HomeMy WebLinkAbout02-08-2016 ARC Agenda Packet
City of San Luis Obispo, Council Agenda, City Hall, 99 0 Palm Street, San Luis Obispo
Agenda
Architectural Review Commission
Monday , February 8 , 201 6
5:00 pm
SPECIAL MEETING
Council Hearing Room
990 Palm Street
San Luis Obispo, CA
CALL TO ORDER: Chair Greg Wynn
ROLL CALL: Commissioners Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root,
Angela Soll, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn
PUBLIC COMMENT PERIOD: At this time, the general public is invited to speak before the
Commission 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 any item
presented during the Public Comment Period, the Chair may direct staff to place an item on a
future agenda for formal discussion.
PUBLIC HEARINGS
Note: Any court challenge to the actions 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.
1. 2450 Victoria Avenue. ARCH-1430-2015; Review of the development of 25 live/work
units and 18 residential units throughout eight new buildings, with a Trip Reduction Plan to
reduce parking up to 21%, which also includes the extension of Victoria Avenue and a
parking reduction with a categorical exemption from environmental review; C-R-SF zone;
PC Opportunity 3, LLC, applicant. (Kyle Bell)
COMMENT & DISCUSSION
San Luis Obispo - Special Meeting Agenda of February 8, 2016 Page 2
ADJOURNMENT
APPEALS
Any decision of the Architectural Review Commission is final unless appealed to the City Council
within 10 days of the action. Any person aggrieved by a decision of the Commission may file an
appeal with the City Clerk. Appeal forms are available in the Community Development
Department, City Clerk’s office, or on the City’s website (www.slocity.org). The fee for filing an
appeal is $279 and must accompany the appeal documentation.
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) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications
Device for the Deaf (805)781-7107.
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of 25 live/work units and 18 residential units throughout eight new buildings
with a Trip Reduction Plan to reduce parking up to 21%, which also includes the extension of
Victoria Avenue, with a categorical exemption from environmental review.
PROJECT ADDRESS: 2450 Victoria Ave. PREPARED BY: Kyle Bell, Assistant Planner
Phone Number: (805) 781-7524
e-mail: kbell@slocity.org
VIA: Tyler Corey, Housing Programs Manager
FILE NUMBER: ARCH-1430-2015 FROM: Doug Davidson, Deputy Director,
Development Review
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and
subject to conditions.
SITE DATA
Applicant PC Opportunity 3
Representative Thom Jess, Architect
Submittal Date March 28, 2015
Complete Date November 22, 2015
Zoning C-R-SF & C-S-SF
General Plan General Retail, Services &
Manufacturing within a
Special Focus Area
Site Area 1.78 acres (77,515 s.f.)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill
Development Projects) of
the CEQA Guidelines.
SUMMARY
The project applicant, PC Opportunity 3, proposes construction of a new mixed-use project. The
new structures include 25 live/work units and 18 residential units to be subdivided for individual
sale under the Minor Subdivision application SBDV-2365-2015 that also includes the Victoria
Avenue extension to Alphonso Street. Staff finds that the overall design and detailing of the
proposed residential structures consistent with the South Broad Street Area Plan (SOBRO) Design
Meeting Date: February 8, 2016
Item Number: 1
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Guidelines (see Attachment 4) and the Community Design Guidelines (CDG) as discussed in
section 3.0 below.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the South Broad Street Area
Plan, Community Design Guidelines and applicable City policies and standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site is 1.78 acres in size and zoned Commercial Retail (C-R-SF) and located within
the Special Focus Area also known as the South Broad Street Area Plan. The project site’s
existing development consists of the previous San Luis Obispo Trash Company Headquarters
and Corporation Yard between eight existing lots, which are proposed for demolition. Site
specific details are noted in Table 1 (below):
Table 1: Site details
Site Size Area including Victoria Avenue: 96,652 sq ft (2.22 acres)
Area excluding Victoria Avenue: 77,515 sq ft (1.78 acres)
Present Use & Development Storage yard
Topography Elevation: Min. 221 feet; Max. 236 ft.
Slope: approximately 2.2% slope
Natural Features: none
Access From Victoria Avenue, Woodbridge Street, & Alphonso Street
Surrounding Use/Zoning North: C-S-S-H-MU & C-N-H-MU (Mixed Use, Commercial & Residential)
East: Union Pacific Railroad
South & West: C-S-SF & C-R-SF (Commercial Service Uses and Residential)
2.3 Project Description
The existing buildings are proposed for demolition to accommodate eight new buildings
comprised of 25 live/work units and 18 residential dwelling units (Attachment 3, Project Plans).
The project also includes the extension of Victoria Avenue from Woodbridge Street to
Alphonso Street, at the completion of the project this portion of Victoria Avenue will become a
public street. The extension will be reviewed and evaluated through the Minor Subdivision
application SBDV-2365-2015.
A summary of the significant project features are included below (Attachment 3, Reduced
Project Plans):
1. Construction of eight new buildings dispersed between two properties, five buildings on
the east side of Victoria Avenue, and three buildings on the west side of Victoria Avenue
25 live/work units along Victoria Avenue
18 residential units located behind the live/work units
o 1 affordable unit
35 foot maximum height
A Trip Reduction Plan to reduce parking by 21%
Tandem parking for three parking spaces (Building A)
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2. The proposed mixed use buildings
are contemporary in character,
similar to the Broad Street Village
Contemporary style. The project’s
architectural style is designed to
complement the service
commercial and industrial theme
of the neighborhood. Project
materials include;
Board formed concrete
Brick
Metal siding
Bronze aluminum
storefront
The live/work units are designed with work space on the ground floor with direct access to
Victoria Avenue and garage parking that has rear alley access. The second and third levels
contain living space with two bedrooms, along with access to a spiral stair case which ascends
to a private roof deck for each unit.
Site access is provided along Victoria Avenue with the majority of parking provided in
individual garages with alley access. Table 2 provides a breakdown of the proposed parking for
the project that includes the requested parking reduction through the Automobile Trip Reduction
Plan (Attachment 5).
Table 2: Parking Analysis
Type # of Bedrooms # of Units
Parking Spaces
Required* Provided
Live/Work 1 Bedroom 4 8 8
Live/Work 2 Bedroom 22 44 33
Townhomes 2 Bedroom 7 14 14
Townhomes 3 Bedroom 1 2.5 2
Flats Studio 2 2 2
Flats 1 Bedroom 1 1.5 1
Flats 2 Bedroom 6 12 6
Guest Parking Spaces - 3 3
Total: 43 87 69
Automobile Trip Reduction Plan (21%): -18
Parking After Reduction 69
*Required parking per Table 6 of the Zoning Regulations
Figure 1: Perspective views of the project design.
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2.4 Project Statistics
Item Proposed 1 Standard 2
Street Yard Build-to Line
Village Street 10 feet 10 feet
Entry Street 5 feet 5 feet
Max. Height of Structure(s) 35 feet 35 feet
Max. Building Coverage (footprint) 38% 75%
Parking Spaces 69 (21% reduction) 87
Notes: 1. Applicant’s project plans submitted 1/15/2016
2. South Broad Street Area Plan
3.0 PROJECT ANALYSIS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and applicable design standards of the South Broad Street Area Plan (SOBRO) and
Community Design Guidelines (CDG). Staff has evaluated the project’s consistency with relevant
requirements and has found it to be in substantial compliance, as discussed in this analysis.
3.1 Site Plan: The CDG’s state that site planning should create a pleasant, comfortable, safe,
and distinct place for residents. Ground floor units with direct access to the street should be
designed with individual sidewalk entrances. New development should respect the privacy of
adjacent residential uses through appropriate building orientation and structure height (CDG,
Chapter 5.4A). The SOBRO form based codes requires that commercial uses or live work units
front Village Streets, and that live-work units should be designed in groups of at least three side
by side along the primary frontage, with the work space provided on the ground floor.
Staff Analysis: The project design takes advantage of the build-to lines on each street
frontage of the property, and provides parking areas that are accessed via driveways rather
than open and visible parking areas in accordance with SOBRO Section 4.6 (Building Types
by Street Type) the project orients the live/work units along Victoria Avenue (Village
Street) and provides multi-family structures to the rear of each lot and along Woodbridge
Street and Alphonso Street (Entry Streets). The project also provides a community gathering
area and a street side patio as described in Attachment 3 (Project Plans; page L-1). The site
provides sufficient access and internal circulation for vehicles and pedestrians. The Victoria
Avenue expansion provides access to additional commercial areas that may be accessed by
the entire South Broad Street Area. The project’s parking area is not a dominant visual
element of the site and is screened by buildings that are oriented toward the street.
Discussion Item #1: The SOBRO regulations require trash enclosures to be located in rear
yards or side yards1. The trash enclosure has been located at the corner of Victoria Avenue
and Alphonso Street. However, staff is recommending a condition to improve the views of
the trash enclosure as viewed from the public right-of-way. Condition #2 has been added to
the Draft Resolution (Attachment 1) that requires landscaping improvements to screen the
structure to the satisfaction of the Community Development Director.
1 South Broad Street Area Plan Chapter 5.3 General Standards I. The following elements shall be located in rear
yards or side yards not facing Village Courts: Trash enclosures, Utility meters…
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3.2 Building Design: The SOBRO design guidelines require that multi-family housing and live
work units be designed to reflect the Broad Street Village Contemporary architectural style. The
Broad Street Village Contemporary Style pays homage to the past with a blend of traditional
and contemporary architectural forms, materials, and influences to create an urban village
character. The CDG state that multi-family housing should be derived from architectural styles
in the surrounding neighborhood, and should be designed to ensure that the height and bulk of
higher density projects do not impact adjacent lower density residential areas (CDG, Chapter
5.4C)
Staff Analysis: The proposed mixed use buildings are contemporary in character, consistent
with the Broad Street Village Contemporary style. The project’s architectural style is
designed to complement the service commercial and industrial theme of the neighborhood.
The project incorporates various materials such as metal siding, brick, board formed
concrete, aluminum clad wood windows and storefronts.
The structures demonstrate consistent use of colors, materials, and detailing throughout all
elevations of the building. Building H has been designed with nine adjacent garages along
the east elevation, this design could be considered repetitive and is discouraged by the
CDG2, however, the garage doors are visually recessed due to balconies and walk ways that
overhang the garage doors. The garage doors also include building features that provide
visual interest toward the building façade such as transom windows and concrete lintels at
openings in the brick veneer.
All elevations are visually interesting and receive interesting architectural treatments that
enhance views of each structure from all views on and off site3. The proposed building's
design provides a sense of human scale and proportion. The design utilizes vertical wall
articulation, offsets, recessed windows and entries, awnings, and balconies to relieve the
form and mass of the building.
Staff finds the project consistent SOBRO Design Standards and incorporates forms and
features of the Broad Street Village Contemporary style.
Discussion Item #2: The Community Design Guidelines state that the use of corridors to
provide access to five or more units should be avoided4. The west elevation of Building H of
the proposed project plan has been designed with two corridors that provide access for four
2 South Broad Street Area Plan Section 4.5 Form-Based Code. Setbacks and Build-To Lines. Form-based codes in
the Area Plan introduce maximum setbacks and build-to lines. These space-planning tools help define a continuous
pattern of building placement on a given block. Applicable setbacks and build-to lines are determined by the street
type.
3 Community Design Guidelines Chapter 5, Section 5.4 C.1: Façade and roof articulation. A structure with three or
more attached units should incorporate wall and roof articulation to reduce apparent scale. Changes in wall
planes and roof heights, and the inclusion of elements such as balconies, porches, arcade, dormers, and cross
gables can avoid the barracks-like quality of long flat walls and roofs.
4 Community Design Guidelines Chapter 5, Section 5.4 C.4: Dwelling unit access. The use of balconies and corridors
to provide access to five or more units should be avoided. Access points to units should instead be clustered in
groups of four or less.
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units each (Attachment 3, Project Plans, page A9.1). Through the use of architectural
elements the corridors have been disguised in three sections to reduce the visual impact of
the corridors to the rest of the project site.
3.3 Parking: Zoning Regulations Table 6 (Parking Requirements by Use) states that live/work
units require two parking spaces, and multifamily dwellings require parking based on the
number of bedrooms. The proposed project requires 87 parking spaces. The project is requesting
a parking reduction for the site, in conjunction with an Automobile Trip Reduction Plan
(Attachment 5). SOBRO states that the parking requirement for projects implementing non-auto
travel can be reduced by thirty percent 5. The Trip Reduction Plan shall provide reasonable
justification for the reduction, including innovative project design, transportation demand
management, or incentives, which will reduce single-occupant vehicle travel to and from the
site.
Staff Analysis: The combined reduction would reduce the required parking from 87 to 69
vehicle parking spaces. The Zoning Regulations stipulate that vehicle parking can be
reduced up to 10% by providing additional bicycle parking spaces6. The Trip Reduction
Plan provides an additional 40 bicycle parking spaces than what is required in order to
accommodate a reduction for eight vehicle parking spaces, equivalent to 9.2%. The Trip
Reduction Plan requests an additional reduction for ten vehicle parking spaces, equivalent to
11.5%, and provides an explanation of alternative modes of transportation that are offered
for the site such as; shared automobiles, and proximity to alternative modes of transportation
within walking distances.
Staff finds that the proposed parking reduction of 18 parking spaces, approximately 21%, is
appropriate for the project site in accordance with SOBRO Parking Requirements to
minimize the area devoted exclusively to parking and driveways when typical demands may
be satisfied more efficiently by other means.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of
the CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. The project
site occurs on a property of no more than five acres substantially surrounded by urban uses that has
no value as habitat for endangered, rare or threatened species as the site is located on an existing
developed property.
5 South Broad Street Area Plan Section 4.7 Automobile Trip Reduction. The parking requirement for projects
implementing non-auto travel, particularly for commuting, is reduced by thirty percent. The applicant shall provide
reasonable justification for the reduction…
6 Zoning Regulations Section 17.16.060 G.2: Bicycle Spaces. Projects which provide more bicycle and/or motorcycle
spaces than required may reduce the required car spaces at the rate of one car space for each five bicycle spaces,
up to a 10% reduction…
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5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution as
conditions of approval/code requirements.
6.0 ALTERNATIVES & RECOMMENDATION
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, South Broad Street Area Plan or Community Design Guidelines.
7.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Reduced Project Plans
4. South Broad Street Area Plan Design Guidelines
5. Trip Reduction Plan
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
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ATTACHMENT 1
RESOLUTION NO. ARC-XXXX-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING THE DEVELOPMENT OF 25 LIVE/WORK UNITS AND
18 RESIDENTIAL UNITS THROUGHOUT EIGHT NEW BUILDINGS WITH A 21%
PARKING REDUCTION, WHICH ALSO INCLUDES THE EXTENSION OF
VICTORIA AVENUE, AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED FEBRUARY 8, 2016
2450 VICTORIA AVENUE (ARCH-1430-2015)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on February 8, 2016, pursuant to a proceeding instituted under ARCH-1430-
2015, Pc Opportunity 3, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH-1430-2015), based on the following findings:
1. 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 the project will be compatible with site
constraints and the scale and character of the neighborhood.
2. The proposed project is consistent with Land Use Element policies 2.3.6 (Housing &
Businesses) and 3.8.5 (Mixed Uses), because the project provides residential dwellings and
live/work units within a commercial district that is appropriate and compatible with the
existing neighborhood.
3. The project is consistent with the Housing Element because the project provides a variety of
residential types, sizes, and style of dwellings (HE Goal 5), and encourages a mix of
live/work units where housing and other commercial uses are compatible (HE 5.2).
4. The project is consistent with the Conservation and Open Space Element policy 4.4.3
because the project promotes higher-density, compact housing to achieve more efficient use
of public facilities and services and to improve the jobs/housing balance.
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Resolution No. ARC-XXXX-16 ATTACHMENT 1
2450 Victoria Avenue, ARCH-1430-2015
Page 2
5. The project design maintains consistency with the City’s Community Design Guidelines by
providing architectural interest and an attractive style which complements the character and
scale of the existing neighborhood.
6. The design of the project is consistent with the development standards of the South Broad
Street Area Plan and has been designed in accordance with the Broad Street Village
Contemporary style which is an appropriate architectural style for live/work and multi-
family housing types.
7. As conditioned, the proposed 10% bicycle parking reduction is appropriate for the site
because the proposed project includes an additional 40 bicycle parking spaces to be
provided for the residences (Zoning Regulations 17.16.060.G.2).
8. As conditioned, the Automobile Trip Reduction plan provided by the applicant requests an
additional 11% parking reduction which is consistent with the intent of the South Broad
Street Area Plan to minimize area devoted exclusively to parking and driveways by
providing programs such as car-sharing and information sharing to be managed by the
Home Owner’s Association.
9. There is no evidence to indicate that granting a 21% parking reduction will result in poor
on-site circulation or adversely affect the surrounding neighborhood.
SECTION 2. Environmental Review. The project is categorically exempt under Class
32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is
consistent with General Plan policies for the land use designation and is consistent with the
applicable zoning designation and regulations. The project site occurs on a property of no more
than five acres substantially surrounded by urban uses that has no value as habitat for
endangered, rare or threatened species as the site is located on an existing developed property.
SECTION 3 . Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as
deemed appropriate.
2. The trash enclosure located on the corner of Alphonso Street and Victoria Avenue is
allowed within the required yard. The north and east side of the enclosure shall be screened
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Resolution No. ARC-XXXX-16 ATTACHMENT 1
2450 Victoria Avenue, ARCH-1430-2015
Page 3
with large shrubs and/or trees, subject to the approval of the Community Development
Director. The applicant shall incorporate a trellis over the trash enclosure in order to screen
from overlook; design of the trellis is subject to the Community Design Guidelines and to
the satisfaction of the Community Development Director.
3. The Home Owner’s Association shall be responsible for monitoring and reporting the
progress of the Trip Reduction Program. The HOA will be responsible for coordinating
annual surveys, reporting to the city, and providing current and up to date program
information to residents, to the satisfaction of the Community Development Director.
4. Plans submitted for a building permit shall demonstrate compliance with bicycle parking
space requirement under Table 6.5 of the Zoning Regulations, and comply with Section
17.16.060G for the 10% bicycle reduction to provide an additional 40 bicycle parking
spaces, to the satisfaction of the City Engineer and Community Development Director.
5. 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 material board submitted with Architectural Review application.
6. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall
be clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-
sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure
that light is directed downward consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations.
7. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of any proposed condensers and other mechanical equipment.
If any condensers or other mechanical equipment is to be placed on the roof, plans
submitted for a building permit shall confirm that parapets and other roof features will
provide adequate screening. A line-of-sight diagram shall be included to confirm that
proposed screening will be adequate. This condition applies to both initial project
construction and later building modifications and improvements.
8. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. 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.
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9. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed. Where
possible, as determined by the Utilities Director, equipment shall be located inside the
building within 20 feet of the front property line. Where this is not possible, as determined
by the Utilities Director, the back flow preventer and double-check assembly shall be
located in the street yard and screened using a combination of paint color, landscaping and,
if deemed appropriate by the Community Development Director, a low wall. The size and
configuration of such equipment shall be subject to review and approval by the Utilities and
Community Development Directors.
10. 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.
Building
11. Construction plans submitted for review will include a complete code analysis for allowable
area and construction type. Review of the general information provided for entitlement is
cursory and does not guarantee code compliance for a future construction submittal.
12. Future subdivision of the project is not within the purview of this review. Additional
conditions will apply to future subdivision of the project.
13. Projects submitted for review prior to a code change cycle must complete approval and be
issued for construction within six months of the effective date of the new code. Those
permits will be valid for a period of six months (one year from the effective date of the new
code) and will expire if the permit is not acted on in that time frame. Extensions of time will
not be granted.
14. Openings allowed in buildings less than 20 feet from the property line are limited. This
project was not reviewed for compliance with the current regulations. Review of the
requirement will be performed as part of the construction plan submittal and may change
the exterior elevations of the building.
15. The applicant shall submit for addressing of the structure prior to submission of
construction drawings. All future submissions will include the address of the units to be
constructed or modified.
16. Underlying lots must be merged into a single parcel or the tract/parcel map must be
recorded prior to building permit issuance.
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Transportation
17. Intersection of Woodbridge St. and Victoria Ave. shall be redesigned such that the
crosswalk is not behind the stop bar and the intersection is properly aligned to the
satisfaction of the Public Works Dept.
18. Bulbouts shall be redesigned to provide adequate radii for street sweeping.
19. Maintenance of the parking Tee’s shall be the responsibility of the property association. In
the event the Tee’s become faded, are paved over by the City for maintenance purposes, or
for any reason are no longer visible the property association is responsible for to
maintaining them. Otherwise no Tee’s will be provided. When conducting maintenance
work within the public right of way the property association will need to apply for the
necessary encroachment permits.
Public Works
20. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard. MC
12.16.050.
21. The building plan submittal shall show and label all existing and proposed public or private
easements for reference. Any required on-site or off-site easements shall be recorded prior
to building permit issuance.
22. The development plan requires the abandonment and relocation of a public sewer easement
and Victoria Street extension. The process to approve the realignment of the sewer and
street easements shall be completed prior to permit issuance.
23. The improvement plan submittal shall confirm the location of the existing sewer main and
public easement to remain across the east side development. The existing easement shall be
shown in accordance with latest sewer easement Document No. 2003-136323. If the
existing sewer main falls outside the existing easement or is not otherwise generally
centered in the easement, then an additional offer of dedication will be required to cover the
public main to the satisfaction of the Public Works and Utilities Departments.
24. The parcel map improvement plans shall include complete details of the required Victoria
Avenue Extension, frontage improvements, and intersection improvements in accordance
with the City Engineering Standards in effect at the time of improvement plan submittal
and/or encroachment permit issuance. The plans shall also show compliance with the South
Broad Street Corridor Plan. Any conflicts between the City Engineering Standards and
intent of the corridor plan shall be reviewed and approved to the satisfaction of the City
Engineer and Community Development Director.
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25. The subdivision improvement plans/public improvement plans shall include all public
utility installations, upgrades, and/or relocations per City Engineering Standards. Final line
and grade for the street improvements and utilities shall be approved by the City of San Luis
Obispo.
26. The development and/or subdivision improvement plans shall be approved prior to building
permit issuance. The improvement plans shall be submitted to the Engineering
Development Review Division along with a completed improvement plan application,
engineer’s estimate of probable cost, and the required improvement plan review fee. A
separate Public Works Department inspection fee will be required prior to improvement
plan approval and encroachment permit issuance.
27. The several proposed project access drives from the adjoining public streets shall be
provided by a City Engineering Standard driveway approach rather than the street/alley type
entrances shown on the ARC plans.
28. Unless otherwise approved by the Public Works Department, the Victoria-Woodbridge
intersection shall be constructed with curb ramps and crossings at all four corners. The
design shall generally be in accordance with the “Village Street” section of the corridor
plan. The final design shall consider the design implications of directional ramps and radial
ramps and the connectivity to the existing off-site radial ramp to remain.
29. The improvement plans shall show all existing and proposed fire hydrants located along the
existing streets and proposed Victoria Street extension per City Engineering Standards and
to the satisfaction of the Fire Department. Hydrant density, spacing, and locations shall be
approved in conjunction with the improvement plan submittal. If additional hydrant(s) are
needed along the Victoria extension, then a public hydrant located off a public water main
extension will be required.
30. Unless otherwise deemed necessary by the Fire Department, the required fire hydrants shall
be located along the adjoining public street rather than providing on-site/private hydrants.
If on-site hydrants are required or proposed by the developer for redundancy, the hydrant
locations, backflow device(s), landscape screening, and access shall be approved to the
satisfaction of the Fire Department and Planning Division.
31. The building permit plan submittal shall include all required parking lot improvements,
dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage,
pavement marking, signage, and striping in accordance with the Parking and Driveway
Standards and disabled access requirements of the CBC.
32. The proposed bike racks shall be located outside the public right-of-way. Bike racks
located within public utility easements may be approved with the recordation of an
encroachment agreement.
ARC1 - 13
Resolution No. ARC-XXXX-16 ATTACHMENT 1
2450 Victoria Avenue, ARCH-1430-2015
Page 7
33. Provisions for trash, recycle, and green waste containment, screening, and collection shall
be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The
respective refuse storage area and on-site conveyance shall consider convenience,
aesthetics, safety, and functionality. Ownership boundaries and/or easements shall be
considered in the final design. Any common storage areas shall be maintained by the
Homeowner’s/Property Owner’s Association and shall be included in the CCR’s or other
property maintenance agreement accordingly.
34. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades.
Services to the new structures shall be underground. All work in the public right-of-way
shall be shown or noted.
35. The building plan submittal shall show the location of the fire service lateral, double-check
assembly, and fire department connection (FDC) on the site utility plan. Show the location
of the fire riser room and interior fire riser in accordance with the ARC approvals and/or the
Planning Divisions architectural guidelines. Provide access to the fire riser and
appurtenances in accordance with the UFC and as approved by the Fire Marshal. Clarify to
the satisfaction of the Fire Marshal whether an FDC should be provided at the double-check
assembly or on the respective buildings.
36. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as regulated by the Regional Water Quality Control Board for redeveloped
sites. Include a complete Post Construction Stormwater Control Plan Template as available
on the City’s Website.
37. The project drainage report, plans, and Post Construction Stormwater Regulation
compliance strategy shall include complete details and approvals related to the treatment of
any existing or proposed new public street storm run-off in accordance with the standards.
Run-on from neighboring properties or adjoining streets shall be considered in the analysis.
38. An operations and maintenance manual will be required for the post construction
stormwater improvements. The manual shall be provided at the time of building permit
application and shall be accepted by the City prior to building permit issuance. A private
stormwater conveyance agreement will be required and shall be recorded prior to final
inspection approvals.
39. EPA Requirement: General Construction Activity Storm Water Permits are required for all
storm water discharges associated with a construction activity where clearing, grading or
excavations result in land disturbance of one or more acres. Storm water discharges of less
than one acre, but which is part of a larger common plan of development or sale, also
requires a permit. Permits are required until the construction is complete. To be covered by
a General Construction Activity Permit, the owner(s) of land where construction activity
occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to
ARC1 - 14
Resolution No. ARC-XXXX-16 ATTACHMENT 1
2450 Victoria Avenue, ARCH-1430-2015
Page 8
the State Regional Water Quality Control Board. An application is required to the State
Board under their recently adopted Stormwater Multi-Application, Reporting, and Tracking
System (SMARTS).
40. The building plan submittal shall include a complete grading, drainage and topo plan. The
grading and drainage plan shall show existing structures and grades located within 15’ of
the property lines in accordance with the grading ordinance. The plan shall consider
historic offsite drainage tributary to this property that may need to be conveyed along with
the improved on-site drainage. This development will alter and/or increase the storm water
runoff from this site. The improved or altered drainage shall be directed to the street and
not across adjoining property lines unless the drainage is conveyed within recorded
easements or existing waterways.
41. The building plan submittal shall show all existing trees on the property with a trunk
diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies
and/or root systems that extend onto the property shall be shown for reference. The plan
shall note which trees are to remain and which trees are proposed for removal. Include the
diameter and species of all trees. Tree canopies should generally be shown to scale for
reference. Tree removals may require approval by the City Arborist and/or Tree
Committee. The plan shall show all existing and proposed street trees.
42. The building plan submittal shall show all required street trees. Street trees are generally
required at a rate of one 15-gallon street tree for each 35 lineal feet of frontage. The City
Arborist and Planning Division shall approve the tree species and planting requirements in
accordance with City Engineering Standards and the corridor plan.
Utilities
43. Privately owned sub-meters shall be provided for residential condominiums. The CCR’s
for the property/homeowner association shall require that the sub-meters be read by the
association (or P/HOA contracted service) and each condominium billed according to water
use.
44. The project’s Landscape Plan shall be revised as the project’s estimated water use exceeds
50 percent of maximum applied water allowance (MAWA) which is required during the
current declared drought emergency.
45. The project proposes the abandonment of the existing 6” sewer main on Victoria Avenue
and the installation of a new 18” sewer main. Applicant shall coordinate with the City’s
Utilities Department for the tie over to the new 18” sewer main including providing a
bypass/tie-over plan for review prior to issuance of a Building Permit.
46. Applicant shall abandon the existing manhole and provide a new cleanout at the end of the
abandoned 6” main at the intersection of Woodbridge and Victoria.
ARC1 - 15
Resolution No. ARC-XXXX-16 ATTACHMENT 1
2450 Victoria Avenue, ARCH-1430-2015
Page 9
47. All proposed sewer main abandonments shall be per City standard. Where the abandoned
18-inch main is to be disconnected from the manhole that remains, the manhole shall be
plugged with non-shrink grout.
Code Requirements
1. This project shall comply with the current adopted Construction Codes of the City of San
Luis Obispo at that time of submission of construction plans for review.
2. Parking areas that do not communicate directly with a residential unit shall be designed as
S-2 occupancies.
3. Any roof top penthouse construction shall be limited to non-habitable unconditioned space.
Useable enclosed space on the roof will be considered an additional story as defined by the
building code.
4. Site development shall comply with the current California codes and ADA requirements.
All common facilities and access routes shall be reviewed and approved to the satisfaction
of the Building Division.
5. The proposed 18-inch sewer main on Victoria Avenue shall be constructed of HDPE per
City standards.
6. The proposed private sewer laterals shall connect to the City’s sewer main with a wye
connection (not at a manhole) per City standards.
7. Existing sewer laterals serving the property shall be abandoned per City standards.
8. Potable city water shall not be used for major construction activities, such as grading and
dust control, as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program. Information on the program is available at:
http://www.slocity.org/home/showdocument?id=5909
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
ARC1 - 16
Resolution No. ARC-XXXX-16 ATTACHMENT 1
2450 Victoria Avenue, ARCH-1430-2015
Page 10
The foregoing resolution was passed and adopted this 8th day of February, 2016.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
ARC1 - 17
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Attachment 2
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41
Draft South Broad Street aREA Plan
Design Guidelines
5.0 design
guidelines
5.1 PURPOSE
Design Guidelines help ensure that proposed development in
the South Broad Street planning area meets General Plan goals
and community desires for high-quality, aesthetically pleasing,
sustainable, and historically compatible development.
5.2 APPLICABILITY
New buildings, significant additions (increase in floor area 50%
or more), substantial remodels (50% or more of current value)
and site improvements shall incorporate these guidelines in
project design. Changes to structures that are historic resources
are subject to the City’s Historic Preservation Guidelines instead
of the Area Plan Design Guidelines.
5.3 GENERAL STANDARDS
The following standards complement the City’s Community
Design Guidelines. Where there are conflicts between design
standards, the Area Plan standards shall apply.
A) Buildings, walls and fences shall be designed to define
the street and public spaces; storage shall not be located
between buildings and the street.
B) Buildings on corner lots shall be designed so that windows
and architectural detailing extend to all visible elevations.
C) Building surfaces over two stories high or 40 feet in length
should provide vertical and horizontal wall plane offsets.
Large multifamily or multi-tenant structures should look like
separate buildings.
D) Building walls should have relief such as windows, doors,
architectural detailing, or other ornamentation. Large, blank
walls are prohibited.
E) The following architectural elements are prohibited:
» Reflective glass
» Glossy finish or backlit awnings
» Fences made of chain link, barbed wire, or wire mesh
Source: HASLO
Source: RRM
Source: ROEM
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F) Building designs should promote social interaction and
defensible space through the use of:
» Balconies
» Patios and stoops
» Bay windows and windows placed to capture views of
streets and public and common use areas
G) Public space should be integrated into design to promote
pedestrian character and sense of place. Primary building
entrances shall be designed as highly visible and prominent
architectural features.
H) New development shall be oriented and designed to
enhance pedestrian movement to and between adjacent
uses. Pedestrian walkways shall be included and pedestrian
entrances clearly identified and easily accessible. Colored,
textured paving should delineate pedestrian accessways.
I) The following elements shall be located in rear yards or side
yards not facing Village Courts:
» Trash enclosures
» Utility meters
» Air conditioners and compressors
» Irrigation and pool pumps
J) In mixed-use projects, the residential dwelling units should
have and maintain a recycling and solid waste disposal
area that is separate from those disposal areas used by the
commercial uses whenever feasible. Recycling and solid
waste areas and receptacles shall be screened so as not to
be visible from the public right-of-way.
Architectural Styles
New buildings shall also incorporate the common architectural
forms, materials, features, and details of the architectural styles
illustrated and described in the remainder of this section.
Design Guidelines
Railroad Vernacular Bungalow/Little Italy Style
This architectural style incorporates Bungalow and Italianate
design elements into a simpler, local Railroad Vernacular style
common in the City’s railroad neighborhoods when the Imperial
Addition was subdivided and the area’s residential character
was established. These buildings are rectilinear in plan,
single or multi-story on raised foundations, and are marked by
traditional architectural details, such as composition hip and
gable roofs, covered porches, eave overhangs with exposed
rafters, horizontal wood board siding, double-hung wood frame
windows, and covered porches. This architectural style may
most appropriately be used for industrial shed, multi-family, and
courtyard building types.
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Draft South Broad Street aREA Plan
Design Guidelines
Railroad Commercial Style
Commercial buildings associated with the railroad consisted
of a diverse range of styles and materials. However, certain
elements were prevalent and helped define the area’s historic
character. Architectural styles ranged from simple shed-type
or gable-roofed metal buildings to brick, plaster, and concrete
multi-story, rectilinear and round buildings. The following should
be used in commercial, mixed-use, industrial shed, live-work,
and courtyard building types as appropriate: common brick;
horizontal wood board siding; vertical board-and-batt siding;
corrugated metal siding and roofing; double-hung, casement,
jalousie, and fixed-glass windows with trim; use of brick trim
and metal lintels over doors and windows; stone foundations or
accent courses; decorative roof parapets; arched window and
door openings; decorative roof rafters; clerestory windows; and
concrete, tile, and smooth plaster.
Broad Street Village Contemporary
Paying homage to the past with a blend of traditional and
contemporary architectural forms, materials, and influences,
the Broad Street Village Contemporary Style creates an urban
village character unique to this area. Forms and materials
are utilitarian and influenced by sustainable “green building”
features, such as: solar roofs; plaster, brick, or metal exterior
walls; raised and/or recessed entries, patios, porches, and
balconies; arcades and courtyards; wide roof overhangs; and
extensive use of glass, skylights, and sustainable and recycled
building materials. This style can be used for any building type.
Source: ROEM
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5.4 SPECIFIC GUIDELINES
Building Walls
Building walls should reflect the traditional materials and
techniques of California’s Spanish Colonial Revival architecture
and the industrial/railroad history of the South Broad Street
area. Simple configurations and solid craftsmanship are favored
over complexity and ostentation in building form.
Building walls should be treated consistently on all elevations.
Wall materials should be durable and easily maintained. The
following types of exterior wall materials should be used:
» Common full dimension brick
» Smooth-finish cement plaster (not rough-coat stucco)
» Wood board siding, horizontal or vertical
» Real native stone
» Concrete, concrete block, tile and precast masonry
» Metal, factory-painted or unpainted
» Reused materials
Other materials may be allowed if consistent with identified
architectural styles, provided they are not highly reflective. Wall
materials should be consistent horizontally (joints between
different materials must continue around corners) except for
towers, chimneys and piers. Brick, metal, block, and stone must
be detailed and in appropriate load-bearing proportions.
Roofs
Within one building, roof planes should have consistent pitches
to provide visual continuity. Roof lines should be simple, utilizing
gables, hips, and sheds, or combinations of these basic forms.
Unnecessarily complicated roof lines should be avoided.
Where eave overhangs are appropriate, they should be
generous and significant as an architectural statement. Rakes
(gable ends) should overhang at least 24 inches. Eaves and
rakes on accessory buildings, dormers, and other smaller
structures should overhang at least 12 inches. Soffits should be
placed perpendicular to the building wall, not sloping in plane
with the roof (except for gable ends).
Skylights and roof vents on sloped roofs are permitted only on
the roof plane opposite the primary public realm, except for
Broad Street Village Contemporary architecture. Equipment
on top of buildings should be enclosed and integrated into the
building form.
The following types of roof materials should be used:
» Clay or concrete
» Standing seam metal
» Tile, barrel, or flat clay, terra-cotta, concrete, or slate
» Built-up roofing (flat roofs with parapets)
» Composition shingle (for historic properties)
» “Green” roofing materials
» Gutters and downspouts of copper, aluminum, or
galvanized steel
Other materials may be allowed if consistent with identified
architectural styles. Cornices and soffits may be a combination
of stone, masonry, wood, and/or metal. Vinyl cornices or soffits
are prohibited.
Openings
Windows and doors should be simple in both design and
placement. Openings should be taller than they are wide
(except transom windows), but should not span vertically more
than one story.
Windows
Windows may be hung horizontally. Upper-story windows
should be double-hung, single-hung, or casement type. All
residential windows should be operable.
Design Guidelines
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Draft South Broad Street aREA Plan
Window glass must be clear with light transmission at the
ground story of at least 90 percent, and light transmission at
upper stories of at least 75 percent (subject to modification if
necessary to meet State Title 24 requirements). Specialty
windows may use stained or opalescent glass. Window screens
should be black or gray. Window screen frames should match
the window frame material, adjacent trim, or wall colors.
Shutters, window boxes, and fabric awnings (without
backlighting or glossy finishes) are permitted. Exterior shutters
shall be sized and mounted appropriately for the window (1/2
the width).
Building Entries
At the street level, buildings should be designed to
accommodate residential and/or retail uses. Both types of uses
should be entered directly from the street level sidewalk. Where
front floor residential units are raised off-grade by podiums or
other means, stoops should provide direct access to the street.
Handicapped access must be provided as required by local
construction codes.
Building entries should be designed to promote pedestrian
comfort, safety, and orientation. Entries should be clearly
identifiable and visible from the street and easily accessible and
inviting to pedestrians.
Doors, especially main entrance doors, should be framed
and recessed to reinforce their primacy. The actual door and
its hardware should exhibit high quality materials even if the
remainder of the building is simple and functional.
Storefronts
Restaurants and shops are encouraged to use French doors,
folding doors, and similar openings to create outdoor dining and
display areas adjacent to the public sidewalk. Storefronts may
extend up to 12” beyond the building façade toward the street.
Doors should be recessed behind the storefront windows to
create a vestibule and a break in the façade bulk and mass.
For all storefronts, clear glazing unobstructed by structural
elements, shelves, or merchandise, should comprise at
least 50 percent of the total storefront area to create visually
interesting and pedestrian-friendly building façades facing the
street. Ground floor windows in storefronts should not be made
opaque by window materials, coverings, or treatments (except
for operable sunscreen devices).
Retail frontages should provide architectural interest at and
above the pedestrian level with sufficient glazing to allow visual
transparency. The number of windows on public streets should
be maximized to increase safety.
Walls, Fences, and Railings
Walls, fences, and railings establish clear edges where buildings
or landscaping do not. Area Plan Streetscape Standards
(Chapter 6) include a series of masonry, brick, or stone walls
that define public and private spaces, enhance or screen views,
provide privacy, enhance safety, and reduce noise.
Wall, fence, and railing heights shall comply with Section
17.16.050 of the City’s Zoning Regulations. All walls should be
as carefully designed as building façades, with similar finished
surfaces on both sides. Where visible from a public street, walls
should be softened by landscaping such as climbing vines.
The following types of materials should be used for walls,
fences or railings:
» Natural stone
» Metal (e.g. wrought iron, welded steel or aluminum)
» Clay brick
» Stucco on concrete block (or poured concrete) with
decorative coping
» A combination of materials
Mechanical Equipment
Outdoor mechanical equipment shall be screened from public
Design Guidelines
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view whenever possible, including but not limited to: air
compressors, mechanical pumps, exterior water heaters, water
softeners, utility and telephone company meters or boxes, and
roof-mounted HVAC equipment. Photovoltaic installations need
not be screened provided the color and angle are consistent
with the roof.
Air conditioners and fountain/pool filters shall be located
outside of required setbacks. To minimize noise disturbance,
such equipment should be located as far away as feasible
from bedroom windows or public outdoor use areas. Powered
exhaust fan ports shall not be located within ten feet of the
surface of a public sidewalk, street, plaza, or other outdoor
assembly area, whether publicly or privately owned. All
ventilation shall be directed through the roof.
Design Guidelines
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1306 JOHNSON AVENUE SAN LUIS OBISPO, CA 93401 P: 805/547.2240 F: 805/547.2241 ARRIS-STUDIO.com
THOMAS E. JESS, ARCHITECT #C27608 STEPHEN A. RIGOR, ARCHITECT #C33672
August 10, 2015
Rachel Cohen
Associate Planner
City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401
Re: The Yard (Automobile Trip Reduction Summary)
2450 Victoria Avenue
San Luis Obispo, CA 93401
Dear Rachel:
The proposed live/work and multifamily project at 2450 Victoria Avenue includes 25 live/work
units and 18 residential dwelling units. The site is located on the former Trash Company
headquarters’ land. All of the existing buildings will be removed and all new buildings will be
constructed.
As part of the application we are requesting a reduction in the required parking based on the
implementation of numerous automobile trip reduction measures. This is in compliance with
City of San Luis Obispo zoning regulations, section 17.16.060 “D” which allows the director to
reduce the parking requirement for projects implementing non-auto travel, particularly for
community, when it can be demonstrated that reduction of on-site parking will be safe, and will
not be detrimental to the surrounding area or cause a decline in quality of life.
We are requesting a reduction of nine parking spaces through implementing automobile trip
reduction measures.
The proposed project’s location is and proximity to serves will allow residents to easily walk or
bike to many employment, dining and service locations in San Luis Obispo. A list of these items
is listed below.
Bus Stop 0.1 miles
Grocery Store 0.1 miles
Restaurant 0.1 miles
Meadow Park 0.3 miles
Convenience Store 0.2 miles
Gas Station 0.2 miles
Rabobank 0.1 miles
MindBody 1.6 miles
UPS 1.2 miles
Downtown SLO 0.9 miles
US Post Office 1.1 miles
Cal Poly Campus 2.5 miles
Amtrack Station 0.6 miles
Attachment 4
ARC1 - 53
1306 JOHNSON AVENUE SAN LUIS OBISPO, CA 93401 P: 805/547.2240 F: 805/547.2241 ARRIS-STUDIO.com
THOMAS E. JESS, ARCHITECT #C27608 STEPHEN A. RIGOR, ARCHITECT #C33672
Reducing the negative environmental impact of our automobile traffic is a goal of this project
and below is a list of automobile trip reduction measures that have been incorporated into the
design.
1. Shared Automobile – Onsite accommodations will be made available for a communal
short term rental car to enable residents to utilize a shared vehicle for daily errands and
other related needs. It is estimated that utilizing a car sharing program alone will offset
up to 10 required parking spaces. One company that offers this service is SLO Funride.
Information on their services can be found on their website myfunride.com.
2. Extensive Bicycle Parking – The project design incorporates ample short and long term
bicycle parking spaces. Each towhhome is provided with a private garage which is
available to securely store bicycles. The multifamily residents have access to private
lockable storage or a private garage which can be used to securely store bicycles. In
addition there are a total of 33 short term bicycle parking spaces distributed throughout
the site. The project calculations include a total of 89 bicycle parking spaces. However,
in reality there are many spaces available within private garage that are not included in
this total.
3. Information Sharing – A community wide website will be established to keep the
residents informed of activities. This website will include up-to-date facts on FunRide
availability, bicycle parking locations, alternative transportation programs and transit
schedules. This website will be made available to all residents.
The developer is responsible for establishing the Automobile Trip Reduction Program during the
design phase of the project. The responsibility for monitoring and reporting the progress of the
program will be transferred to the Home Owner’s Association (HOA) once the homes are
occupied. The HOA will be responsible to coordinating annual surveys, reporting to the city,
and providing current and up to date program information to residents.
In coordination with RideShare, an annual survey of residents will be conducted to gather
information on commute patterns, program effectiveness, and resultant additional
recommendations. In conjunction with the survey, an annual program report will be submitted
to the City of San Luis Obispo Public Works Department Transportation Planner. The report will
include a history of the project’s trip reduction efforts to date, the most recent resident survey
results and any proposed modifications to the trip reduction plan.
Thank you and please do not hesitate to let me know if you have any questions, comments or
require additional information.
Sincerely,
Thom Jess
Attachment:
- Vicinity Map with Amenity Locations Identified
Attachment 4
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