HomeMy WebLinkAbout07-12-2016 Item 04 Affordable housing incentive request for Caudill mixed-use 774 Caudill
Meeting Date: 7/12/2016
FROM: Michael Codron, Community Development Director
Prepared By: Kyle Bell, Assistant Planner
SUBJECT: REQUEST FOR ALTERNATIVE INCENTIVES TO PROVIDE FOR
AFFORDABLE HOUSING THAT INCLUDE A DENSITY BONUS OF 48
PERCENT AND A REDUCTION IN SITE DEVELOPMENT STANDARDS
FOR THE MAXIMUM BUILDING HEIGHT TO EXTEND UP TO 47.5 FEET
WHERE 40 FEET IS PERMITTED FOR 774 CAUDILL STREET (CITY FILE
NO. AFFH-3142-2016).
RECOMMENDATION
Adopt a Resolution (Attachment A) approving the alternative incentives to provide for affordable
housing that includes a density bonus of 48 percent and a reduction in site development
standards for the maximum building height to extend 47.5 feet where 40 feet is normally
permitted.
SITE DATA
Applicant Caudill Street Partners
Submittal Date May 2, 2016
Complete Date May 11, 2016
Zoning C-R-SF & C-S-SF
General Plan General Retail, Services &
Manufacturing within a
Special Focus Area
Site Area 0.514 acres (22,391 s.f.)
Environmental
Status
Categorically Exempt from
environmental review
under Section 15332 (In-
Fill Development Projects)
of the CEQA Guidelines.
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DISCUSSION
The applicant, Caudill Street Partners, is requesting to construct a new four story mixed-use
building with commercial/retail at the ground level (4,355 sq. ft.), 36 residential units (five
dedicated for “very low” income) on the upper levels, and parking located at basement and
ground level. The project is located within the South Broad Street Area Plan.
The applicant is requesting two alternative incentives to provide for affordable housing. The first
is a density bonus of 48 percent, which is in excess of that provided in the Zoning Regulations
Section 17.90.040. The second request is a reduction in site development standards to allow a
building height of 47.5 feet where 40 is normally permitted.
Zoning Regulations Chapter 17.90 Affordable Housing Incentives states that when an applicant
is requesting an alternative incentive for affordable housing the incentives shall be reviewed by
the City Council. In order to deny the requests, State law (Government Code Section 65915)
requires specific findings based on substantial evidence of any of the following:
The incentive is not required in order to provide for affordable housing costs;
The incentive would have specific adverse impact upon health, safety, or the physical
environment on any real property that is listed in the California Register of Historical
Resources;
The incentive would be contrary to state of federal law.
ARCHITECTURAL REVIEW COMMISSION ACTION
On June 20, 2016, the Architectural Review Commission (ARC) held a hearing to review the
design of the proposed project which evaluated the mass and scale of the proposed building as it
relates to the neighborhood and the South Broad Street Area Plan (SOBRO). The ARC voted
unanimously to approve the project based on the finding that the project will not be detrimental
to the health, safety, and welfare of persons living or working at the site or in the vicinity. The
development is designed in a manner that does not deprive reasonable solar access to adjacent
properties by positioning the majority of the building mass along the street frontage that
incorporates vertical and horizontal wall plan offsets that provide high-quality and aesthetically
pleasing architectural design (Attachment B, ARC Staff Report & Resolution).
PROJECT ANALYSIS
The City of San Luis Obispo has recognized housing as an important issue within the City. The
City’s 2015-17 Financial Plan identifies affordable housing as a Major City Goal. The City’s
Housing Element includes numerous policies and programs that support incentives, such as
density bonuses, to provide housing for low, very low and extremely low income households.
Affordable Housing Alternative Incentives
Zoning Regulations Chapter 17.90.060(B) states that two incentives or concessions shall be
granted for housing developments that include at least 10 percent of units for very-low income
households. The proposed project provides 13.8 percent of the total units to be dedicated to very-
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low income households. Per State law, projects that provide affordable housing are allowed up to
35 percent density bonus based on the number of deed restricted affordable units provided in the
project. Chapter 17.90 of the Zoning Regulations (Affordable Housing Incentives) outlines
various incentives for affordable housing projects that developers can request. Some of the
alternative incentive examples called out in the chapter includes granting of a density bonus in
excess of State allowances, and allowing a reduction in site development standards.
Alternative Incentive Request #1: Density Bonus
The site, zoned C-R-SF & C-S-SF, has an allowable density of 18.5 units based on the site’s net
acreage (36 units per acre). The applicant is requesting a density bonus that would increase the
total number of density units to 27.33 (53.28 units per acre), resulting in a 48 percent density
bonus. To receive a 48 percent density bonus, the applicant must provide 17 percent of base units
restricted to very-low income households, as outlined in Zoning Regulation Chapter
17.90.040(E), which equals 4 very-low income units (rounded up from 3 pursuant to
17.90.40(B)). The applicant has proposed 5 studio units to be dedicated to very-low income units
to meet this requirement. Staff will work with the applicant to determine the appropriate mix of
unit types to be restricted as very-low income housing to comply with City Housing Element
policy.
Alternative Incentive Request #2: Reduction to Site Development Standards
The applicant is requesting an alternative incentive to reduce site development standards to allow
for a building height of 47.5 feet where 40 feet is normally allowed within the C-R-SF & C-S-SF
zones. The proposed building height of 47.5 feet is appropriate for this site and location because
the height, mass, and scale of the project will not negatively alter the overall character of the
neighborhood. SOBRO Form-Based Code requires that mixed-use buildings have a minimum
height allowance of 25 feet, and requires that at least 80% of the building façade be constructed
along the property build-to lines. The project is consistent with the SOBRO and Community
Design Guidelines because the development is designed in a manner that does not deprive
reasonable solar access to adjacent properties; by positioning the majority of the building mass
along the street frontage that incorporates vertical and horizontal wall plan offsets that provide
high-quality and aesthetically pleasing architectural design.
General Plan Policies and Programs: The 2015 Housing Element (HE) provides policies and
programs that speak specifically to supporting affordable housing projects and increasing density
bonuses above state allowances where appropriate.
Housing Element Program 2.17: Continue to consider increasing residential densities above
state density bonus allowances for projects that provide housing for low, very low and extremely
low income households.
Housing Element Program 6.10: To help meet the Quantified Objectives, the City will support
residential infill development and promote higher residential density where appropriate.
Housing Element Program 6.19: Continue to incentivize affordable housing development with
density bonuses, parking reductions and other development incentives, including City financial
assistance.
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Granting a density bonus in excess of State allowances, and allowing a reduction in site
development standards for building height are consistent with the 2015 Housing Element
programs and policies to provide additional housing for very-low income households.
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, is consistent with Government Code section 65915(f)(5) which states that
granting a density bonus does not require zoning change or other discretionary approval, and is
consistent with the applicable zoning designation. 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.
FISCAL IMPACT
When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which
found that overall the General Plan was fiscally balanced. Accordingly, since the proposed
density bonus request is consistent with the General Plan, it has a neutral fiscal impact.
ALTERNATIVES
1. Deny the request for a 48 percent density bonus and reduction to site development
standards, based on findings that the request is inconsistent with alternative or additional
incentive regulations within the municipal code. This is not recommended because State law
(Government Code Section 65915) requires specific findings to deny the density bonus and
reduction of related property development standards.
2. Continue the project and provide direction to the applicant and staff on pertinent issues.
Attachments:
a a - Draft Resolution
b b - ARC Staff Report & Resolution
c c - Project Statement
d d - Reduced Project Plans
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RESOLUTION NO. _______ (2016 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING THE ALTERNATIVE
INCENTIVES TO PROVIDE FOR AFFORDABLE HOUSING THAT
INCLUDE A DENSITY BONUS OF 48 PERCENT AND A REDUCTION
IN SITE DEVELOPMENT STANDARDS FOR THE MAXIMUM
BUILDING HEIGHT TO EXTEND TO 47.5 FEET WHERE 40 FEET IS
NORMALLY PERMITTED, WITH A CATEGORICAL EXEMPTION
FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15332
OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
GUIDELINES AS REPRESENTED IN THE CITY COUNCIL AGENDA
REPORT AND ATTACHMENTS DATED JULY 12, 2016 (774 CAUDILL
AFFH-3142-2016)
WHEREAS, the applicant, on May 2, 2016, submitted an application to request
alternative incentives for affordable housing that include a forty-eight (48) percent density bonus
and a reduction in site development standards for the maximum building height to extend t o 47.5
feet where 40 feet are normally permitted, for a project located at 774 Caudill Street; and
WHEREAS, on June 12, 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 four story
mixed-use project (ARCH-2628-2016), Caudill Street Partners, applicant; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on July 12,
2016, pursuant to a proceeding instituted under AFFH-3142-2016, Caudill Street Partners,
applicant; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing, and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
Section 1. Findings. Based upon all the evidence, the City Council makes 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
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Resolution No. _______________ (2016 Series) Page 2
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designation, and will be subject to conformance with all applicable building, fire, and safety
codes.
2. The proposed project will provide quality affordable housing consistent with the intent of
Chapter 17.90 of the Municipal Code, and the requested density bonus and reduction to site
development standards is necessary to facilitate the production of affordable housing units.
3. The requests for a density bonus and reduction to site development standards for maximum
building height are consistent with the intent of Housing Element programs 2.17, 6.10, and
6.19, and the alternative affordable housing incentives outlined in Section 17.90.060 of the
City’s Zoning Regulations.
4. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the streets appearance because the South Broad Street Area
Plan requires that mixed-use buildings provide residential units in the upper levels of a
structure with a minimum height allowance of 25 feet and at least 80% of the building façade
to be constructed along the property build-to lines. The project is consistent with the South
Broad Street Area Plan and Community Design Guidelines because the development is
designed in a manner that does not deprive reasonable solar access to adjacent properties; by
positioning the majority of the building mass along the street frontage that incorporates
vertical and horizontal wall plan offsets that provide high-quality and aesthetically pleasing
architectural design.
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, is consistent with the
applicable zoning designation, is consistent with Government Code section 65915(f)(5) which
states that granting a density bonus does not require zoning change or other discretionary
approval, would not have a specific adverse impact upon public health and safety or the physical
environment because the project is designed in a manner that does not deprive reasonable solar
access to adjacent properties and is subject to conformance with all applicable building, fire, and
safety codes, and the property is not listed in the California Register of Historic Resources . 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 City Council does hereby grands final approval of the alternative
incentives to provide for affordable housing that include a density bonus of 48 percent and a
reduction in the site development standards for the maximum building height to extend 47.5 feet
where 40 feet is normally permitted (AFFH-3142-2016), subject to the following conditions:
Planning Department
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Resolution No. _______________ (2016 Series) Page 3
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1. Final project design and construction drawings shall be in substantial compliance with the
project plans approved by the ARC and the City Council. A separate full-size sheet shall be
included in working drawings submitted for a building permit that list all conditions, and
code requirements of project approval as Sheet No. 2 (ARCH-2628-2016 & AFFH-3142-
2016). 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. Prior to the issuance of construction permits, the city and the project owners shall enter into
an Affordable Housing Agreement, to be recorded in the office of the county recorder. The
agreement shall specify mechanisms or procedures to assure the continued affordability and
availability of a minimum of 4 dwelling units to very-low income households, to the
satisfaction of the Community Development Director. The agreement shall also set forth
those items required by Section 17.90.030(B) or any alternative incentives granted pursuant
to Section 17.90.060. The agreement shall run with the land and shall be binding upon all
heirs, successors or assigns of the project or property owner, and shall ensure affordability
for a period of not less than forty-five years, or as otherwise required by state law.
3. 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.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this 12th day of July 2016.
____________________________________
Mayor Jan Marx
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Resolution No. _______________ (2016 Series) Page 4
R ______
ATTEST:
____________________________________
Lee Price, MMC
Interim City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ______ day of ______________, _________.
______________________________
Lee Price, MMC
Interim City Clerk
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of a new four story mixed-use project including ground floor commercial/retail space, and 36 residential units. The project is requesting to construct a 47.5 foot tall structure where 40 feet is normally allowed and qualifies for a 20% parking reduction and tandem parking, with a categorical exemption from environmental review. PROJECT ADDRESS: 774 Caudill Street BY: Kyle Bell, Assistant Planner Phone Number: (805) 781-7524 e-mail: kbell@slocity.org FILE NUMBER: ARCH-2628-2016 FROM: Tyler Corey, Principal Planner
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project
with a 20% parking reduction and tandem parking, based on findings, and subject to conditions.
SITE DATA
Applicant Caudill Street Partners
Submittal Date May 2, 2016
Complete Date May 11, 2016
Zoning C-R-SF & C-S-SF
General Plan General Retail, Services &
Manufacturing within a
Special Focus Area
Site Area 0.514 acres (22,391 s.f.)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill
Development Projects) of
the CEQA Guidelines.
SUMMARY
The applicant, Caudill Street Partners, is proposing to construct a new four story mixed-use
building with commercial/retail at the ground level (4,355 sq. ft.), and 36 residential units (five
dedicated for “very low” income) on the upper levels, with parking located at basement and ground
level, within the South Broad Street Area Plan. The project has been designed to be consistent with
the Community Design Guidelines (CDG) and the South Broad Street Area Plan (SOBRO). The
applicant is requesting a height variation 7.5 feet above what is normally allowed in the C-S-SF
zone and a density bonus of 48% through the Affordable Housing Incentive Program to be reviewed
by the City Council under a separate application (AFFH 3142-2016). The project also qualifies for a
mixed-use parking reduction of 20% to reduce the required parking from 73 spaces to 58 parking
spaces.
Meeting Date: June 20, 2016
Item Number: 2
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ARCH-2628-2016
774 Caudill Street
Page 2
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. As noted above,
the proposed building height of 47.5 feet and 48% density bonus will be reviewed by the City
Council at a subsequent hearing under a separate application (AFFH 3142-2016).
2.0 PROJECT INFORMATION
2.1 Site Information/Setting:
Site Size 22,391 sq. ft. (0.514 acres)
Present Use & Development Two single family residences and a small commercial structure
Land Use Designation General & Commercial Services (C-R-SF & C-S-SF) within a Special Focus
Area (South Broad Street Area Plan)
Topography Elevation: Min. 221 feet; Max. 226 ft.
Slope: 3% slope
Access From Victoria Avenue & Caudill Street
Surrounding Use/Zoning North: C-R-SF & C-S-SF (Commercial, Auto Services & Residential)
East: C-R-SF (Retail & Residential)
South: C-R-SF & C-S-SF (Manufacturing & Residential)
West: C-S-SF (Real Estate Offices)
2.2 Project Description: A summary of the significant project features are included below
(Attachment 3, Project Description):
1. Redevelopment: New four story mixed use building (47,099 sq. ft.), with basement and
at grade parking with 73 parking spaces.
• 36 residential units, with a 48% Density Bonus (AFFH 3142-2016)
• Three commercial/retail tenant spaces totaling in 4,355 square feet
• 47.5 foot maximum height (AFFH 3142-2016)
• Roof-top common area & green roof
• 20% mixed-use parking reduction with tandem parking for one parking space
2. Design: Broad Street Village Contemporary style that includes the following materials;
• Wood siding, Metal panels & Vertical corrugated siding
• CMU Block & Board Form Concrete
• Aluminum storefront system
2.3 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) 47.5 feet 3 40 feet
Max. Building Coverage (footprint) 61.8% 100% (C-R & C-S)
Density 20.72 3 18.5
Parking Spaces 73 58 (20% Reduction)
Notes: 1. Applicant’s project plans submitted 5/2/2016
2. South Broad Street Area Plan
3. Separate application (AFFH 3142-2016)
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ARCH-2628-2016
774 Caudill Street
Page 3
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 Demolition: The subject properties currently contain two existing residential structures and
a small commercial building, which are proposed for demolition. Both residential structures are
older than 50 years. The Historic Preservation Ordinance states that a historic designation may
be applied to buildings at least 50 years old that maintain their original or attained historic and
architectural character, and contribute either by themselves or in conjunction with other
structures to the unique or historic character of a neighborhood.
Staff Analysis: In 2004, the City Council determined that the structure on 774 Caudill Street
did not meet the Historic Resource Criteria (Attachment 4, City Council Resolution No.
9520 (2004 Series)). The residence located at 796 Caudill Street has been reviewed by staff
and similar findings were identified that the structure does not meet Historic Resource
Criteria.
3.2 Site Plan: The CDG’s state that site planning should create a pleasant, comfortable, safe,
and distinct place for residents. New development should respect the privacy of adjacent
residential uses through appropriate building orientation and structure height (CDG, Chapter
5.4A). The SOBRO established a hybrid approach of form-based codes and traditional zoning to
ensure development is consistent with the community’s identified goals for form, character, and
quality.
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 commercial uses along Victoria Avenue (Village
Street) and provides residential units on the upper levels. The project also provides a roof-
top common area and street facing balconies for majority of the residential units. The site
provides sufficient access and internal circulation for vehicles and pedestrians. The applicant
has proposed to provide majority of the residential parking within the basement and parking
for the commercial uses on the ground level. 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.
SOBRO Form-Based Codes state that the maximum building height of a mixed use building
is 40 feet; the applicant has requested a maximum height of 47.5 feet. The project design
includes additional structures attached to the elevator tower which would normally
contribute to the maximum height of the structure (kitchenette & bathroom). Zoning
Regulations Section 17.16.040 (Height) states that chimneys and elevator towers that are not
integral with building parapets shall extend not more than 10 feet above the maximum
building height. The inclusion of the kitchenette and the bathroom does not contribute to the
maximum height of the proposed structure because they are accessory to the elevator tower
which does not extend more than 10 feet above the requested maximum height of 47.5 feet.
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ARCH-2628-2016
774 Caudill Street
Page 4
The proposed building height of 47.5 feet where 40 feet is the maximum allowed within the
SOBRO form-based codes is appropriate for this site and location because the height, mass
and scale of the project is consistent with SOBRO Chapter 4.5 Form-Based Codes that
requires mixed-use buildings to provide residential units in the upper levels with a minimum
height of 25 feet and at least 80% of the building façade to be constructed along the property
build-to lines. The proposed project has been designed to consider the adjacent existing
structures in regards to solar access by providing majority of the projects mass along the
street frontages with parking provided toward the rear of the lot. The request for the height
variation will be reviewed by the City Council under a separate application (AFFH-3142-
2016). It should be noted that in order to deny the requested height variation, State law
(Government Code Section 65915) requires specific findings related to adverse impacts to
health, safety or welfare.
3.3 Building Design: The SOBRO design guidelines require that Mixed-Use buildings be
designed to reflect either the Railroad Commercial or the Broad Street Village Contemporary
architectural styles. 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’s 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,
with consideration of the social and industrial history of the original tract. The project’s
architectural style is designed to acknowledge past architecture while integrating new
sustainable green strategies in a modern day development setting. The project incorporates
various materials such as metal panels, wood & corrugated metal siding, board formed
concrete, bronze aluminum windows and storefronts.
The structures demonstrate consistent use of colors, materials, and detailing throughout all
elevations of the building. All elevations are visually interesting and receive interesting
architectural treatments that enhance views of the structure from all views on and off site 1.
The design utilizes vertical wall articulation, offsets, recessed windows and entries, awnings,
and balconies to relieve the form and mass of the building. The residential units provide
private balconies for majority of the units and a roof-top terrace that provides a large
common outdoor area available to all residents.
3.4 Parking: Zoning Regulations Table 6 (Parking Requirements by Use) states that the
proposed commercial spaces will require approximately 14 parking spaces (1/300 square feet).
1 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.
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ARCH-2628-2016
774 Caudill Street
Page 5
Section 17.90.040K (Standard incentives for housing projects) provides alternative parking
requirements for a project that provides affordable housing based on the number of bedrooms
for a total of 58 parking spaces for the residential component of the project and allows tandem
parking. Total required parking for the project includes 73 vehicle parking spaces, 4 motorcycle
spaces, and 76 bicycle spaces.
Staff Analysis: The SOBRO Parking Requirements allow a mixed use parking reduction of
20% where times of maximum parking demand from various uses will not coincide 2. A 20%
mixed use parking reduction reduces the required number of vehicle parking spaces from 73
spaces to 58 spaces; the project provides a total of 73 parking spaces on site and also
provides 15 motorcycle spaces where 5 are required and 94 bicycle parking spaces where 76
are required. The project qualifies for the mixed-use parking reduction of 20% per SOBRO
Section 4.7 Parking requirements.
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.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution as
conditions of approval and code requirements, where appropriate.
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. City Council Resolution No. 9520 (2004 Series)
2 Zoning Regulations, Section 17.08.072E.3: Mixed Use Projects: Hours of Operation. A mixed use project proposing
a commercial component that will operate outside the hours from 8:00 a.m. to 6:00 p.m. shall require the
Director’s approval to ensure that the commercial use will not negatively impact the residential uses within the
project.
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ARCH-2628-2016
774 Caudill Street
Page 6
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
Website Link to SOBRO: http://www.slocity.org/home/showdocument?id=5019
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RESOLUTION NO. ARC-XXXX-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING THE DEVELOPMENT OF A NEW FOUR STORY
MIXED-USE PROJECT INCLUDING GROUND FLOOR COMMERCIAL/RETAIL
SPACE, AND 36 RESIDENTIAL UNITS, WITH A CATEGORICAL EXEMPTION
FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT
AND ATTACHMENTS DATED JUNE 20, 2016
774 CAUDILL STREET (ARCH-2628-2016)
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 June 20, 2016, pursuant to a proceeding instituted under ARCH-2628-
2016, Caudill Street Partners, 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-2628-2016), based on the following findings:
Mixed Use Development
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 the General Plan for this location since the project
proposes to construct a mixed use building that includes commercial, office, and residential
uses that can be utilized for such uses envisioned by the Commercial Retail & Services and
Manufacturing District within the Special Focus Overlay zone.
3. 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 a mix of uses within a
commercial district that is appropriate and compatible with the existing neighborhood in
close proximity to major transportation corridors and transit opportunities.
4. The project is consistent with the Housing Element because the project provides a variety of
residential types, sizes, and styles of dwellings (HE 5.4), and encourages development of
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housing above ground-level retail stores to provide housing opportunities close to activity
centers (HE 5.3).
5. 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 City’s jobs/housing balance.
6. The proposed mixed use project design further increases the public benefits of the existing
building for compliance with the South Broad Street Area Design Guidelines by dedicating
residential units as affordable in close proximity to the downtown and public transit.
7. 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 Mixed Use building
types.
8. 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.
Building Height, Mass and Scale
9. The proposed kitchenette and bathroom that are attached to the elevator tower on the roof
deck is accessory to the elevator tower and the rooftop common area, which do not
contribute to the maximum height of the building in terms of mass and scale.
10. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the streets appearance because SOBRO Form-Based
Codes require that mixed-use buildings provide residential units in the upper levels of a
structure with a minimum height allowance of 25 feet and at least 80% of the building
façade to be constructed along the property build-to lines. The project is consistent with the
SOBRO and Community Design Guidelines because the development is designed in a
manner that does not deprive reasonable solar access to adjacent properties by positioning
the majority of the building mass along the street frontage that incorporates vertical and
horizontal wall plan offsets that provide high-quality and aesthetically pleasing architectural
design.
11. The proposed height, mass and scale of the project is necessary to provide additional
dwelling units to be dedicated affordable for “very low” income households.
Shared/Mixed Use Parking Reduction
12. There is no evidence to indicate that a 20% mixed-use parking reduction will result in poor
on-site circulation or adversely affect the surrounding neighborhood.
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13. The proposed project complies with San Luis Obispo Municipal Code Section 17.90.040K,
Standard incentives for housing projects, where tandem parking is allowed for projects that
provide affordable housing units. The parking reduction of 20% satisfies the intent of
SOBRO Parking Requirements Section 4.7 which is "...to minimize the area devoted
exclusively to parking and drives when typical demands may be satisfied more efficiently
by shared facilities." Moreover, the project is in accordance with the provisions for a
mixed-use parking reduction because the times of maximum parking demand from the
proposed uses will not coincide due to the mix of residential and commercial uses.
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
design approval to the project with incorporation of the following conditions. Approval of the
proposed 47.5 foot building height and 48% density bonus will be reviewed by the City Council
under a separate application (AFFH 3142-2016):
Planning
1. The Architectural Review Commission determination regarding project design is contingent
upon the approval of the City Council in regards to the 48% density bonus that includes a
request for an incentive to extend the maximum height of the proposed project to 47.5 feet.
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. 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.
4. 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
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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.
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 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.
6. 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.
7. 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.
8. Any proposed signs are subject to review and approval of the Community Development
Department and subject to a sign permit. The Community Development Director shall refer
signage to the ARC if signs need an exception or appear to be excessive in size or out of
character with the project.
9. 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.
4.b
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Engineering Division – Public Works
10. The applicant shall be responsible for paying a “fair share” mitigation fee for the
undergrounding of overhead wire utilities in accordance with the South Broad Street
Corridor Plan.
11. Any required subdivision, lot merger, or lot line adjustment shall be finalized prior to
issuance of a building permit.
12. 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.
13. The building plan submittal shall 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.
14. The building plan submittal shall show all required pedestrian level street lighting in
accordance with the South Broad Street Corridor Plan and City Engineering Standards. One
pedestrian level light is generally required for every 80’ of frontage. The building plan
submittal shall show 2 new pedestrian level lights on the Victoria Street frontage.
15. The several proposed project access drives from the adjoining public streets shall be
provided by City Engineering Standard driveway approaches.
16. The building plan submittal shall show the corner of Victoria and Caudill to be upgraded
per City Engineering Standards and the South Broad Street Corridor Plan. Curb ramps shall
be constructed in accordance with City Engineering Standard 4440, 2010 Revised Standard
Plan RSP A88A, and ADA standards. The proposed bulb-out at the intersection shall be in
accordance with the South Broad Street Corridor Plan. Radii of the bulb out shall be in
accordance with Engineering Standards 1010 for street sweeping.
17. The building 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.
18. 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.
19. 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.
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20. 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.
21. 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.
22. Wires to the new buildings shall be underground. Undergrounding shall be completed
without new utility poles within the public right-of-way. The existing overhead wiring
along the project frontages shall be undergrounded to the satisfaction of the Public Works
Department and respective wire utility companies unless otherwise approved for deferral by
the Community Development and Public Works directors.
23. 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 building.
24. The project drainage report, plans, and Post Construction Stormwater Regulation
compliance strategy shall include complete details and approvals in accordance with City
Engineering Standards and the Waterway Management Plan Drainage Design Manual.
25. 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.
26. 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.
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27. 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.
28. 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. The City Arborist supports the proposed tree removals with the compensatory
tree plantings shown on the landscape plan.
29. The building plan submittal shall show all required street trees. Street trees are generally
required at a rate of one 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. The compensatory street trees shall
be 24” box to compensate for the loss of the existing tree canopy.
30. Tree protection measures shall be implemented to the satisfaction of the City Arborist. 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. The 36” Brazilian Peppertree shall
be protected in place. A tree protection plan shall be prepared by a certified Arborist and
approved by the City Arborist prior to building permit issuance.
Transportation Division – Public Works
31. The applicant shall be responsible for paying current transportation impact fees (TIF) plus a
“fair share” mitigation fee for the percentage of new trips generated by the project that will
travel through the intersection of Broad/South/Santa Barbara intersection as determined by
the Public Works Director, and based on the intersection improvement cost.
Utilities Department
32. Any existing sewer lateral serving the property must be abandoned at the City main
consistent with City standards.
4.b
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Code Requirements
1. Change project data to reflect R-2 occupancy instead of R-3.
2. 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:
The foregoing resolution was passed and adopted this 20th day of June, 2016.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
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The following project statement is a part of the Architectural Review and entitlement application
submittal requirements for CMU, a proposed redevelopment project located at 774, 778, and
796 Caudill Street, in the city of San Luis Obispo. The applicants are proposing to redevelop an
assemblage of three existing C-R and C-S zoned properties into a single, new multi-story mixed
use project in the South Broad Street corridor area of San Luis Obispo.
Property Background
The combined area of the three existing commercially zoned parcels total 22,391 S.F. (0.514
acres). The properties are currently zoned C-R and/or C-S, as outlined in the South Broad
Street Area Plan (SBSAP) which was recently adopted by the City of San Luis Obispo. The
existing project site is bounded by Caudill Street to the south, Victoria Street the east, various
commercial uses to the north, and a commercial development parking lot to the west. The
subject properties currently contain (2) existing residential structures and a small commercial
building, which will be removed as a part of this redevelopment effort.
Existing site topography is generally flat with an average cross-slope of 3%, and generally
slopes from the east side of the site to the west. In addition to the existing structures and
outbuildings on these properties, current site improvements also include large expanses of
concrete driveway and patio slab areas, along with overgrown landscaping with various trees
P r o j e c t S t a t e m e n t F o r :
Caudill Mixed Use
7 7 4 + 7 7 8 + 7 9 6 C a u d i l l S t r e e t , S a n L u i s O b i s p o , C A Ve
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and plants. Proposed site grading will require removal of all existing structures and on-site
vegetation. Replacement landscaping will include new drought-tolerant and BMP compatible
plant material, along with new street trees set in a proposed new parkway “greenbelt” along the
Caudill and Victoria Street property frontages.
Project Description
The proposed project involves construction of a new multi-story mixed use facility, with
basement level and at-grade parking. The new structure will be adjacent to and fronting on both
Caudill and Victoria Streets. This project proposes pedestrian-oriented street level oriented
small shop and commercial retail spaces along the ground level. Lined with inviting glass
storefronts and retro-style roll-up doors, these “mom-and-pop” shop lease spaces are designed
to encourage and promote pedestrian activity at the street level. The upper floor levels consist
of all residential
units, of varying
size, layout and
configurations.
Access to the upper
residential levels are
via common exterior
walkways, stairs,
and elevator access.
Each upper level
floor also contains a
common deck area,
intended to promote
tenant interaction
and a sense of
community on each floor, as well as a communal roof-top terrace available to all residential
tenants of the building. Main ingress / egress to all upper level residential units is via elevator
access and common single-loaded exterior corridor. In addition, the residential units vary from
studio units to 3-bedroom lofts, all of varying design, amenities and features to promote diversity
in design and tenancy. Each upper
level unit contains private outdoor
space via deck or patio off of their
main living spaces. While the ground-
floor level contains parking for
commercial users and guests, the
lower basement level contains private
parking for the residential users of the
project, including private secure
motorcycle and bicycle storage. The
main structure surrounds a central at
grade motor-court, which is shared by
all commercial tenants, customers and
guests. Centrally located common trash, mail and utility areas complete the proposed
development, which encourage user interaction throughout the day.
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Other key components of the project include flexible commercial ground floor lease space, as
well as small scale affordable-by-design residential units, all designed to achieve a compact
urban form style density. In addition, a beautiful roof-top terrace will be incorporated into the
roof of the project, which will provide a large common outdoor area for residential tenants to
gather, relax, barbeque, or just enjoy the sunset views over the city. Lastly, with the sites’
excellent solar orientation and southern exposures, the project incorporates many sustainable
and eco-friendly design features, including active and passive solar, passive cooling, thermal
mass heating, a green vegetated roof, and high efficiency day-lighting for all living and working
spaces of the project.
Design Approach
For architectural inspiration, the design team began with an in-depth historical study of this area
known as the “Imperial Addition”; the original subdivision tract which first created this portion of
San Luis Obispo. Local historian Dan Krieger noted that this specific area of town was initially
settled by European immigrants who were fleeing military
conscription in imperial armies of their native countries. “The
adjacent railroad district appealed to these immigrants,” said
Kreiger, “who liked to walk home for lunch in the middle of the
workday.” Many of these early residents were northern Italians
and Swiss Italians, who initially settled this area. Over the
years, small shops and manufacturing plants were built
alongside railroad workers’ housing. This area, which
eventually was coined “Little Italy”, was know as the
“neighborhood that always welcomed new arrivals from foreign lands,” stated Kreiger. This
social phenomenon became more apparent with the arrival of the railroad in the 1930’s, which
brought even more foreign residents to this increasingly small yet diverse community.
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With an acknowledgement of the social and industrial importance of this particular tract of land,
and the surrounding immigrant community it supported, the design team then investigated
indigenous building construction, from the turn of the century thru the 1950’s “Steam Era” of this
emerging community. As noted above, this particular tract of land provided ideally located and
affordable parcels to build work-force housing for many early immigrants to San Luis Obispo,
and as such, became a cultural melting pot for newly arriving residents of all backgrounds and
nationalities. This was evident not only the variety of building structures and styles constructed
between 1900 and the 1950’s, but in the land uses established in this same area, which
included small, start-up business, manufacturing shops, and other commercial endeavors. It
has been said that this “Little Italy” community was ostensibly San Luis Obispo’s original mixed-
use, work-force housing development area.
In that same spirit, CMU seeks to reestablish that historic sense of a
diverse working-class neighborhood, but in a modern-day architectural
language that incorporates the past while simultaneously reflecting our
current societal and economic condition. By carefully weaving the
aesthetics and materiality of railroad vernacular with the recurring concept
of worker housing and work-live communities, the resultant design
vocabulary is a eclectic yet cohesive combination of architectural massing,
shapes, materials, colors, textures, that is a physical manifestation of the
cultural “melting pot” that once created this very same community over 100
years ago.
The proposed architecture reflects simple iconic railroad themes and shapes, such as boxcar-
style openings and steam engine aesthetics, all integrated with modern and sustainable
orientation strategies. The use of materials common to both the railroad vernacular and worker
housing was key to establishing an appropriate finish and color palette. Concrete block, metal
roofing, wood siding, and cement plaster building materials all pay homage to indigenous local
historic building design. The intent is to simultaneously acknowledge past architecture while
integrating new sustainable green strategies in a contemporary mixed-use, modern day
development setting.
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In order to put sustainable strategies in first position, all design decisions for this project were
guided by ecologically sustainable considerations and green principals. This is primarily
evidenced by the placement and orientation of all buildings and structures on the site, which are
oriented and sited to gain maximum solar exposure. This deliberate southern orientation not
only allows for maximum passive heating during winter months, but orients the buildings for
optimum year-round solar access. All upper floor units are accessed from a single loaded
exterior corridor, which affords natural cross-ventilation via location of operable fenestration on
at least two opposing sides of each unit.
This project therefore seeks to set new standards for sustainable and responsible urban in-fill
redevelopment for San Luis Obispo. In addition to implementation of many Smart-Growth and
L.I.D. concepts such as infill redevelopment, compact urban form, alternate transportation, and
integrated mixed uses, the project has been designed to the highest standards in terms of
energy efficiency and sustainable design. The proposed project qualifies for LEED certification,
and is also designed to meet the Architecture 2030 Challenge. As members of SLO Green
Build, the design team has also ensured compliance with the established SLO “Green Build
Guidelines”.
Provisions for traditional sustainable components such as thermal mass, correct solar
orientated fenestration, passive heating and cooling, solar shading, and natural day-lighting are
incorporated into the core design of all commercial and residential spaces of the project. In
addition, contemporary sustainable features such as cool roof and smart-energy devices have
also been incorporated into the project. Finally, in an effort to publicly showcase the functional
beauty of sustainable and Low-Impact Design (LID) strategies, the majority of the roof area will
be finished with a vegetated or “green roof”, which not only promotes on-site storm water
mitigation, but is a beautiful expression of eco-friendly strategies coupled with responsible
architecture, design and development that will be enjoy by users and tenants alike.
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Site & Landscape Design
In conjunction with the proposed building improvements, new landscaping for this infill
redevelopment project will include installation of linear bio-swale pre-treatment planted parkway
areas, which will serve to minimize pollutant run-off from the parking lot areas as well as provide
storm water management for the project. The existing multiple vehicular driveways for these
existing lots will be consolidated into a single vehicular access point on Caudill and Victoria
Streets, in order to reduce traffic conflicts and provide more street exposure for pedestrian-
oriented uses. Where possible, additional on site landscape areas will be provided to
complement and enhance the aesthetics and green architecture of the proposed project. The
strategically located upper level common decks not only provide an architectural break along
Victoria Street on each
level, but will be furnished
and treated as an inviting
communal area to
encourage interaction
between residential users.
The exterior ground-floor
commercial retail patio
areas will be finished in
pervious paver materials,
intended to enhance the
pedestrian experience and
provide human scale to the
plaza, while also serving to
enhance storm water
mitigation. All new on and
off-site plant material will be drought tolerant and irrigated with typical water-conserving
systems. In addition, all required parking for the proposed project will be provided on-site via
common surface and basement parking lots. The project will also provide required motorcycle
parking, as well as required short and long-term bicycle parking, designed to encourage
alternate modes of transportation.
Proposed commercial signage will consist of building or canopy-mounted identification signage
to denote the various retail businesses on the ground floor, along with wall-mounted icon or
individual logo signs to denote individual business within the development. All business and
directional signage will be integrated into the architecture of the project, including building and
address numbers located along the public way. All proposed signage will comply with the city’s
adopted sign regulations.
Entitlement Strategy
In conjunction with the required Architectural Review entitlement for this project, this application
seeks approval of a Density Bonus via implementation and physical construction of affordable
residential units within this redevelopment project, pursuant to Chapter 17.90 and Section
17.90.060.B.3 the SLO Zoning Regulations. The applicant is hereby requesting a 48% density
bonus in exchange for providing 12% of the units at the “Very-Low” income level, as defined in
Section 17.90.040.E of the SLO Zoning Code. These affordable units will be set aside as deed-
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restricted housing units, for sale or rent, as required by the city’s inclusionary housing guidelines
and/or State HCD requirements.
Pursuant to the underlying C-R zoning, the allowed base residential density of the subject
parcels is as follows:
36 DU/acre X 0.514 acres = 18.5 DU’s.
In order to realize the requested 48% density bonus, the applicant will dedicate 12% of the total
allowed dwelling units listed above under the “Very Low” income level. Therefore, the number
of required affordable units is as follows:
18.5DU X 12% = 2.22 DUs required at the “Very Low” income dedication level.
The project proposes to construct the following total mix of residential units:
(19) Studio Units @ 0.50 DUs
( 2) 1-Bedroom Units @ 0.66 DUs
(12) 2-Bedroom Units @ 1.0 DUs
( 3) 3-Bedroom Units @ 1.5 DUs
Therefore, the applicant proposes to meet the required 2.22 DU affordable requirement via
dedication of the following units:
(5) Studio Units @ 0.50 DUs = 2.50 DUs > 2.22 DUs
In exchange for providing and construction the affordable units as described above, the
applicant seeks the following developer incentive pursuant to Section 17.90.060.1:
1. Flexible height exception to accommodate the proposed common residential roof-top
terrace, which will provide communal outdoor space for both the affordable and
market-rate residential units.
With respect to the requested incentives, required findings for approval can easily be made,
since the project is consistent with city
general plan policies and is compatible with
the surrounding neighborhood, which include
adjacent and neighboring residential and
commercial uses as allowed within zoning
district. In addition, this integrated mixed
use project will enhance and protect the
public health, safety, and welfare of users,
tenants, and neighbors alike, since the
inherent nature of combining residential and
commercial uses on a single property
provides for an ongoing 24-hour presence on the site, another accepted benefit of mixed use
developments. The proposed project will also provide greater local and community-wide benefit
than would a single-use commercial development of this property. The immediate and long-
term benefits of this mixed-use proposal include provisions of both affordable and market rate
“affordable-by-design” residential units, the inclusion of housing in a commercial development,
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reduction of auto vehicle trips via integration of mixed use and shared use opportunities on site,
as well as proximity to public transportation, and overall environmental benefits inherent in
mixed-use, residential + commercial projects.
As reinforcement for the entitlement findings listed below, the requested height exception will in
fact facilitate “Smart-Growth” and urban renewal planning strategies, intended to implement new
urbanism planning principles, facilitate maximum solar orientation of the proposed development,
and incorporate anticipated form-based setbacks via the South Broad Street Area Plan
(SBSAP), including a 5’ street yard along the Caudill Street frontage, and a 10’ street yard
setback along Victoria Street.
For this particular redevelopment project, the additional height is being requested to allow for a
common project amenity that would otherwise not be available, or would come at the loss of
residential units within this redevelopment effort. The height exception request will promote a
heightened urban environment by encouraging residential interaction via an on-site communal
gathering area. Current city policies encourage the inclusion of outdoor common residential
areas within mixed use developments, and the provision of housing within commercial
developments is a stated policy goal in the both the general plan and housing element. As
such, this redevelopment endeavors to assist the city’s goal for more in-fill housing, but seeks to
do so via an environmentally focused project that will provide on-site outdoor amenities and
features that are typically offered in emerging urban mixed use projects. Conversely, not
providing an on-site outdoor community area would require that tenants leave the property and
potentially drive to a local park or similar outdoor offering, which is contrary to accepted Smart
Growth and eco-sustainable principals.
Therefore, we suggest the following findings can be made in support of the density bonus and
the (1) requested developer incentive since:
1. The proposed project is consistent with the General Plan and requested uses are
allowed within the zoning district;
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2. The project complies with all other zoning regulations for the district;
3. The requested height exception is necessary and appropriate to accommodate the
superior design of the proposed mixed-use development, as well as support the
inclusionary housing component of this proposal;
4. The project complies with all other applicable City Design Guidelines, including those
indicted in the recently adopted SOBRO;
5. There currently exists adequate public facilities, services and utilities to serve the
proposed project;
6. The size, scale, and building design features are highly suited to the site and
surrounding neighborhood, and will be compatible with the character of the current and
future land uses and development intended for the surrounding neighborhood by the
General Plan and recently adopted SOBRO;
7. The site is adequate for the proposed project and has access to adequate existing public
streets; and
8. The establishment and operation of the proposed project will not be detrimental to the
health, safety or welfare of persons residing or working in the vicinity of the proposed
project, nor will the project be detrimental or injurious to neighboring property or
improvements, nor the general welfare of the City.
It should also be noted that these properties have been identified by the city as part of a larger
redevelopment area via the South Broad Street Corridor Area Plan (SOBRO), and the city is
proactively and purposely seeking
ways to encourage infill urban renewal
of this particular redevelopment district.
Therefore this proposal will essentially
help to “jump-start” the city’s
redevelopment goals for this particular
block of the south Broad Street area.
Additionally, the requested
development incentive will actually
enhance the health, safety and general
welfare of persons residing and
working in and around this site, since
the benefits of an integrated mixed use development with a 24 hour presence are known to
provide a safer environment for users, tenants, and neighbors alike.
Given the city’s goals and objectives to see this “Little Italy” area become a more urbane,
pedestrian-oriented and diversified mixed use neighborhood, the proposed project will in fact
meet the city’s current desire to encourage redevelopment in this specific area, as well as
promote the city’s long-term policy objectives and ultimate vision for this transitional,
redevelopment district.
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g a r c i a a r c h i t e c t u r e + d e s i g n
1 3 0 8 m o n t e r e y s t r e e t , s u I t e 2 3 0 , s a n l u i s o b i s p o , c a l i f o r n i a 9 3 4 0 1
p h o n e 8 0 5 . 7 8 3 . 1 8 8 0 f a x 8 0 5 . 7 8 3 . 1 8 8 1 w w w . g a r c i a a r c h d e s i g n . c o m
Summary
Caudill Mixed Use is intended to evoke an authentic and nostalgic acknowledgement of this
neighborhood’s rich and diverse cultural history, while simultaneously introducing new urbanism
planning principles along with a heightened design vocabulary that not only pays homage
indigenous railroad vernacular and ethnically rich heritage of this site, but also provides a
responsible interpretation of modern sustainable, infill redevelopment here in San Luis Obispo.
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