HomeMy WebLinkAbout04-04-16 ARC Agenda Packet
City of San Luis Obispo, Council Agenda, City Hall, 99 0 Palm Street, San Luis
Obispo
Agenda
Architectural Review Commission
Monday, April 4, 2016
5:00 pm
REGULAR MEETING
Council Hearing Room
990 Palm Street
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. 1251 Calle Joaquin. ARCH-1839-2015; Review of a new 23,945 sq. ft. auto dealership
located on Calle Joaquin paralleling US Highway 101, with a categorical exemption from
environmental review; C-S-SF zone; Whitfield Associates, applicant. (Rachel Cohen)
2. 736 Higuera Street. ARCH-2448-2015; Review of a new creek-side patio associated with
the relocation o f the SLO Brew restaurant in place of an existing patio that includes a creek
setback exception request, with a categorical exemption from environmental review; C -D-H
zone; San Luis Downtown Management, applicant. (Kyle Bell)
3. 323 Grand Avenue. ARC 25-13; Review of four single-family residences and associated site
improvements; A Negative Declaration for the project was adopted by the Planning
Commission on August 14, 2013; R-1 Zone; John Belsher, applicant. (Walter Oetzell)
San Luis Obispo - Regular Meeting Agenda of April 4, 2016 Page 2
COMMENT & DISCUSSION
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 a new 23,945 square foot auto dealership located on Calle Joaquin paralleling US Highway 101. PROJECT ADDRESS: 1251 Calle Joaquin BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-1839-2015 FROM: Doug Davidson, Deputy Director
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and
subject to conditions.
SITE DATA
Applicant Whitfield Associates, Inc.
Representative Ernie Kim
Submittal Date 08/11/2015
Complete Date 03/07/2016
Zoning C-T-SF
General Plan Tourist Commercial
Site Area 2.72 acres
Environmental Status Categorically Exempt from
environmental review under
Section 15332 (In-Fill Development
Projects) of the CEQA Guidelines.
SUMMARY
The proposed project includes the construction of a new, 23,945 sq. ft. two-story auto dealership
located at 1251 Calle Joaquin paralleling US Highway 101. The proposed building is 36 feet in
height and simply designed with an open storefront. The project is consistent with the general scale
of the neighborhood, which includes other auto dealerships, a proposed extended stay hotel, a car
wash and America’s Tire retail and service store. As outlined in the staff report, the project design is
consistent with the Community Design Guidelines.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines and applicable City standards.
Meeting Date: April 4, 2016
Item Number: 1
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2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site is approximately 2.72 acres size and located within the Tourist Commercial
zone of the Calle Joaquin Auto Sales Special Focus Area (C-T-SF). The site is relatively flat
and vacant. As part of the subdivision approval, the lot was graded and drainage swales built.
The surrounding neighborhood is comprised of agricultural open space, auto dealerships, a
Motel 6, an America’s Tire and a car wash. Site specific details are noted in Table 1 (below):
Table 1: Site details
Site Dimensions (approx.) Area: 2.72 acres
Width: ~222 feet
Depth: ~576 feet
Current Use Vacant
Topography Elevation: flat
Natural Features: none
Access From Calle Joaquin
Surrounding Use / Zoning North: C/OS-20 (Agricultural Open Space: City Farm)
South: Hwy 101
East: C/OS-20 (Agricultural Open Space: City Farm) and Hwy 101
West: C-T-SF (Tourist Commercial Calle Joaquin Auto Sales Special Focus
Area: Mercedes and Chevy Auto Dealership, Motel 6)
2.2 Project Description
The project proposes to construct a two-story, 23,945 square-foot BMW auto dealership that
contains a service department, offices and a showroom. The site also includes an outdoor
display area, customer and employee parking and landscaping. Site access is provided from two
entrances along Calle Joaquin.
Figure 1: Front (east) view of the proposed auto dealership
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Figure 2: North (side) view of the proposed auto dealership
The proposed building includes the following features:
• Showroom: The 11,241 square-foot showroom will include a series of 17-foot high
storefront windows capped by a 2-foot fascia;
• Service Area and Canopy: The service area occupies approximately 13,224 square feet
with 2,435 square feet on the north side of the building dedicated to the Service Drive.
A 1,200 square-foot canopy frames the entrance to the Service Drive. The canopy has a
simple and utilitarian design with smooth finished columns supporting a flat roof with a
2-foot fascia.
• Second Floor: The second floor contains 2,400 square feet of offices. The front (east)
exterior elevation is enclosed in glass and accented with a simply designed central
tower.
• Materials and Color: The building materials include: smooth finished stucco (Brand:
Parex EIFS (Exterior Insulation and Finish Systems)) painted white (RAL 9010), low
iron clear insulated glazing, metal roll-up doors painted to match the stucco, CMU
block wall painted to match, and a metal canopy painted to match.
2.3 Project Statistics
Table 2: Project Statistics
Item Proposed 1 Ordinance
Standard 2
Street Yard Setback 131’ 10’
Other Yard Setback 20‘ 20‘
Max. Height of Structure(s) 36’ 45’
Building Coverage (footprint) 19% 75%
Parking Spaces 69 59
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
3.0 PROJECT ANALYSIS
Project plans were reviewed in terms of their consistency with the City’s General Plan, Zoning
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Regulations and the Community Design Guidelines (CDG) for Auto Dealerships.1
3.1 General Plan
The Land Use Element has identified Calle Joaquin and Auto Park Way as being appropriate
areas for auto sales and service centers. The policy states that “The City shall encourage an
easily accessible and attractive auto sales and service center around Auto Park Way and
adjacent areas along Calle Joaquin.”2
3.2 Zoning Regulations Development Standards
The proposed auto dealership is consistent with Section 17.53.020 Special Focus Area (S-F)
Overlay Zone of the Zoning Regulations and with the development requirements of the Tourist
Commercial (C-T) zone as shown in Table 2 above.
3.3 Community Design Guidelines
The CDG separates the design review of auto dealerships into two parts 1) site planning and 2)
building design. Staff has provided an analysis of the project as it relates to each part below.
Overall, staff is supportive of the proposed design as it appears consistent with the CDG.
3.3.1 Site Planning. The proposed new auto dealership and service center structure is
centrally located on the site in one structure. The proposed plan incorporates the following
features:3
• Unloading of vehicles: The proposed site plan shows two on-site areas for the
unloading of vehicles from carriers: at the back of the site behind the new structure
as well as along the south part of the building indicated on the site plan as “New
Vehicle Delivery.”
• Outdoor vehicle displays: The outdoor vehicle display area is oriented toward Calle
Joaquin and does not propose any elevated display areas. The project inventory
parking will be located behind the new building screening them from view from
Calle Joaquin (Attachment 3, Project Plans, Sheet AS1.1).
• Storage and outdoor activity: Landscaping along the southwestern property line will
screen the view from the adjacent property. Staff recommends that additional
1 CDG Section 3.4.A. Auto dealerships. Auto and other vehicle dealerships are typically characterized by large outdoor
areas for the storage and display of vehicles, with comparatively minor portions of the site being used for structures and
customer parking. 2 Land Use Element Policy 3.7.5: Vehicle Sales. A) Auto Park Way / Calle Joaquin. The City shall encourage an easily
accessible and attractive auto sales and service center around Auto Park Way and adjacent areas along Calle Joaquin;
and B) Other Areas. Auto sales in areas of the city other than Auto Park Way / Calle Joaquin should be minimized in
order to reinforce the auto sales center and to maximize space for other uses in other locations.
Program 8.11. Calle Joaquin Auto Sales Area. These four vacant lots are suitable for commercial mixed use and other
uses described under the Tourist Commercial designations. Portions of the site may be appropriate for use as auto sales,
depending on market demand. Development of this area must address preservation of and transition to the agricultural
parcels/uses to the northwest; connectivity to the Dalidio Ranch area; viewshed preservation; and treatment as a
gateway to the City visible from Highway 101. 3 CDG Section 3.4.A.1. Site planning. Auto dealership site plans should incorporate the following features: a) On-site
areas for the unloading of vehicles from carriers; b) Outdoor vehicle displays oriented toward streets are limited to
permanent at-grade display areas with all structures architecturally consistent with the buildings on the site; and c)
Storage and outdoor activity areas not for vehicle display (e.g., car washing, stacking areas for vehicles waiting for
service, etc.) that are screened from view from public streets and any nearby residential area.
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landscaping be provided along the entire northwest and northeast property lines for
additional screening and as a buffer between the site and the adjacent agricultural
open space. Plants selected for landscaping shall be compatible with the adjacent
agricultural open space and not negatively impact any adjacent crops (Condition #7
& 8). No residential areas are located near the site.
3.3.2 Building Design. The proposed BMW auto dealership is designed to be consistent
with the CDG guidelines for auto dealerships:4
• Architecture: Provides consistent architectural style and exterior finish materials, and
articulation on all sides of the building (Attachment 3, Project Plans, Sheet A3.2 &
A3.3). The proposed building's design provides clean, simple lines with an open
storefront design that allows open views into the building and a maximum height of
36 feet. The project is consistent with the scale of the surrounding neighborhood,
which includes other auto dealerships, a proposed 4-story extended stay hotel, a two-
story Motel 6, a car wash and America’s Tire retail and service store;
• Orientation: The showroom is oriented toward Calle Joaquin;
• Service Uses and Areas: All service uses and areas are entirely contained within the
building. Internal vehicle access is not provided to each individual service bay, but
access points to the service bays do not appear visible to the public right-of-way
because of landscaping and the location of the service canopy (Attachment 3, Project
Plans);
• Landscaping: The project proposes to landscape most of the perimeter of the site
with a wide range of plant species as shown on the Landscape Plan (Attachment 3,
Sheet L6.1). The proposed landscaping provides screening of the trash enclosure and
includes plant species that can be maintained at a low level (less than 32 inches,
except for proposed palm trees along Calle Joaquin) along the display perimeters. As
noted in Section 3.3.1 above, staff is recommending that additional landscaping be
provided along non-display boundaries of the site for additional screening and as a
buffer to the adjacent agricultural property.
3.4 Signs: The proposed project does not include any signage. Staff recommends the
applicant prepare a comprehensive sign program for the project to be reviewed by the
Architectural Review Commission as outlined in Condition #4.
4.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached draft resolution as
conditions of approval/code requirements.
4 CDG Section 3.4.A.2. Building Design. Buildings on the site of an auto dealership should be designed to comply with
the following guidelines: a) Buildings should be consistent on all sides in terms of architectural style and exterior finish
materials, and well-articulated; b) The showroom should be oriented toward the major public street bordering the site; c)
Walls and fences should be architecturally consistent with the buildings; d) Service uses and areas should be entirely
contained within the buildings. Internal vehicle access should be provided to each individual service bay. The access
points to the service bays should not be visible to the public; e) All storage areas should be screened from public view
from streets and adjoining properties by appropriately designed walls, fencing and landscaping; f) Provisions should be
made for a vehicle washing area. The wash rack should not be located so as to be visible or audible from any public
street or residential area; g) Landscaping should be provided along all display perimeters, but should be maintained at a
low level (less than 32 inches), except for street trees along site street frontages.
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5.0 ALTERNATIVES & RECOMMENDATION
5.1. Continue the project with direction to the applicant and staff on pertinent issues.
5.2. Deny the project based on findings of inconsistency with the Zoning Regulations and the
Community Design Guidelines.
6.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Reduced Project Plans
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
ARC1 - 6
ATTACHMENT 1
RESOLUTION NO. ARC- -16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING A NEW 23,945 SQ. FT. AUTO DEALERSHIP
INCLUDING ADOPTION OF A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED APRIL 4, 2016
1251 CALLE JOAQUIN (ARCH-1839-2015)
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 April 4, 2016, pursuant to a proceeding instituted under ARCH-1839-
2016, Whitfield Associates, 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-1839-2015), 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 respects site constraints and will be
compatible with the scale and character of the neighborhood.
2. The project’s design is appropriate and will be compatible with the surrounding character
and scale of the existing neighborhood.
3. As conditioned, the project design maintains consistency with the City’s Community
Design Guidelines, specifically CDG 3.4 providing guidance for auto dealerships.
4. The proposed auto dealership is consistent with the General Plan at the proposed location
because it complies with Land Use Element Policy 8.1 and Program 3.7.5 which has
identified this site as an appropriate location for auto sales.
5. The proposed auto dealership is consistent with Section 17.53.020 of the Zoning
Regulations because the project is consistent with the requirements for development within
the Special Planning Area described in Chapter 8 of the Land Use Element.
6. The project is categorically exempt under Section 15332 (In-Fill Development Projects) of
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the CEQA Guidelines because the project is within City limits, consistent with applicable
City policy, surrounded by urban uses, and on a project site less than 5 acres in size served
by required utilities and public services.
SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning
1. 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.
2. 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.
3. The locations of all exterior lighting, including landscaping or parking lot 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.
4. A comprehensive sign program for the project shall be developed to the review and approval
of the Architectural Review Commission (ARC). The sign program shall include
information on the sizes, locations, colors, materials, types, and illumination of signage
proposed for the building and the overall site including monument and directional signs.
Project signs shall be designed to be compatible with the architecture of proposed buildings
and to complement the site’s setting. New wall signs for the northern dealership building
shall utilize more innovative and attractive solutions such as raised, backlit metal letters,
halo lighting, or external lighting rather than typical strip mall-type plex letters with internal
illumination.
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5. 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 proposed condensers and other mechanical equipment to be
placed on the roof to confirm that parapets and other roof features will adequately screen
them. A line-of-site diagram may be needed to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements.
6. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements.
7. A final landscaping plan shall be included in the building plan submittal that provides
additional landscaping along the entire northwest and northeast property lines to the
satisfaction of the Community Development Director. Plants selected for landscaping shall
be compatible with the adjacent agricultural open space and not negatively impact any
adjacent crops.
8. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings and shall be consistent
with the architectural site plan. 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.
Engineering Division – Public Works/Community Development Department
9. 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
10. The building plan submittal shall show any section of damaged or displaced curb, gutter,
sidewalk, driveway approach, and/or street paving to be repaired or replaced per City
Engineering Standards and to the satisfaction of the Public Works Director.
11. The developer shall exhaust reasonable efforts to utilize a common access driveway with the
proposed neighboring hotel project. The construction of a dedicated access driveway in-lieu
of a shared driveway shall be approved to the satisfaction of the Planning Division and
Transportation Division of the Public Works Department. If approved, driveway
separations, line-of-site analysis, circulation restrictions, planting restrictions, etc. may be
required and shall be approved by the City of San Luis Obispo.
12. Any changes proposed to the existing reciprocal access easements for the common drive
must be resolved prior to building permit issuance to the satisfaction of the Public Works
and Community Development Departments. The expansion of the access easement(s) may
be required depending upon the final design to the approval of the City and easement
beneficiaries. The landscape and site development plans shall honor the existing access
easements unless otherwise approved for abandonment and quit-claim by the grantee and/or
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dominant tenement. A separate covenant agreement and plan to complete the landscaping in
the easement may be required if development on the neighboring parcel abandons the access
easement in the future. If temporary landscaping is proposed and supported, a separate
agreement to remove the landscaping and irrigation may be required. Any driveway
approaches approved for abandonment shall be abandoned per City Standards. Any
required quit-claim deeds and other easement agreements, etc. shall be recorded prior to
building permit issuance.
13. Any new or replaced driveway approaches shall comply with ADA and city standards. The
current city and ADA standard requires a 4’ accessible sidewalk extension behind the ramp.
14. The building plan submittal shall show and label the right-of-way width, location of
frontage improvements, front property line location, and all easements. All existing
frontage improvements including street trees shall be shown for reference.
15. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimension, maneuverability, slopes, drainage, and materials.
Alternate paving materials are recommended for water quantity and/or quality control
purposes and in the area of existing or proposed trees and where the driveway or parking
area may occur within the dripline of any tree. Alternate paving material shall be approved
to the satisfaction of the Planning Division.
16. The building plan submittal shall show all required short-term and long-term bicycle
parking per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in
the 2013 Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project
specific conditions to the satisfaction of the Community Development Department. Include
details and detail references on the plans for the proposed bicycle parking facilities and/or
racks. The building plans shall provide a detailed site plan of any racks. Show all
dimensions and clearances to obstructions per city standard.
17. The respective refuse storage area and on-site conveyance shall consider convenience,
aesthetics, safety, and functionality. Drainage from the solid waste containment area shall
be treated along with other potential point sources per City Engineering Standard 1010.B.
18. 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
wire 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.
19. 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 show and
label all existing and proposed drainage improvements, facilities, structures, and easements
for reference.
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20. This property is located within a designated flood zone as shown on the Flood Insurance
Rate Map (FIRM) for the City of San Luis Obispo. As such, all new structures shall comply
with all Federal Emergency Management Agency (FEMA) requirements and the city’s
Floodplain Management Regulations per Municipal Code Chapter 17.84. The finish floor of
all buildings along with the building service equipment shall be elevated or floodproofed to
an elevation of at least 1’ above the Base Flood Elevation (BFE). Additional freeboard of 2’
above the BFE may provide additional protection from flood damage and/or reduced flood
insurance premiums and is highly recommended.
21. An elevation certificate(s) shall be provided for all buildings at the completion of
construction and prior to final inspection approvals.
22. This development shall comply with the Waterway Management Plan. The building plan
submittal shall include a complete hydrologic and hydraulic analysis report in compliance
with the Waterway Management Plan Volume III Drainage Design Manual, Floodplain
Management Regulations, and Post Construction Stormwater Requirements.
23. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board. Provide a Post
Construction Stormwater Control Plan Template as available on the City’s Website.
24. 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.
25. 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
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).
26. The building plan submittal shall include a copy of the Storm Water Pollution Prevention
Plan (SWPPP) for reference. Incorporate any erosion control measures into the building
plans as required by the Board, identified in the SWPPP, and in accordance with Section 10
of the city’s Waterways Management Plan. The building plan submittal shall include
reference to the WDID number on the grading and erosion control plans for reference.
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27. The building plan submittal shall show all required street trees to be located in the parkway
between the sidewalk and Calle Joaquin as required by the conditions of approval of ARC
9-06. One 15 gallon street tree is required for each 35 linear feet of frontage. The City
Arborist shall approve the tree species and planting requirements per city standards.
28. The building plan submittal shall show all upgrades or alterations to the vegetation and
landscaping located within the parkway between Calle Joaquin and Highway 101 for the
portion located in front of the property as required by the conditions of approval of ARC 9-
06. This area shall be properly landscaped and maintained with this development to the
satisfaction of the Community Development Department. If a deferral is approved by the
Planning Division, a separate covenant agreement to install in the future along with an
acceptable surety may be required. The building plan submittal shall show open space
buffer landscaping to the satisfaction of the City. Open space buffer landscaping shall be
properly vegetated and maintained by the property owner. A common landscape irrigation
meter, piping, and appurtenances were originally constructed with the subdivision
improvements. The building plan submittal shall show all existing and proposed landscape
and irrigation improvements as necessary. The developer shall share a copy of any private
landscape maintenance and/or water utility charge agreements developed between the
neighboring parcels within this subdivision.
Building Division – Community Development Department
Code Requirement:
29. The proposed “Service Drive” will be considered an “S-2” occupancy for building codes
requirements.
Transportation Division - Public Works Department
30. Finalize any recordation of reciprocal access agreement abandonment.
31. Provide motorcycle parking per Zoning Regulations 17.16.060G (1 motorcycle space per 20
required vehicle = 3 spaces)
32. Property was a part of the 2014 rezone and shall participate in a fair share mitigation fee for
the Calle Joaquin/LOVR Intersection Improvements currently being designed by the
Hampton Inn Project.
33. The building plan submittal shall update Sheet AS1.2 Detail 14 per City Standard 2260.
34. The building plan submittal shall update Sheet AS1.2 Detail 15 per City Standard 7930.
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Utilities Department
35. Building permit submittal shall clarify size of existing and proposed water services and
water meters for the project, including both potable and recycled water.
36. An existing sewer lateral was previously stubbed to the property, however it is unclear if the
project proposes to utilize the lateral or is proposing a new sewer lateral. If a new lateral
location is proposed, applicant shall pothole to confirm the depth of the City’s existing
eight-inch sewer main in Calle Joaquin to accommodate the proposed tie in location. Any
existing sewer lateral that is not proposed for use shall be abandoned at the main per City
standards.
37. The property has an existing recycled water service stubbed out at the property. Civil sheets
and Irrigation Sheets do not consistently show this connection. The site is within the City’s
Water Reuse Master Plan area and shall utilize recycled water for landscape irrigation. The
irrigation system shall be designed and operated as described consistent with recycled water
standards in the City’s Procedures for Recycled Water Use, including the requirement that
sites utilizing recycled water shall provide backflow protection on all potable service
connections. An Application for Recycled Water Service and three sets of irrigation plans
conforming to the City’s Procedures shall be submitted to the Building Department for
review during the City’s building permit review process. The applicant may contact the City
at 781-7239 for more information.
38. Where automobiles are serviced, greased, repaired, or washed, separators shall be provided
to prevent the discharge of oil, grease, and other substances harmful or hazardous to the
City’s wastewater collection system consistent with City standards.
Code Requirements:
39. Potable 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:
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Resolution No. ARC- -16 ATTACHMENT 1
ARCH-1839-2015 (1251 Calle Joaquin)
Page 8
The foregoing resolution was passed and adopted this 4th day of April, 2016.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of a new creek-side patio associated with the relocation of the SLO Brew restaurant in place of an existing patio that includes a creek setback exception request. PROJECT ADDRESS: 736/738 Higuera Street BY: Kyle Bell, Assistant Planner Phone Number: 781-7524 E-mail: kbell@slocity.org VIA: Tyler Corey, Housing Programs Manager FILE NUMBER: ARCH-2448-2015 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project,
based on findings, and subject to conditions.
SITE DATA
Applicant San Luis Downtown Management,
LLC
Submittal Date March 2, 2016
Complete Date March 16, 2016
Zoning C-D-H (Historic Downtown
Commercial)
General Plan General Retail
Site Area ~10,800 square feet
Environmental
Status
Categorically exempt under Class
3, New Construction or
Conversion of Small Structures;
Section 15303 of the CEQA
Guidelines
SUMMARY
The applicant, San Luis Downtown Management, LLC, is proposing to construct a new outdoor
patio area within the creek setback to the rear of the Master List Carrisa Building to accommodate
the new restaurant use (SLO Brew). The project has been designed to be consistent with the
Community Design Guidelines for Creekside Development. However, the applicant is requesting a
creek setback exception as a portion of the proposed deck has been raised approximately 60 inches
above the existing grade, which exceeds the 30 inches in height threshold for decks within creek
setbacks.
Meeting Date: April 4, 2016
Item Number: 2
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ARCH-2448-2015
736/738 Higuera Street
Page 2
The project warrants review by the ARC since it includes alterations to a commercial site in a
highly visible location along the San Luis Obispo Creek and includes an exception to the Zoning
Regulations for what may occupy Creek Setbacks.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines (CDG) and the Zoning Regulations for Creek Setbacks and Creekside Development and
applicable City standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting: The subject property is located along Higuera Street (Attachment
2, Vicinity Map) in the Historic Downtown Commercial (C-D-H) zone. The property is bounded
by Downtown Commercial zoning on all sides. The property backs up to San Luis Obispo Creek
with Mission San Luis Obispo and residences beyond to the north and northwest. The property
is adjacent to retail, restaurant, bar/tavern and night club uses, and some downtown upper story
residences in the area.
The site contains the 15,000 square foot two-story Carrisa building (c. 1905) which is currently
vacant and under renovation to accommodate the relocation of the restaurant known as SLO
Brew.
2.2 Project Description: The proposed project includes the following (Attachment 3, Project
Plans):
1. Demolition:
• Removal of existing hardscape (stairs, low garden wall, and brick pavers)
• Removal of an existing tree (reviewed and recommended for removal by the City
Arborist)
2. New Construction
• Construct a new raised wood deck (up to 60 inches from existing grade)
• Mission Style railings to match existing
• Public viewing area (60 square feet)
• String lights with support posts
3.0 PROJECT ANALYSIS
The Zoning Regulations Section 17.16.025 Creek Setbacks, and the CDG’s Chapter 7.1 Creekside
Development, identifies creek setbacks which are intended to protect scenic resources, allow for
natural changes that may occur within the creek corridor, and help avoid damage to development
from erosion and flooding. Creek Setbacks are measured from the existing top of bank or from the
edge of the predominant pattern of riparian vegetation, whichever is farther from the creek flow
line.
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4.1 Site Plan: Section 17.16.025G.2c states that decks, stairs, and landings which are no more
than thirty inches in height may be located within the required creek setback, without obtaining
a discretionary exception. The project proposes a wood deck within the creek setback area that
extends to a maximum height of 60 inches. Discretionary review is required to evaluate
reasonable uses of sites that are subject to creek setbacks, where there is no practicable
alternative to the exception (Attachment 5).
Creek Setback Exception: The applicant has applied for a creek setback exception due to the
change of elevation of a portion of the property that slopes down approximately 5 feet to the
back of an existing 7 foot retaining wall. An exception is requested for this portion of the
property in order to provide access to the proposed dining area for ADA standards. ADA
standards require equal access for all patrons for creek-side dining. The existing patio use of
the site is not ADA compliant. The applicant has proposed a wood deck patio in order to
accommodate a creek side dining experience for the new restaurant use, consistent with
ADA standards for equal access.
4.2 Design: The Community Design Guidelines for Creekside Development state that creek
corridors are a valuable open space resource and provide recreational and scenic opportunities.
A path or trail may be located within a Creekside setback area where biological and habitat
value will not be compromised. The surfacing of a path should be permeable to protect riparian
resources and minimize runoff to the creek channel (Attachment 4).
Occupancy: The proposed patio includes a designated area for public viewing of the creek
(60 s.f.); this area, in combination with the dining area, exceeds occupancy requirements for
one exit. As designed, the patio area shall be redesigned with a second exit to comply with
occupancy requirements, subject to the approval of the Chief Building Official.
Materials: The applicant has designed the deck as a permeable surface, the proposed deck is
within the AE Floodzone with an approximate Base Flood Elevation (BFE) of 199.5 feet,
and the proposed finish surface of the deck will also be at 199.5 feet. The final hydrology
report will address how the deck will be designed to resist hydrodynamic forces from high
flows. The removal of the existing impervious conditions of the site will provide less
obstruction within the creek banks and incrementally increase the carry capacity.
Recommended Condition A: The area below the deck shall be enclosed with an
open lattice design to prevent people from accessing the area. The material of the
lattice shall be of a light material consistent with the design of the deck to the
satisfaction of the Community Development Director.
5.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 3, New Construction or Conversion of Small
Structures; Section 15303 of the CEQA Guidelines, because the project consists of removal of an
existing patio area and construction of a new patio that includes permeable surfaces, the project will
have no significant effect on the environment.
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736/738 Higuera Street
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6.0 OTHER DEPARTMENT COMMENTS
Comments from other departments (Public Works, Fire, Utilities, Building, and Natural Resources)
have been incorporated into the recommended resolution as conditions of approval or code
requirements, where appropriate.
7.0 ALTERNATIVES
7.1 Continue the project with direction to the applicant and staff on pertinent issues.
7.2 Deny the project. An action denying the application should include findings that cite the
basis for denial and should reference inconsistency with the Community Design Guidelines,
Zoning Regulations or other policy documents.
8.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity map
3. Reduced Size Project Plans
4. Creekside Development
5. Creek Setback Regulations
Included in Committee member portfolio: project plans
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RESOLUTION NO. ####-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING THE CONSTRUCTION OF A NEW CREEK-SIDE
PATIO THAT INCLUDES A CREEK SETBACK EXCEPTION, WITH A
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS
DATED APRIL 4, 2016
(736/738 HIGUERA STREET, C-D-H ZONE; ARCH-2448-2015)
WHEREAS, on April 4, 2016, 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, for the purpose of reviewing the design of a new creek-side
patio, that includes a creek setback exception (ARCH-2448-2015), San Luis Downtown
Management, 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 the staff at said hearings.
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby approves the
design of the creek-side patio that includes a creek setback exception (ARCH-2448-2015) based
on the following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since the proposed project is consistent with the site’s zoning
designation, and will be subject to conformance with all applicable building, fire, and safety
codes.
2. The city arborist has reviewed and recommended removal of an existing tree on the property.
This tree is in declining health and was planted as part of a pocket park along the creek in
1970 on the top of an existing 7 foot retaining wall which was not part of the native riparian
vegetation.
3. The project has been reviewed by the Natural Resource Manager and the need for a
biological survey was waived based on the determination that no purpose would be served by
such a survey because no biological resources could be affected by the exception.
Attachment 1
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Architecture Review Commission Resolution No. ARC-XXXX-16
ARCH-2448-2015 (736/738 Higuera Street)
Page 2
Creek Setback Exception
4. The location and design of the patio exception will minimize impacts to scenic resources,
water quality, and riparian habitat due to the replacement of impervious surfaces with
permeable materials.
5. The exception will not limit the City’s design option for providing flood control measures
that are needed to achieve adopted city flood policies because the project elevates the
existing patio area to the Base Flood Elevation (199.5 feet).
6. The exception will not prevent the implementation of City-adopted plans, nor increase the
adverse environmental effects of implementing such plans, because the project consists of the
replacement of an existing patio area on private property for compliance with ADA
standards.
7. There are circumstances applying to the site such as topography associated with a 7 foot
retaining wall, which does not apply generally to land in the vicinity with the same zoning,
which would deprive the property of privileges enjoyed by other properties in the vicinity
with the same zoning because several other properties are similarly developed with outdoor
dining areas in the creek setback.
8. The exception will not be detrimental to the public welfare or injurious to other property in
the area of the project or downstream, because the project is on private property that proposes
to replace an existing patio area with permeable materials that will contribute to increasing
the creek carrying capacity from the existing conditions.
9. Site development cannot be accomplished with a redesign of the project that would not
require a creek setback exception to meet ADA standards and elevate the patio outside the
AE Floodzone.
10. A redesign of the project would deny the property owner reasonable use of the existing patio
area due to accessibility requirements.
SECTION 2. Environmental Review. The project is categorically exempt under Class
3, New Construction or Conversion of Small Structures; Section 15303 of the CEQA Guidelines,
because the project consists of removal of an existing patio area and construction of a new patio
that includes permeable surfaces that will have no significant effect on the environment.
SECTION 3. Action. The Architectural Review Commission does hereby grant final
approval of application ARCH-2448-2015 subject to the following conditions:
Planning Department
1. Final project design and construction drawings 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 list all conditions, and code
Attachment 1
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Architecture Review Commission Resolution No. ARC-XXXX-16
ARCH-2448-2015 (736/738 Higuera Street)
Page 3
requirements of project approval as Sheet No. 2. Reference should 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 area below the deck shall be enclosed with an open lattice design to prevent people
from accessing the area. The material of the lattice shall be of a light material consistent
with the design of the deck to the satisfaction of the Community Development Director.
3. The applicant shall work with City staff to incorporate a planter into the deck
design between the City railing and the edge of the existing wall at the creek to the
approval of the Natural Resources Manager and the Community Development and
Public Works Directors.
4. The applicant shall pay Parking In-Lieu Fees for new construction and record a
Parking In-Lieu Fee Agreement prior to issuance of a building permit or with the
approval of the Director prior to occupancy. Preliminary estimates indicate that the
project will be subject to in-lieu fees for 2 parking spaces.
5. Plans submitted for a building permit review shall include lighting fixture details. The
locations of all lighting fixtures shall be clearly called out on building elevations included
as part of working drawings. The lighting schedule for the building shall include a graphic
representation of the proposed lighting fixtures and cut-sheets shall be separately
submitted for the project file of the proposed lighting fixtures. The selected fixture(s)
shall be shielded to insure that light is directed downward consistent with Section
17.23.050 of the Zoning Regulations.
6. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or
officers and employees from any claim, action or proceeding against the City or its
agents, officers or employees, to attack, set aside, void, or annul, in whole or in part, the
City's approval of this project. In the event that the City fails to promptly notify the
Owner / Applicant of any such claim, action or proceeding, or that the City fails to
cooperate fully in the defense of said claim, this condition shall thereafter be of no further
force or effect.
Engineering Division
7. A soils report will be required in conjunction with the building permit plan submittal
unless otherwise waived by the City based on the final foundation design and
assumptions.
8. The building plan submittal shall include a Water Pollution Control Plan (WPCP) and
Construction Staging and Phasing Plan for reference. Pedestrian protection measures
shall be included in the plan. The WPCP shall be reviewed and approved to the
satisfaction of the Community Development Department, Public Works Department, and
Natural Resource Manager.
Attachment 1
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Architecture Review Commission Resolution No. ARC-XXXX-16
ARCH-2448-2015 (736/738 Higuera Street)
Page 4
9. A separate permit approval may be required from the Regional Water Quality Control
Board for any proposed or required dewatering or groundwater displacement related to
the proposed demolition and/or foundation construction.
10. The building plan submittal shall show and note compliance with the Floodplain
Management Regulations and the Waterway Management Plan Drainage Design Manual.
A final drainage report and structural analysis shall be provided to show compliance with
all pertinent codes and regulations. The deck, framing, and sub-structure shall be shown
to comply will all requirements of the Floodplain Management Regulations and FEMA
Technical Bulletins and guidelines for flood-resistant materials and resistance to
hydrostatic, hydrodynamic, and impact loads related to a flood event.
11. An easement agreement between the City of San Luis Obispo and the developer/owner
shall be provided for review, approval, and recordation prior to building permit issuance
to the satisfaction of the Community Development Department, Public Works
Department, and City Attorney. The agreement shall include but is not limited to the
expansion/clarification of the limits of the existing public pedestrian and landscape
easements, public viewing area, ADA access, developer/owner maintenance
responsibility, and City standard hold harmless/liability release provisions.
12. The public access and viewing portion of the Creekwalk and deck shall be accessible and
shall be provided with signage to clarify and identify the public use areas. The signage
shall comply with requirements of the ADA and California Building Code Section 11B-
703. The signage text, size, location(s), and format shall be approved to the satisfaction
of the Community Development Department.
13. Tree protection measures shall be implemented per City Engineering Standard
Specifications and to the satisfaction of the City Arborist for the existing Walnut tree to
remain. The City Arborist shall review and approve the proposed tree protection
measures prior to commencing with any demolition, grading, or construction. The City
Arborist shall approve any safety pruning, the cutting of substantial roots, or grading
within the dripline of trees. A city-approved arborist shall complete safety pruning. Any
required tree protection measures shall be shown or noted on the building plans.
Code Requirements
1. The patio area shall be redesigned with a second exit to comply with occupancy
requirements, subject to the approval of the Chief Building Official.
a. As shown on the proposed plans, without the placement of un-concentrated tables
and chairs, the deck area must be calculated as standing space with an occupant
load of 1:5 which totals 150 occupants and 2 exits required.
b. If tables and chairs are to be shown on the proposed plans, an occupant load factor
of 1:15 totals 50 occupants. A second exit will be required from this space to a
public way.
Attachment 1
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Architecture Review Commission Resolution No. ARC-XXXX-16
ARCH-2448-2015 (736/738 Higuera Street)
Page 5
c. Combined occupant load of un-concentrated tables and chairs at 1:15 for dining
along with public viewing area at 1:5 totals 58 occupants. A second exit will be
required.
d. Structural plans submitted for permit review shall be designed and calculated for
an assembly live load condition.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 4th day of April, 2016.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
Attachment 1
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San Luis Obispo Community Design Guidelines 7.1 – Creekside Development
Chapter 7 – Special Design Considerations June 2010
82
Chapter 7 - Special Design Considerations
Various sites within the city have particular environmental, cultural, and other characteristics that require
special attention in project design. This Chapter provides guidelines to address these issues. These guidelines
apply in addition to all other applicable provisions of this design guidelines document.
7.1 - Creekside Development
Creek corridor habitats support plants and animals; recharge aquifers; and filter some pollutants. Creek
corridors are a valuable open space resource and provide recreational and scenic opportunities. For these
reasons, the City intends to provide adequate buffer areas between creek corridors and adjacent development
to protect this valuable community resource as a natural, scenic and recreational amenity.
The provisions of this section apply to proposed development on any site adjacent to or crossed by a creek or
stream.
A. Streambed analysis. The project permit application shall include a site-specific streambed analysis
prepared by a hydrologist, civil engineer, or other qualified professional to determine the precise
boundary/top of bank of the waterway. The Director may waive this requirement if it is determined
that the project, because of its size, location, or design will not have an impact on the waterway, or that
sufficient information already exists and further analysis is not necessary. A required streambed
analysis shall include all information and materials required by the Department.
B. Creek setback development guidelines. Each proposed structure shall comply with the following
guidelines.
1. A building setback line along the waterway shall be measured from the existing top of bank or
from the edge of the predominant pattern of riparian vegetation, whichever is farther from the
creek flow line. Applicants should review the City Creek Setback Standards (Municipal Code
Section 17.16.025), for additional information and exceptions for creek setback measurements
and requirements.
2. A path or trail may be located within a creekside setback where biological and habitat value will
not be compromised; however, no other structure, road, parking access, parking space, paved
area, or swimming pool should be constructed within a creek or creekside setback area. The
surfacing of a path or trail may most appropriately be permeable; the type of surface will be
based on the need to protect riparian resources and minimize runoff to the creek channel.
3. No grading or filling, planting of exotic/non-native or non-riparian plant species, or removal of
native vegetation shall occur within a creek or creekside setback area.
4. Where drainage improvements are required within a creek or creek setback area, they shall be
placed in the least visible locations and naturalized through the use of river rock, earthtone
concrete, and landscaping with native plant materials.
Attachment 4
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San Luis Obispo Community Design Guidelines 7.2 – Hillside Development
Chapter 7 – Special Design Considerations June 2010
83
5. Proposed development should incorporate permeable surfaces in hardscape areas (for example,
wood decks, sand-joined bricks, and stone walkways) where feasible, to minimize off-site flows
and facilitate the absorption of water into the ground.
6. Development or land use changes that increase impervious surfaces or sedimentation may result
in channel erosion. This may require measures to stabilize creek banks.
a. Creek rehabilitation is the preferred method of stabilization, with the objective of
maintaining the natural character and quality of the creek and riparian area.
Rehabilitation may include enlarging the channel at points of obstruction, clearing
obstructions at points of constriction, limiting uses in areas of excessive erosion, and
restoring riparian vegetation.
b. Concrete channels and other mechanical stabilization measures are not appropriate, and
should be considered for use on a case-by-case basis and only unless no other alternative
exists.
c. If bank stabilization requires other rehabilitation or vegetative methods, hand-placed stone
or rock rip-rap are the preferred methods.
7. Public access and visibility to creeks should be provided through the use of single-loaded
frontage roads adjacent to creeks, but outside of the creek setback. Structures, or lots that back-
on to creeks are discouraged. However, certain areas along the creek may not be appropriate for
public access due to on-going conservation plans and programs. These areas are determined by
the City’s Natural Resource Manager.
7.2 - Hillside Development
The Open Space and Land Use Elements of the General Plan both note the importance of preserving the
natural character of the hillsides surrounding the community. The guidelines in this section are intended to
assist in implementing General Plan hillside policies by minimizing the visibility and other impacts of
allowable hillside development.
A. Site planning and development. The following hillside development policies in Land Use Element
section 6.2.2 address the placement of buildings on hillsides, roads and grading:
D. Minimize grading of roads;
E. Minimize grading on individual lots; generally locate houses close to the
street; minimize the grading of visible driveways;
The following design guidelines implement the General Plan policies.
1. Subdivision design. A proposed subdivision of two or more parcels shall be designed to comply
with the following guidelines:
a. Parcel and building site slope. No parcel shall be created:
(1) With an overall average slope of 30 percent or more; and
Attachment 4
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City of San Luis Obispo
Zoning Regulations March 2015
Page 48
17.16.025 Creek Setbacks.
A. Purpose. Creek setbacks are intended to:
1. Protect scenic resources, water quality, and natural creekside habitat, including
opportunities for wildlife habitation, rest, and movement.
2. Further the restoration of damaged or degraded habitat, especially where a
continuous riparian habitat corridor can be established.
3. Allow for natural changes that may occur within the creek corridor.
4. Help avoid damage to development from erosion and flooding.
5. Enable implementation of adopted City plans.
B. Waterways Subject to Setbacks. Creek setback requirements shall apply to all
creeks as defined in the Open Space Element and shown on that element’s Creek
Map, and only to those creeks.
C. Measurement of Creek Setbacks. Creek setbacks shall be measured from the
existing top of bank (or the future top of bank resulting from a creek alteration reflected
in a plan approved by the City), or from the edge of the predominant pattern of riparian
vegetation, whichever is farther from the creek flow line (Figure 5). The Community
Development Director may determine the predominant pattern of riparian vegetation,
where the edge of the vegetation varies greatly in a short length along the creek, in a
way unrelated to topography (for example, the Director will not base the setback line on
individual trees or branches extending out from the channel or on small gaps in
vegetation extending toward the channel). Where riparian vegetation extends over a
public street, no creek setback is required on property which is on the side of the street
away from the creek.
D. Plan Information. The location of top of bank and of riparian vegetation shall be
shown on all project plans subject to City approval. The location of these features is
subject to confirmation by the Community Development Director, based on observation
of actual conditions and, as needed, the conclusions of persons with expertise in
hydrology, biology, or geology.
E. Creek Setback Dimensions. Different setback dimensions are established in
recognition of different parcel sizes and locations of existing structures for areas within
the city in comparison with areas which may be annexed, and in response to different
sizes of the creek channels and tributary drainage areas.
1. Creeks within the 1996 City Limits. Along all creeks within the city limits as of
July 1, 1996, the setback shall be 20 feet, except as provided in parts E.3, E.4 or G
below. Where the city limit follows a creek, the setback on the side within the 1996
city limits shall be 20 feet and the setback on the annexed side shall be as
provided in part 2 below.
2. Creeks in Areas Annexed After 1996. Along any creek in an area annexed to the
City after July 1, 1996, the following setbacks shall be provided, unless a specific
plan or development plan approved by the City Council provides a larger or smaller
setback, consistent with the purpose of these regulations and with General Plan
policies.
Attachment 5
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City of San Luis Obispo
March 2015 Zoning Regulations
Page 49
a. Fifty-foot Setbacks. The setback along the following shall be 50 feet: San Luis
Obispo Creek (all of main branch); San Luis Obispo Creek East Fork, from San
Luis Obispo Creek (main branch) to the confluence with Acacia Creek; Stenner
Creek.
b. Thirty-five-foot Setbacks. The setback along the following shall be 35 feet:
Prefumo Creek; Froom Creek; Brizzolara Creek; San Luis Obispo Creek East
Fork tributary, from the confluence with Acacia Creek to Broad Street (Highway
227); Acacia Creek and its tributaries west of Broad Street (Highway 227); the
segment of the tributary of Acacia Creek which flows generally parallel to and
on the easterly side of Broad Street (Highway 227), from Broad Street to Fuller
Road.
c. Twenty-foot Setbacks. The setback along all creeks except those listed in
parts “a” and “b” immediately above shall be 20 feet. (Informational map is
available in the Community Development Department.)
3. Larger Setbacks. To mitigate potentially significant environmental impacts in
compliance with the California Environmental Quality Act, or to implement adopted
City plans, when approving a discretionary application the City may require
setbacks larger than required by parts 1 and 2 above, or further limitations on the
items which may be placed within setbacks. (Also, other City regulations may
restrict or prevent development in a floodway or floodplain.)
4. Prior Approvals. Where the City has explicitly approved a creek setback smaller
than required by this section, prior to adoption of this section, by action on a tract or
parcel map (whether or not a vesting map), architectural review application, use
permit, Planned Development zoning, or Special Considerations zoning, that
smaller setback shall remain in effect so long as the approval is in effect.
F. Items Prohibited within Setbacks.
The following shall not be placed or constructed within a creek setback, except as provided
in part G below: structures; paving; parking lots; in nonresidential zones, areas used for
storing or working on vehicles, equipment, or materials.
G. Exceptions to Creek Setbacks.
1. Entitled Replacement Structures.
Where a structure lawfully existed on or before October 3, 1996, within a creek
setback required by this chapter, the following shall apply. This part is not intended
to allow replacement of paving that existed on or before October 3, 1996, with new
paving or a building, unless a discretionary approval is obtained pursuant to part
17.16.025.G(4).
a. Any structure built in replacement of such a structure may occupy the same
footprint, within the creek setback, as the previous structure, without obtaining
a discretionary exception. (See also Section 17.16.020(E)(1)(d).)
b. Additional floor area shall not be added to the encroaching part of the structure
(for example, by adding stories).
c. The part of a structure that is nonconforming due solely to the creek setback
encroachment may be remodeled without regard to the limits of Section
17.14.020(B) and (C) of this title.
2. Entitled Accessory Structures and Uses.
The following items may be located within the required creek setback, without
obtaining a discretionary exception, provided that they: do not extend beyond the
top of bank into the creek channel; will not cause the removal of native riparian
Attachment 5
ARC2 - 15
City of San Luis Obispo
Zoning Regulations March 2015
Page 50
vegetation; will not reduce any flooding capacity pursuant to the city’s flood
damage prevention regulations; in total occupy not more than one-half of the
setback area; are consistent with other property development standards of the
zoning regulations.
a. Walls or fences provided that in combination with buildings they enclose not
more than one-half of the setback area on any development site.
b. For a single-family dwelling: uncovered parking spaces, patios, and walkways.
(Pedestrian paths and bicycle paths require a discretionary exception as
provided in part 4.)
c. Decks, stairs, and landings which are no more than thirty inches in height.
d. One-story, detached buildings used as tool and storage sheds, play houses,
and similar uses, provided the projected roof area does not exceed one
hundred twenty square feet.
e. Garden structures such as trellises, arbors, and gazebos, provided they are
constructed using an open lattice design and lightweight materials.
3. Entitled Architectural Features. The following architectural features may
extend into the setback up to thirty inches: cornices, canopies, eaves,
buttresses, chimneys, solar collectors, shading louvers, water heater
enclosures, and bay or other projecting windows that do not include usable
floor space.
4. Discretionary Exceptions.
a. Intent. Discretionary exceptions to creek setback standards are intended to
allow reasonable use of sites that are subject to creek setbacks, where there is
no practicable alternative to the exception. Generally, such exceptions are
limited to small parcels that are essentially surrounded by sites that have been
developed with setbacks smaller than those in subsection E of this section. In
the case of pedestrian paths, bicycle paths, and bridges, the site may be large,
but there are no options for avoiding a crossing of the creek or encroaching
into the creek setback.
b. Application Type. A creek setback smaller than required by subsection E of
this section may be approved by city action on a plan for public facilities
approved by the city council or on a specific plan, development plan under
planned development zoning, land division, use permit, or architectural review.
Where one of these types of applications is not otherwise required for the
proposed feature, an exception request shall be in the form of an administrative
use permit.
c. Public Notice. Public notice for a project involving a creek setback exception,
regardless of application type, shall include a clear description of the feature or
features proposed to receive the exception, and the extent of the exception.
d. Findings. Each discretionary exception shall be subject to each of the following
findings, regardless of the type of project application under which the request is
considered.
i. The location and design of the feature receiving the exception will minimize
impacts to scenic resources, water quality, and riparian habitat, including
opportunities for wildlife habitation, rest, and movement; and
Attachment 5
ARC2 - 16
City of San Luis Obispo
March 2015 Zoning Regulations
Page 51
ii. The exception will not limit the city’s design options for providing flood
control measures that are needed to achieve adopted city flood policies;
and
iii. The exception will not prevent the implementation of city-adopted plans,
nor increase the adverse environmental effects of implementing such
plans; and
iv. There are circumstances applying to the site, such as size, shape or
topography, which do not apply generally to land in the vicinity with the
same zoning, that would deprive the property of privileges enjoyed by other
property in the vicinity with the same zoning; and
v. The exception will not constitute a grant of special privilege –an entitlement
inconsistent with the limitations upon other properties in the vicinity with the
same zoning; and
vi. The exception will not be detrimental to the public welfare or injurious to
other property in the area of the project or downstream; and
vii. Site development cannot be accomplished with a redesign of the project;
and
viii. Redesign of the project would deny the property owner reasonable use of
the property. (“Reasonable use of the property” in the case of new
development may include less development than indicated by zoning. In
the case of additional development on an already developed site,
“reasonable development” may mean no additional development
considering site constraints and the existing development’s scale, design,
or density.)
e. Biological Survey. A biological survey by a qualified, independent person shall
be required for each discretionary exception request, to provide the basis for
making finding subsection (G)(4)(d)(i) of this section, unless waived by the
community development director upon determining that no purpose would be
served by such a survey because no biological resources could be affected by
the exception.
f. Application Contents. In addition to any other information required for a
project application, a request for creek setback exception shall include the
following:
i. A description of the feature or features proposed for exception and the
extent of the exception.
ii. A description of potential design changes for the project which would
eliminate or reduce the need for the exception.
iii. A statement why an exception is deemed necessary by the applicant.
iv. Mitigation proposed to offset any harmful effects of the exception.
Figure 5
Attachment 5
ARC2 - 17
City of San Luis Obispo
Zoning Regulations March 2015
Page 52
Attachment 5
ARC2 - 18
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SITE DATA
Applicant John Belsher
Representative Steve Rigor,
Arris Studio Architects
Submittal Date January 8, 2016
Complete Date February 7, 2016
General Plan Low Density Residential
Zoning Low-Density Residential (R-1)
Environmental
Status
Negative Declaration adopted
by Planning Commission on
August 14, 2013 (ER 25-13)
BACKGROUND
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Table 1: Site Information
Site Area ± 23,000 sq. ft.
Present Use & Development Two single-family dwellings (on two lots; to be demolished)
Topography Flat: ± 4% cross slope
Access From Grand Avenue:
Driveway to Lot 1; common driveway to Lots 2,3, & 4
Surrounding Use/Zoning North, South, East: Single-Family Residences, Low Density
Residential (R-1) Zone
West: Single Family Residences (Low Density Residential (R-1) and
Planned Development Overlay (PD) Zones)
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Table 2: Building Area
Floor Area
Living Space 1,555 sq. ft.
(4-BR, 2-BA)
Garage 440 sq. ft.
Porches/Decks 48 sq. ft.
Total 2,043 sq. ft.
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Table 3: Project statistics
Proposed (1) Ordinance Standard (2)
Street Yard Setback 20 feet 20 feet
Other Yard Setback (side, rear) Compliant Varied
Building Height (maximum) 18 ft. -6 in. 25 feet
Building Coverage 36.8 to 39.9%% 40%
Parking Spaces Lot 1 2(3) 2
Parking Spaces Lots 2, 3, 4 4 each(3) 3 each
Notes:
(1) Project plans; (2) City Zoning Regulations and Subdivision Regulations
(3) The driveway of each residence is also deep enough to accommodate 2 overflow parking spaces
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Applicant Ryan Petetit, John Belsher,
PB Companies
Representative Steve Rigor, Arris Studio Architects
Zoning R-1 (Low-Density Residential)
General Plan Low Density
Site Area 0.53 Acres (23,132 square feet)
Environmental
Status
Negative Declaration adopted by
Planning Commission (ER 25-13) on
August 14, 2013.
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Site Size ~23,000 square feet
Present Use & Development Two R-1 parcels with one single-family residence each
Topography Flat: ~4 percent cross slope
Access Grand Avenue
Surrounding Use/Zoning North: Single-Family Residence (R-1 zone)
South: Single-Family Residence (R-1 zone)
East: Grand Avenue + Single Family Residences (R-1 zone)
West: Single Family Residences (R-1-Planned Development zone)
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Item Proposed 1 Ordinance Standard 2
Street Yard Setback 20 feet 20 feet
Other Yard Setback (sides and rear) Compliant Varied
Max. Height of Structure(s) 25 feet 25 feet
Building Coverage (footprints) 35.9% to 39.2% 40%
Parking Spaces Lot 1 2 (plus guest spaces) 2
Parking Spaces Lots 2, 3, 4 3 3 (due to access from flag lot)
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
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Table 1.0 Approved vs. Required Lot Dimensions Table
Min. Lot Area
(sq. ft.)
Min. Width
(feet)
Min. Depth
(feet)
Min. Street Frontage
(feet)
Requirement (R-1 zone) 6,000 50 90 20
Proposed Lot 1 5,166 69 74 69
Proposed Lot 2 5,553 75 69 20
Proposed Lot 3 5,202 (7,382 gross) 73 79 20
Proposed Lot 4 5,031 78 65 20
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Table 4.2 Neighborhood Study Conclusion
Average living space
to lot size ratio
Average
Home Size
Average
Lot Size
All residences within 300-feet 24% 1,774 sq.ft. 7,827 sq.ft.
Leroy Court Planned Unit Development only 42% 2,333 sq.ft. 5,697 sq.ft.
All residences excluding Leroy Court PUD 21% 1,680 sq.ft. 8,229 sq.ft.
Proposed Project 49% 2,550 sq.ft. 5,238 sq.ft.
Lot 1 44% 2,258 sq.ft. 5,166 sq.ft.
Lot 2 52% 2,866 sq.ft. 5,553 sq.ft.
Lot 3 51% 2,650 sq.ft. 5,202 sq.ft.
Lot 4 48% 2,425 sq.ft. 5,031 sq.ft.
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ARCHITECTURAL REVIEW COMMISSION MINUTES
January 21, 2015
ROLL CALL:
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Applicant Ryan Petetit, John Belsher,
PB Companies
Representative Steve Rigor, Arris Studio Architects
Submittal Date March 9, 2015
Complete Date March 17, 2015
Zoning R-1 (Low-Density Residential)
General Plan Low Density
Site Area 0.53 Acres (23,132 square feet)
Environmental
Status
Negative Declaration adopted by
Planning Commission (ER 25-13) on
August 14, 2013.
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Site Size ~23,000 square feet
Present Use & Development Two R-1 parcels with one single-family residence each
Topography Flat: ~4 percent cross slope
Access Grand Avenue
Surrounding Use/Zoning North: Single-Family Residence (R-1 zone)
South: Single-Family Residence (R-1 zone)
East: Grand Avenue + Single Family Residences (R-1 zone)
West: Single Family Residences (R-1-Planned Development zone)
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Item Proposed 1 Ordinance Standard 2
Street Yard Setback 20 feet 20 feet
Other Yard Setback (sides and rear) Compliant Varied
Max. Height of Structure(s) 24’-6” feet 25 feet
Building Coverage (footprints) ~31% average 40%
Parking Spaces Lot 1 2 (plus guest spaces) 2
Parking Spaces Lots 2, 3, 4 3 3 (due to access from flag lot)
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
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SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
April 6, 2015
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