HomeMy WebLinkAbout10-19-2026 ARC Agenda Packet
Architectural Review Commission
AGENDA
Monday, October 19, 2026, 5:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
The Architectural Review Commission holds in-person meetings. Zoom participation will not be
supported. Attendees of City Council or Advisory Body meetings are eligible to receive one hour of
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 in the Council Chambers.
Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy,
Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire
to utilize electronic visual aids to supplement their oral presentation must provide display-ready
material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the City Clerk's
Office at cityclerk@slocity.org or (805) 781-7114.
Pages
1.CALL TO ORDER
Chair Mayou will call the Regular Meeting of the Architectural Review
Commission to order.
2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
The public is encouraged to submit comments on any subject within the
jurisdiction of the Architectural Review Commission that does not appear on this
agenda. Although the Commission will not take action on items presented during
the Public Comment Period, the Chair may direct staff to place an item on a
future agenda for discussion.
3.CONSENT
Matters appearing on the Consent Calendar are expected to be non-
controversial and will be acted upon at one time. A member of the public may
request the Architectural Review Commission to pull an item for discussion. The
public may comment on any and all items on the Consent Agenda within the
three-minute time limit.
3.a CONSIDERATION OF MINUTES - OCTOBER 5, 2026
ARCHITECTURAL REVIEW COMMISSION MINUTES
5
Recommendation:
To approve the Architectural Review Commission Minutes of October 5,
2026.
4.PUBLIC HEARINGS
Note: The action of the Architectural Review Commission is a recommendation
to the Community Development Director, another advisory body, or to City
Council and, therefore, is not final and cannot be appealed.
4.a REVIEW OF AN 18,168 SF ADDITION TO A TWO-STORY
COMMERCIAL BUILDING IN THE C-S ZONE OF THE AIRPORT
AREA SPECIFIC PLAN. THE PROJECT INCLUDES ADDITIONAL
PARKING AREA, LANDSCAPING, TREE REMOVALS AND
COMPENSATORY PLANTINGS.
11
Recommendation:
Recommend that the Planning Commission find the project consistent
with applicable goals, policies, guidelines, and standards in the Airport
Area Specific Plan and Community Design Guidelines based on staff’s
evaluation of applicable standards.
5.COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Principal Planner Rachel Cohen.
6.ADJOURNMENT
The next Regular Meeting of the Architectural Review Commission is scheduled
for November 2, 2026 at 5:00 p.m. in the Council Chambers at City Hall, 990
Palm Street, San Luis Obispo.
LISTENING ASSISTIVE DEVICES are available -- see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible
to the public. Upon request, this agenda will be made available in appropriate
alternative formats to persons with disabilities. Any person with a disability who
requires a modification or accommodation in order to participate in a meeting
should direct such request to the City Clerk’s Office at (805) 781-7114 at least
48 hours before the meeting, if possible. Telecommunications Device for the
Deaf (805) 781-7410.
Agenda related writings or documents provided to the Architectural Review
Commission are available for public inspection on the City’s website, under the
Public Meeting Agendas web page: https://www.slocity.org/government/mayor-
and-city-council/agendas-and-minutes. Meeting video recordings can be found
on the City’s website:
http://opengov.slocity.org/WebLink/Browse.aspx?id=60946&dbid=0&repo=CityCl
erk
1
Architectural Review Commission Minutes
October 5, 2026, 5:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Architectural Review
Commissioners Present:
Commissioner Kelley Abbas, Commissioner Robert Arens,
Commissioner Mick Atkins, Commissioner Charles
Gerencser, Vice Chair John Carrion, Chair Ashley Mayou
Architectural Review
Commissioners Absent:
Commissioner Kyle Bell
City Staff Present: Principal Planner Rachel Cohen, Deputy City Clerk Andrea
Colunga-Lopez
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Architectural Review Commission was
called to order on October 5, 2026 at 5:00 p.m. in the Council Chambers at City
Hall, 990 Palm Street, San Luis Obispo, by Chair Mayou.
2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
3. CONSENT
3.a CONSIDERATION OF MINUTES - SEPTEMBER 21, 2026
ARCHITECTURAL REVIEW COMMISSION MINUTES
Motion By Commissioner Gerencser
Second By Commissioner Abbas
To approve the Architectural Review Commission Minutes of September
21, 2026.
Ayes (6): Commissioner Abbas, Commissioner Arens, Commissioner
Atkins, Commissioner Gerencser, Vice Chair Carrion, and Chair Mayou
Absent (1): Commissioner Bell
CARRIED (6 to 0)
Page 5 of 43
2
4. PUBLIC HEARINGS
4.a REVIEW OF MULTI-FAMILY, 3-STORY, 28-UNIT RESIDENTIAL
DEVELOPMENT; 2 ADUS; REMOVAL OF 27 TREES WITH RE-
PLANTING PLAN; FENCE HEIGHT EXCEPTION; AND 20% DENSITY
BONUS WITH CONCESSIONS / WAIVERS FOR REDUCED PARKING &
TREE RE-PLANTING, & HEIGHT INCREASE
Vice Chair Carrion recused himself due to his conflict of interest as an
employee of the architecture firm involved with the project; he exited the
room at 5:04 p.m.
Principal Planner, Rachel Cohen presented the staff report and responded
to Commission inquiries.
Applicant representative, Joel Snyder of Ten Over Studio, provided a brief
overview of the project and responded to questions raised.
Chair Mayou opened the Public Hearing
Public Comments:
Mike Cowdrey
Dean Arrighi
Pamela Jackson
Louise Justice
Kathy Basil
John Lafranche
Pete Evans
Kathy Chance
Sarah Marks
Carol Jean
Sharron Price-Saylor
Sharon Roberts
Ron O
Brett Cross
Liz Hannett
Page 6 of 43
3
--End of Public Comment--
Chair Mayou closed the Public Hearing
Chair Mayou opened the Public Hearing
Public Comments:
Liz Hannett
Sharon Roberts
--End of Public Comment--
Chair Mayou closed the Public Hearing
Motion By Commissioner Gerencser
Second By Commissioner Abbas
Recommend acceptance of the plan relative to its tree removal and advise
a 1:1 compensatory planting schedule. If possible, allow offsite
compensatory plantings at Johnson park. Recommend increasing the size
of the trees planted with a 36- or 48-inch box and suggest placing as
many tree plantings as close to the street as possible.
Ayes (5): Commissioner Abbas, Commissioner Arens, Commissioner
Atkins, Commissioner Gerencser, and Chair Mayou
Recused (1): Vice Chair Carrion
Absent (1): Commissioner Bell
CARRIED (5 to 0)
Motion By Chair Mayou
Second By Commissioner Gerencser
Recommend the applicant add landscaping and/ or a trellis along the
retaining walls to lessen the amount of concrete seen from the inside of
the site.
Ayes (5): Commissioner Abbas, Commissioner Arens, Commissioner
Atkins, Commissioner Gerencser, and Chair Mayou
Recused (1): Vice Chair Carrion
Absent (1): Commissioner Bell
CARRIED (5 to 0)
Page 7 of 43
4
Motion By Commissioner Abbas
Second By Commissioner Gerencser
Recommend the applicant consider an alternative color scheme to include
a lighter blue or olive primary color with neutral accent colors in earth
tones as well as adding wood siding on all elevations to add visual interest
and consider utilizing lighter colors on the ground floor level.
Ayes (5): Commissioner Abbas, Commissioner Arens, Commissioner
Atkins, Commissioner Gerencser, and Chair Mayou
Recused (1): Vice Chair Carrion
Absent (1): Commissioner Bell
CARRIED (5 to 0)
Motion By Commissioner Gerencser
Second By Commissioner Atkins
Recommend acceptance of the plan as designed, encouraging the
applicant to investigate a broader use of permeable materials on the
parking area surface and the feasibility of increasing the number of
parking spaces on the site by adding pneumatic parking lifts.
Ayes (4): Commissioner Abbas, Commissioner Atkins, Commissioner
Gerencser, and Chair Mayou
Noes (1): Commissioner Arens
Recused (1): Vice Chair Carrion
Absent (1): Commissioner Bell
CARRIED (4 to 1)
Motion By Commissioner Abbas
Second By Commissioner Atkins
Recommend that the applicant increase the opacity of the balcony railings
to allow for better privacy for the occupants and neighboring residents.
Recommend moving the trash enclosure away from the street and closer
to the residential building. Additionally, recommend increasing the
screening around the transformer, preferably with landscaping.
Ayes (5): Commissioner Abbas, Commissioner Arens, Commissioner
Atkins, Commissioner Gerencser, and Chair Mayou
Page 8 of 43
5
Recused (1): Vice Chair Carrion
Absent (1): Commissioner Bell
CARRIED (5 to 0)
5. COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Principal Planner Rachel Cohen provided an update of upcoming projects.
6. ADJOURNMENT
The meeting was adjourned at 6:52 p.m. The next Regular Meeting of the
Architectural Review Commission is scheduled for October 19, 2026 at 5:00 p.m.
in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo.
_________________________
APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/202X
Page 9 of 43
Page 10 of 43
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF AN 18,168 SF ADDITION TO A TWO-STORY COMMERCIAL
BUILDING IN THE C-S ZONE OF THE AIRPORT AREA SPECIFIC PLAN. THE
PROJECT INCLUDES ADDITIONAL PARKING AREA, LANDSCAPING, TREE
REMOVALS AND COMPENSATORY PLANTINGS.
BY: Eva Wynn, Assistant Planner FROM: Rachel Cohen, Principal Planner
Phone Number: (805) 781-7172
Email: ewynn@slocity.org
PROJECT ADDRESS: 1146 Farmhouse Lane
APPLICATION NUMBER: ARCH-0350-2026 & TREE-0686-2026
APPLICANT: Clint Pearce, Farmhouse Development, LLC
REPRESENTATIVE: Frances Gibbs, Pults & Associates
RECOMMENDATION
Recommend that the Planning Commission find the project consistent with applicable
goals, policies, guidelines, and standards in the Airport Area Specific Plan and
Community Design Guidelines based on staff’s evaluation of applicable standards.
1.0 PROJECT DESCRIPTION
Clint Pearce (Applicant) has submitted a Major Development Review application (ARCH-
0350-2026) to expand an existing commercial building on an existing 2.54-acre lot located
at 1146 Farmhouse Lane. The project will provide supporting site improvements such as
additional parking to accommodate the expanded use, bicycle parking, and landscaping
(Attachment A, Project Plans).
The project includes an 18,168 square foot expansion to the rear of the existing 18,407
square foot commercial office building; an expanded parking lot to accommodate the
additional use area; and removal of five (5) trees with a compensatory replanting plan.
The project is proposed to expand the existing office use, and no changes are proposed
to the existing signage or trash enclosure.
Meeting Date: 10/19/2026
Item Number: 4a
Time Estimate: 30 Minutes
Page 11 of 43
Item 4a
ARCH-0350-2026 & TREE-0686-2026 (1146 Farmhouse Lane)
Architectural Review Commission Report – October 19, 2026
Figure 1 – Project Site and Vicinity
Accompanying Project Applications and Requests
Tree Removal Application (TREE-0686-2026)
The proposed expansion and the additional parking lot area will require removal of three
trees within the expansion/parking area. Additionally, the applicant will remove and
replace two street trees that are dead, dying, or underperforming to bring the on -site tree
canopy coverage into compliance with AASP requirements. A total of five (5) trees are
proposed for removal (see Figure 2), and compensatory plantings would be provided
onsite, consistent with landscaping-related design standards in the AASP. The removal
of five trees and compensatory plantings will be subject to review of the Tree Committee,
who will provide a recommendation to the Planning Commission prior to final project
review.
Page 12 of 43
Item 4a
ARCH-0350-2026 & TREE-0686-2026 (1146 Farmhouse Lane)
Architectural Review Commission Report – October 19, 2026
Figure 2 – Requested Tree Removals
1.0 PROJECT SITE INFORMATION
The subject property is located within the commercial area annexed into the City of San
Luis Obispo in 2020 under application number ANNX-2030-2018. Prior to annexation, the
property was developed under County jurisdiction to accommodate the existing two-story,
18,407-square-foot (SF) commercial building. Access to the site is provided by an existing
driveway at Farmhouse Lane. The property is zoned Services Commercial (C-S) and is
surrounded by other C-S zoned properties to the west, north, and south. The City limits
follow the eastern property line, with the adjacent property located within the County of
San Luis Obispo’s jurisdiction. The current configuration of the subject property was
established through a Parcel Map, which was approved by Planning Commission on
February 9, 2022, and recorded in 2023 (SLO 21-0025, see Attachment A). The proposed
development maintains the existing easements on the property, including access
easements benefiting the properties to the north and the public utility easement (PUE)
along the street frontage.
Page 13 of 43
Item 4a
ARCH-0350-2026 & TREE-0686-2026 (1146 Farmhouse Lane)
Architectural Review Commission Report – October 19, 2026
Site Data
Location 1146 Farmhouse Lane
Land Use
Designation Services and Manufacturing
Specific Plan Airport Area Specific Plan (AASP)
Zone Service Commercial (C-S)
Project Site Area 2.54 acres
Surrounding Uses
North – Vacant lot
South – Vacant lot, manufacturing
East – Vacant/Agriculture Land Use (outside City Limits)
West – County of San Luis Obispo Airport overflow parking lot
2.0 PROPOSED DESIGN
Architecture: Contemporary institutional two-story building
Design Details and Materials: Exterior plaster siding with fine sand float finish, aluminum
storefront windows and doors, steel flush door coated to match siding colors, and exterior
lighting to match existing (see Attachment A, Project Plans, page A – 4.1)
Colors (to match existing):
A. Tabby (CL 2734D)
B. Freestate Earth (CL 2735D)
C. Utopia (CL 2736N)
D. Mud Puddle (CL 2645A)
E. Lead (CL 3175A)
Public-Facing Elevations: The South Elevation and West Elevation would be visible from
the street. There are no proposed changes to the existing South Elevation.
Non-Public-Facing Elevations: The East Elevation would face the San Luis Obispo
County Airport overflow parking lot, and the North Elevation would face the vacant lot at
the rear of the property.
Page 14 of 43
Item 4a
ARCH-0350-2026 & TREE-0686-2026 (1146 Farmhouse Lane)
Architectural Review Commission Report – October 19, 2026
Figure 3 – Elevations and Colors. Colors as labeled: (A) Tabby; (B) Freestate
Earth; (C) Utopia; (D) Mud Puddle; & (E) Lead
3.0 FOCUS OF REVIEW
Per San Luis Obispo Municipal Code (SLOMC) Section 17.106.040(A)(1), the
Architectural Review Commission’s (ARC) role for Major Development Review
applications is to (a) evaluate the project for consistency with applicable goals, policies,
guidelines, and standards in the Airport Area Specific Plan (AASP), and Community
Design Guidelines (CDG), and (b) provide a recommendation to the Planning
Commission regarding project consistency with these preceding goals, policies,
guidelines, and standards.
A
B C
D
E
East
North
West
Page 15 of 43
Item 4a
ARCH-0350-2026 & TREE-0686-2026 (1146 Farmhouse Lane)
Architectural Review Commission Report – October 19, 2026
Following the ARC’s review, the project will be scheduled for a final review and decision
by the Planning Commission. As part of this final review and decision, the Planning
Commission will review the ARC’s recommendation and all accompanying application
materials and requests.
4.0 PROJECT EVALUATION
Staff has evaluated the project for consistency with the applicable standards and
guidelines of Airport Area Specific Plan (AASP) Chapter 5.0 (Community Design) and the
Community Design Guidelines (CDG), including Chapter 2 (General Design Principles),
Chapter 3 (Commercial and Industrial Project Design), and Chapter 6 (Site Planning and
Other Design Details). Based on this evaluation, staff finds that the proposed 18,168 -
square-foot addition, associated parking improvements, landscaping, t ree removals and
replacement plantings are consistent with the applicable AASP design standards and
CDG guidelines, as further identified in the AASP Consistency Matrix (Attachment B).
Figure 4 – Rendering of West Elevation
The proposed addition is designed as an expansion of the existing two-story commercial
building. The addition incorporates the established architectural style of the existing
structure by utilizing same scale, proportion, massing, colors, materials, and window
details of the original structure (CDG, 3.1(B)(9), Additions to Existing Structures). The use
of compatible colors and materials, similar window and bay spacing, complementary
roof/parapet treatments, and related architectural features creates a cohesive
architectural composition and avoids a stark contrast between the existing building and
proposed addition.
Proposed Addition
Page 16 of 43
Item 4a
ARCH-0350-2026 & TREE-0686-2026 (1146 Farmhouse Lane)
Architectural Review Commission Report – October 19, 2026
The proposed 18,168 square-foot addition to the existing 18,406 square-foot building area
incorporates changes in building details, vertical elements, projecting architectural
features, and variations in material and color to provide visual articulation and reduce the
perceived scale and bulk of the expanded structure. Public -facing elevations utilize
simple, clean lines combined with variations in materials and colors and architectural
elements that provide both functional purpose and visual interest. The resulting design
avoids the appearance of a large, undifferentiated or "boxy" commercial structure and is
consistent with the AASP standards and guidelines for Architecture (Chapter 5.0) as well
as the objective of achieving high-quality development within the Airport Area. The
proposed exterior materials are durable and appropriate for the anticipated office use and
are compatible with the established architectural character of the existing building.
Figure 5 – Proposed Addition (West)
The location of the addition further supports its compatibility with the surrounding
development pattern. The addition is concentrated within the northern portion of the
existing developed site and is integrated with the existing building rather than establishing
a separate building mass along Farmhouse Lane. This configuration maintains the
existing building's established relationship to the street and allows the existing structure
to continue to provide a visual presence along the Farmhouse Lane frontage. The project
therefore maintains the established site and streetscape character while accommodating
additional floor area.
Page 17 of 43
Item 4a
ARCH-0350-2026 & TREE-0686-2026 (1146 Farmhouse Lane)
Architectural Review Commission Report – October 19, 2026
Figure 6 – Project Site Layout
The site design also responds to the AASP and CDG objectives for minimizing the visual
prominence of surface parking. The additional parking is primarily located along the sides
and rear of the proposed addition, thereby minimizing its effect on the primary street -
facing building frontage, consistent with AASP standards for Parking (Chapter 5.0).
Landscape areas are incorporated within and around the expanded parking lot and along
building and pedestrian areas to break up pavement, provide visual buffers, and soften
the appearance of the building and parking areas. This approach is consistent with AASP
Table 5-5, which encourages Service Commercial development to provide landscaped
areas extending between streets, buildings, and parking areas. The project also maintains
the open commercial site character along Farmhouse Lane rather than relying on
continuous walls or fencing to screen the expanded d evelopment. The landscape
improvements are an important component of the project's overall design because the
expanded building and parking area increase the amount of developed area on the site.
The proposed landscaping provides opportunities to integrate the expanded building into
the larger landscape, provide parking-lot canopy and screening, and enhance the
pedestrian environment. The proposed tree removals are associated with the site
improvements, and compensatory planting is required to mitigate the loss of existing
Existing Building
Proposed Addition
Driveway to
Farmhouse Lane
Page 18 of 43
Item 4a
ARCH-0350-2026 & TREE-0686-2026 (1146 Farmhouse Lane)
Architectural Review Commission Report – October 19, 2026
trees. With these improvements, the landscape design is expected to adequately mitigate
the visual effects of the expanded building and parking area.
Figure 7 – Existing building and proposed addition looking Northeast from
Farmhouse Lane
Overall, staff finds that the project successfully integrates the substantial addition with the
existing two-story commercial building without creating excessive visual mass or bulk.
The proposal maintains the established architectural relationship to Farmhouse Lane,
extends the existing building's architectural style, uses durable and compatible materials,
and incorporates sufficient architectural articulation to provide visual interest.
5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required12
Maximum Floor Area Ratio 0.33 0.6
Minimum Distance between
Parking Lots and Property Lines
Along Streets
40 feet, no change 5 feet
Minimum Front Setback 120 feet, no change 16 feet
Minimum Rear Setback None
Minimum Side Setbacks 123 feet (east), no change
79 feet (west), no change
None
1 2025 Airport Area Specific Plan (AASP)
2 2025 Zoning Regulations
Page 19 of 43
Item 4a
ARCH-0350-2026 & TREE-0686-2026 (1146 Farmhouse Lane)
Architectural Review Commission Report – October 19, 2026
Maximum Building Height 28 feet (Occupied)
31 feet (Non-Occupied)
36 feet (Occupied)
46 feet (Non-Occupied)
Maximum Lot Coverage3 69% 90%
Minimum Landscaping ~30% 10%
Tree Removals Removal of five (5) on-site trees; five (5) on-site
compensatory plantings. Subject to Tree Committee
Review and Planning Commission Approval.
Vehicle and Bicycle Parking
Number of Vehicle Spaces
EV Spaces
19 additional spaces
(120 total spaces)
4 EV Ready, 9 EV Capable
73 spaces (min) –
122 spaces (max)
4 EV Ready, 10 EV Capable
Number of Bicycle Spaces
Short-term
Long-term
24
18
6
24
18
6
Residential Density None 24 density unites/net acre
Environmental Review Project is consistent with IS/MND for Senn-Glick Properties
(ED01-273)
Environmental Review
The proposed expansion is consistent with the established development framework for
the Senn-Glick properties outlined in the adopted Mitigated Negative Declaration (MND)
and Addendum. In 2003, the County of San Luis Obispo adopted a MND (ED01-273) for
the Senn/Glick Conditional Use Permit (D000336D), inclusive of the project site. The
Senn-Glick development area comprised of three parcels totaling ten acres and included
a master plan development consisting of 180,000 square feet of commercial area
throughout three separate buildings with various components of shared infrastructure
(e.g., access and stormwater) across the parcels. In 2022, after the property was annexed
to the City, one of the three parcels was subdivided and an Addendum to the adopted
IS/MND was prepared. The Addendum determined that full development of the property
would remain within the maximum floor-area and disturbance assumptions evaluated in
the adopted Senn-Glick IS/MND. The expansion proposed by this project would result in
a two-story building with a total of 38,168 square feet of office building area, which
remains below the approximately 93,977 square feet of development potential previously
allocated to the subject property prior to subdivision in 2022, and below 45,000 sq. ft.
maximum of office space within the Senn-Glick properties.
3 Includes buildings, driveway, and parking per AASP
Page 20 of 43
Item 4a
ARCH-0350-2026 & TREE-0686-2026 (1146 Farmhouse Lane)
Architectural Review Commission Report – October 19, 2026
6.0 ACTION ALTERNATIVES
6.1 Recommend approval of the project. Recommend the Planning Commission
approve the project based on the project’s consistency with applicable goals,
policies, guidelines, and standards in the Airport Area Specific Plan and
Community Design Guidelines. This action may include recommended conditions
to address project consistency with these preceding goals, policies, guidelines,
and standards.
6.2 Continue the review. An action continuing the review should include clear direction
to the applicant and staff regarding the additional information required to make a
recommendation and all pertinent issues related to project consistency with the
Airport Area Specific Plan and Community Design Guidelines.
6.3 Recommend the Planning Commission find the project inconsistent with applicable
goals, policies, guidelines, and standards in the General Plan, Airport Area Specific
Plan, Community Design Guidelines and/or other policy document(s). This action
should include findings that cite basis for such recommendation and reference
inconsistency(ies) with goals, policies, guidelines, and standards in the preceding
documents.
7.0 ATTACHMENTS
A - ARCH-0350-2026 Project Plans
B - ARCH-0350-2026 AASP Consistency Matrix
Page 21 of 43
Page 22 of 43
4388 Old Santa Fe Rd San Luis Obispo, CA 93401 805-543-0875
June 4, 2026
Frances Fan Gibbs
Pults & Associates, LLP
3592 Sacramento Dr, Suite 140
San Luis Obispo, CA 93401
805-541-4751
Re: 1146 Farmhouse Ln – Building Expansion Project
This letter is to act as a Will-Serve letter for the collection of solid waste, recycling, and organic waste at:
1146 Farmhouse Ln, San Luis Obispo, CA 93401
Per Architectural Site Plan sheet AC – 1.1, received on 06/02/26
In accordance with the City of San Luis Obispo franchise agreement, San Luis Garbage Company will continue to
provide collection of the three waste streams at the enclosure of this property per the following schedule:
Solid Waste: 1 3YD refuse bin, 2-3x weekly*
Recycling: 1 3YD recycle bin, 2-3x weekly*
Organic Waste: 1 95G organics can, 1-2x weekly*
*Service level/frequency may be adjusted based on volumes
It is the responsibility of the property owner/manager to make sure that all bins and cans are accessible by
5:00 AM on the day(s) of collection.
Based on my review of the property and plan set, the space allotted for waste storage and service is
sufficient.
Based on my review of the property and plan set, the volume of bins anticipated for use at this property is
sufficient.
It is the responsibility of the property owner/manager to increase frequency or volume of service, if necessary,
pursuant to Municipal Code Section 8.04.070(E).
Notes Regarding Service:
Refuse and recycling bins are limited to 4YD wheeled bins due to needing to be rolled out of the enclosure to be
serviced. The existing enclosure and containers will accommodate the volumes produced by the entire building.
If you have any questions or need any additional information, please do not hesitate to contact me.
Kris Mazurek
Operations Supervisor
360-789-0991 Cell
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284 HIGUERA STREET
SAN LUIS OBISPOCA 93401
(805) 543 - 0300
1146 FARM HOUSE LANESAN LUIS OBISPOCA 93401
TRI-COUNTIESREGIONAL CENTER
BUILDING
ADDITION
FARMHOUSE
DEVELOPMENT, LLC
SAN LUIS OBISPO, CA
IDAHO FALLS, ID
4715 E 65TH S
IDAHO FALLS, ID 83406
PHONE (805) 459-2715
No. 80124
C - 1
PRELIMINARY
GRADING PLAN
Page 31 of 43
2332
284 HIGUERA STREET
SAN LUIS OBISPOCA 93401
(805) 543 - 0300
1146 FARM HOUSE LANESAN LUIS OBISPOCA 93401
TRI-COUNTIESREGIONAL CENTER
BUILDING
ADDITION
FARMHOUSE
DEVELOPMENT, LLC
SAN LUIS OBISPO, CA
IDAHO FALLS, ID
4715 E 65TH S
IDAHO FALLS, ID 83406
PHONE (805) 459-2715
No. 80124
C - 2
PRELIMINARY SITE
SECTIONS
Page 32 of 43
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SAN LUIS OBISPOCA 93401
(805) 543 - 0300
1146 FARM HOUSE LANESAN LUIS OBISPOCA 93401
TRI-COUNTIESREGIONAL CENTER
BUILDING
ADDITION
FARMHOUSE
DEVELOPMENT, LLC
SAN LUIS OBISPO, CA
IDAHO FALLS, ID
4715 E 65TH S
IDAHO FALLS, ID 83406
PHONE (805) 459-2715
No. 80124
C - 3
PRELIMINARY
UTILITY PLAN
Page 33 of 43
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TO BE IMPACTED
WATER CONSERVATION STATEMENT
THE CONCEPTUAL LANDSCAPE PLAN, CONCURRENT WITH THE
FORTHCOMING PLANTING AND IRRIGATION CONSTRUCTION
DOCUMENTS, DETAILS, AND SPECIFICATIONS, DEMONSTRATE THAT THIS
PROJECT COMPLIES WITH THE CA MODEL WATER EFFICIENT LANDSCAPE
ORDINANCE (MWELO) AND INCORPORATES CURRENT WATER
CONSERVATION METHODOLOGIES & BEST PRACTICES, INCLUDING THE
FOLLOWING:
1. EFFICIENT IRRIGATION SYSTEM:SMART IRRIGATION
CONTROLLERS (INCLUDES WEATHER-BASED SENSOR), WHICH
AUTOMATICALLY ADJUST WATERING SCHEDULES BASED ON REAL-TIME
WEATHER, AND DRIP IRRIGATION, WHERE APPROPRIATE, ARE USED TO
REDUCE WATER USE AND MINIMIZE EVAPORATION. A DEDICATED
LANDSCAPE IRRIGATION WATER METER AND BACKFLOW PREVENTION
DEVICE SHALL BE PROVIDED FOR WATER CONSUMPTION TRACKING
AND WATER PROTECTION.2. HYDROZONES:PLANTS ARE GROUPED BY SIMILAR WATER, SUN,
AND SOIL REQUIREMENTS TO MAXIMIZE IRRIGATION EFFICIENCY.
3. LOW WATER USE PLANTING:CLIMATE-APPROPRIATE AND
LARGELY LOW WATER USE PLANT SPECIES ARE SELECTED WHICH
REQUIRE MINIMAL SUPPLEMENTAL IRRIGATION ONCE ESTABLISHED.
6. PLANTING DESIGN:PLANTS ARE INTENTIONALLY LOCATED TO
PROVIDE PASSIVE-SOLAR ACCESS, WIND DEFLECTION, SCREENING
THROUGHOUT THE SEASONS, AND SHADE OVER HARDSCAPE AREAS.
7. MULCHING: PLANTING AREAS RECEIVE 3" OF MULCH WHICHREDUCES EVAPORATION, MODERATES SOIL TEMPERATURE, ANDIMPROVES MOISTURE RETENTION.8. SOIL IMPROVEMENTS:SOIL AMENDMENTS ARE ADDED TO
INCREASE WATER RETENTION AND PROMOTE DEEPER ROOT
GROWTH, WHICH REDUCES IRRIGATION NEEDS.
CITY REQUIREMENTS
LANDSCAPE AREA
LANDSCAPE AREA SHALL BE A MINIMUM OF 10% OF THE SITE AREA.
BUILDING 19,213 SF 17 %
AC PAVING 35,213 SF 32 %
CONC WALK/PAVING 9,415 SF 9 %
GRAVEL ROAD 6,203 SF 6 %
PERVIOUS PAVING 5,061 SF 5 %
LANDSCAPING 33,537 SF 32 %
TOTAL 110,642 SF 100 %
EXISTING TREE MITIGATION
EXISTING TREES TO BE REMOVED SHALL BE MITIGATED AT A MINIMUM RATIO
OF 1:1 ONSITE. REPLACEMENT TREES SHALL BE SELECTED FROM THE ZONE 1
CATEGORY OF THE APPROVED CITY TREE LIST (ENGINEERING STANDARD 8010),
OR AS APPROVED BY THE CITY ARBORIST.
REMOVED IMPACTED REQ'D PROVIDED
ON-SITE 5 1 6 38
PARKING LOT CANOPY
PLANS ARE COMPLIANT WITH AIRPORT AREA SPECIFIC PLAN 5.4.4. TREES SHADE
AT LEAST 50% OF THE PARKING LOT WITHIN 10 YEARS AND FORM A NEARLY
CONTINUOUS CANOPY AT MATURITY. TREES SHALL BE SELECTED FROM THE
ZONE 1 APPROVED CITY TREE LIST (ENGINEERING STANDARD 8010), OR AS
APPROVED BY THE CITY ARBORIST.
STREET TREES
TREES SHALL BE PLANTED AT A MIN. OF ONE STREET TREE PER 35-FT OF STREET
FRONTAGE ALONG FARMHOUSE LANE, IN ACCORDANCE WITH UNIFORM
DESIGN CRITERIA 1010 3.1.23. STREET TREES SHALL BE SELECTED FROM THE
ZONE 1 CATEGORY OF THE APPROVED CITY TREE LIST (ENGINEERING
STANDARD 8010), OR AS APPROVED BY THE CITY ARBORIST.
REQ'D (1:35') PROVIDED
PUBLIC RIGHT-OF-WAY (260') 7 7
PLANTING LEGEND
EXISTING PLANTING AREA TO REMAIN
PROPOSED PLANTING AREA
PROPOSED BIORETENTION AREA
MASTER PLAN
MWELO REQUIREMENTS
MAWA + ETWU CALCULATIONS FOR NEW & REHABILITATED NON-RESIDENTIAL LANDSCAPES:
PLANT PALETTE SUNSET ZONE: 17
NOTE: THE PROPOSED PLANT SPECIES LISTED BELOW WERE CAREFULLY SELECTED TO COMPLEMENT AND MATCH THE EXISTING ON-SITE PLANT PALETTE IN ORDER TO MAINTAIN SITE
CONSISTENCY AND AESTHETIC COHESION.
These drawings are instruments of service and are
property of Pults & Associates, LLP.
All design and other information on the drawings are fo
use on the specified project
and shall not be used otherwise without the
expressed written permission of
Pults & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
2332
Date:
Revised:
Job No:
Sheet:
Project:
Consultant:
Sheet Contents:
Client:
284 HIGUERA STREETSAN LUIS OBISPOCA 93401
(805) 543 - 0300
1146 FARM HOUSE LANESAN LUIS OBISPOCA 93401
TRI-COUNTIESREGIONAL CENTER
BUILDING
ADDITION
FARMHOUSE
DEVELOPMENT, LLC
0'10' 20' 30'
SCALE: 1" = 10'-0"
CTE
Signature
Renewal Date
Lic. No. 5431
COF
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10/31/26
t
09/08/2026
CONCEPTUALLANDSCAPE PLAN
L - 1.1
PROPOSED PLANTING AREA PROPOSED BIORETENTION AREA
EXISTING TREE LEGEND
SYMBOL PHOTO BOTANICAL / COMMON NAME SIZE DBH STATUS
TREES
LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ'NATCHEZ CRAPE MYRTLE SINGLE TRUNK 2"(E) TO BE REMOVED
LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ'
NATCHEZ CRAPE MYRTLE SINGLE TRUNK 2"(E) TO BE REMOVED
LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ'
NATCHEZ CRAPE MYRTLE SINGLE TRUNK 2"(E) TO BE REMOVED
QUERCUS AGRIFOLIACOAST LIVE OAK SINGLE TRUNK 2.5"(E) TO BE REMOVED
QUERCUS AGRIFOLIA
COAST LIVE OAK SINGLE TRUNK 1.5"(E) TO BE REMOVED
A
A B C
B
C
D
E
D E
PHOTO SYMBOL CODE BOTANICAL / COMMON NAME SIZE WUCOLS
LI LAGERSTROEMIA INDICA X FAURIEI 'TUSCARORA'TUSCARORA CRAPE MYRTLE EXISTING L
MS MAGNOLIA GRANDIFLORA 'SAMUEL SOMMER'
SAMUEL SOMMER SOUTHERN MAGNOLIA EXISTING M
PC PISTACIA CHINENSIS 'KEITH DAVEY'
KEITH DAVEY CHINESE PISTACHE 24" BOX L
PK PYRUS KAWAKAMIIEVERGREEN PEAR EXISTING M
QA QUERCUS AGRIFOLIACOAST LIVE OAK 24" BOX L
QA2 QUERCUS AGRIFOLIACOAST LIVE OAK EXISTING L
UT ULMUS PARVIFOLIA 'TRUE GREEN'
TRUE GREEN LACEBARK ELM 24" BOX L
PHOTO SYMBOL CODE BOTANICAL / COMMON NAME SIZE WUCOLS
CL CALLISTEMON VIMINALIS 'LITTLE JOHN'
LITTLE JOHN WEEPING BOTTLEBRUSH 5 GAL L
DV DIANELLA TASMANICA 'VARIEGATA'
VARIEGATED FLAX LILY 5 GAL M
DG DIETES GRANDIFLORAFORTNIGHT LILY 5 GAL L
MR MUHLENBERGIA RIGENSDEER GRASS 1 GAL L
OL OLEA EUROPAEA 'MONTRA'
LITTLE OLLIE® OLIVE 5 GAL L
PR PHORMIUM TENAX 'RAINBOW MAIDEN'
RAINBOW MAIDEN NEW ZEALAND FLAX 15 GAL L
WB WESTRINGIA FRUTICOSA 'BLUE GEM'
BLUE GEM COAST ROSEMARY 5 GAL L
PHOTO SYMBOL CODE BOTANICAL / COMMON NAME SIZE WUCOLS
AM3 ACHILLEA X 'MOONSHINE'MOONSHINE YARROW 1 GAL L
LH LANTANA X 'NEW GOLD'NEW GOLD LANTANA 1 GAL L
RH ROSMARINUS OFFICINALIS 'HUNTINGTON CARPET'
HUNTINGTON CARPET ROSEMARY 1 GAL L
TREES
SHRUBS
GROUNDCOVERS
PHOTO SYMBOL CODE BOTANICAL / COMMON NAME SIZE WUCOLS
CE CHONDROPETALUM TECTORUM 'EL CAMPO'EL CAMPO CAPE RUSH 1 GAL L
JP JUNCUS PATENS
CALIFORNIA GRAY RUSH 1 GAL L
LC LEYMUS CONDENSATUS 'CANYON PRINCE'
CANYON PRINCE GIANT WILD RYE 1 GAL L
RE RHAMNUS CALIFORNICA 'EVE CASE'EVE CASE COFFEEBERRY 5 GAL L
SHRUBS
Page 34 of 43
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NORTH
SCALE:
SITE PHOTOMETRIC PLAN
1"=20'-0"
284 HIGUERA STREETSAN LUIS OBISPO
CA 93407
(805) 543 - 0300
2332
Project:
FARMHOUSEDEVELOPMENT, LLC
Client:
1146 FARMHOUSE LANESTREET
SAN LUIS OBISPO
CA 93401
BUILDING
ADDITION
TENANT TRI-COUNTIESREGIONAL CENTER
ERE
TYM.E
C
F
NO. 20823
EL
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Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
These drawings are instruments of service and are
property of Pults & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Pults, AIA & Associates, LLP.
17 MARCH 251
PLANCHECK REVISIONS
3 APRIL 253
CP REVISIONS
K:\ENG\2026\26-8030\26-8030_ES-1.0_SITE PHOTOMETRIC PLN FOR ARC.dwg - roger - May 14, 2026 - 1:22pm
EXPIRES: 09/30/26
THOMA #26-8030
San Luis Obispo, CA 93406
P.O. Box 1167 - 3562 Empleo St.
THOMA ELECTRIC, INC.
Phone: (805) 543-3850
cad@thomaelec.com
Fax: (805) 543-3829
Consultant:
Sheet Contents:
Date:
Revised:
Job No:
Sheet:
ES-1.0
SITE PHOTOMETRIC
PLAN
REFERENCE NOTES
1. EXISTING SITE LIGHTING FIXTURE TO BE RETROFITTED WITH NEW
S1 TYPE FIXTURE HEAD.
2. EXISTING SITE BOLLARD FIXTURE TO REMAIN.
3. EXISTING WALL MOUNTED FIXTURE TO BE RELOCATED.
4. EXISTING WALL MOUNTED LIGHTING FIXTURE TO BE REMOVED.
5. NEW LOCATION FOR RELOCATED WALL MOUNTED FIXTURE.
6. NEW S3 TYPE LIGHTING FIXTURE TO BE INSTALLED IN REMOVED
LIGHTING FIXTURE LOCATION.
STATISTICS
Page 41 of 43
284 HIGUERA STREETSAN LUIS OBISPO
CA 93407
(805) 543 - 0300
2332
Project:
FARMHOUSEDEVELOPMENT, LLC
Client:
1146 FARMHOUSE LANESTREET
SAN LUIS OBISPO
CA 93401
BUILDING
ADDITION
TENANT TRI-COUNTIESREGIONAL CENTER
ERE
TYM.E
C
F
NO. 20823
EL
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OIEFSS
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Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
These drawings are instruments of service and are
property of Pults & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Pults, AIA & Associates, LLP.
17 MARCH 251
PLANCHECK REVISIONS
3 APRIL 253
CP REVISIONS
K:\ENG\2026\26-8030\26-8030_ES-1.0_SITE PHOTOMETRIC PLN FOR ARC.dwg - roger - May 14, 2026 - 1:22pm
EXPIRES: 09/30/26
THOMA #26-8030
San Luis Obispo, CA 93406
P.O. Box 1167 - 3562 Empleo St.
THOMA ELECTRIC, INC.
Phone: (805) 543-3850
cad@thomaelec.com
Fax: (805) 543-3829
Consultant:
Sheet Contents:
Date:
Revised:
Job No:
Sheet:
ES-1.1
SITE LIGHTING
FIXTURE CUT SHEETS
FIXTURE TYPE S1FIXTURE TYPE S2FIXTURE TYPE S3
Page 42 of 43
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Attachment B - AASP Consistency Matrix
Page 43 of 43