HomeMy WebLinkAboutItem 1 USE-1094-2017 (3720 Broad) Broad Street Place PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a mixed use project including approximately 1,288 square feet of commercial
space and 40 residential units, including 4 low-income affordable units, 32 workforce
housing units, and 4 market rate units, including a request for a 9% density bonus, with a
categorical exemption from environmental review.
PROJECT ADDRESS: 3720 Broad BY: Shawna Scott, Associate Planner
Phone: 781-7176
e-mail: sscott@slocity.org
FILE NUMBER: USE-1094-2017 FROM: Doug Davidson, Deputy Director DD
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) allowing approval of the mixed
use project with a 9% density bonus, based on findings, and subject to conditions.
SITE DATA
Applicant People’s Self Help Housing Corporation
Representative Tony Tomasello, RRM Design Group
Zoning Service Commercial, Special
Consideration (C‐S‐S)
General Plan Services and Manufacturing
Site Area 1.36 acres
Environmental
Status
Categorically Exempt from
environmental review under Section
15332, Class 32, In‐fill Development
Projects, of the CEQA Guidelines
SUMMARY
The applicant proposes to establish the Broad Street Place Workforce Housing project at 3720 Broad
Street, which requires approval of a Planning Commission Use Permit to allow a mixed use project in
the C-S-S zone. The proposed project consists of approximately 1,288 square feet of commercial space
fronting Broad Street, and 40 residential units (including a 9% density bonus).
1.0 COMMISSION’S PURVIEW
The Planning Commission’s purview is to review the project in terms of its consistency with the City
General Plan and Zoning Regulations. If the Planning Commission approves the use permit, the
Architectural Review Commission (ARC) will conduct final design review of the project.
Meeting Date: October 25, 2017
Item Number: 1
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USE-1094-2017 (3720 Broad Street)
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2.0 PROJECT INFORMATION
2.1 Site Information/Setting
Table 1. Site Information
Site Size 1.36 acres
Site Location East side of Broad Street, approx. 500 feet north of Industrial Way
Site Zoning Service Commercial with Special Considerations overlay (C-S-S)1;
Airport Safety Zone S-2
Present Use & Development Vacant (no structures), existing access road into the property
Topography Nearly level
Access From Broad Street via shared private drive
Surrounding Use / Zoning North: Ironworks affordable housing development, Derrel’s Mini
Storage / C-S-S
South: The Gas Company / C-S-S
East: Plumbers and Steamfitters Union, Woodtech Cabinet Specialists
Inc., and Central Elevator Services / C-S-S
West: Damon-Garcia Sports Fields, Broad Street / PF and C/OS
2.2 Project Description
In summary, the project includes the following:
1. Three commercial units 437, 456, and 382 each, four ground-level parking spaces, one shared
restroom, located along the Broad Street frontage.
2. Four market-rate, one-bedroom units (approximately 684 square feet each) above the
commercial units, with one enclosed one-car garage per unit located on the ground level.
3. Four low-income (up to 80% average median income [AMI]2), 492-square foot, studio units,
with attached one-car garages on the ground level.
4. Four one-bedroom (100-160% AMI3), two-story, townhomes, approximately 892 square feet
each, with attached one-car garages on the ground level.
5. 28 two-bedroom (100-160% AMI), three-story, townhomes, approximately 1,094 square feet
each, with attached two-car garages on the ground level.
6. Amenities including private outdoor balconies, common outdoor courtyards and paseos, and
an approximately 1,100-square foot central plaza and courtyard.
7. Ten additional parking spaces within the common private access road.
8. The project includes associated site grading, building construction, parking, landscaping and
other site improvements. Utilities have already been stubbed in as part of Parcel Map SLO-13-
003, which was recorded on January 31, 2014.
1 The S-overlay is in place to assure the review of necessary public improvements, unique site constraints in relation to the
Orcutt Creek culvert and to ensure the safe and orderly development within the Broad Street Annexation Area
2 Low income is defined as up to 80% the average median income
3 Moderate income is defined as 81 to 120% the average median income; “workforce level of affordability” is considered
121 to 160% of the average median income in San Luis Obispo County (see Housing Element Program 2.16).
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The project design is a contemporary interpretation of the commercial-industrial architecture that
exists in the surrounding neighborhood and along the southern extent of Broad Street. The project
includes the use of stucco, metal accents and awnings, and varying color schemes that are
complementary to existing and future development. The residences incorporate covered porches,
large windows, slanted and peaked roofs, and variations in height (two and three-story buildings).
The ARC will review the project design following the Planning Commission’s action on the use
permit request. Additional information regarding the project is available in the Applicant’s Project
Description Statement (Attachment 3) and Project Plans (Attachment 4).
Table 2. Project Statistics
Item Proposed1 Ordinance Standard2
Street yard 20 feet 15 feet
Maximum Height of Structure(s) 34 feet 6 inches (max) 35 feet
Building Coverage 35% 75%
Parking Spaces 72 onsite; 10 on street 72
Bicycle Spaces 80 80
1 Applicant Plan Set (October 3, 2017)
2 City of San Luis Obispo Zoning Regulations (March 2015)
3.0 PROJECT ANALYSIS
3.1 General Plan Policies
The Housing and Land Use Elements encourage mixed use projects where they can be found to be
compatible with existing and potential future development. The project is consistent with Housing
Element Program 6.15, which identifies the subject site as an area for higher-density, infill or mixed
use housing (refer to Attachment 5, Housing Element Map).4 The proposed project is consistent
with Housing Element Policies 2.165 and 6.96 because the project includes both low income and
workforce level of affordability housing units. The Land Use Element encourages compatible mixed
uses in commercial districts (Policy 3.8.5) and specifically discusses residential and commercial
mixed use in Policy 2.3.6.7
4 Consider General Plan amendments to rezone commercial, manufacturing or public facility zoned areas for higher-
density, infill or mixed use housing where land development patterns are suitable and where impact to Low-Density
Residential areas is minimal. For example, areas to be considered for possible rezoning include, but are not limited to…
3710 Broad Street (Plumbers and Steamfitters Union). (Note: 3710 Broad Street included the project site prior to its
subdivision in 2013).
5 The City will evaluate and consider including a workforce level of affordability in its Affordable Housing Standards to
increase housing options in the City for those making between 121 percent and 160 percent of the San Luis Obispo median
income.
6 Encourage and support employer/employee financing programs and partnerships to increase housing opportunities
specifically targeted towards the local workforce.
7 The City shall encourage mixed use projects, where appropriate and compatible with existing and planned development
on the site and with adjacent and nearby properties. The City shall support the location of mixed use projects and
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USE-1094-2017 (3720 Broad Street)
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3.2 Zoning Regulations (17.08.072 Mixed Use Projects)
Mixed use projects require that the Planning Commission make specific findings regarding General
Plan, neighborhood compatibility, findings for health, safety and welfare, and findings that the mix
of uses provides greater benefits such as proximity to work places, affordable housing, and trip
reduction (refer to Attachment 1, Draft Resolution). Staff recommends that the proposed project
facilitates the ability to make these findings because it includes both low income and affordable by
design workforce housing, and is proximate to transit, workplaces, and bicycle connections.
Additional discussion is provided below.
3.2.1 Design Considerations
Mixed use projects must be designed to achieve specific objectives including design criteria,
site layout and performance standards (refer to Attachment 6, Zoning Regulations Section
17.08.072). The purpose of the performance standards is to help ensure the compatibility
between the residential and commercial uses both within the project site and on adjacent
properties.
The proposed project is designed with a two-story mixed use structure along the Broad Street
frontage. The proposed second floor residential decks on the mixed use structure would be set
back a minimum of 20 feet from the edge of Broad Street, and would include a 5-foot, 6-inch
wall, which would attenuate transportation-related noise (refer to Attachment 4, Project Plans,
Sheet A14). The mixed use building would provide a buffer from potential noise, odors, glare,
and transportation-related noise associated with the Broad Street corridor and use of the
commercial space. Adequate parking is provided adjacent to the commercial use, and garages
and bicycle storage are proposed for all residential uses. The placement of private townhome
decks and porches, and the location of common area space internal to the site, would provide
privacy for future residents (refer to Attachment 4, Project Plans, Sheet A3). The pedestrian
walkways are designed to link both commercial and residential uses to the public right-of-way
and internal courtyard.
The proposed project would be compatible with the approved mixed use Iron Works project,
which will be developed on the parcel to the north (refer to Figure 1. Comparative Renderings
of Broad Street Place and Iron Works). The site is ideal for a mixed use project because of its
location near other mixed use projects and neighborhood serving retail, restaurants and low-
intensity commercial uses.
community and neighborhood commercial centers near major activity nodes and transportation corridors / transit
opportunities where appropriate.
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USE-1094-2017 (3720 Broad Street)
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Figure 1. Comparative Renderings of Broad Street Place (left) and Iron Works (right)
3.2.2 Maximum Density
The base maximum density allowed for the project site is 32.64 units.8 By providing four low-
income units in the development, the applicant is entitled up to a 20% density bonus under
State law.9 The proposed density bonus for the project is 9%, which would allow for the 40
residential units (35.28 density units) proposed as part of the project, consistent with State law
and the City Zoning Regulations. The applicant is not requesting any other concessions or
incentives.
3.2.3 Site Layout Standards
The proposed project meets site layout standards as followed: 1) Residential units are located
above the commercial portion and behind the commercial portion of the project more than 50
feet from Broad Street; 2) based on the size of the proposed commercial floor area (1,288 square
feet), no off-street loading areas are required; and 3) trash corrals are proposed near the
common drive, along the northern side of the project site, in areas convenient for both the
commercial and residential uses (see Attachment 4, Project Plans, Sheet A3).
3.2.4 Performance Standards
Regarding lighting, the project does not include any pole-mounted lighting, or other lighting
that may adversely affect the residential uses. The vicinity is developed with low-intensity
commercial uses and is conducive to a mixed use project. The parking area for the Gas
Company facility is located to the south; maintenance vehicles and equipment storage
associated with this use are in the eastern portion of the site. The project’s proposed common
area is located internal to the project, and no outdoor use areas are proposed along the southern
property boundary; therefore, the site design would minimize potential adverse impacts from
non-residential project noise. The applicant is not requesting extended hours of operation for
the commercial use.
8 Maximum density in the C-S zone is 24 units per acre (Zoning Regulations Section 17.46.020.A).
9 Zoning Regulations Section 17.90.040.D Standard Incentives for Housing Projects, Ten Percent Low Income Dedication
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USE-1094-2017 (3720 Broad Street)
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3.3 Site Development Criteria
The proposed mixed use project is consistent with the development standards and uses within
Airport Overlay (Safety) Zone (AOZ) S-210. As shown in Table 2. Project Statistics, the project
provides required parking for both the commercial11 and residential12 components of the project.
The mixed use project complies with the S-overlay by including all necessary public improvements
and promoting safe and orderly development within the Broad Street Annexation Area and the
Orcutt Creek culvert.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the
State California Environmental Quality Act (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 and is
served by required utilities and public services. The project has been reviewed by the City Public Works
Department, Transportation Division, and no significant traffic impacts were identified, based on the
size and location of the project.
5.0 OTHER DEPARTMENT COMMENTS
Staff comments provided during review of the proposed project are incorporated into the presented
evaluation and conditions of approval. Additional conditions will be provided in the future architectural
review report regarding public improvement requirements, utility connections, and other site features.
6.0 ALTERNATIVES
6.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
6.2 Deny the item. Deny the project based on findings of inconsistency with the Zoning
Regulations and/or other pertinent City standards. This alternative is not recommended,
because the project is consistent with the General Plan and Zoning Regulations, and further
evaluation could be accommodated in the review process.
7.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Applicant’s Project Description Statement
4. Applicant’s Project Plans
5. Housing Element Map
6. Zoning Regulations Section 17.08.072
11 x 17 Plan Set Available to Planning Commissioners for Review
10 Refer to Zoning Regulations Section 17.57.40 & Table 10 – Airport Overlay Zone (AOZ) – Maximum Allowed Persons
11 Refer to Zoning Regulations Table 6 – Parking Requirements by Use
12 Refer to Zoning Regulations Section 17.90.040.K Standard incentives for housing projects, Parking Requirements
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RESOLUTION NO. XXXX-17
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING
COMMISSION APPROVING A MIXED USE COMMERCIAL AND
RESIDENTIAL PROJECT IN THE C-S-S ZONE, INCLUDING A 9%
DENSITY BONUS, AND A CATEGORICAL EXEMPTION FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT AS REPRESENTED
IN THE PLANNING COMMISSION AGENDA REPORT AND
ATTACHMENTS DATED OCTOBER 25, 2017 (3720 BROAD STREET,
USE-1094-2017)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, on October 25, 2017 for the purpose of considering application USE-1094-2017, a
request to allow a mixed use project with 40 residential units and 1,288 square feet of
commercial space, including a 9% density bonus based on the provision of four low-income
residential units; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the Planning Commission makes
the following findings in support of the project approval that includes a mixed use (residential
and commercial) project, consisting of 40 residential units and up to 1,288 square feet of
commercial floor area:
1. As conditioned, the establishment, maintenance, or operation of the proposed project will
not, in the circumstances of the particular case, be detrimental to the health, safety, or
general welfare of persons residing or working in the vicinity of the proposed use, or
detrimental or injurious to property and improvements in the neighborhood or to the
general welfare of the City.
2. The project is consistent with Land Use Element Policy 2.3.6 “Housing and Businesses”
because the project is near neighborhood commercial centers, major activity nodes and
transit opportunities. Housing at this location is and can be compatible with the proposed
and existing commercial uses on-site and on adjacent properties.
3. The project is consistent with Housing Element, Program 6.15 because it identifies 3710
Broad Street (which includes subdivided parcels 3680, 3720, 3690 Broad Street) as an
area for higher-density, infill, or mixed use housing.
ATTACHMENT 1
PC1-7
Resolution No. _____ (2017 Series) Page 2
4. The project is consistent with the Housing Element because it provides a mixed use
development including a variety of low income, workforce level of affordability, and
market-rate housing.
5. The project complies with all applicable provisions of the Zoning Regulations as
described within the property development standards for the Service-Commercial zone.
6. The site is adequate for the project in terms of size, configuration, topography, and other
applicable features, and has appropriate access to public streets with adequate capacity to
accommodate the quantity and type of traffic expected to be generated by the use.
7. The proposed commercial tenant space is located close to Broad Street and is designed to
accommodate small commercial uses; therefore, substantial conflicts between the
residential and commercial use are not anticipated.
Mixed Use Findings:
8. The above recitals are true and correct and are incorporated herein by this reference.
9. The project’s mixed uses are consistent with the General Plan and are compatible with
their surroundings, with neighboring uses, and with each other since the project has
appropriate setbacks from the roadway and incorporates design features that protect the
privacy and quality of the residential units.
10. The project’s design protects the public health, safety, and welfare of future residents by
locating common area, pedestrian pathways, and private porches and decks such that
these uses are buffered from adjacent commercial and services uses and residential decks
facing Broad Street incorporate a solid wall to attenuate noise generated by
transportation-related uses.
11. The mixed uses provide greater public benefits than single-use development of the site
since the project includes 40 housing units including low income, workforce level of
affordability, and market-rate housing units proximate to transit, retail services and uses,
and typical workplaces. Maintaining a 24-hour presence on the site will ensure additional
safety and security for the surrounding neighborhood and commercial uses.
Findings for Density Bonus:
12. As a 10% affordable housing development, the applicant is entitled up to a 20%
maximum density bonus under State law. Therefore, the proposed density bonus for the
project of 9% is consistent with established criteria for density bonuses.
ATTACHMENT 1
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Resolution No. _____ (2017 Series) Page 3
SECTION 2. Environmental Review. The project is categorically exempt from
environmental review under Section 15332 (In-Fill Development Projects) of 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 3. Action. The Planning Commission does hereby approve application USE-
1094-2017, allowing a mixed use project at 3720 Broad Street subject to the following
conditions:
Conditions:
Please note the project conditions of approval do not include mandatory code requirements.
Code compliance will be verified during the plan check process, which may include additional
requirements applicable to your project.
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 City shall fully
cooperate in the defense against an Indemnified Claim.
2. The proposed use shall operate consistent with the project description, approved plans,
and other supporting documentation submitted with this application unless otherwise
conditioned herein.
3. The project shall be forwarded to the Architectural Review Commission to review the
project design for consistency with the Community Design Guidelines and the Mixed Use
project design standards (Zoning Regulations Section 17.08.072). Specific attention shall
be given to the compatibility between the adjacent commercial uses and the residential
units to protect residences from glare, noise or odors. The Architectural Review
Commission shall be responsible for taking action on additional project conditions as
applicable.
4. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans. 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.
ATTACHMENT 1
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Resolution No. _____ (2017 Series) Page 4
5. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning
and Building permits for tenant changes or improvements to ensure the site does not
become under-parked.
6. Hours of operation for the commercial component of the project shall be limited to 8:00
a.m. to 6:00 p.m. unless the Community Development Director approves an
Administrative Use Permit for extended hours.
7. Architectural plans to be reviewed by the Architectural Review Commission shall
incorporate any design comments from the Planning Commission.
8. A noise disclosure shall be provided to all residential and commercial tenants, including
owners and renters, to ensure acknowledgment of potential noise in excess of residential
standards that may be generated from adjacent commercial businesses.
9. Prior to occupancy, an overflight notification shall be recorded and appear with the
property deed. The applicant shall also record a covenant with the City to ensure that
disclosure is provided to all buyers and lessees at the subject property. Notice form and
content shall be to the satisfaction of the Community Development Director and include
the following language:
NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of
an airport, within what is known as the airport influence area. For that reason, the
property may be subject to some of the annoyances or inconveniences associated with
proximity to airport operations (for example: noise, vibration, or odors). Individual
sensitivities to those annoyances can vary from person to person. You may wish to
consider what airport annoyances, if any, are associated with the property before you
complete your purchase and determine whether they are acceptable to you.
10. The Use Permit shall be reviewed by the Planning Commission if the City receives
substantiated written complaints from any citizen, Code Enforcement Officer, or Police
Department employee, that includes information and/or evidence supporting a conclusion
that a violation of this Use Permit, or of City ordinances or regulations applicable to the
property or the operation of the business, has occurred. At the time of the Use Permit
review, to insure on-going compatibility of the uses on the project site, conditions of
approval may be added, deleted, or modified.
11. Four residential dwelling units shall be restricted to low income households as
represented in the applicant’s project description. The applicant shall also comply with
Zoning Regulations Section 17.90.080 Agreements for Affordable Housing.
ATTACHMENT 1
PC1-10
Resolution No. _____ (2017 Series) Page 5
Transportation
12. Upon application for a building permit, the building plans shall show the construction of
a centerline median along Broad Street from the southern edge of property to the northern
edge of the adjacent property, 3682 Broad Street. The design of the median shall conform
to City Standard Plan 4940 and City Engineering Standards.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
RECUSED:
The foregoing resolution was adopted this 25th day of October 2017.
____________________________________
Doug Davidson, Secretary
Planning Commission
ATTACHMENT 1
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VICINITY MAP USE-1094-2017
3720 Broad Street ¯
ATTACHMENT 2
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Project Description & Policy Consistency Analysis
Application for Discretionary Approvals
Broad Street Place Workforce Housing
3720 Broad Street; APN 053-231-048
Applicant: People's Self-Help Housing (PSHH)
Representative: RRM Design Group (RRM)
Address: 3720 Broad St. San Luis Obispo, CA 9340 I
Existing Land Use: Services and Manufacturing
Zoning: Service Commercial & Special Considerations Overlay (C-S-S)
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Summary Proposal: Development of a 40-unit, mixed-use development consisting of 36 affordable
for-sale residential townhomes and 4 market rate residential units above three commercial units totaling
approximately I ,288 sf on the ground floor fronting Broad Street. The project includes a Minor
Subdivision for the creation of 40 residential condominiums and 3 commercial condominiums.
Requested Discretionary Approvals:
I. Architectural Design Review-ARC
2. Use Permit-Planning Commission
3. Minor Subdivision -Director's Subdivision Hearing
Existing Conditions & Zoning
The project site is located at 3720
Broad Street in the City of San Luis
Obispo. It is approximately 59,220 sf
( 1.36 ac) in size, flat (<5% average
slope), generally rectangular shaped,
and currently vacant and undeveloped.
The site was created as part of a 4-lot
Minor Subdivision (Parcel Map SLO
13-0003) approved per Director's
Resolution 13-02 and recorded on
January 31, 2014. Access to the site is
provided via a 40-foot wide shared
private driveway. The site is designated
Services and Manufacturing on the
Land Use Element Map and located in
the Service Commercial zone with a
Special Considerations overlay (C-S-S).
Residential uses are permitted as part
of mixed-use projects in this zone at a
density up to 24 units per acre. Figure 1: Zouil'lg Map
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ATTACHMENT 3
PC1-13
Broad Street Place Workforce Housing Narrative
,Page 2
The surrounding area along Broad Street is developed with a wide variety of uses including single and
multi-family residential, neighborhood-serving retail, restaurants and services, commercial office and
manufacturing uses, and recreational uses. The property immediately north of the site across the shared
private driveway is zoned C-S-S and was recently entitled for the development of the Iron Works
mixed-use development consisting of 46 affordable rental apartments and approximately 4,000 sf of
commercial space. The property immediately east of the site is zoned C -S-S and is developed with a
commercial building occupied by the Plumbers and Steamfitters Union Local 403 offices. The property
immediately south of the site is zoned C-S-S and developed with a commercial building occupied by The
Gas Company. The property immediately west of the site, across Broad Street, is zoned Open Space
and developed with the Damon-Garcia Sports Fields. This area along Broad Street is also home to some
of the City's largest employers including Mindbody , SESLOC Credit Union , Sunrun , and many others.
Project Description
The applicant proposes the construction of a 40-unit, mixed-use development consisting of 36 affordable
for-sale residential townhomes and 4 market rate residential units above three commercial units totaling
approximately 1,288 sf on the ground floor fronting Broad Str eet. All units will be accessed from the
shared private driveway off Broad Street. The project includes a Minor Subdivision for the creation of 40
residential condominiums and 3 commercial condominiums. The common interest subdivision will be
managed by a homeowners' association.
The residential unit mix will consist of 28 two-bedroom, 4 one-bedroom and 4 studio townhome style
units with attached at-grade garages, and 4 one-bedroom flats above the ground floor commercial with
parking in private garages. Proposed density is 35.28 equivalent units, based on different density values
for unit types. Density calculations are detailed in Table I below.
Table 1-Proposed Project Density
Density Unit
No. of proposed Values (SLOMC Total Density
Unit Type Area (SF) units §17.16.010) Value
2-bedroom 1,094 28 1.00 28.00 town home
/-bedroom 892 4 0 .66 2.64 townhome
Studio ffat 492 4 0.5 2.00
I Bedroom Flat 684 4 0 .66 2.64 (mixed use units)
TOTAL I AVG: 972 40 N/A 35.28
The 36 affordable units will be designed and reserved for first-time homebuyers with incomes ranging
between 80%-160% AMI, representative of the low, moderate, and above moderate-income levels, who
are employees of participating SLO-based businesses. The mixed-use units , including the 4 residential
units above the three commercial units fronting Broad St. are anticipated to be sold at market rate
prices. A total of 72 onsite will be provided, including 68 spaces for the residential uses and 4 spaces for
the commercial uses. In addition , I 0 new parallel spaces will be provided along the private driveway for
use by the general public. The project will conform to the State Density Bonus Law, and the applicant
requests an approximately 9% density bonus and the standard parking reductions per SLOMC 17.90.040.
ATTACHMENT 3
PC1-14
Broad Street Place Workforce Housing Narrative
. Page 3
Amenities for residents include private outdoor balconies, common outdoor courtyards and paseos, and
an approximately I, I 00 sf central plaza and courtyard. The project includes a Minor Subdivision for a
tentative one-lot parcel map for the creation of 40 residential and 3 commercial condominiums.
Affordable Housing Program
The residential units are intended to be smaller and more affordable by design. The average unit size is
approximately 956 sf, and the various unit types, consisting of studios, one-bedrooms and two-
bedrooms, are targeted toward individuals, couples, small families, and first-time home-buyers. This
project will provide new, high quality home ownership opportunities for employees of SLO based
businesses, helping to reduce the jobs-housing imbalance in the City, and helping local businesses attract
and retain talented and skilled employees.
State Density Bonus Law
PSHH is utilizing the State Density Bonus Law (Cal Gov. Code §65915 and SLOMC § 17.90) to achieve
the proposed density of 35.28 units. The applicant proposes to restrict I 0% of the base density (3.3
units, rounding up to 4 units) at the low-income level (up to 80% AMI), and is thus eligible for up to a
20% density bonus under state law and one development concession. The 4 low income units are
anticipated to be studio units 40-43 on the tentative parcel map.
Under the C-S zoning, 33 (32.64) base-density units are allowed (24 dulac; 1.36 ac site). There are 40
proposed units in the project, with a corresponding total density value of 36 units (35.28) based on the
mix of unit types. Therefore, while the project would be eligible for up to a 20% density bonus, the
proposed density represents only an approximately 9% derisity bonus over the base density value of 33
units. The Applicant is not requesting a concession at this time; however, would like to reserve the
concession in the event it becomes necessary to provide for the affordable housing costs.
Table 2 -Density Bonus Calculation
Site Area C-S Allowed 9% Density Bonus Allowed Density Proposed
Density with Bonus Density Units
1.36 acres 1.36 X 24 =32.64; 33 X 9% = 2.97; 36 units 35.28 units
rounded up to 33 rounded up to 3
Workforce Housing Program
In addition to the 4 low income units required by State Density Bonus Law, the Applicant intends to
voluntarily price restrict, through a recorded deed restriction, the remaining 32 townhouse units at
prices affordable to households earning between I 00%-160% AMI depending on the needs and income
levels of eligible households. The Applicant wishes to keep the sales price of these 32 units flexible in
order to best meet the needs of the qualifying families and participating employers. In total, the
Applicant will provide 36 below market rate units for sale to qualifying households who are employees
of participating SLO-based businesses.
lnclusionary Housing Program:
The project is in conformance with the City's lnclusionary Housing Program. Below is a calculation of
inclusionary housing requirements as outlined in Table 2 and 2A of the Housing Element:
Housing Element lnclusionary Requirement:
Average Unit Size: .
Density Value (based on proposed unit mix):
40 units x 3% low-income = 1.2 units
972 square feet
36 units
ATTACHMENT 3
PC1-15
Broad Street Place Workforce Housing Narrative
. Page 4
Project Density (density units per net acre):
lnclusionary Housing Adjustment Factor:
36 du/1.36 net acres= 26.47 du/acre
1.2 units x 0 = 0 inclusionary units
Although the adjustment factor is 0 for the proposed project due to the small average size of the units
and the relative high density, pursuant to Table 2A of the Housing Element at least one enforceably-
restricted unit is required for projects with 5 or more residential units.
Because the project includes 4 deed restricted low-income units (up to 80% AMI), and 32 additional
units that will be voluntarily sold at below market rates affordable to households earning I 00%-160%
AMI, the project exceeds the City's lnclusionary Housing Program requirements.
Site Coverage:
Per the C-S development standards provided in SLOMC 17.46, the maximum site coverage is 75%. The
total development footprint is approximately 21,062 sf (35%) and therefore conforms with this
requirement.
Minimum Yard Requirements:
Per SLOMC 17.46, the minimum street yard is 20 feet for structures over IS feet in height. The
proposed mixed-use building maintains a 20-foot setback from the Broad St ROW which is
conformance with the minimum street yard requirements.
Other yard requirements in the C-S zone are as required in the zones of adjacent lots. Because each
immediately adjacent property is also zoned C-S, prescribed minimum yard requirements are not
applicable to the site. However, the proposed project design maintains appropriate building setbacks
including a I 0-foot setback from the northern property line along the shared private driveway, a I 0-foot
setback from the eastern (rear) property line, and a I 0-foot setback from the southern property line.
Therefore, the project conforms to the yard setback requirements.
Open Space
Pursuant to SLO Subdivision Regulations 16.0 17.030.F, requirements for open space and recreational
facilities for projects in non-residential zones are set by the reviewing body, and no prescriptive open
space requirements are applicable to the development. The cited provision acknowledges that some
open space areas are needed for residents in commercial zones, but that the more urban character and
setting does not necessarily warrant the same open space requirements as in residential zones.
The project provides a total of approximately 8,127 square feet of common open space in a combination
of active and passive recreational and landscaped areas. Common open spaces include landscaped areas,
pedestrian walkways and paseos, and an approximately 1,1 00 square foot central plaza with a
playground, barbeque, and other amenities for residents. Individual units also have private open space
areas in the form of ground floor patios and upper floor decks totaling 5,179 square feet, an average of
approximately 126 square feet per unit.
Height Limit
The maximum height of the proposed three-story building is 35 feet, and conforms with the maximum
35-foot height limit in the C-S zone.
ATTACHMENT 3
PC1-16
Broad Street Place Workforce Housing Narrative
Page 5
Parking
A total of 72 parking spaces will be provided onsite, including 68 for residential uses, and 4 for
commercial uses. Parking for the residential units is provided in attached private at grade garages. As the
project conforms to State Density Bonus Law, the provisions of California Government Code
§65915(p)( I) and SLOMC 17.90.040 regarding standard parking reductions apply. Through this
application proposal, the Applicant is formally requesting that these standards be applied to the project.
Therefore, the proposal includes the following parking ratios for residential uses:
Table 3-Residential Parking
No. of proposed Parking Ratio per unit Total Parking
Unit Type units (GovCode§65915(p)(l)) j>rovided
2-bedroom 28 2 56
/-bedroom 8 I 8
Studio 4 I 4
Subtotal Residential Parking 68 r ·
Commercial parking is provided in at-grade covered stalls adjacent to the commercial spaces. A total of
4 spaces will serve the three commercial units (totaling I ,288 sf).
Table 4 -Commercial Parking ·
Anticipated Required Total Parking
Total Area (SF) Parking Rate provided
Commercial 1,288 1/300 4.29
Subtotal Commercial Parking 4
The 4 parking stalls are proposed to be shared among the future owners and/or tenants of the three
commercial units, and potential uses will conform to the code required parking and allowed uses in the
C-S zone. Anticipated uses include office, retail, and service-related businesses, generally with a parking
rate of no more than I space per 300 square feet of floor area. Because the project will not be designed
or engineered to include grease interceptors, no food preparation uses will be allowed. In combination,
the required parking for potential future commercial owners and tenants will not exceed the 4 spaces
provided, unless approved by the City under a separate permit.
In addition to the 72 onsite parking spaces, the applicant proposes to construct a new curb and gutter
along the shared private driveway and create I 0 new parallel parking spaces for use by the general
public.
Bicycle parking is provided for all residential units at a rate of 2 spaces per unit. Bicycle parking spaces
are located in each residential garage or within the units. The bicycle space requirements per Zoning
Regulations Table 6.5, note b for the commercial uses apply to uses that require I 0 or more vehicle
parking spaces. Because the commercial uses do not require I 0 or more vehicle parking spaces, no
commercial bicycle parking spaces are required.
Policy Consistency Analysis:
This project is consistent with the City's vision and will help achieve the its General Plan Housing
Element and sustainability goals including the following:
ATTACHMENT 3
PC1-17
Broad Street Place Workforce Housing Narrative
Page 6
Cit y of Sa n Luis Obi sp o 2014 -2019 General Plan Hou sin e Eleme nt·
Policy 2.4 -Encourage housing production for all (lnancial strata of the City's population, in the
proportions shown in the in the Regional Housing Needs Allocation, for the 2014-2019 planning period.
These proportions are: extremely low income, I 2 percent; very low income, 12 percent; low income, 16
percent; moderate income 18 percent; above moderate income, 42 percent
Goal 4 Mixed Income Housing -Preserve and accommodate existing and new mixed income
neighborhoods and seek to prevent neighborhoods or housing types that are segregated by economic
status.
Policy 4.2 -Include both market rate and affordable units in apartment and residential condominium
projects and intermix the types of units. Affordable units should be comparable in size, appearance and
basic quality to market-rate units.
Policy 5.4 -In general, housing developments of twenty (20) or more units should provide a variety of
dwelling types ; sizes or forms of tenure.
Policy 6. 9 -Encourage and support employer/employee (lnancing programs and partnerships to increase
housing opportunities speci(lcally targeted towards the local workforce.
Policy 6. 19 -Continue to incentivize affordable housing development with density bonuses, parking
reductions and other development incentives, including City (lnancial assistance .
'
Goal I 0: Maximize affordable housing opportunities for those who live or work in San Luis Obispo while
seeking to balance job growth and housing supply.
The project is consistent with the above General Plan Housing Element goals and policies as it will
create 36 critically needed, below market rate housing opportunities for employees of the SLO-based
companies. It will help local businesses attract and retain talented employees, help improve the jobs-
housing imbalance, develop an underutilized vacant lot in an urbanized location in the City, and serve as
a model for smart-growth and affordable workforce housing throughout the region.
Furthermore, the range of unit types from studios to two-bedroom units will appeal to people of
different ages and with a wide ranges of income levels in an integrated enclave and community. The
project will be attractively designed with high-quality buildings and housing units offering private
balconies and porches as well as common open courtyards and recreation space. For these reasons, the
project is in conformance with the Housing Element policies and will contribute to achieving the City's
goals.
Mixed-Use Findings for Approval
Pursuant to SLOMC 17 .08.072, mixed-use projects in the C-S zone require the approval of a use permit
by the Planning Commission. Mixed-use projects are to be designed to achieve specific objectives
including design criteria, site layout and performance standards, and the Planning Commission must
make mandatory findings for approval including the following:
I. The project's mixed uses are consistent with the general plan and are compatible with their
surroundings, with neighboring uses, and with each other;
ATTACHMENT 3
PC1-18
Broad Street Place Workforce Housing Narrative
, Page 7
2. The project's design protects the public health, safety, and welfare; and
3. The mixed uses provide greater public benefits than single-use development of the site. This
finding must enumerate those benefits, such as proximity of workplaces and housing, automobile
trip reduction, provision of affordable housing, or other benefits consistent with the purposes of
this section.
In this regard, we believe the project meets and exceeds all design and performance standard criteria,
and that the findings for approval can be made in the affirmative. The anticipated commercial uses, such
as retail, office and service-related businesses , are anticipated to operate during normal business hours,
and would be compatible with the residential uses onsite and in the surrounding neighborhood including
the adjacent Iron Works development. The project is designed to be consistent with the character of
the neighborhood, taking cues from the adjacent Iron Works project as well as other commercial,
industrial and residential buildings in the vicinity. The development of this parcel will improve a vacant
and underutilized property in an urbanized area in the City, and enhance the Broad Street corridor by
creating new mixed-income and affordable for-sale housing opportunities, as well as new high quality
commercial space for small businesses along Broad Street frontage. The project will help improve the
jobs-housing imbalance, increase vibrancy and walkability along Broad Street, reduce vehicle miles
travelled , and help to improve regional sustainability.
ATTACHMENT 3
PC1-19
VICINITY MAPSHEET INDEXTITLE SHEET A1EXISTING TOPOGRAPHIC MAP A2SITE PLAN & SITE SECTION A3GRADIND AND DRAINAGE PLAN A4SITE IMPROVEMENTS & UTILITIES PLAN A5STORMWATER RETENTION PLAN A6VESTING TENTATIVE PARCEL MAP A7LANDSCAPE PLAN A8CONTEXTUAL IMAGES A9PROJECT CHARACTER A10STUDIO FLOOR PLANS A111-BEDROOM FLOOR PLANS A122-BEDROOM FLOOR PLANS A13MIXED-USE BUILDING PLANS A14MIXED-USE BUILDING ELEVATIONS A15BUILDING A PLANS AND ELEVATIONS A16BUILDING A - ELEVATIONS A17BUILDING A - ELEVATIONS A18BUILDING B PLANS AND ELEVATIONS A19BUILDING B - ELEVATIONS A20BUILDING C PLANS AND ELEVATIONS A21BUILDING C - ELEVATIONS A22BUILDING D PLANS AND ELEVATIONS A23BUILDING D - ELEVATIONS A24BUILDING D - ELEVATIONS A25COLOR AND MATERIALS A26PROJECT STATISTICSPROJECT ADDRESS: 3720 BROAD STREET SAN LUIS OBISPO, CA 93401APN: 053-231-048ZONING: C-S-SCURRENT USE: VACANT LOTPROPOSED OCCUPANCY: R-2/U & B/M/S2TYPE OF CONSTRUCTION: VBLOT AREA: 59,186.71 SF = 1.36 ACRES (100%)PROPOSED LOT COVERAGE:BUILDING FOOTPRINT: +/- 21,062.29 SF (35%)LANDSCAPING: +/- 15,037.08 SF (25%)HARDSCAPE & DRIVEWAYS: +/- 23,087.34 SF (40%)ALLOWED DENSITY UNIT: 24/ACREALLOWED D.U. PER LOT SIZE: 24 X 1.36 ACRE = 32.64 DUAFFORDABLE D.U. BONUS: 8% 32.64 DU X 1.08 = 35.28UNIT & DENSITY UNIT PER SLO ZONING 17.16.010 A.1:(4) STUDIO * 0.50 = 2.00 D.U. (8) 1 BEDROOM * 0.66 = 5.28 D.U. (28) 2 BEDROOM * 1.00 = 28.0 D.U.36 TOTAL UNITS 35.28 D.U.TOTAL NUMBER OF NEW UNITS: 40 UNITS(28) 2 BD- 1 1/2 BA OVER TWO-CAR GARAGE (4) 1 BD - 1 1/2 BA W/ONE-CAR GARAGE (4) 1-BD - 1 BA W/ONE-CAR GARAGE (4) STUDIOS OVER ONE-CAR GARAGE PROPOSED DENSITY: 35.28 DU/ACTOTAL SQUARE FOOTAGE (CONDITIONED):(28) 2 BD X 1,106 SF = 30,968 SF (4) 1 BD X 889 SF = 3,556 SF (4) STUDIOS X 492 SF = 1,968 SF (4) MIXED-USE (RES) = 2,752 SFTOTAL: +/- 38,244 SFPARKING REQUIRED PER SLO ZONING 17.16.060(K) :RESIDENTIAL: 1 SPACE PER (STUDIO TO ONE-BED): 8 SPACES REQUIRED2 SPACES PER (TWO-BED): 56 SPACES REQUIRED2 BIKE SPACES PER UNIT: 80 SPACES REQUIREDGUEST PARKING NOT REQUIREDCOMMERCIAL: (1,288 SF) 1 SPACE PER 300 SF: 4 SPACES REQUIREDPARKING: 72 PROVIDED(28) 2 BD (2-CAR GARAGE) = 56 (8) 1 BD (1-CAR GARAGE) = 8 (4) STU. (1-CAR GARAGE) = 4 (4) COMMERCIAL SPACES = 3 REGULAR + 1 VAN ACCESSIBLEBIKE SPACES PROVIDED: = 80 (2/RESIDENTIAL UNIT)ADDITIONAL PARKING PROVIDED: =10 SPACES AVAILABLE ON THE SOUTH SIDE OF THE COMMON PRIVATE DRIVEAVERAGE SITE CROSS SLOPE - SLO ZONING 17.16.010 A.2: 7’ VERTICAL DISTANCE / 430’ HORIZONTAL DISTANCE 1.6% AVERAGE CROSS SLOPE PROVIDED YARD SETBACKS: FRONT: 10 FT REAR: 10 FT STREET SIDE: N/A SIDE: 10 FTMAX ALLOWABLE HEIGHT: 35’-0”PROPOSED HEIGHT: SEE ELEVATIONS FAR: 58,985 SF/59,187 = 1.0PROPOSED COMMON OPEN SPACE: 8,127 SFPROPOSED PRIVATE OPEN SPACE: 5,179 SF PROJECT DESCRIPTIONTHE PROJECT PROPOSES THE CONSTRUCTION OF A NEW 40-UNIT MIXED -USE DEVELOPMENT, CONSISTING OF 40 RESIDENTIAL UNITS AND COMMERCIAL SPACE ON A 1.36 AC LOT IN THE C-S-S ZONE. THE PROJECT IS MADE UP OF A RANGE OF DIFFERENT TYPES OF UNITS INCLUDING TWENTY-EIGHT (28) TWO-BEDROOM UNITS, EIGHT (8) ONE-BEDROOM UNITS, AND FOUR (4) STUDIO UNITS. THE COMMERCIAL COMPONENT OF THE PROJECT INCLUDES THREE (3) SPACES TOTALING APPROXIMATELY 1,288 SF. THE 40 UNITS ARE DESIGNED FOR FIRST-TIME HOME BUYERS WITH INCOMES RANGING FROM 80%-160% AMI WHO ARE SLO-BASED EMPLOYEES OF PARTICIPATING EMPLOYERS. THE (4) STUDIO UNITS SHALL BE DESIGNATED AS “LOW INCOME” AFFORDABLE UNITS.THE SITE PLAN CREATES A SENSE OF COMMUNITY WITH BUILDINGS FACING INWARDLY ON TO COMMON COURTAYRDS, OR PASEOS. AN INDUSTRIAL STYLE HAS BEEN SELECTED IN RESPONSE TO THE SITE’S CONTEXT AND HISTORY. THIS STYLE, WITH IT’S RECTANGULAR FORMS, STILL PROVIDES ARTICULATION THROUGH VARIED ROOF FORMS AND ARCHITECTURAL DETAILING.A TOTAL OF (72) ON-SITE PARKING SPACES WILL BE PROVIDED VIA GARAGES OR COVERED PARKING. AN ADDITIONAL (10) OFF-SITE PARKING SPACES WILL BE PROVIDED ON THE SOUTH SIDE OF THE COMMON PRIVATE DRIVE. THE PROJECT WILL CONFORM TO STATE DENSITY BONUS LAW.PROJECT NARATIVEAS THE REAL ESTATE ADAGE GOES, THE KEY TO SUCCESS IS “LOCATION, LOCATION, LOCATION.” SAN LUIS OBISPO EPITOMIZES THIS AS A UNIQUE, AND NATURALLY BEAUTIFUL AREA. TO ITS WEST ARE THE OCEAN AND DUNES, AND SURROUNDING IT ARE THE IRISH HILLS AND SANTA LUCIA MOUNTAINS. BROAD STREET PLACE TAKES THIS SPECIAL SETTING INTO ACCOUNT FOR ITS DESIGN INSPIRATION. THE COLOR SCHEMES FOR PROJECT BUILDINGS FROM BROAD STREET TRANSITION FROM THE BLUES OF THE PACIFIC, TO THE NEUTRAL SHADES OF THE DUNES, AND ON TO THE MOSSY GREENS OF THE TREE-COVERED HILLS. BEYOND NATURAL BEAUTY, THE PROJECT DESIGN SPEAKS TO THE DISTINCT HUMAN CHARACTER AND SPIRIT OF THE COMMUNITY. EACH UNIT IS DESIGNED TO HAVE A WELL-DEFINED ENTRY AND WILL BE INDIVIDUALLY OWNED. ENTRIES ALLOW FOR PRIVACY, BUT ALSO WILL FOSTER SOCIAL INTERACTION WITH NEIGHBORS IN MUCH THE SAME WAY AS TRADITIONAL FRONT PORCHES DO. THE PROJECT ALSO INCLUDES A CENTRAL COMMON AREA AS A GATHERING SPACE THAT IS SHELTERED FROM TRAFFIC NOISE AND PREVAILING WIND PATTERNS.ANOTHER DRAWING POINT OF THE PROJECT SITE IS THAT IT IS A SHORT BIKE RIDE AWAY FROM DOWNTOWN, AND CLOSE TO MANY NEARBY SERVICES AND EMPLOYERS. A HOME AT BROAD STREET PLACE WILL BE A CONSTANT REMINDER OF WHAT IT MEANS TO ESTABLISH A LIFE IN SUCH A BEAUTIFUL PLACE AND SPECIAL COMMUNITY.PROJECT TEAMOWNER: PEOPLE’S SELF HELP HOUSING 3533 EMPLEO ST. SAN LUIS OBISPO, CA 93401 TEL: (805) 781-3088 CONTACT: MORGEN BENEVEDOARCHITECT : RRM DESIGN GROUPCIVIL ENG 3765 S. HIGUERA ST.LANDSCAPE SAN LUIS OBISPO, CA 93401PLANNING TEL: (805) 543-1794 FAX: (805) 543-4609 CONTACT: DARIN CABRAL 3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A1BROAD STREET PLACE - WORKFORCE HOUSINGTITLE SHEET0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-20
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A2BROAD STREET PLACE - WORKFORCE HOUSINGEXISTING TOPOGRAPHIC MAP0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-21
NOPARKING
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$%8,/',1*(%8,/',1*$%8,/',1*'%8,/',1*'%8,/',1*%%8,/',1*&&20021$5($%8,/',1*$%8,/',1*$%8,/',1*$%8,/',1*%%8,/',1*'%8,/',1*'%8,/',1*'%8,/',1*'%8,/',1*&75$6+&255$/75$6+&255$/75$6+&255$/$%2//$5'/,*+77<3:$//+81*/,*+77<30$,/%2;(6%2//$5'/,*+77<3),5(5,6(5),5(5,6(5),5(5,6(5),5(5,6(5),5(5,6(5),5(5,6(5),5(5,6(5$'$37$%/(81,7$'$37$%/(81,7$'$37$%/(81,7$'$37$%/(81,7&21&5(7(9$//(<*877(5$63+$/7'5,9(:$<&21&5(7(3('(675,$1:$/.:$<3$9(567<3
+,*+:22')(1&(62/,'$77+(%$6($1'2)23(1/$777,&($77+(723(;,67,1*0(7$/)(1&(725(0$,1(;,67,1*0(7$/)(1&(217232)7+(5(7$,1,1*:$//725(0$,1$%52$'675((7$872&2857&20021$5($$872&2857$872&2857352-(&7%281'$5<352-(&7%281'$5<%8,/',1*$%8,/',1*%%8,/',1*$%8,/',1*$%8,/',1*%%8,/',1*$0,;('86(&20021$5($%8,/',1*' %8,/',1*&352-(&7%281'$5<352-(&7%281'$5<75$6+*5((1:$67(5(&<&/(&2002135,9$7('5,9(6,'(:$/.%8,/',1*'5,9(:$<(175<833383383338333833383833888888838388388888883838338%/,&'5$,1$*(($60(1738%/,&675((7$1'87,/,7<($60(17$*(($6(0(17
%8,/',1*($%8,/',1*$%8,/',1*'%8,/',1*'%8,/',1*%%2//$5'/,*+77<3:$///,*+),5(5,6(5),5(5,6(5),5(5,6(5$$'$37$%/(81,7888388888888388888838888888383838383838838
35,9$7('5$,1$*(($6(0(176,'(:$/.%8,/',1*&&20021$$$$$5($$%8,/',1*$%8,/',1*'%8,/',1*'/+81*77<3%2//$/,*+7),5(5,6(5$$'$37$%/(81,7$63+$'5,9(:&21&3('(:$/.3$9(567<3/7$7$:&6.8338338338333833833383838838338883883838838338883883888883883383336(7%$&.
$$$%8,/',1*$$$$%8,/',1*$%8,/',1*%%8,/',1*'%8,/',1*'%8,/',1*&$5'7<3),5(5,6(5),5(5,6(5),5(5,6(5$$'$37$%/(81,7$$'$37$%/(81,7&21&5(7(9$//(<*877(5$/7<:$<5(7(675,$1<:$<$7$:&6.:LEGENDNEIGHBORHOOD STYLE 1, COLOR SCHEME 1NEIGHBORHOOD STYLE 2, COLOR SCHEME 2NEIGHBORHOOD STYLE 3, COLOR SCHEME 3SITE SECTION 2SITE SECTION 3TRASH CORRAL - ENLARGED PLAN(REFER TO BUILDING A ELEVATIONS)3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A3BROAD STREET PLACE - WORKFORCE HOUSINGARCHITECTURAL SITE PLANSCALE S: 1” = 40’- 0” (12”X18” SHEET) 1”=20’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-22
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A4BROAD STREET PLACE - WORKFORCE HOUSINGGRADING AND DRAINAGE PLAN 0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-23
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A5BROAD STREET PLACE - WORKFORCE HOUSINGSITE IMPROVEMENTS &UTILITIES PLAN0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-24
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A6BROAD STREET PLACE - WORKFORCE HOUSINGSTORMWATER RETENTION PLAN0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-25
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A7BROAD STREET PLACE - WORKFORCE HOUSINGVESTING TENTATIVE PARCEL MAP0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-26
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A8BROAD STREET PLACE - WORKFORCE HOUSINGLANDSCAPE PLANSCALE S: 1” = 40’- 0” (12”X18” SHEET) 1”=20’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-27
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A9BROAD STREET PLACE - WORKFORCE HOUSINGCONTEXTUAL INSPIRATION0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-28
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A10BROAD STREET PLACE - WORKFORCE HOUSINGPROJECT CHARACTER0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-29
6725$*(678',26725$*(678',2*$5$*(*$5$*(&20021(175<
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%,.(6725$*(&2002167$,5:$<%$7+&//678',2'(&.
%,.(6725$*($5($&$/&6678',2*5281')/225&20021 6)6(&21')/225 6)7+,5')/225 6)727$/&21',7,21('$5($ 6)$5($&$/&6121&21',7,21(''(&.$5($678',2 6)'(&.$5($678',26)*$5$*( 6725$*($5($678',2 6)*$5$*($5($678',26)6725$*($5($678',26)727$/121&21',7,21('$5($6)3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A11BROAD STREET PLACE - WORKFORCE HOUSINGSTUDIO FLOOR PLANSSECOND FLOORFIRST FLOORTHIRD FLOORSCALE S: 1/8” = 1’- 0” (12”X18” SHEET) 1/4”=1’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-30
26' - 3"27' - 1"9' - 5"36' - 6"BEDROOMCL.BATHENTRYL.GARAGEUTILITYPATIOPARKING STALL9' - 0" ADAPTABLE AISLE5' - 0" PARKING18' - 0" PARKING STALL CLEARANCE200 CU FT OF STORAGE(20"X156"X108" = 214 CF)BIKE STORAGEBIKE STORAGE5' - 8"8' - 9"10' - 0"37' - 0 3/8"27' - 0"9' - 6"POWDERSGREAT ROOM11' - 3 1/2"7' - 9"19' - 0 1/2"PATIOP.AREA CALCS - ONE BEDONE BED - GROUND FLOOR373 SFONE BED - SECOND FLOOR515 SFTOTAL CONDITIONED AREA889 SFAREA CALCS - NONCONDITIONEDDECK AREA113 SFGARAGE AREA390 SFTOTAL NONCONDITIONED AREA: 2503 SFSECOND FLOORFIRST FLOOR3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A12BROAD STREET PLACE - WORKFORCE HOUSING1-BEDROOM FLOOR PLANSSCALE S: 1/8” = 1’- 0” (12”X18” SHEET) 1/4”=1’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-31
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*5($752203:'56
%('5220&/%('5220&/%$7+/$81'5<
$5($&$/&67:2%('*5281')/2256)6(&21')/2256)7+,5')/2256)727$/&21',7,21('$5($6)$5($&$/&6121&21',7,21(''(&.$5($6)*$5$*($5($6)727$/121&21',7,21('$5($6)SECOND FLOORFIRST FLOORTHIRD FLOOR3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A13BROAD STREET PLACE - WORKFORCE HOUSING2-BEDROOM FLOOR PLANSSCALE S: 1/8” = 1’- 0” (12”X18” SHEET) 1/4”=1’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-32
*$5$*(81,7*$5$*(81,7*$5$*(81,7 *$5$*(81,7&200(5&,$/68,7(&200(5&,$/68,7(&200(5&,$/68,7(&200(5&,$/81,6(;5(6752206725$*(81,7&200(5&,$/3$5.,1* [[ &) [[ &) [[ &) [[ &) 62&&83$1&<6725$*(81,76725$*(81,76725$*(81,7),5(5,6(5$81,781,781,781,7%,.(6725$*(%,.(6725$*(%,.(6725$*(%,.(6725$*(%,.(6725$*(%,.(6725$*(%,.(6725$*(%,.(6725$*($:$//(1&/2685(
+,*+'(&.72&(17(52)%52$'675((7
3523(57</,1('5$,1$*(
38%/,&6285&(
12,6(,17(5,252)5(6,'(17,$/81,7&200(5&,$/86((;7(5,255(6,'(17,$/'(&./,1(2)6,*+7%52$'675((7)$&(2)&85%3523(57</,1(52:(.114#4'#5Á70+62.#05)/225648$5()227$*(833(5)/22581,7 6)833(5)/22581,7 6)833(5)/22581,7 6)833(5)/22581,7 6)6)(.114#4'#5Á%1//'4%+#.)/225648$5()227$*(&200(5&,$/68,7( 6)&200(5&,$/68,7( 6)&200(5&,$/68,7( 6)&200(5&,$/3$5.,1*$5($ 6)6)(.114#4'#5Á010%10&+6+10'&'(&.$5($648$5()227$*(&200(5&,$/3$5.,1*$5($ 6)'(&.$5($81,7 6)'(&.$5($81,7 6)'(&.$5($81,7 6)'(&.$5($81,7 6)*$5$*($5($81,7 6)*$5$*($5($81,7 6)*$5$*($5($81,7 6)*$5$*($5($81,7 6)6725$*($5($ 6)81,6(;5(675220$5($ 6)833(5(175<'(&.$5($81,7 6)833(5(175<'(&.$5($81,7 6) 6)352326('0,7,*$7,21)25,1'22512,6(3529,'($,5&21',7,21,1*25$0(&+$1,&$/9(17,/,$7,216<67(062:,1'2:6$1''22560$<5(0$,1&/26('02817:,1'2:6$1'6/,',1**/$66'2256,1/2:$,5,1),/75$7,215$7(5$7()5$0( &)025/(663(5$16,63(&,),&$7,216 3529,'(62/,'&25((;7(5,25'2256:,7+3(5,0(7(5:($7+(5675,33,1*$1'7+5(6+2/'6($/6(;7(5,25:$//:,7+678&&2),%(5&(0(176,',1*25&2558*$7('0(7$/6,',1*29(5,1&+0,180807+,&.),%(5%2$5' 6281'%2$5' 25(48$/*/$66$5($,1:,1'2:6$1''225,6/(667+$12)7+()/225$5($,17+(52203529,'(%$))/(6)25522)25$577,&9(176)$&,1*7+(12,6(6285&(SECOND FLOORFIRST FLOORNOISE MITIGATION DIAGRAM3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A14BROAD STREET PLACE - WORKFORCE HOUSINGMIXED-USE BUILDING PLANSSCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-33
LEFT ELEVATIONFRONT ELEVATIONRIGHT ELEVATIONREAR ELEVATIONPROPOSED HT.29’-4”174.25’ ANGLOTS: 1-73720 BROAD STREET, SAN LUIS OBISPO, CA 93401A15BROAD STREET PLACE - WORKFORCE HOUSINGMIXED-USE BUILDING ELEVATIONSSCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-34
SECOND FLOORTHIRD FLOORFIRST FLOORRIGHT ELEVATIONFRONT ELEVATIONLEFT ELEVATIONREAR ELEVATIONPROPOSED HT.34’-0”PROPOSED HT.33’-9”178.25’ ANGLOTS: 24,25,26180.25’ ANGLOTS: 31,32,333720 BROAD STREET, SAN LUIS OBISPO, CA 93401A16BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING A - NEIGHBORHOOD 3 SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-35
1ST FLOOR0' - 0"PROPOSEDHT.33' - 7"175.5' ANGLOTS; 8,9,101ST FLOOR0' - 0"1ST FLOOR0' - 0"1ST FLOOR0' - 0"3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A17BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING A - NEIGHBORHOOD 1SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONATTACHMENT 4PC1-36
1ST FLOOR0' - 0"1ST FLOOR0' - 0"1ST FLOOR0' - 0"177.5' ANGLOTS; 19,20,21PROPOSED HT.34' - 6"1ST FLOOR0' - 0"3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A18BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING A - NEIGHBORHOOD 2 SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONATTACHMENT 4PC1-37
SECOND FLOORTHIRD FLOORFIRST FLOORRIGHT ELEVATIONFRONT ELEVATIONLEFT ELEVATIONREAR ELEVATIONPROPOSED HT.33’-8”175.5’ ANGLOTS: 36,40,413720 BROAD STREET, SAN LUIS OBISPO, CA 93401A19BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING B - NEIGHBORHOOD 1SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-38
1ST FLOOR0' - 0"PROPOSEDHT.33' - 5"179.25' ANGLOTS: 39,42,43,281ST FLOOR0' - 0"1ST FLOOR0' - 0"1ST FLOOR0' - 0"3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A20BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING B - NEIGHBORHOOD 3SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONATTACHMENT 4PC1-39
SECOND FLOORTHIRD FLOORFIRST FLOORRIGHT ELEVATIONFRONT ELEVATIONLEFT ELEVATIONREAR ELEVATIONPROPOSED HT.33’-4”179.75’ ANGLOTS: 38,273720 BROAD STREET, SAN LUIS OBISPO, CA 93401A21BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING C - NEIGHBORHOOD 3SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-40
1ST FLOOR0' - 0"176.5' ANGLOTS:16,3733' - 2"1ST FLOOR0' - 0"1ST FLOOR0' - 0"1ST FLOOR0' - 0"3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A22BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING C - NEIGHBORHOOD 2SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONATTACHMENT 4PC1-41
SECOND FLOORTHIRD FLOORFIRST FLOORRIGHT ELEVATIONFRONT ELEVATIONLEFT ELEVATIONREAR ELEVATIONPROPOSED HT.34’-0”178.5’ ANGLOTS: 22,23PROPOSED HT.32’-11”177.5’ ANGLOTS: 17,183720 BROAD STREET, SAN LUIS OBISPO, CA 93401A23BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING D - NEIGHBORHOOD 2SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-42
1ST FLOOR0' - 0"PROPOSED HT.33' - 10"PROPOSED HT.33' - 10"176.5' ANGLOTS:14,15175.5' ANGLOTS: 11,121ST FLOOR0' - 0"1ST FLOOR0' - 0"1ST FLOOR0' - 0"3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A24BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING D - NEIGHBORHOOD 1SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONATTACHMENT 4PC1-43
1ST FLOOR0' - 0"181.6' ANGLOTS:34,35180.9' ANGLOTS: 29,3034' - 0"33' - 3"1ST FLOOR0' - 0"1ST FLOOR0' - 0"1ST FLOOR0' - 0"3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A25BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING D - NEIGHBORHOOD 3SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 OCTOBER 3, 2017FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONATTACHMENT 4PC1-44
7.1.4.1. STUCCO 1 COLOR: DUNN EDWARDS WHITE PICKET FENCE DET6482a. STUCCO 2 COLOR: DUNN EDWARDS SO CHIC DET6142b. STUCCO 2 COLOR: DUNN EDWARDS IRON-IC DET6113. NARROW SIDING COLOR: DUNN EDWARDS ASH GRAY DEC751 4. WIDE SIDING COLOR: DUNN EDWARDS MORRO BAY DET5715. TRIM COLOR: DUNN EDWARDS IRON-IC DET6116. WINDOW FRAME: DARK GREY7. ASPHALT SHINGLE ROOF: GAF ROOFING TIMBERLINE HD CHARCOAL8. WOOD-LOOK ACCENT: DUNN EDWARDS ASH GRAY DEC751 9. ACCENT METAL: WESTERN STATES METAL ROOFING GALV-TEN ROBUST 10. ENTRY DOOR: DUNN EDWARDS DARK & STORMY DET57211. GARAGE DOOR: DUNN EDWARDS IRON-IC DET61112. LIGHTS: HINKLEY LIGHTING SHELTER LED WALL SCONCECOLOR SCHEME 12b.5.1.6.8.9.6.10.11.12. 7.3.1. STUCCO 1 COLOR: DUNN EDWARDS WHITE PICKET FENCE DET6482. STUCCO 2 COLOR: DUNN EDWARDS SO CHIC DET6143. NARROW SIDING COLOR: DUNN EDWARDS CREAMY APRICOT DE52824. WIDE SIDING COLOR: DUNN EDWARDS SO CHIC DET6145. TRIM COLOR: DUNN EDWARDS IRON-IC DET6116. WINDOW FRAME: DARK GREY7. ASPHALT SHINGLE ROOF: GAF ROOFING TIMBERLINE HD CHARCOAL8. ACCENT METAL: WESTERN STATES METAL ROOFING REZIBOND9. ENTRY DOOR: DUNN EDWARDS CALIFORNIA PEACH DET47910. GARAGE DOOR: DUNN EDWARDS SO CHIC DET61411. LIGHTS: BARN LIGHT ELECTRIC ATOMIC LED WALL SCONCECOLOR SCHEME 22.4.1.5.8.6.10.11. 7.1.1. STUCCO 1 COLOR: DUNN EDWARDS WHITE PICKET FENCE DET6482. STUCCO 2 COLOR: DUNN EDWARDS SO CHIC DET6143. NARROW SIDING COLOR: DUNN EDWARDS LIFE AQUATIC DET6074. WIDE SIDING COLOR: DUNN EDWARDS ASH GRAY DEC751 5. TRIM COLOR: DUNN EDWARDS IRON-IC DET6116. WINDOW FRAME: DARK GREY7. ASPHALT SHINGLE ROOF: GAF ROOFING TIMBERLINE HD CHARCOAL8. WOOD-LOOK ACCENT: DUNN EDWARDS KILN DRIED DET6929. ACCENT METAL: WESTERN STATES METAL ROOFING GALV-TEN ROBUST 10. ENTRY DOOR: DUNN EDWARDS MOSS COTTAGE DET60811. GARAGE DOOR: DUNN EDWARDS MOSS COTTAGE DET60812. LIGHTS: BARN LIGHT ELECTRIC WESCO LED WALL SCONCECOLOR SCHEME 32.1.8.9.2a.3.6.9.11. 12.10.3.4.5.6.3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A26BROAD STREET PLACE - WORKFORCE HOUSINGCOLOR AND MATERIALS0329-03-RS17 OCTOBER 3, 2017ATTACHMENT 4PC1-45
Chapter 3
Page 3-28
Programs
6.11. Maintain the General Plan and Residential Growth Management Regulations (SLOMC 17.88) exemption for new
housing in the Downtown Core (C-D zone), and new housing in other zones that is enforceably restricted for
extremely-low, very low, low- and moderate income households, pursuant to the Affordable Housing
Standards.
6.12. Continue to allow flexible parking regulations for housing development, especially in the Downtown Core (C-D
Zone), including the possibilities of flexible use of city parking facilities by Downtown residents, where
appropriate, and reduced or no parking requirements where appropriate guarantees limit occupancies to
persons without motor vehicles or who provide proof of reserved, off-site parking. Such developments may be
subject to requirements for parking use fees, use limitations and enforcement provisions.
6.13. Continue to develop incentives to encourage additional housing in the Downtown Core (C-D Zone), particularly
in mixed-use developments. Density based on average unit size in a project should be explored to encourage
the development of smaller efficiency units.
6.14. Specific plans for any new expansion area identified shall include R-3 and R-4 zoned land to ensure sufficient
land is designated at appropriate densities to accommodate the development of extremely low, very-low and
low income dwellings. These plans shall include sites suitable for subsidized rental housing and affordable
rental and owner-occupied dwellings, and programs to support the construction of dwellings rather than
payment of in-lieu housing fees. Such sites shall be integrated within neighborhoods of market-rate housing
and shall be architecturally compatible with the neighborhood.
6.15. Consider General Plan amendments to rezone commercial, manufacturing or public facility zoned areas for
higher-density, infill or mixed use housing where land development patterns are suitable and where impact to
Low-Density Residential areas is minimal. For example, areas to be considered for possible rezoning include,
but are not limited to the following sites (shown in Figure 1 and further described in Appendix D, Table D-2):
A) Portions of South Broad Street Corridor and Little Italy area
B) 1499 San Luis Drive (rezone vacant and underutilized School District property)
C) 1642 Johnson Avenue (vacant School District property)
D) 4325 South Higuera Street (former P.G.&E. yard)
E) 4355 Vachell Lane (vehicle storage)
F) 173 Buckley Road (Avila Ranch)
G) 2143 Johnson Avenue (adjacent to County Health Department)
H) 3710 Broad Street (Plumbers and Steamfitters Union)
I) 11950 Los Osos Valley Road (Pacific Beach High School)
J) 2500 Block of Boulevard Del Campo (adjacent to Sinsheimer Park)
K) 12165 Los Osos Valley Road (adjacent to Home Depot)
ATTACHMENT 5
PC1-46
Housing Element
Page 3-29
Figure 1 Areas to be Considered for Possible Rezoning
ATTACHMENT 5
PC1-47
City of San Luis Obispo
March 2015 Zoning Regulations
Page 11
F. No person under 18 years of age may play electronic games at a center located at a
place of business where alcoholic beverages are sold, served or consumed;
G. Bicycle racks shall be provided within a reasonable distance of any center and shall
provide at least one bicycle stall for each electronic game in the center.
H. Centers shall be closed from 2:00 a.m. to 6:00 a.m. and for such times as required by
conditions of the use permit;
I. Adequate space shall be provided for each electronic game so as to allow its use
without overcrowding;
J. Parking shall be as required by the use permit for a center. (Ord. 946 - 1 (part), 1983:
prior code - 4953)
K. Facility and operation exceptions.
Exceptions to any of the requirements listed in this section may be considered during
the use permit review process provided the following findings can be made:
1. The requested exception to the facility and operation requirements will not affect
the ability of the electronic game amusement center to be compatible with
surrounding land uses.
2. The requested exception to the facility and operation requirements will not
encourage school-age children from frequenting the electronic game amusement
center while the San Luis Coastal Unified School District is conducting its regular
daytime education program.
3. The purpose and intent of the facility and operation requirements are still met with
the approval of the requested exception. (Ord. 1128 - 1 Ex. (part), 1988)
17.08.070 Mineral Extraction.
Commercial mining is prohibited within city limits. (Ord. 1365 (2000 Series)(part))
17.08.072 Mixed Use Projects
This Section provides standards for the design of mixed use projects.
A. Design considerations. A mixed use project shall be designed to achieve the
following objectives.
1. The design shall provide for internal compatibility between the different uses.
2. Potential noise, odors, glare, pedestrian traffic, and other potentially significant
impacts on residents shall be minimized to allow a compatible mix of residential
and nonresidential uses on the same site.
3. The design of the mixed use project shall take into consideration potential impacts
on adjacent properties and shall include specific design features to minimize
potential impacts.
4. The design of a mixed use project shall ensure that the residential units are of a
residential character and that privacy between residential units and between other
uses on the site is maximized.
5. The design of the structures and site planning shall encourage integration of the
street pedestrian environment with the nonresidential uses through the use of
plazas, courtyards, walkways, and street furniture.
6. Site planning and building design shall be compatible with and enhance the
adjacent and surrounding residential neighborhood in terms of scale, building
design, color, exterior materials, roof styles, lighting, landscaping, and signage.
ATTACHMENT 6
PC1-48
City of San Luis Obispo
Zoning Regulations March 2015
Page 12
B. Mix of uses. A mixed use project requires a combination of residential units with any
other use, or combination of uses allowed in the applicable zoning district by Section
17.22.010; provided that where a mixed use project is proposed with a use required by
Section 17.22.010 to have Use Permit approval in the applicable zoning district, the
entire mixed use project shall be subject to that permit requirement.
C. Maximum density. The residential component of a mixed use project shall comply
with the maximum density requirements of the applicable zoning district; plus density
bonuses where applicable.
D. Site layout and project design standards. Each proposed mixed use project shall
comply with the property development standards of the applicable zoning district, and
the following requirements.
1. Location of units. Residential units shall not occupy ground floor space within
the first 50 feet of floor area measured from each building face adjacent to a street,
or any ground floor space in the CD zoning district.
2. Loading areas. Commercial loading areas shall be located as far as possible from
residential units and shall be screened from view from the residential portion of the
project to the extent feasible.
3. Refuse and recycling areas. Areas for the collection and storage of refuse and
recyclable materials shall be located on the site in locations that are convenient for
both the residential and non-residential uses.
E. Performance standards.
1. Lighting. Lighting for the commercial uses shall be appropriately shielded to not
negatively impact the residential units.
2. Noise. All residential units shall be designed to minimize adverse impacts from
non-residential project noise, in compliance with the City's noise regulations.
3. Hours of operation. A mixed-use project proposing a commercial component that
will operate outside of 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.
F. Requirements for Use Permit projects. A mixed use project that requires Use Permit
approval in compliance with Subsection B., or that is located in the C-S or M zoning
districts is subject to the following requirements.
1. Property development standards. The approval of a Use Permit for a mixed use
project may include:
a. Conditions of approval that require provisions and standards in addition to, or
instead of the property development standards of the applicable zoning district
to ensure the compatibility of uses and surroundings; or
b. Less restrictive standards than required by the applicable zoning district, to the
extent allowed by Use Permit approval in other sections of these regulations, to
make particular use combinations more feasible.
2. Mandatory findings for approval. The approval of a Use Permit for a mixed use
project shall require that the review authority first make all of the following findings,
as applicable.
a. The projects mixed uses are consistent with the general plan and are
compatible with their surroundings, with neighboring uses, and with each other;
b. The project’s design protects the public health, safety, and welfare; and
ATTACHMENT 6
PC1-49
City of San Luis Obispo
March 2015 Zoning Regulations
Page 13
c. The mixed uses provide greater public benefits than single-use development of
the site. This finding must enumerate those benefits, such as proximity of
workplaces and housing, automobile trip reduction, provision of affordable
housing, or other benefits consistent with the purposes of this Section.
3. Mandatory findings for more restrictive standards. To require property
development standards more restrictive than those of the underlying zone, the
review authority must make one of the following findings:
a. Site-specific property development standards are needed to protect all
proposed uses of the site, in particular residential uses; or
b. Site-specific property development standards are needed to make the project
consistent with the intent of these regulations; or
c. The preponderance of the development proposed for the site is of a type not
normally permitted in the underlying zone, so property development standards
for the zone where such development is normally found are appropriate.
17.08.080 Public Utilities.
A. Distribution facilities may be located in any zone; provided that equipment on the
ground in residential zones shall be screened by landscaped visual barriers.
B. Transmission lines may be located in any zone, provided the route is approved by the
Planning Commission.
C. Other unmanned public utility structures may be located in any zone, provided an
administrative use permit is approved by the Director. (Ord. 941 - 1 (part), 1982: prior
code - 9202.1(E))
17.08.090 Home Occupation.
A. Intent. The provisions set forth in this section are intended to allow the conduct of
home enterprises that are incidental to and compatible with surrounding residential
uses. A "home occupation" is gainful employment engaged in by the occupants of a
dwelling.
B. Permit Required.
1. The conduct of home occupation requires the approval of a home occupation
permit by the Director, who may establish additional conditions to further the intent
of this section. A permit is required when a person does business in his/her home,
uses his/her home address as a business address on business licenses and tax
certificates, or uses his/her phone as a business phone. Home occupations may
be conducted from dwellings located in residential zones or from dwellings located
in commercial zones where dwellings are an allowed or conditionally allowed use.
Home occupation permits are not required for employees telecommuting.
A public notice shall be posted at the site of each proposed home occupation. If
anyone informs the Community Development Department of a question or
objection concerning the proposed home occupation that cannot be satisfactorily
resolved within five days of the posting, the Director shall schedule a hearing for
the application as provided for administrative use permits. If no questions or
objections are received by the Community Development Department within five
days after posting, the Director may issue the permit upon submission of all
required information and without further notice or public hearing.
2. State licensed child day care centers for six or fewer children are exempt from
home occupation regulations (see state Health and Safety Code, Section 1529.5).
ATTACHMENT 6
PC1-50