions of annexation were completed, and the site was annexed into the City of San Luis Obispo in November 2023. Public improvement plans for on- and offsite roadway and utility improvements were submitted to the City for initial plan check in June 2023. The Froom Ranch project has been on hold for the past several years due to ownership changes and potential requests for modifications to the approved project entitlements. An application to initiate a Specific Plan amendment was recently submitted by the property owner, and City staff is currently evaluating the proposed changes. The City Council’s consideration of initiation of the proposed Specific Plan and General Plan amendments is expected to be scheduled for a public meeting late 2026 to determine whether the proposed legislative amendments should be accepted for processing. Froom Ranch Site Plan Page 205 of 248 General Plan Annual Report 2025 22 San Luis Ranch Specific Plan The San Luis Ranch Specific Plan project includes a mix of 654 residential units, 145,500 square feet of commercial, retail, and restaurant space; 100,000 square feet of office development; and a 200-room hotel. The public improvements have been completed, including utilities, landscaping, and the extension of Dalidio Drive and Froom Ranch Way. Building permits were issued in 2022 for the hotel, and construction was completed in 2025. The Agricultural Heritage and Learning Center (now known as SLO Ranch Farms and Marketplace) is open to the public and includes several new commercial buildings with restaurants, retail, and agricultural processing uses, along with the rehabilitation of historic structures. A total of 577 residential units have been completed and occupied within the San Luis Ranch Specific Plan area, including 296 multifamily units and 281 single-family units. Construction has not yet begun on the 64 to 77 affordable housing units required as part of the Specific Plan. In December 2024, the City Council authorized initiation of the processing of General Plan and Specific Plan amendments for San Luis Ranch to modify the uses planned for “Lot 7,” a vacant .44-acre commercial parcel. The developer has proposed replacing approximately 100,000 square feet of planned commercial uses with an additional 276 market-rate multifamily units. The project developer has not yet submitted applications for these amendments. Table 13 below displays the status of development in the San Luis Ranch Area. San Luis Ranch Site Plan Conceptual Rendering of the Agricultural Heritage and Learning Center (now known as SLO Ranch Farms and Marketplace) Page 206 of 248 General Plan Annual Report 2025 23 Table 13 – San Luis Ranch Area Development Status, 2025 Projects Address Dwellings Commercial Sq. Ft. Hotel Rooms Office Sq. Ft. Status Commercial Center 1035 Madonna 77 114,300 - - Planning Entitlements – Amendments in Process Public Improvements – Partially Complete SpringHill Suites Hotel - - 200 - Construction - Complete NG-10 Single-Unit Residences 198 - - - Construction - Complete NG-23 Single-Unit Residences 83 - - - Construction - Complete NG-30, The Orchard Multifamily Residential 296 - - - Construction - Complete Agricultural Heritage and Learning Center - 31,200 - - Construction - Complete Office - - - 100,000 Future phase, no building permits issued Total 654 145,500 200 100,000 Source: Community Development Department, 2025 Municipal Code Updates Energy Code & Reach Code Updates (Clean Energy Program for New Buildings) The City has a long history of local requirements for new construction that cost -effectively reduce greenhouse gas emissions through energy efficiency. On October 3, 2023, the City Council adopted an energy reach code for new buildings, which began enforcement on January 1, 2024, and is expected to result in lower building emissions. The reach code will remain in effect through December 31, 2025, when a new state energy code will be adopted. In 2024, the City Council adopted an energy reach code for major additions and alterations to single-family homes, which went into effect in early 2025 and also expired on December 31, 2025. Staff adopted an update to the additions and alterations reach code for enforcement in 2026 and will be working on updated new building reach codes throughout 2026. Page 207 of 248 General Plan Annual Report 2025 24 Amendments to Titles 16 & 17 Regarding ADUs and Urban Lot Splits On April 1, 2025, the City Council adopted a series of updates to the City’s accessory and junior accessory dwelling unit regulations, along with other miscellaneous items in the Zoning Regulations. These changes were made to maintain compliance with state law, provide clarifications, and identify and remove obvious barriers to housing development. This update also included revisions to the City’s Urban Lot Split regulations in Title 6 of the Municipal Code, implementing recent changes to state law. Climate Action Plan The General Plan includes climate action initiatives in the Land Use, Circulation, Conservation and Open Space, and Water and Wastewater Elements, including: • Land Use Policy 9.4 - Climate Action Plan: The City shall maintain and implement its Climate Action Plan to reduce community and municipal GHG emissions consistent with state laws and objectives. • Conservation and Open Space Policy 2.2.1 - Atmospheric Change: City actions shall seek to minimize undesirable climate changes and deterioration of the atmosphere’s protective functions that result from the release of carbon dioxide and other substances. • Conservation and Open Space Policy 2.2.5 - Model City: The City will be a model of pollution control efforts. It will manage its own operations to be as pollution free as possible. The City will work with other agencies and organizations to help educate citizens in ways to prevent air pollution. In 2020, the City Council adopted the Climate Action Plan for Community Recovery (CAP) and set the goal of achieving community carbon neutrality by 2035 (Resolution No. 11159,2020 Series). The City Council also adopted the Lead by Example Plan for Carbon Neutral City Operations in the summer of 2021 (Resolution No. 11263, 2021 Series), which established the goal of carbon- neutral municipal operations by 2030. As part of the 2023-25 Financial Plan, climate action was also identified as a Major City Goal (Climate Action, Open Space, and Sustainable Transportation), as well as in the new 2025-27 Financial Plan (Open Space, Climate Action, and Resilience). On December 13, 2022, the City Council adopted the Climate Action Plan 2023-27 Work Program (CAP Volume 3). In late 2025, staff initiated an update to the Climate Action Plan, which is expected to be completed in early 2027. Page 208 of 248 General Plan Annual Report 2025 25 Economic Development The City’s Economic Development Strategic Plan (EDSP) was adopted by the City Council in 2012, revised in 2015, and fully updated in 2023. The overarching goal of the plan is to advance the economic vitality of the City of San Luis Obispo and develop strategies that strengthen the City's economic development efforts while integrating the principles of sustainability, diversity, equity, and inclusion. Additionally, the EDSP emphasizes the retention of current businesses, the continued expansion of the arts and culture scene, and ongoing efforts to enhance the vibrancy of the Downtown area. The City has also recognized the need to expand the traditional scope of economic development to include practices that incorporate sustainability and social equity to maximize the community’s economic vitality. The EDSP establishes broad themes encompassing three key pillars and their associated action plans: Business & Entrepreneurship Vitality, Placemaking & Promotion, and Talent Development & Attraction. These pillars are intended to reflect the City’s priorities, as appropriate, while responding to its ever-evolving economic landscape. Careful consideration was given to ensure that the recommendations that follow fall within the scale and scope of the City’s economic development function. Many of the strategies in the EDSP are aligned with the policies in the Land Use Element. Progress on the implementation of the EDSP is published quarterly on the City’s website: Economic Development Strategic Plan | City of San Luis Obispo, CA. Tourism and Community Promotions The importance of the City’s Tourism and Community Promotions activities as an economic development function continued to be evident in Fiscal Year 2025 (FY25). As a result, the City collected a record-breaking $11.4 million in transient occupancy tax (TOT). This represents a 4.6 percent increase in revenue compared to Fiscal Year 2024 (FY24), which had previously been the best performing year in the City’s history. FY25 produced five $1 million revenue months – April, May, June, July, and August. This contribution of TOT revenue to the City’s General Fund is a direct benefit of tourism, as the full collection of TOT revenue is retained by the City. The FY25 occupancy level in the City was 2.9 percent higher than FY24, with an average occupancy rate of 70.05 percent for the year. During this same period, the Promotional Coordinating Committee (PCC) continued its commitment to enhancing the San Luis Obispo experience for residents and visitors. In October 2025, the PCC celebrated the third annual ARTober, a celebration of National Arts & Humanities Month. The events highlighted various arts, culture, and humanities experiences in San Luis Obispo. The PCC also continued the City’s Cultural Arts & Community Promotions (CACP) program, which provided $100,000 in vital promotional grants to local nonprofit organizations Visit San Luis Obispo Logo Page 209 of 248 General Plan Annual Report 2025 26 for programs that enrich the social, cultural, and diverse community events and activities available during this time. Also in FY25, the PCC directed the “Support Local” campaign through the Economic Development program, which included a multi-channel paid advertising plan, local public relations, a social media content strategy, and business support. In addition to implementing the sixth year of the Buy Local Bonus promotion, the City supported SLO Restaurant Month in January 2025. Policy Initiatives Cannabis Business Program Tax Revenue: The revenue generated from the City’s Cannabis Program helps support a variety of the City’s core services. This revenue is collected through taxes, licensing fees, and other financial mechanisms associated with the legal cannabis market. The City collected roughly $815,000 in tax revenue in Fiscal Year 2024-25 and is budgeting approximately $1 million in revenue for Fiscal Year 2025-26. Program Updates: Since the adoption of the Cannabis Program, staff has provided annual updates to the City Council, including policy recommendations to improve commercial cannabis administrative and operational processes. In 2025, staff presented the Annual Cannabis Business Program Update to the Council, including a review of operator permit changes, updates to cannabis tax and permit fee revenue forecasts, and recommended amendments to the cannabis zoning code to improve clarity in the Municipal Code and ensure consistency with state law. Historic Preservation An update to the Historic Resources Inventory was included as an implementation task under the City’s Major City Goal for Cultural Vitality, Economic Resilience, and Fiscal Sustainability in the 2023-25 Financial Plan. In 2025, Phase 1 of the project was completed. Phase 1 included updates to the City’s Historic Preservation Ordinance and Historic Context Statement. The City’s Historic Resources Inventory includes over 760 properties, the majority of which were added more than 30 years ago. The Historic Preservation Ordinance and Historic Context Statement provide the framework and regulatory guidance for determining which properties qualify as historically significant. Major updates to the Historic Preservation Ordinance included revisions to historic resource designations and evaluation criteria for historic significance to ensure greater consistency with guidance from the National Park Service and the State of California Office of Historic Preservation regarding the definition and evaluation of historic resources. Page 210 of 248 General Plan Annual Report 2025 27 The Historic Context Statement was revised to provide a more inclusive approach to preservation of the City’s resources and to align with updates to the Historic Preservation Ordinance. The updates expanded the discussion of themes related to minority and ethnic communities and integrated the contributions of San Luis Obispo’s Chinese, Japanese, African American, Filipino, and other communities into the relevant temporal and thematic contexts. Th ese changes recognize members of these groups as significant contributors to the City’s development whose social, economic, and cultural experiences are relevant to and reflective of broader themes. With the update of these documents, the City now has an updated framework and guidance for the next phase of the project (Phase 2), including review of the current Historic Resources Inventory, future surveys, and continued effective implementation of the City’s Historic Preservation Program . Staff will initiate Phase 2 of the project in mid-2026, and the project is expected to take 12-18 months to complete. The Historic Resource Inventory (HRI) Update project is consistent with various policies in the Cultural Heritage (Chapter 3) section of the Conservation and Open Space Element , including those related to the identification and preservation of historic resources. The project directly implements COSE Goal 3.2, which calls for the City to expand community understanding, appreciation, and support for historic and architectural resource preservation to ensure long- term protection of cultural resources. Water Supply In 2025, the City obtained water from four sources: the Salinas Reservoir (Santa Margarita Lake), the Whale Rock Reservoir, the Nacimiento Reservoir, and recycled water from the City’s Water Resource Recovery Facility (WRRF). Table 14 - City Water Resource Availability, 2025 Water Resource 2025 Annual Availability Salinas Reservoir (Santa Margarita Lake) and Whale Rock Reservoir 4,910 AF Safe Annual Yield1 Nacimiento Reservoir 5,482 AF Dependable Yield2 Recycled Water 354 AF 2024 Annual Usage3 Siltation to 2060 (500 AF) WWME Policy4 A4.2.24 TOTAL 10,246 AF Source: Public Works and Utilities Department, 2025 View of San Luis Obispo, Looking West Page 211 of 248 General Plan Annual Report 2025 28 1Safe Annual Yield is the quantity of water which can be withdrawn every year while operating both reservoirs in coordinated operations under critical drought conditions. The City’s Safe Annual Yield Model was updated in 8 to reflect drought conditions that ended in 7. 2Dependable Yield is the contractual amount of water the City has right to from Nacimiento Reservoir. During the 2025 calendar year, the Nacimiento Pipeline was offline for a portion of the year, during those periods the City did not receive source water from the Nacimiento Reservoir. City water supply was provided from the Whale Rock and Salinas Reservoirs, which provided sufficient supply for the City. 3The quantity of recycled water included is the actual prior year’s recycled water usage ( 243) per WWE A7.2.2. 4Reservoir siltation is a natural occurrence that reduces storage capacity over long periods, resulting in the reduction of safe annual yield. For 2025, availability from the City’s water sources totaled 10,246 acre-feet, as shown in Table 14. This supply meets the projected primary water supply need at General Plan buildout of 7,496 acre-feet, plus an additional 1,298.35 acre-feet for a reliability reserve and a secondary water supply of 1,452 acre-feet. The primary water supply was calculated using the City’s buildout population ( 7, people)1 and a water use rate of 117 gallons per capita, pursuant to Water and Wastewater Element Policy A 5.2.1 (Water Use Rate). The reliability reserve was calculated using the City’s estimated 2025 population (49,534) and 20 percent of the aforementioned water use rate. The secondary water supply includes the remaining water resources. Additional information is available in the City’s annual Water Supply and Demand Assessment. 1The City’s population projection of 7, persons, from the General Plan Land Use Element, is based on 1 percent growth annually between 2014 and 2035. By policy, certain housing types and areas are excluded from this growth rate and projection (affordable housing, etc.). The City’s estimated Primary Water Supply need is based on projected population but encompasses all water demand in the City (residential, non- residential, and irrigation). Whale Rock Reservoir Page 212 of 248 General Plan Annual Report 2025 29 Transportation & Circulation Sustainable Transportation was identified as a Major City Goal (Climate Action, Open Space, and Sustainable Transportation) as part of the Fiscal Year 202 2-23 Financial Plan and again in the 2023-25 Financial Plan. The following transportation planning and engineering projects and programs were implemented in 2025 as part of the City’s Sustainable Transportation Major City Goal, consistent with the Circulation Element of the General Plan. Vehicular Numerous traffic safety improvements were implemented as part of the City’s Traffic Safety Program to address collision trends and resident safety concerns. These improvements included striping modifications, sign replacements, and sight distance improvements at several intersections. Additionally, the City’s first Vision Zero Action Plan was released in draft form for public review in 2025. The Action Plan provides a comprehensive summary of current safety trends and a blueprint to guide priorities in engineering, enforcement, education, and post-crash care to improve traffic safety citywide. The final Action Plan is scheduled for City Council review in the spring of 2026. Additional vehicular projects and programs implemented in 2025 include: • Numerous traffic signal and intersection optimization improvements were completed as part of the City’s ongoing traffic signal management responsibilities. Traffic signal timings were adjusted at all City signals, and optimized signal coordination plans were implemented on the Johnson, Broad, Madonna, and Los Osos Valley Road corridors. • “Daylighting” improvements were implemented at intersections across the City. Daylighting prohibits vehicles from parking within 20 feet of marked and unmarked crosswalks, per State Assembly Bill 413. This improves safety at intersections by creating a clearer line of sight between drivers and pedestrians in crosswalks. • Traffic signal modifications were completed or are in progress at several intersections to address collision trends and improve pedestrian accessibility. These modifications include the addition of lead pedestrian crossing intervals and ADA- compliant audible pedestrian push buttons at multiple intersections. Striping and flex-post parking restriction to allow for pedestrian “Daylighting” Vision Zero Traffic Safety Program Page 213 of 248 General Plan Annual Report 2025 30 • Design for the roundabout at California and Taft Streets is complete, and acquisition of the remaining right-of-way is in progress, with construction expected to begin in 2026. • Prepared 38 Engineering and Traffic Studies to maintain enforceable speed limits and implemented speed limit reductions and/or speed limit visibility enhancements on 30 street segments, where permitted under California Vehicle Code requirements. • Issued 28 permits allowing residents to paint red curbs at their driveway entrances to improve sight distance. • Progress continues with preliminary engineering and environmental review for the Prado Road/US 101 Interchange Project, with a targeted construction start in 2029. • Final design, permitting, and right-of-way work continues for the Prado Road Bridge Replacement over San Luis Obispo Creek Project. Construction of the Prado Bridge Project is anticipated to begin in 2027 and is expected to be completed before the start of construction for the Prado Interchange Project. Bicycle/Pedestrian The 2024 Paving Project was completed in early 2025. The project included numerous traffic safety elements to improve mobility for all roadway users on Grand Avenue, Johnson Avenue, and various neighborhood streets, consistent with the Circulation Element, Active Transportation Plan, and Vision Zero Policy. It included the installation of a pilot road diet with new protected and buffered bike lanes and pedestrian/bicycle crossing enhancements on Grand Avenue; permanent improvements to retain a previous pilot road diet on Johnson Avenue; installation of an uphill bike lane on Highland Drive approaching Santa Rosa Street; Protected bicycle lanes and beacon crossings added to Grand Avenue Rendering of the Prado Road / Highway 101 Overpass Page 214 of 248 General Plan Annual Report 2025 31 and other minor complete street and safety improvements. Public outreach and design work continued through 2025 for the Higuera Complete Street Project. The project includes multimodal transportation and safety improvements along the Higuera Street corridor from Marsh Street south to the City limits. These improvements include several miles of protected bike lanes, more than 70 ADA curb ramp upgrades, enhanced pedestrian crosswalks at 40 locations, pavement repairs, traffic signal upgrades, and updated pavement surfaces and roadway markings. The project is supported by over $9 million in external grant funding. Environmental review and design are complete, and the project will be brought to the City Council for approval to advertise for construction in early 2026. Annual transportation safety educational activities continued in 2025, particularly with the development of the “Roll and Stroll” Bike and Pedestrian Resource Hub, which shares maps, information, tips, and how-to videos on biking and walking in San Luis Obispo. The Hub covers safety basics, understanding new facilities, and where to find additional education resources , including in-person classes. Activities in 2025 included Walk & Bike to School Days, Bike Month, Walktober, reflective Halloween bag distribution, Bike Light Education Pop-Up events, and other educational programs coordinated with Bike SLO County. Additionally, the City released a series of educational videos on bike and pedestrian safety topics, which will continue into 2026 and cover subjects such as safe riding and how to use new bikeway and pedestrian facilities. The City’s supply of short- and long-term bicycle parking continued to expand. Six new BikeLink lockers were installed at the parking lot at 1166 Higuera Street, providing secure and affordable long-term parking options in the downtown area. This brings the total to twelve such lockers in the downtown, in addition to the Marsh Street Parking Lot location. Bike valet parking service continued to be offered at the Farmer’s Market, Concerts in the Plaza, and other events, with a total of over 2,500 bikes parked in 2025. BikeLink Lockers at 1166 Higuera Rendering of the Planned Higuera Complete Streets Project Page 215 of 248 General Plan Annual Report 2025 32 SLO Transit SLO Transit operations in 2025 included the following: • In April 2025, the City Council adopted SLO Transit’s FY 6-30 Short-Range Transit Plan. The plan outlines service, program, and fare change recommendations aimed at meeting the City’s current and future public transit needs. Notable service change recommendations include the reinstatement of services suspended during the pandemic, more frequent service on Routes 2A/B, implementation of a new direct service to the Avila Ranch Specific Plan area, and a two-year microtransit pilot program. • In May 2025, the City took delivery of six new battery-electric buses to replace older diesel- powered buses. This purchase positions the City ahead of the state’s zero-emission mandates and advances its goal of achieving carbon neutrality by 2035. • Ridership continues to recover post-pandemic. SLO Transit reported over 660,000 passenger trips in Fiscal Year 2024-25, representing a seventeen percent increase compared to the previous fiscal year. • In August and September 2025, staff attended events at Laguna Middle School and Cal Poly to promote SLO Transit’s services, including the Laguna Tripper, which provides service to the middle school, and the 6 Express, which provides direct service between the campus and downtown on Farmers’ Market nights. • In November 2025, the City Council approved the release of a Request for Proposals (RFP) for transit operation and maintenance services. The RFP’s scope of services includes the service changes recommended by the Short-Range Transit Plan. Staff anticipate returning to the Council in April 2026 to award the contract, with service beginning July 1, 2026. • In December 2025, the City partnered with Rideshare’s Know How to Go campaign to offer free rides on the Holiday Trolley. During the 30-day holiday service period, more than 1,000 trips were provided at no cost to riders. New Battery-Electric Bus Page 216 of 248 General Plan Annual Report 2025 33 Parking Services Program Parking Services Program’s major focus areas in 2025 included: • Completion of the Technology Roadmap implementation, updating the parking technology used downtown to improve the customer experience. Improvements included digitizing garage permits, adopting a single mobile payment app for on-street parking, installing a consistent gated system in all public parking garages, adding new parking pay stations downtown, and enhancing security and customer service at all public parking garages. • In conjunction with the Technology Roadmap implementation, signage, equipment wraps, and public educational materials were standardized to improve communication and provide a consistent, easily recognizable downtown parking experience. • The final lighting, landscape, and striping improvements, as well as the demolition of the building and installation of six new BikeLink lockers, were completed at Lot 11, located at 1166 Higuera Street. This public parking lot provides long-term paid parking spaces on the eastern side of downtown. • The City continued construction of the Cultural Arts District Parking Structure, located at the corner of Palm and Nipomo Streets. This will be the City’s fourth parking garage and is expected to be completed in spring 2026. • Parking Services and the Mobility Services Communication Coordinator continue to collaborate with organizations such as Downtown SLO, the SLO Chamber, the Parking Steering Committee, and local business owners to keep them informed on all aspects of Page 217 of 248 General Plan Annual Report 2025 34 parking. This collaboration included the creation of informational flyers, business toolkits, and presentations. Staff have also provided ongoing public outreach through press releases, media campaigns, social media posts, flyers, updated signage, and in-person events. Safety Services Fire Department Climate Adaptation and Safety Element Policy OP-7.1 states that there should be adequate planning, organization, and resources for emergency preparedness and emergency response. Staff made several accomplishments in 2025 to meet this policy and has highlighted some of them below. Administration Public Information: In 2025, the San Luis Obispo Fire Department (SLOFD) continued to expand its Public Information services by increasing the Department’s communications capacity and public outreach efforts. This included an expanded social media presence , supported by a comprehensive social media calendar integrated into the City’s master communications calendar. The Department’s Administrative Specialist was responsible for social media content creation and external written communications, while the Emergency Manager conducted in- person television and radio interviews and served as the primary public-facing spokesperson. The Department also continued preparedness and safety interviews on KVEC and KNEWS radio. Since the Public Information Officer (PIO) role was formalized in late 2019, SLOFD has steadily improved its ability to deliver accurate, timely, and reliable information to the media and the public. Effective public information plays a critical role in reducing the severity of emergencies by educating the community in advance and enabling informed decision -making during incidents. Department social media analytics indicate that nearly percent of SLOFD’s followers are residents of the City of San Luis Obispo, demonstrating strong local reach and eng agement. Operations Emergency Response: In 2025, SLOFD responded to 7,344 incidents from four strategically placed fire stations throughout the City. This number is 4.85 percent higher than in 2024. Emergency response was accomplished with a daily minimum staffing of fourteen sworn personnel. To help maintain this daily minimum, the City continued its investment in two important programs: a functional movement program to reduce the occurrence and severity of physical injuries , and a Peer Support Team Program to maintain the mental health and well-being of department personnel. Page 218 of 248 General Plan Annual Report 2025 35 Open Space Rescue Operations: In 2025, the Fire Department’s Urban Search and Rescue (USAR) Team continued to play a vital role in protecting the lives of both visitors and residents. Members of the USAR Team receive specialized training in complex and technical rescue operations and participate in the San Luis Obispo County Regional USAR Team. The team consists of nine members, which increases the likelihood that multiple USAR specialists will be on duty on any given day, thereby increasing the Fire Department’s operational readiness. The Fire Department, along with its USAR Team members, responded to thirteen technical rescues and medical emergencies in open space areas in and around the City during 2025. Significant incidents included rescues on Cerro San Luis (Madonna Mountain), Bishop Peak, Irish Hills, Cal Poly, and Reservoir Canyon. The Fire Department’s open space rescue programs continue to evolve. Many of these rescues, particularly around Bishop Peak, require the use of a helicopter to locate, access, and transport victims. The Fire Department works closely with, and trains frequently alongside, the California Highway Patrol, which operates the rescue helicopter in the county. In addition to this collaboration with CHP for air resources, two key contributors to the continued success of the Fire Department’s open space rescue program have been the E-Bike Program and the Utility Terrain Vehicle (UTV) program. Both pieces of equipment have been invaluable in locating, transporting, and caring for people in open space in a timely manner. The UTV program is also utilized through Mutual Aid to assist neighboring fire departments. Mobile Crisis Unit: The Mobile Crisis Unit (MCU) responds to behavioral health incidents both proactively and reactively. Law Enforcement (LE) and Fire Service (FS) resources are often called to assist individuals in crisis, serving as a one-size- fits-all solution for issues ranging from homelessness to mental illness and addiction. As a result, many individuals are not connected to the most appropriate resources available. To provide more tailored support, the MCU pairs a Community Resources Services Specialist with a Fire Department intern and, as of October 2024, a Licensed Psychiatric Technician from County Behavioral Health. This model enhances service for those in need while reducing reliance on LE and FS resources, which have limited tools to address individuals in crisis. The MCU is staffed during peak activity hours, from 8 a.m. to 5 p.m., Monday through Friday, based on current SLOPD and SLOFD response data. Implementation of a 24/7 service may Open Space Rescue and Expanded Technical Rescue Team Mobile Crisis Unit Page 219 of 248 General Plan Annual Report 2025 36 eventually be warranted, depending on the program’s ability to meet community needs, reduce LE and FS resource impacts, and decrease hospitalization and arrest/jail time. In 2025, the MCU responded to a total of 143 calls for service and 2,234 field contacts. These field contacts enabled the MCU to provide transport to alternate facilities (other than local hospital emergency departments) a total of 69 times. Working with stakeholders, the MCU Team also facilitated the reunification of 25 individuals with their family, friends, or other out-of-area support networks. Training Climate Adaptation and Safety Element (CASE) Program OP-7.18 “Staff Training,” states that the City will train firefighters, police officers, building inspectors, and public works and utilities staff to levels appropriate for their tasks and responsibilities. As of 2025, the Fire Department employed 49 sworn positions and 12.5 non-sworn positions for a total of 57.5 full-time employees. Fire Department employees logged nearly 19,121 hours of training in 2025. Employees eligible to participate in the Joint Apprenticeship Committee (JAC) registered a total of 9,942 hours in 2025. The JAC provides reimbursable funds back to the department. JAC training resulted in over $47,000 in funds returned to the department in 2025, a $15,000 increase from 2024. These funds are held by the JAC program and can be used to support the department’s training program upon approval from the sub-JAC committee, which is comprised of department and labor group leadership. The department has also reached an Instructional Service Agreement (ISA) with Allan Hancock College, which allows it to receive compensation for the training of personnel who do not qualify for the JAC program. Non-sworn employees attended several key training courses in 2025 to maintain skill levels appropriate for their tasks and responsibilities. Some of this training included attendance at the biannual California Conference of Arson Investigators and State Fire Investigation training. Our Fire Mechanic staff attended training to maintain their certifications and to learn about new technologies in fire apparatus, including electric fire apparatus, which are becoming more common across the nation. Training Officer: The Training Captain oversees the Injury Prevention Program , which has continued to show success in reducing hours lost to work-related injuries. Prior to the start of the program in 2019, the Fire Department recorded 11,550 hours of work comp time lost. In 2025, comp time hours lost decreased to 3,487 hours, a 70 percent reduction. The new positions help provide consistent and reliable administration and coordination of all mandatory, recertification, and recommended in-service training and safety programs for emergency response, which is necessary as the increasing complexity and evolving service demands call for specialized instruction. In addition, the Fire Training and Safety Officer respond s to emergency incidents in the primary role of operational support and as the incident safety officer , identifying and addressing preventable accidents or potentially unsafe situations. The Training Captain oversaw a four-person recruit academy and continues to provide oversight of probationary firefighters during their rotations and testing at the six- and twelve-month marks of their probation. Page 220 of 248 General Plan Annual Report 2025 37 As part of the Injury Prevention Program, a new vendor, Pinnacle Fitness, provides more comprehensive physical examinations for all suppression members and fire prevention staff. The vendor offers in-house blood testing, physical exams, fitness assessments, cancer screening, hearing screening, and vision screening. The increased cancer screening aligns with NFPA recommendations for professional firefighters. The Deputy Chief manages the Fire Intern Program. In 2025, the Fire Department employed five interns, sponsoring two interns through a Firefighter 1 academy at Allan Hancock College. The program was expanded to include the fire prevention bureau, mechanic shop, MCU, and emergency management division. Fire interns were able to interview for areas in which they had particular interest or experience. Through the internship program, the Fire Department is a certified internship site for Cal Poly psychology students, currently providing a six-month internship for a psychology student. Interagency Training: The Training Division coordinated joint training with inter and intra- departmental entities, preparing our employees for all types of emergencies. Those included: • USAR H70 Helicopter Training - Irish Hills • Open Space Mapping - City GIS Department • County Structure Burn: Prepares members to extinguish and rescue victims from live structure fires. • Cal Poly Response: Training on Cal Poly Campus for various disciplines including open space rescue, technical rescue on campus, industrial accidents at the new dorm construction site, and large scale MCI response. Wellness and Fitness Initiative (WFI): The WFI program was created in 2018 to enhance the fitness, health, and wellness of Fire Department emergency response staff, strengthening the department’s ability to provide service to the community. In 2025, the wellness team helped provide funding for more comprehensive annual physical exams. California Incident Command Certification System (CICCS): The California Incident Command Certification System (CICCS) is a cooperative effort between the State Fire Marshal’s Office and the California Governor's Office of Emergency Services, Fire and Rescue Branch. CICCS is an all - hazard qualification and certification system that enhances the State of California’s ability to deploy firefighting resources to complex and catastrophic incidents with trained and qualified personnel. The system includes the development of personnel in key field positions of the ICS system, as well as minimum training standards, qualification s, and experience requirements when assigned to wildland/urban interface incidents. To achieve these standards and qualifications, personnel must meet the minimum requirements for each ICS position they choose to work in. Prospective candidates are required to complete Page 221 of 248 General Plan Annual Report 2025 38 multiple week-long classes, then submit an application that includes certifications from the required classes, documentation of experience, and a letter of support from their respective fire department. This application is reviewed by the CICCS committee for approval to become a trainee in the position. Trainees are then required to open a task book, which involves participating in all-hazard incidents under the supervision of a trainer. During this period, trainees are taught and evaluated on specific aspects of the position. Completing the task book often takes two or more years and multiple incident assignments. Once the task book is complete, all documentation is submitted to the CICCS committee for final review and approval to work in the position. These expanded roles provide personnel with greater depth of knowledge and qualification s, which further enhance departmental capabilities. By being qualified in multiple ICS positions, personnel can serve both within their department and in other jurisdictions in the event an incident, improving overall emergency response capacity. Emergency Management Climate Adaptation & Safety Element (CASE) Policy OP-7.1, Emergency Preparedness and Response, ensures that the City of San Luis Obispo and all relevant City departments maintain adequate planning, organization, and resources to effectively prepare for and respond to emergencies. In 2025, City staff made significant progress toward meeting this po licy through coordinated planning, training, public education, and emergency readiness initiatives, as summarized below. Coordinated Emergency Planning & Training: CASE Program OP-7.15 directs the City to operate within the Standardized Emergency Management System (SEMS), the National Incident Management System (NIMS), the National Response Framework (NRF), and to participate in periodic, multi-jurisdictional disaster response exercises. CASE Program OP-7.18 further requires the City to conduct Emergency Operations and Emergency Services response exercises for non - nuclear hazards, while also coordinating participation in requ ired nuclear disaster preparedness exercises. In , the City’s Emergency Manager ensured that the Fire Department maintained an effective and comprehensive emergency management program, including emergency planning, training, staff preparedness, community preparedness, and hazard mitigation project support. During the year, the Emergency Manager and San Luis Obispo Fire Department staff participated in multiple functional and full-scale emergency exercises, including a FEMA-evaluated Emergency Monitoring and Decontamination (EMAD) drill coordinated by the San Luis Obispo County Office of Emergency Services, a Cal Poly full-scale Emergency Operations Center (EOC) exercise, a City of San Luis Obispo EOC drill, and a First Responder Point of Distribution (FRPOD) drill focused on vaccine administration. These exercises strengthened interagency coordination, tested emergency communications and decision-making processes, and reinforced operational readiness across departments and partner agencies. The Fire Department continued close coordination with all City departments to ensure that employees, including City Council members, completed required SEMS and NIMS training. Completion of this training is a prerequisite for eligibility for Federal Emergency Management Page 222 of 248 General Plan Annual Report 2025 39 Agency (FEMA) disaster assistance. Staff also worked closely with Human Resources to integrate required disaster training into onboarding for new employees. This program will continue to expand with additional Disaster Service Worker (DSW) training citywide. The Emergency Operations Plan (EOP) describes the City of San Luis Obispo’s policies and concept of operations for responding to major emergencies or disasters that could affect the health, safety, and property of the public within the City and exceed the capabilities of day-to-day city operations. The EOP includes hazard-specific annexes, including Earthquake, Hazardous Materials, Multiple Casualty, Transportation, Fire, Civil Disturbance-Terrorism-Active Shooter, Diablo Canyon Nuclear Power Plant, Adverse Weather, Extended Utility Disruption, and Pandemic. This plan will be reviewed and exercised periodically and revised as necessary to satisfy changing conditions and needs. Preparedness Education: CASE Program MH-1.10 directs the City to work with community organizations to educate residents and households on strategies to increase preparedness for emergency events and climate-related impacts. In 2025, the Fire Department conducted a broad range of public education and outreach efforts to improve community disaster readiness. These efforts included wildfire preparedness events, community flood readiness outreach, the Fire Department’s annual Fire Prevention Week Open House, participation in a Parks & Recreation Monday Meet-Up event, and continued support of Firewise neighborhood education and engagement activities, including the countywide AlertSLO public notification program. In addition, the Emergency Manager conducted multiple preparedness-focused radio and television interviews to provide timely safety messaging and emergency preparedness information to the public. Staff also delivered preparedness presentations to the Downtown Business Association, church groups, and other community organizations, helping to extend preparedness messaging to residents, businesses, and vulnerable populations. Staff continued to disseminate preparedness flyers and videos developed through the Prepare SLO campaign to ensure the public had access to current and reliable information. These resources are available through the Fire Department’s website and social media platforms and support ongoing community awareness and resilience efforts. SLO Fire Dept. Preparedness Education Page 223 of 248 General Plan Annual Report 2025 40 Risk Reduction and Fire Prevention Hazard Mitigation: The most recent update of the City’s Hazard Mitigation Plan (HMP) was completed in 2025 as the Multi-Jurisdictional Hazard Mitigation Plan, which is pending adoption by the City Council after review and approval by the Federal Emergency Management Agency (FEMA) and the California Office of Emergency Services (CalOES). This HMP serves as the mandatory update to the City’s 2020 Local Hazard Mitigation Plan. The HMP is incorporated by reference into the CASE and should be consulted when addressing known hazards to ensure the general health and safety of people within the City of San Luis Obispo. It provides guidance on how to reduce the community’s vulnerability to natural hazards. The plan calls for annual stakeholder meetings at the County level to review progress and identify collaborative opportunities. The City is required to maintain a current HMP, which must be updated every five years, and in 2023 signed a letter of commitment to participate in the 2025 MJHMP update with the County of San Luis Obispo. Maintaining a current HMP allows the City to apply for State and Federal reimbursement in the event of a disaster. Program FI-5.12 of the CASE states that the City should continue to implement the City’s Community Wildfire Protection Plan (CWPP) to reduce wildfire risk in the City’s wildland-urban interface, including implementation of the CWPP Tactical Policy Measures that focus on four key policy areas: community education, fuels management, planning, and emergency response preparedness. As part of hazard mitigation, SLOFD finalized the City’s first CWPP in July 9. The CWPP is a collaborative plan designed to guide the City in addressing fire protection planning efforts to minimize wildfire risk to watershed lands, assets, firefighters, and the public. It presents the City’s physical and social characteristics, wildfire history, and evaluates landscape -scale fire hazard variables; utilizes priority landscape datasets to assess wildfire risk; identifies strategic measures for reducing structural ignitability; provides guidance for public education and outreach; and identifies fuel reduction goals and techniques for minimizing wildfire risk. The CWPP is intended to be a living document , managed and updated by the Fire Department with stakeholder input and involvement. Staff utilized the plan to act in 2025 to guide public education and fuel reduction efforts. City staff continued to provide wildfire preparedness tools to the community through news releases, webinars, social media, and a Wildfire Readiness Night held in June. The Fire Department also coordinated with the Office of Sustainability and Natural Resources and the Parks and Recreation Ranger Service to conduct fuel reduction efforts along San Luis Obispo Creek, the Irish Hills Open Space, San Luis Drive, and Cerro San Luis Open Space. Multi-Dwelling Property Inspection Program: Under the direction of the Fire Marshal, the Fire Prevention Bureau inspects all multi-dwelling properties (three or more units) in the City to ensure that they meet fire and life safety standards set by the California Fire Code. This state- Page 224 of 248 General Plan Annual Report 2025 41 mandated program helps safeguard residents and visitors who patronize local hotels and generates approximately $350,000 in annual revenue to offset implementation costs. The Fire Prevention Bureau conducted inspections of apartments, hotels, and fraternity and sorority houses in 2025, achieving 100 percent compliance. Fire and Life Safety Inspections: In 2025, 1,800 inspections were completed in the City of San Luis Obispo. These inspections included new and existing businesses, annual inspections, and fire and life safety systems. The Fire Prevention Bureau (FPB) maintained a 97 percent compliance rate for all fire and life safety systems in the City. Life safety systems include fire sprinklers, fire detection systems, and commercial kitchen hood systems. FPB staff also completed 428.66 hours of plan review. A portion of these inspections resulted in Fire Code operating permits, generating approximately $100,000 in annual revenue. Hazardous Materials Inspections: The Fire Prevention Bureau serves as a “Participating Agency” in the County’s Certified Unified Program Agency (CUPA). Businesses that use or store hazardous materials in appreciable quantities, generate hazardous waste, or operate underground or aboveground petroleum storage tanks are subject to inspection. The Hazardous Materials Coordinator conducted 325 facility inspections in 2025, an increase from 288 in 2024; of these, 109 were also Fire Department Operational Permitted Programs. The overall program generated approximately $214,000 in revenue in fiscal year 2024-2025. Vegetation Management: In July 2025, the Fire Prevention Bureau took a proactive role in weed abatement. The Bureau mailed 76 courtesy letters to property owners with a history of enforcement. Due to the early notification, only two dozen follow-up enforcement actions were required, resulting in compliance within 30 days. Vegetation management achieved 100 percent compliance across the City. The Fire Department continued to support the Natural Resources and Parks and Recreation Ranger Service in fuel- reduction projects within City-owned open space and creek corridors. In 2025, City staff conducted fuel reduction work along the Bob Jones Bike Trail and San Luis Obispo Creek between Prado Road, Los Osos Valley Road, and San Luis Drive. Staff removed dead and downed material and smaller vegetation from the creek, creating a shaded fuel break along the creek corridor behind the Water Resource Reco very Facility and other nearby critical facilities. Fuel reduction efforts also continued in the Bowden Ranch Open Space and Cerro San Luis Natural Reserve, with support from Ranger Service’s Open Space Technicians (supplemental staff positions) and assistance from California Conservation Corps crews. In the fall of 2024, staff received notification of a grant award from CalFIRE to purchase two large woodchippers to Bob Jones Trail Page 225 of 248 General Plan Annual Report 2025 42 support hazardous fuel reduction in high-fire-risk creek areas. The chippers were received in late 2025 and will be fully implemented in 2026. In 2025, the Fire Department worked closely with the County Fire Safe Council to support vegetation management projects through 2026, including planning and fuel-reduction efforts to reduce wildfire threats surrounding the City, with a strong focus on the Irish Hills, Miossi Ranch, and Reservoir Canyon areas. Grants secured through the Fire Safe Council funded hazardous tree removal throughout the City and grazing along San Luis Obispo and Prefumo creeks. Fire Hazard Severity Zones and WUI Code Implementation: In March 2025, the State of California released updated Fire Hazard Severity Zone (FHSZ) maps reflect ing the latest science on wildfire behavior, climate conditions, topography, and vegetation. These updated maps identify areas of elevated wildfire risk within the City of San Luis Obispo and serve as the regulatory basis for future wildfire-related planning, development standards, and community risk-reduction efforts. The maps identify more than 2,800 parcels within the City limits that fall within the Very High Fire Hazard Severity Zone (VHFHSZ). Following the release of the maps, the 2025 California Wildland-Urban Interface (WUI) Code was issued at the state level for adoption and implementation by cities beginning in January 2026. In October, City staff held a public study session with the City Council to explain the updated fire hazard maps and WUI code requirements and to clarify how state standards are applied and interpreted locally. This session was intended to support transparency, technical understanding, and informed policy decision-making. In November 2025, the City Council formally adopted the 2025 California WUI Code, along with the updated 2025 California Building and Fire Codes. Before and after adoption, the City leveraged publications, public messaging, and community outreach to inform residents, property owners, and development professionals about the changes and their future implications. To further support community preparedness and compliance, the Fire Department was awarded a FEMA Fire Prevention and Safety Grant in 2025. This funding enables the Department to begin offering voluntary Detailed Home Assessments to property owners, providing site-specific guidance on defensible space and home-hardening measures. These assessments are intended to help residents prepare for future wildfire resilience requirements, including anticipated legislation related to Zone 0 ember-resistant standards. 2025 Local Responsibility Area Fire Hazard Severity Zone Map Page 226 of 248 General Plan Annual Report 2025 43 Critical Facilities Locations and Reducing Structural Hazards: CASE Program OP-7.12 identifies City facilities that are essential to community function and emergency response and directs the City to avoid locating new critical facilities within designated flood hazard areas, wildfire hazard zones, earthquake fault zones, or other special hazard areas. Where critical facilities are already located within these zones, the program requires the City to identify and, where feasible, implement mitigation strategies to reduce associated hazard impacts. In 2022, City staff initiated a project in coordination with the California Joint Powers Insurance Authority (CJPIA) to install seismic sensors in select critical facilities to support rapid post- earthquake assessment of potential structural impacts. The sensors were installed, and the project was completed in 2024. In 2025, the devices were removed following the evaluation period, with lessons learned informing future approaches to post-earthquake structural assessment and critical facility resilience. Police Department CASE Program 9.4 states that the City will train police officers and other City employees to levels appropriate for their tasks and responsibilities. In 2025, the Police Department employed 63 sworn positions and 34 non- sworn positions, for a total of 97 full-time employees. As noted in the 2018 Capital Facilities Fee Program Nexus Study (i.e. AB 1600 Nexus Study), the service population totals a combined 72,800 workers and residents. With the current 63 sworn officers, the service level is a ratio of 0.87 sworn officers per 1,000 service population. At General Plan buildout, the service population is forecasted to grow by approximately 15,500 persons. If the same service level ratio is applied, the City would need 13 additional sworn officers by 2035. The Police Department had 59 sworn officers back in 2002 and has not experienced significant sustained growth in personnel over the past 20 years, while the City has continued to grow in area and population. In 2024, the Police Department completed a comprehensive staffing study that was presented to the City Council in January 2025. The study recommended 55 action items for the Department, including the addition of 14 full-time employees to enhance service delivery to the community, 11 of whom would be police officers. In 2025, the Police Department completed its second year of work effort on the five-year strategic plan. Year 1 and 2 action items included completion of a department-wide staffing study; use of data-driven policing tools to reduce crime; establishment of an online recruitment portal to enhance hiring efforts; improvements to the Department’s physical fitness facility; development of a central resource guide for employee wellness information; updates to body- SafeHub Seismic Sensor Page 227 of 248 General Plan Annual Report 2025 44 worn and in-car camera systems; exploration of options to enhance community communication; expansion of community presence; and enhancement of the Department’s training program. Staff Training: The California Commission on Peace Officer Standards and Training (POST), which mandates minimum content and hours for basic and in-service training, also regulates the training of police officers and communication technicians. In 2025, the Police Department maintained compliance with POST requirements for in-service training hours by sending employees to POST-certified courses on various topics - costs of which were reimbursed by POST - and by providing in-house training. Employees utilized a combination of online, in-person, and SLOPD-hosted training to ensure all staff maintained their required training hours. In 2025, the Department continued its commitment to having 100 percent of staff trained in Crisis Intervention Training (CIT). New employees are sent to CIT training as soon as possible to maintain a fully trained CIT staff. The primary goal of CIT is to reduce injuries to officers and mental health consumers during interactions, while appropriately redirecting consumers from the judicial system to services and support needed to stabilize them and reduce future police contact. CIT training ranges from 8 to 40 hours depending on the course, and the San Luis Obispo Police Department is committed to ensuring all staff receive the full 40-hour course as soon as possible. The San Luis Obispo Police Department (SLOPD) also conducts in-house training using employees who are certified instructors in a variety of police-related functions, including defensive tactics, mobile field force, active shooter response, and firearms use. In addition to standard police training, the Department continues to support training efforts related to the Peer Support Team, which was created to assist officers following tragic or traumatic events. The Peer Support Team is trained to address a wide variety of issues and can provide direct counseling or refer individuals to appropriate resources. The team also produces a monthly employee wellness newsletter to provide ongoing outreach and information to staff. Additionally, Peer Support has shared its expertise and experience with surrounding law enforcement agencies in response to critical incidents in those jurisdictions. Mutual and Automatic Aid – Police: Section 9.10 of the CASE indicates that the City will work with other jurisdictions to obtain and maintain adequate mutual-aid and automatic-aid agreements. The Police Department provides officers to assist surrounding law enforcement agencies with various special events, including parades, protests, and large-scale investigations. Typically, officers assist many local police departments, including Santa Maria, Pismo Beach, Paso Robles, Morro Bay, Atascadero, the California Highway Patrol, and the County Sheriff’s Department. In return, many of these agencies assist SLOPD with several of its large-scale events, including St. Patrick’s Day and the annual Holiday Parade. Page 228 of 248 General Plan Annual Report 2025 45 Since 2008, the City has participated in a regional Special Weapons and Tactics Team (Regional SWAT). The Regional SWAT team allows participating cities to leverage limited resources and maximize coordination and specialized expertise during critical incidents. The SWAT team responds to incidents throughout the county and conducts twice-monthly training exercises, along with scenario-based training days in conjunction with the City’s Crisis Negotiation Team. Community Action Team (CAT): The CAT Team continues to identify problems and crime trends that negatively impact the quality of life for residents, business owners, and visitors. The Team works collaboratively with patrol officers, investigators, the Neighborhood Outreach Manager, other City departments (Fire, Ranger Service, Public Works and Utilities, Community Development), social service providers, business groups, and other governmental agencies as appropriate to provide a trauma-informed care approach that connects the City’s most vulnerable residents to resources and services. The CAT Team has focused on individuals involved in adverse and repetitive criminal activities that negatively affect the community. In 2025, CAT engaged with 798 individuals and made 164 treatment referrals to mental health and substance abuse services. Additionally, CAT facilitated two family reunifications for individuals experiencing homelessness. The CAT Team includes one police officer, a Community Resources Officer, a Licensed Psychiatric Technician from County Behavioral Health, and a Community Resources and Services Specialist. Community Service Officers: The growth and rebranding of the Community Services Officer (CSO) program, formerly known as Field Service Technician (FST), was a strategic expansion aimed at tripling the program's capacity and enhancing the City’s commitment to the well-being of the Downtown Core and the broader community. Since then, the CSO program has played a pivotal role in delivering personalized services to the business community, residents, and visitors. The primary objective of CSOs is to address quality-of-life issues efficiently. These non-sworn officers promptly respond to both non-criminal and criminal infractions, including, but not limited to, drinking, smoking, noise disturbances, blocking the right-of-way, and minor disturbances of the peace. In 2025, the CSO program demonstrated significant impact and success in addressing crime and quality-of-life issues. CSOs have effectively responded to infractions and misdemeanors, contributing to a safer and more harmonious downtown environment. That year, CSOs issued 443 citations for offenses such as public alcohol consumption, littering, smoking, and unregistered vehicles, along with 189 cite-and-release arrests for alcohol, drugs, theft, tows, and trespassing. While many of these incidents reflect their dedicated efforts downtown, enforcement has been carried out citywide, and their presence has been felt through the rapid resolution of incidents. Community Service Officer Team, 2024 Page 229 of 248 General Plan Annual Report 2025 46 CSOs have actively engaged in building effective partnerships with various community stakeholders. This collaborative approach not only fosters a sense of community but also allows sworn police officers to concentrate on more serious calls for service. The CSO team maintains a visible presence in the community, utilizing a range of patrol tactics, including bikes, vehicles, and predominantly foot patrols. CSOs have proven to be a force multiplier for the Police Department, and the strategic allocation of these resources has improved overall service delivery, providing assistance more efficiently. The success of the expanded CSO program over the past few years represents a significant step toward creating a safer, more vibrant downtown community. This initiative has strengthened the bond between law enforcement and the community, fostering a collaborative and secure environment for all. Neighborhood Wellness Land Use Element Program 2.14 states that the City will help identify neighborhood problems and undertake a wide range of focused development review, capital improvement, and code enforcement efforts to help residents preserve and enhance their neighborhoods. Neighborhood Officer Program – Police Department In 2013, the Police Department launched a Neighborhood Officer Program that divides the City into distinct “neighborhoods,” each with dedicated patrol officers assigned to address neighborhood issues. The Neighborhood Officers act as liaisons between the Police Department, the community, and various City agencies. They have continued to serve as a consistent point of contact for residents needing assistance with a variety of quality-of-life concerns. Residents can contact their Neighborhood Officer directly through the City website. Code Enforcement – Community Development Department The City’s Code Enforcement Office reports directly to the Community Development Department’s Chief Building Official and is responsible for prioritizing, responding to, investigating, and enforcing the validity of all reported violations relating to several regulations. It is the goal of code enforcement to gain compliance utilizing the lowest level of enforcement mechanisms and techniques possible. Staff is responsible for ensuring compliance with state and local laws relating to: • Building and Zoning Requirements • Property Maintenance • Graffiti • Abandoned Shopping Carts • Conditional Approvals and Permits • Setbacks, Fence Height • Polystyrene/ Straws/Water bottle • Signs • Land Use • Health & Safety Concerns • Unpermitted Construction • Improper Occupancy • Substandard Buildings • Dangerous or Unsecured Buildings • Animal & Waste • Noise & Odor Page 230 of 248 General Plan Annual Report 2025 47 In 2025, Code Enforcement staff responded to 1,259 requests for investigation. This represents a 9.9% decrease compared to the previous calendar year; however, compared to the last five years, it represents a 121% overall increase from 2021-2025. In total, 163 Neighborhood Preservation cases and 183 additional Code Enforcement cases were opened during 2025. Additionally, 278 investigation requests resulted in confirmed violations and were resolved without escalated enforcement, resulting in a total of 624 cases addressing confirmed violations, as shown below in Table 15. Table 15 - Code Enforcement Statistics, 2021-2025 Source: Community Development Department, 2025 Neighborhood Outreach – Police Department Police Department SNAP employees (Student Neighborhood Assistance Program) continue to conduct parking enforcement and respond to noise complaints in neighborhoods during evening hours. In 2025, SNAP responded to 570 noise complaints and issued 300 Disturbance Advisement Cards (DACs). DACs are formal warnings that carry no financial penalty but place the property on the noise “no warning” list; future noise complaints are investigated by patrol. SNAP also continued parking enforcement in residential districts, issuing 3,626 citations in 2025 for violations such as no permit, fire lanes, blocking hydrants, and parking in disabled spaces without placard. In June 2025, Wilshire Community Services declared bankruptcy and closed. The SLO Solutions community mediation program, run by Creative Mediation was part of Wilshire, ceased operations with the closure. In December 2025, the Police Department, in collaboration with City Administration, Cal Poly, and Cuesta College, began discussions on revitalizing the community mediation program. Data for the first six months of 2025 for the SLO Solutions program was not available. Noise abatement in neighborhoods continues to be a priority for maintaing civility and community wellness. Figure 3 below provides a monthly overview of noise complaints throughout the year. Page 231 of 248 General Plan Annual Report 2025 48 Figure 3 - Monthly Noise Party Calls for Service, 2025 Voluntary party registration remains an effective tool for residents hosting social gatherings at their homes. Registration allows residents to notify SLOPD of their event so that, if a noise complaint is received, police dispatch can call the host and issue a 20-minute warning to reduce noise. In 2025, 4,453 party registration applications were received, 353 applications were approved, 50 warning calls were made, and six citations were issued to party hosts who did not heed their warning. Conservation & Open Space Conservation and Open Space Protection was identified as a Major City Goal (Climate Action, Open Space, and Sustainable Transportation) in the Fiscal Year 2023-2025 Financial Plan, as well as the new 2025-27 Financial Plan (Open Space, Climate Action, and Resilience). The General Plan includes numerous goals, policies, and programs focused on open space protection. These policies apply to sensitive lands within the City’s urban reserve , as well as to land in the San Luis Obispo Greenbelt that is protected for its biological, agricultural, aesthetic, and watershed protection value. Further details are provided in the Land Use and Circulation Element and the Conservation and Open Space Element. Highlights for 2025 include: Page 232 of 248 General Plan Annual Report 2025 49 • Righetti Hill: On May 13, 2025, the City hosted a ribbon-cutting ceremony for Righetti Hill Open Space and officially opened the 51- acre property to the public. The site, one of San Luis Obispo’s striking Morros, features over two miles of sustainably built trails. The City received a dedication of Righetti Hill within the Orcutt Area Specific Plan and Natural Resources, along with the Ranger Service staff to establish a new open space and trail system. The Righetti Hill Open Space Conservation Plan was adopted by the City Council in 2023. Phase 1 of the trail system and trailhead was completed in early 2024, with additional trails finished in 2025. • City Farm SLO: The City continued to support and partner with City Farm SLO to deliver sustainable agriculture education for students and the community, while producing healthy local food. In early 2022, a 40-year lease extension was granted to City Farm SLO reflecting the successful long-term partnership and City Farm SLO’s plans for significant capital improvements at the property. In 2024, City Council authorized a financial contribution by the City of San Luis Obispo to complete additional road maintenance on the driveway access from the end of Calle Joaquin to provide a 20-foot-wide all-weather access road on the City owned property. City Farm is currently constructing a 2,000 square foot agricultural pole barn structure onsite for storage and wash/pack operations for the farm. Architectural review was completed by the City in 2025 and 2026, as required by the lease agreement, and Building permits were issued for the new structure. The pole barn is being funded by a grant from the State of California Department of Food and Agriculture. The City will continue to further augment the efforts on the City Farm site with in-kind services and support as part of the Major City Goal work program. • Invasive Species and Restoration: The City continued invasive species vegetation control, focusing on French broom along Froom, Prefumo, and San Luis Obispo Creeks. Once the invasive plants were removed, native trees and vegetation were planted to restore habitat. Restoration efforts included the installation of butterfly gardens in City and neighborhood parks and medians to support the Mayor’s Monarch Pledge, a partnership with the National Wildlife Federation. With the installation of educational signage (in English and Spanish) and a demonstration nectar garden in Mission Plaza to educate visitors, staff plan to expand planting and educational efforts along the Mission Plaza Walkway with grant funding secured. Righetti Hill Open Space Ribbon-Cutting Ceremony Page 233 of 248 General Plan Annual Report 2025 50 • Cultural Fire: In December 2025, the City hosted a cultural burn at Johnson Ranch Open Space. The burn was conducted by the yak titʸu titʸu yak tiłhini Northern Chumash Tribe (ytt) with support from CalFIRE. It was the third Indigenous-led cultural fire hosted on City Open Space since the first burn in June 2024. In 2022, the City adopted the Climate Adaptation and Safety Element (CASE), which aims to incorporate traditional ecological knowledge - such as cultural burns - to help the community adapt to climate change. Good fire reduces fuel loads and decreases the likelihood of catastrophic wildfires that can cause safety risks, property damage, and poor air quality. Tinɨtyu ("Good Fire") can also enhance biodiversity, increase the abundance of foraged food, encourage the growth of high -quality plant material, reduce plant diseases and insect infestations, and improve hunting conditions. • Johnson Ranch Riparian Restoration: In 2025, the City continued implementing restoration work at Johnson Ranch. This project is funded by a $250,000 grant from the Wildlife Conservation Board and Point Blue Conservation Science. The approach relies heavily on City partners, such as ytt, who are leading perennial grassland restoration efforts on the banks of Dry Creek, while Nature’s Engineers installed and are maintaining 30 Beaver Dam Analogs (BDAs) in Dry Creek to retain water longer into the dry season, improve groundwater recharge, and improve steelhead habitat. ECOSLO is leading volunteer-driven native tree and shrub plantings in the creek corrridor. Together, these restoration activities sequester carbon while making Dry Creek and Johnson Ranch more resilient to climate change. Staff also continue to engage Cal Poly professors and students to provide hands-on education through the “Learn by Doing” approach in open space monitoring and restoration projects. • Staff continued to support the Public Works and Utilities Department in implementing the Stormwater Management Program as required by the Regional Water Quality Control Board (RWQCB). The program focuses on improving stormwater quality through Best Management Practices (BMPs), including construction site monitoring, municipal operations, development review, litter control, installation of projects addressing the Pathogen TMDL, and public participation to reduce pollution runoff. Johnson Ranch Open Space Cultural Burn at Johnson Ranch Open Space Page 234 of 248 General Plan Annual Report 2025 51 • Staff continued steelhead trout (Oncorhynchus mykiss) and Pacific lamprey (Entosphenus tridentatus) surveys along San Luis Obispo and Stenner Creeks with biologists from the California Department of Fish and Wildlife (CDFW) and the U.S. Fish and Wildlife Service (USFWS). Staff collaborated with CDFW to tag juvenile steelhead to better understand migratory patterns, timing, and population trends, and to expand future monitoring efforts. • Staff also began cataloging potential sites for new oak trees planting and initiated installation of oaks to expand the existing oak forest on several City open space properties, including Terrace Hill, Bowden Ranch, and Cerro San Luis. These projects were completed in collaboration with Rotary clubs, volunteers, and the California Conservation Corps and will support the City’s “ Tall” goal of planting , trees by . • City staff partnered with the California Conservation Corps (CCC) through the Greenhouse Gas Reduction Fund (GGRF) program to help implement the Wildland-Urban Interface (WUI) and Integrated Vegetation Management Plan for Open Space Lands of San Luis Obispo. Through this partnership, CCC members worked in Bowden Ranch to remove dead, downed, and burned material as well as ladder fuels following the October 2023 Lizzie Fire. Staff also collaborated with the FireSafe Council and PG&E on a major fuel reduction and cleanup effort in response to the fire and continue to additional projects to enhance community protection along the WUI. Parks & Recreation Throughout 2025, the Parks and Recreation Department offered programs and activities in senior programming, youth activities, and family-friendly community events, with an emphasis on community building to support objectives associated with the Parks and Recreation Blueprint for the Future (Element and General Plan), Major City Goals, and Local Revenue Measure G . The following sections highlight the divisions and programs that support the Major City Goals and the Parks & Recreation Blueprint for the Future. Community Programming Youth Sports: The City provides accessible recreational youth sports opportunities for children of all abilities and experience levels through instructional clinics and sports leagues that focus on building confidence, teamwork, integrity, and leadership skills. The City continues to work collaboratively with local youth sports groups, the San Luis Coastal Unified School District (SLCUSD), and the SLO County YMCA to meet community needs. Youth Sports Clinics, offered by Parks and Recreation staff, continued to provide a variety of sports and fitness activities in 2025. Throughout the year, eight separate clinics were offered twice a week, including pickleball, soccer, basketball, t-ball, and volleyball, serving over 125 youth athletes. Community Services staff provided two and a half weeks of full-day Summer Sports Camp during the summer, with 180 youth participants. This camp has quickly become a favorite summer option and is offered during the weeks when the Youth Services traditional summer camp is not in session, providing continuous childcare opportunities for the community. Page 235 of 248 General Plan Annual Report 2025 52 The Sports Division continued the long- standing San Francisco Junior Giants summer program (baseball and softball), serving 175 youth athletes and over 50 volunteer coaches. This free, non-competitive, eight-week program focused on skills and drills, training, gameplay, and weekly Junior Giants topics designed to build resiliency. Other annual youth leagues, offered in partnership with the Channel Islands YMCA (San Luis Obispo County), include the Basketball and Futsal leagues. The winter youth basketball league enrolled nearly 700 children, with 110 volunteer coaches. City staff served as weekly referees for Saturday games at five locations throughout the City. The spring Futsal program had over 370 youth participants and 55 volunteer coaches. The Division also provided focused, hands-on sports officials training before the start of the season and distributed communications to families and coaches outlining expected and appropriate conduct. Adult Sports: Adult recreational sports continue to provide the community with a variety of activities for both adult and senior populations. These activities include drop-in opportunities such as boomer softball, ultimate frisbee, table tennis, volleyball, dodgeball, and basketball. Scheduled community sports programs include adult soccer, offered in partnership with Central Coast Soccer, and affordable pickleball lessons through the SLO Pickleball Club. New in 2025, the Division launched an adult volleyball league, serving 80 players across 10 teams. The largest and most staff-intensive adult league is the year-round softball league, which consists of three seasons (Spring, Summer, and Fall) serving between 700 and 730 participants with 45- 50 teams per season. Games are held four nights per week, with Sports staff serving as umpires at all locations throughout the City. Softball League Champions Youth Futsal Game Page 236 of 248 General Plan Annual Report 2025 53 Community Building Programs: The Department continued to assess and expand accessible, low-cost activities that allow the community to connect and enjoy all that San Luis Obispo has to offer through enhanced year- round programming. Throughout 2025, staff coordinated popular community events, including the Leprechaun Lost event at the Farmer’s Market in March, the Spring Fling and Egg Hunt at Meadow Park, and the summer “Monday Meet-Up” nights at local parks, featuring music, food trucks, public art and activities. Highly attended fall events included the September Scramble, with over 600 participants, and the October Boo Bash, which featured a movie and haunted house and set a record attendance of over 600 community members of all ages. Contract Classes: The City’s external instructor partners offer a range of classes for youth and adults. Parks and Recreation staff coordinated over 750 class registrations for courses in art, dance, fitness, financial planning, and even surfing. Community Gardens: The five Community Gardens in the City continued to bloom with the support of staff through regular maintenance. Staff coordinated six volunteer workdays, as well as free composting days for gardeners through the City’s Hitachi Zosen Inova (HZI) program. With support from the garden intern, a quarterly gardening newsletter was produced, providing important reminders, seasonal tips and tricks, recipes, service opportunities, and highlighting a “favorite” garden plot. SLO Senior Center: The City continued to support senior programming and the Senior Center Board with a half-time Coordinator who continues to expand programs and services in partnership with the Senior Board. In 2025, City funded and coordinate programs included: • Family Trivia Nights: a multiage event held 19 times throughout the year. • Around-the-Town staff led tours; six different tours led throughout the year, including Dalidet Adobe Gardens and a downtown public art tour. • Family Barbecue events during the summer and winter. Leprechaun Lost Event at the Farmer’s Market Family Barbecue Event Page 237 of 248 General Plan Annual Report 2025 54 • Music and dancing events: six events including a partnership with the SLO Winds Orchestra. • Hiking and Walking Program: 12 SLO Hikers events and 10 SLO Walkers events, each led by City staff. • New Yoga for Seniors (and all ages) 11-month program. Jack House and Gardens: The Jack House Gardens event season was closed for most of 2025 due to a roofing project from March to August. During this time, the Volunteer Coordinator worked with the Jack House docents to inventory house items, prepare for upcoming tours, research other historical properties, and develop a framework for succession planning for a program that relies heavily on a volunteer docent coordinator. When the House reopened in the winter, it hosted the annual Holidays at the Jack House over a two-month period, with weekly attendance exceeding historical numbers, including over 120 visitors on any given Sunday. Youth Services School Year Childcare: During the 2024-2025 school year, childcare continued to be offered before and after school to children enrolled in grades TK through 6th grade at five San Luis Coastal Unified School District (SLCUSD) elementary school sites: Bishop Peak, CL Smith, Hawthorne, Pacheco, and Sinsheimer Elementary Schools (except for Teach Elementary, whose students are bussed to the nearby Pacheco Elementary site). To keep childcare costs low, increase access, and promote inclusion, staff continued to use a drop-in care registration system, allowing families to pay only for the time their child attends rather than registering by week or month. While this system requires more staff time and administrative effort, it benefits families by charging only for care used, rather than a flat “use it or lose it” rate, and allows more children to enroll despite fluctuating schedules. Programs continued to operate during traditional time frames: before school, midday for TK and Kindergarten students, and after school. Due to limited facility space at each campus, waitlists were managed throughout the school year. District construction projects at all of the school sites continued, resulting in shifting spaces to provide care. At two school sites, the licensed childcare program operated on the school stage, creating additional challenges, as the stage is a central location used for lunch, PE, or other programming while children were present. For the 2024-2025 school year, the District continued its partnership with the City to support younger students. Instead of the City providing family-paid childcare during traditional TK/Kinder program hours (8:30 a.m. to the start of the school day and from school dismissal until 2:50 p.m.), the District used Extended Learning Opportunity Program (ELOP) funds to cover childcare for all TK/Kindergarten students during this time. The District also extended the school day for Kindergarten students. This arrangement resulted in a Memorandum of Understanding (MOU), Page 238 of 248 General Plan Annual Report 2025 55 with the District paying directly for the costs associated with children attending during these program hours. During the 2024-2025 school year, 564 children were enrolled into the City’s licensed before- and after-school program (paid for by families or subsidized through CAPSLO or City scholarships), with 777 time slots of care provided. In addition, 438 TK/Kindergarten children received care during the District-paid hours (8:30 a.m.– 2:30 p.m.). Combined, the City provided daily care to more than 863 children - the highest number to date. Challenges in increasing attendance continued, as the school district is currently undergoing construction at all school sites using funds from a recent bond measure. As a result, some childcare programs have been confined to operating on a stage in a multipurpose room or sharing a classroom, with the understanding that opportunities for growth will follow once construction is complete. Summer and School Break Care: In summer of 2025, the City provided two camp models: the traditional summer camp program (Ultimate Day Camp, or UDC) and a summer school option offered in partnership with SLCUSD (Summer Fun Day Camp, or SFDC). UDC included seven weeks of full-day camp for approximately 105 children each week, featuring field trips, swim outings, and special on-site events. Staff coordinated field trips to locations throughout the City and County, including Mustang Waterslides, Avila Beach, the Santa Barbara Zoo, Boomers, and Mustang Lanes, as well as biweekly trips to the SLO Swim Center and Sinsheimer Park. Since the pandemic began, City transit and local buses have not been available for summer camp transportation. As a result, the program incurred additional costs to hire a charter bus, allowing children to participate in traditional field trips, including twice-weekly visits to the SLO Swim Center. Prior to the pandemic, the camp was held at Sinsheimer Elementary School, which allowed campers to walk to the SLO Swim Center. However, in summer 2025, Sinsheimer was unavailable due to construction, requiring the use of a charter bus for swim trips. For many campers, these outings provide their only opportunity to swim recreationally during the summer, as their families work and are unable to take them outside of camp hours. Ultimate Day Camp Attendees Page 239 of 248 General Plan Annual Report 2025 56 Enrollment in the package-price program decreased slightly in 2025, while participation in the District’s free summer school program increased. For SFDC, enrollment grew as the City partnered with the District to provide before- and after- summer-school care at two school sites. Although the program was free for participating children, the District paid the City directly for services using ELOP funds, with more than 400 children participating at the two sites before and after summer school. New this year, the District asked childcare staff to provide a two-week “extended day” program at SFDC. During this period, City staff delivered curriculum for summer school students as part of their educational experience, rather than solely providing before- and after-school care, Due to the District’s need for additional staffing support. For those two weeks, the City served nearly 200 registered children and an additional 400 non-registered students for the full day, while also continuing to operate the full-day UDC program. Other programs during the school year included Teacher Workday Camps and a week-long Spring Break Camp for school-aged youth, collectively serving 285 participants. In addition, the Division provides extended childcare hours during the District’s early release days, as well as numerous onsite special events. The Division also hosted its third annual “Family Fest” in December, where families made gingerbread houses and participated in a silent auction featuring items donated by local businesses, with all proceeds supporting Youth Scholarships. Subsidized Childcare: The City continues to partner with Community Action Partnership (CAPSLO) and Childcare Resource Connection to provide subsidized childcare. Children who qualify through CAPSLO may attend childcare at no cost, and the City applies to CAPSLO for reimbursement (unlike other participants, who are required to pay prior to attendance). In 2025, 62 children received subsidies through CAPSLO. The Youth Services Division also manages a registration scholarship program. In the 2023-2025 Financial Plan, the City Council approved $20,000 for youth scholarships. In 2024-2025, 38 families received $33,500 in scholarship support. Childcare Staff: All Youth Services programs are supported by up to 70 supplemental staff, ranging from entry-level Childcare Aides to Childcare Head Teachers and full-time Site Directors. Staff turnover since fall 2024 has resulted in the hiring of 200 part-time staff members during the year. Each time a supplemental staff member is onboarded, the Youth Services administrative Summer Camp 2025 Enrollment Advertisement Page 240 of 248 General Plan Annual Report 2025 57 team and Parks and Recreation administrative staff spend approximately 60 hours total per employee on onboarding and training. Staff receive ongoing instruction to ensure programs remain consistent with Department and State licensing standards. Training topics include Positive Guidance, Safety and Accountability, Mandated Child Abuse Reporting, and Pediatric CPR/First Aid. In addition to supplemental staff, each school site is supervised by a Site Director who is responsible for up to 150 children throughout the day, ensuring state licensing compliance and staff oversight. Due to current staff shortages, all Site Directors, along with full-time positions such as Program Assistant, Recreation Coordinator, and Recreation Supervisor, are providing direct care to children. Volunteers & Training The Citywide Volunteer Program continued to expand under the leadership of the Coordinator. Volunteers support the advancement of City projects and Major City Goals, working alongside staff on a regular basis, at single-day events, and through recurring opportunities. In 2025, an average of 150 volunteers served each month, contributing more than 8,600 volunteer hours. Fifteen different City teams engaged volunteers throughout the year. Volunteer opportunities included recurring administrative support across several departments, regular Trail Service Days with the Rangers, and service with the dedicated Jack House docents. Several groups continued to participate in the Adopt-A-Park program, and due to its success under the Volunteer Coordinator’s management, additional initiatives expanded to include Adopt-A-Trailway and Adopt-A-Storm Drain. Volunteers served throughout the City as visual arts volunteers, supported graffiti abatement efforts, assisted at Whale Rock Reservoir, promoted recycling education at downtown events, and provided coaching through sports leagues, among many other roles. Single Day of Service opportunities included Pumpkin Smash, September Scramble, Boo Bash, Leprechaun Lost, garden service days, public art maintenance, and more. Open Space Maintenance The Ranger Service accomplished significant goals in 2025, including creating new and upgraded trails, and continued to provide educational and recreational opportunities to the San Luis Obispo community. The City's 4,050 acres of designated open space and more than 68 miles of trails are designed to provide access for a variety of abilities and experiences, ranging from easy to rugged hiking trails, introductory to advanced mountain biking, and scenic pathways located within minutes of residences and businesses. City Volunteer Assisting with Administrative Duties Page 241 of 248 General Plan Annual Report 2025 58 The Ranger Service led monthly educational hikes throughout City open spaces, hosted more than 50 community and volunteer workdays, promoted educational “Wilderness Wednesdays” through social media to engage and educate the community, and conducted Junior Ranger Camps during the summer. In 2025, more than 1,000 hours were devoted to public education, focusing on conservation and the local history of flora and fauna specific to each open space property. Dedicated community volunteers worked alongside Ranger staff on trail maintenance projects at Johnson Ranch and Miossi Open Spaces, the Irish Hills Natural Reserve, and a new switchback trail in Bowden Ranch. Ranger staff also partnered with Natural Resources and the Fire Department to support a second collaborative cultural burn with the Chumash Tribes at Johnson Ranch Open Space in fall 2025. A major internal project - the creation of the first formal bike park at Laguna Lake Park - continued into 2025 with additional phases and upgrades. The project fulfills a key objective outlined in the Parks & Recreation Blueprint for the Future (Master Plan and General Plan Element), as bike park amenities ranked among the top five community requests. The bike park includes the Mountain Bike Loop, a Kids Pump Track, and two jump lines (Progressive and Advance). The next phase will add an intermediate (all- ages) pump track. In fall 2025, the Laguna Lake Bike Park received a Facility Design Award for Innovation from the California Parks and Recreation Society, District 8. The popular Winter Evening Access (WEA) Program at Cerro San Luis Natural Reserve allows for extended evening hours of passive recreational use along approximately 4.9 miles of City-managed trails during the winter months (November – March), when daylight savings time is not in effect. During this period, public use is extended to one hour before sunrise and until 8:30 p.m. During daylight saving time, public use hours return to one hour before sunrise through one hour after sunset. Nighttime use is by permit only and limited to 65 people per evening, based on prior conservation review. Free permits for biking and hiking are available up to one week in advance through the City website. Ranger staff are present at the trailhead to check permits and educate the public during the Winter Evening Access program. Mission Plaza Concessionaire Kiosk After bringing the RFP forward for approval in May 2025, the City received nine vendors, five of which were selected to move forward with in-person interviews. In late August 2025, a committee of City staff, SLO Chamber of Commerce representatives, and Downtown SLO staff selected Linnaea’s Café as the preferred vendor for the kiosk. The lease agreement was finalized in December 2025. Staff anticipate that tenant improvements to the kiosk will take 3-4 months, Laguna Lake Bike Park Page 242 of 248 General Plan Annual Report 2025 59 with a projected opening in Summer 2026. The concessionaire will collaborate with organizations hosting special events in the plaza to support plaza activation. Laguna Lake Dog Park The long-awaited new dog park project was approved for construction in fall 2024 and opened in May 2025. The three-acre park features full perimeter fencing with separate areas for small and large dogs. Each area includes ground improvements such as turf and mulch, as well as an improved drainage system for year-round use. New dog agility structures were assembled through a partnership with local organizations and schools to provide features for play and training. The project received a park design award from the California Parks and Recreation Society District 8 in November 2025. Orcutt Area Parks (Righetti Park System) In July 2021, the City Council approved the development of a multi-park system as part of the Orcutt Area Specific Plan, specifically within the Righetti Ranch Neighborhood. The design process continued with an in-person community workshop in April 2023, which provided updated construction designs. The proposed parks in this area include a comprehensive community park, a linear park, a pocket park, and a formal trail junction. An RFP for the project was issued in summer 2025, and the project was approved for construction, including funding authorization for the first three of five phases, in December 2025. Construction is set to begin in late spring 2026, with pickleball courts, a multi-age playground, restrooms, athletic turf fields, and bike park features planned for completion in fall 2027. The recreation amenities support the Parks and Recreation Blueprint for the Future (General Plan and Element), with future phases to include tennis courts, basketball courts, additional restrooms and parking, a dog park, and community gardens. Orcutt Area Park System A Good Dog Enjoying the New Agility Course Page 243 of 248 General Plan Annual Report 2025 60 SLO Swim Center In 2025, the popular SLO Swim Center continued to provide a wide range of community-focused aquatic opportunities, including lap swimming, recreational swimming, group and private swim lessons for all ages, aquatic fitness classes, SCUBA, and various programs for the warm- water pool. In summer 2025, the Swim Center partnered with three nonprofit organizations - GALA, Central Coast Autism Spectrum Center, and SLO County Friday Night Live - to offer unique recreational swim opportunities and modified swim lessons throughout the year, increasing lesson availability for the community. The Super Rec Saturdays featured an inflatable obstacle course and family-focused themed activities, with attendance averaging 500 to 800 participants per event. Staff also partnered with the SLO Seahawks to operate a snack bar during each event. The Aquatics Division continues to promote water safety through social media and the “Designated Water Watcher” program, which can be used at alternate water locations. This program provides tools to enhance water safety through proper swim instruction and educatio n. The SLO Swim Center currently serves as the lifeguard training hub for San Luis Obispo County, with the Aquatic Coordinator acting as the regional Red Cross Instructor Trainer. This prestigious certification allows the Swim Center to be a focal point for water safety within the region. Laguna Lake Golf Course The Laguna Lake Golf Course (LLGC) provides affordable programs and services seven days per week. During the past year, community use continued to grow, with just under 25,000 rounds played in 2025. Staff implemented a variety of community programming at the golf course, including upgraded mats at the driving range, seating and pitching area improvements, all-ages golf lessons, Laguna Middle School PE classes, the SLO High School golf program, Cal Poly kinesiology classes, free classes for the SLO County Special Olympics, free youth golf clinics through the First Tee program, and hosting special events such as the September Scramble and a county-wide cross-country youth competition. General maintenance and operations of the golf course continue to be impacted by aging irrigation systems, which require additional maintenance and increase operational Swim With Pride Rec Swim Event Upgraded Mats at the Driving Range Page 244 of 248 General Plan Annual Report 2025 61 costs, as well as rising water expenses. The Pro Shop facility remains closed due to major flooding from a significant winter storm in December 2021. Golf Operations are currently conducted from a temporary onsite office trailer, supporting golf reservations, rentals, and merchandise sales. Design of the new Pro Shop is scheduled to begin in mid-2026, with construction anticipated in 2026-2027. Winter 2023 storms created a significant safety hazard for the pedestrian wooden bridge, as creek embankments were compromised. The bridge connects holes one and two and provides access to holes three through five. Staff modified the course to provide alternate access and resume play for golfers. Bridge replacement is currently scheduled for summer 202 6. Public Art Program Outreach: The City Public Art Program plays a key role in the community and supports the Major City Goals of Diversity, Equity, and Inclusion (DEI) and Economic Development. City collaborations included internal partners - Public Works and Utilities, Community Development, Tourism, Communications, and DEI - as well as external partners and collaborators, including the SLO History Center, GALA, SLO Arts Council, The Bunker, SLO Senior Center, regional, state, and nationwide Public Art Administrators groups (all coordinated by the City’s Public Art Coordinator), numerous local artist groups, the San Luis Obispo Museum of Art, and many more. Public Art staff were invited to speak at both Laguna Middle School and SLO High School during tutorial periods to provide an overview of the Box Art program, ways to get involved, and opportunities for careers in the arts. Staff were also invited to present at other local and statewide events, including the California Parks and Recreation Society Fall Forum. Box Art Program: 2025 marked the 15th year of the Box Art program in San Luis Obispo, the oldest in California. This year also served as a revitalization of the program, beginning with the definition of “cultural districts” for box assignments. A call for artists in the winter/spring of 2025 resulted in over 80 submissions for 20 spots. Prior to the close of the call, City staff, along with local photographers, representatives from the vinyl wrap company, and tech experts, held workshops to support artists in submitting their work. A jury of 16 community members - including representatives from the Chumash Tribe, local Chinese-American community, GALA, the SLO History Center, downtown businesses, and others - spent a full day selecting pieces based on cultural representation, diversity of expression and medium, and overall aesthetics. 15th Anniversary of the SLO Box Art Program Page 245 of 248 General Plan Annual Report 2025 62 Once all boxes were installed, the City continued to celebrate the 15th anniversary with new swag, including playing cards and coloring books. Additionally, the first-ever “Meet the Artist” event was held downtown in October 2025, during National Arts and Humanities Month, and the annual Artist Appreciation event in December 2025 recognized both new and deaccessioned Box Art artists. Throughout the year, City staff hosted numerous walking tours of Box Art for the community, with over 20 attendees participating. Other City installations and projects: The North Chorro Street underpass project was completed, featuring the mural “In the Shadow of the Mountain” by local group Marmalade Mural Co. and bronze work by Thiessen Metal Works. This collaborative mixed media art installation celebrates one of the most locally treasured natural landmarks, Cerro San Luis Obispo Mountain. The mural depicts flora and fauna native to the surrounding open spaces, with each column of the overpass highlighting a vibrant plant or animal in a night scene on the north side of the street or a day scene on the south side. Public Art staff also spent part of 2025 preparing for the community mural to be installed at Newport Street, the first-ever community painting project. In addition, staff focused on developing the first-ever Poetry Walk, celebrating public art in a variety of mediums. Staff collaborated with SLO Rep staff as they began identifying a piece of art to fulfill private development requirements, and also guided the developers of San Luis Square through the installation of a privately funded public art piece, “The Alley Cats - All 9 Lives.” Community Programming: Continuing the trend of community building, an artist was commissioned to create an interactive community mural, which was transported to multiple programs and events throughout the summer, including the four Monday Meet-Up events. This provided opportunities for discussion and engagement. Artist Melisa Beveridge with her Box Art Mural A Portion of “In the Shadow of the Mountain” Page 246 of 248 General Plan Annual Report 2025 63 For the second year, the City partnered with the SLO Arts Council to offer a free summer artist lecture series, featuring four lectures throughout the season. New this year, the City hired a local artist to provide two weeks of daily art lessons for children attending Summer Fun Day Camp, in partnership with SLUCSD. The artist engaged over 200 budding artists, who created artwork inspired by the summer camp theme. In 2025, the City hosted four separate service days to engage the community with art. On MLK Day of Service, a group of individuals from the African Black Caucus participated in cleaning art. In the spring, nearly 20 Cal Poly volunteers worked with City staff and two local fabricators, learning how to clean and wax all the downtown bronze sculptures. Later in the fall, City staff led another volunteer group through the cleaning and waxing of the popular Mission Plaza Bears sculpture. Finally, volunteers spent a day with City staff cleaning downtown Box Art. Maintenance and Infrastructure: In 2024, an artist was hired to assess and provide recommendations for artwork with deferred maintenance. In 2025, City staff worked with local fabricators and repair professionals to determine the priority and costs of needed repairs, identifying two top projects based on safety concerns and deterioration: The Greys in Between and Puck. The Seven Sisters railing on the Santa Rosa bridge received a much-needed refresh. Ongoing graffiti abatement of murals continued throughout the year. As stated above, staff also worked with volunteers to complete overdue cleaning and waxing of downtown sculptures. SLOMA Partnership: In 2025, the City entered its third two-year community partnership agreement with the San Luis Obispo Museum of Art (SLOMA). In February 2025, the public art piece Along the Way was installed in Garden Street Alley as a temporary installation for one to two years. SLOMA staff also worked with City staff to prepare for the installation of Shift at San Luis Ranch, as well as the next temporary sculpture rotation at the Mission Plaza Lawn upon completion of the Mission renovation project. City Volunteers Assisting with Cleaning and Waxing Downtown Bronze Sculptures Page 247 of 248 General Plan Annual Report 2025 64 Conclusion The City’s General Plan guides the use and protection of the City’s various resources to meet community needs. The General Plan reflects consensus and compromise among a wide diversity of citizen preferences within a framework established by state law. The General Plan is published as separately adopted elements, each containing its own policies and programs. The 2025 General Plan Annual Report summarizes the progress made in 2025 on major programs specified in the elements of the General Plan. One purpose of the annual report is to evaluate whether actions taken during the year indicate a change in the community’s overall vision that would require a more comprehensive update of the General Plan. In review of the work reported on in this annual report, such a comprehensive update is unnecessary at this time. Substantial progress was made by the City in 2025 related to implementation of key General Plan elements. These efforts were undertaken in pursuit of the City Council’s Major City Goals for FY 2023-2025. With the end of the 2023-2025 Financial Plan, the City, with extensive community engagement, established the 2025-2027 Financial Plan with a new set of Major City Goals that, as per usual, are aligned with the City’s General Plan. With these new goals, City staff will continue to implement policies and programs related to Cultural Vitality, Economic Resilience, and Fiscal Sustainability; Diversity, Equity, and Inclusion; Homelessness Response; Housing and Neighborhood Livability – Healthy, Safe, and Affordable; Infrastructure and Sustainable Transportation; and Open Space, Climate Action, and Resilience. Progress on implementation of these goals and objectives will be further reported in the 2026 General Plan Annual Report. Page 248 of 248