HomeMy WebLinkAboutItem #3 - USE-1197-2017 (950 Orcutt)Meeting Date: July 11, 2018
Item Number: #32
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Continued review of a mixed-use development consisting of 78 apartment units and 6,800
square feet of commercial space, including a request for a 10% parking reduction. Additional requests
include specific land uses, live entertainment, and adjusted hours of operation.
PROJECT ADDRESS: 950 Orcutt Road BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: USE-1197-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) that allows the approval of a
mixed-use project within the Manufacturing zone, subject to findings and conditions of approval.
SITE DATA
Applicant Andy Fuller
Complete Date May 23, 2018
Zoning M, Manufacturing Zone
General Plan Services and Manufacturing
Site Area ~2.00 acres
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332, Class 32, In-fill
Development Projects, of the CEQA
Guidelines
SUMMARY
The project applicant, Andy Fuller, is proposing to demolish existing non-historic structures and
construct a new one to three-story mixed-use development with commercial/office uses along Orcutt
Road, (6,800 sq. ft.) and a residential structure consisting of seventy-eight (78) residential units, located
at the corner of Duncan Lane & Orcutt Road, within the Manufacturing (M) zone.
The project has been designed to be consistent with the Zoning Regulations and is requesting a 10%
parking reduction inclusive of a Trip Reduction Plan. A Planning Commission Use Permit is required
for a mixed-use project within the M-zone subject to specific findings as detailed in the previous staff
report (Attachment 2, Previous Staff Report 4.11.18).
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1.0 COMMISSION’S PURVIEW
The Planning Commission’s (PC) purview is to review the project in terms of its consistency with the
City General Plan and Zoning Regulations. If the PC approves the use permit, the Architectural Review
Commission (ARC) will conduct final design review of the project (ARCH-1196-2017).
2.0 PROJECT INFORMATION
Project Description
A summary of significant project features includes the following:
1.Project Scope: Please review the previous staff report for project details and features (Attachment
2, Previous Staff Report 4.11.18), the revised plans include the following changes;
•Three four-story mechanical parking lifts including 111 parking spaces
•Trip Reduction Plan and a 10% parking reduction
•Concrete wall to screen parking from Duncan Lane
•Historic District sign located at the corner of the Railroad and Orcutt Road
Project Statistics
Item Proposed 1 Ordinance Standard 2
Street Yard setback 15 feet (5 feet for parking) 15 feet (5 feet for parking)
Side Yard Setbacks 1 feet 0 feet
Max. Height of Structure(s) 35 feet 35 feet
Coverage (structures) 40% 75%
Density 46.8 47
Floor Area Ratio (FAR) .78 1.5
Parking Spaces 139 (10% parking reduction) 156
Notes: 1. Applicant’s project plans
2. City Zoning Regulations 2015
3.0 BACKGROUND
The project site was reviewed by the PC on April 11, 2018 and was continued to a date uncertain
(Attachment 3, PC Meeting Minutes). The PC provided direction to the applicant to work with staff to
redesign the project to address specific concerns including the following;
1)Re-consider the parking reduction and/or redesign the project to require fewer parking spaces.
2)Provide a noise study due to proximity to the railroad and Orcutt road as this could affect the
design of the project. If units provide a balcony, they should be designed to address noise.
3)Address concerns regarding hydrocarbons from idling trains in proximity to the project.
4)Consider wrapping the corner building along Duncan to conceal views of the parking lot.
5)Consider land use compatibility, as this is primarily a residential project in a manufacturing zone.
6)Consider the project design along the historic railroad district, incorporate design elements or
features in acknowledgement of the historic district.
7)Consider rezoning the property and surrounding area.
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4.0 PROJECT ANALYSIS
The Planning Commission recommended seven directional items to be reviewed and evaluated prior to
taking final action on the project. The applicant has made the following changes in response to the
directional items (Attachment 4, Applicant’s Response Letter):
Directional Item #1: Re-consider the parking reduction and/or redesign the project to require fewer
parking spaces.
Response: The applicant has redesigned the project to provide 25 additional vehicle parking spaces
within the project by adding an additional floor to the parking lifts. The parking reduction has been
revised from the previous 27% reduction to a 10% reduction. The parking reduction request includes a
7% bicycle parking reduction by providing 60 additional bicycle parking spaces for the project to reduce
the requirement by 12 vehicle spaces, and a 3% shared parking reduction for the shared parking spaces
between all uses to reduce the requirement further by 5 vehicle spaces. The project also includes the Trip
Reduction Plan outlining the measures that will be implemented in an effort to reduce the number of
vehicle trips generated by residents and other uses within the project site (Attachment 5, Trip Reduction
Plan). The Zoning Regulations stipulate that mechanical parking lifts may be used to satisfy all or a
portion of vehicle parking requirements. The project qualifies for the shared parking reduction of 3%
because the project includes two or more land uses that share common parking areas and parking is
adequate for the proposed project and all uses on-site1.
Directional Item #2: Provide a noise study due to proximity to the railroad and Orcutt Road as this
could affect the design of the project. If units provide a balcony, they should be designed to address
noise.
Response: A noise study has been prepared by 45db Acoustics dated May 3, 2018. The study concludes
that the parking lift garages and commercial buildings along Orcutt Road work effectively to reduce the
noise levels at the residential building and decks to acceptable levels, no specific mitigation is required
(Attachment 6, Noise Study). The noise study considered the following factors;
•The topographical relationship of potential amplified music sources and the nearby potential
sensitive receptors
•Identification of noise sources and their characteristics, including predicted noise spectra and
sound levels at the exterior of the proposed dwelling, considering present and future land usage
and terrain
•Basis for the sound level prediction (i.e., acoustically modeled from published data), noise
attenuation measures to be applied, and an analysis of the noise propagation considering the
physical layout of built environment
•Analysis of the noise insulation effectiveness of the proposed construction showing that the
prescribed interior noise level requirements are met.
•Information on fundamentals of noise and vibration to aid in interpreting the report
1 Zoning Regulations Sections 17.16.060K.3. Where there has been a reduction in required parking, all resulting spaces
must be available for common use and not exclusively assigned to any individual use. In mixed use projects, required
residential parking may be reserved, but commercial parking must be made available for guests or overflow from
residences.
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Directional Item #3: Address concerns regarding hydrocarbons from idling trains in proximity to the
project.
Response: The subject property is located over a mile away from the closest site where idling trains are
permitted. In addition, the City has installed compressed air stations at locations where trains are
permitted to idle to encourage the operators to shut off their engines and instead charge their brakes with
compresses air. The applicant has also addressed how hydrocarbons from passing trains will be further
reduced by the increases in height of the parking lift structures that line the train tracks and the level of
hydrocarbons would be reduced at the face of the residential building.
Directional Item #4: Consider wrapping the corner
building along Duncan to conceal views of the parking
lot.
Response: The applicant has provided a punched
concrete screen wall along Duncan Lane designed to
conceal views of the parking lot. This change required
the elimination of a surface parking space (relocated in
the parking lifts). The wall adds visual interest and is
clearly articulated as an entry feature, effectively
screening the parking lot from the intersection.
Directional Item #5: Consider land use compatibility, as this is primarily a residential project in a
manufacturing zone.
Response: The project site is located within a Service and Manufacturing District; however, only one
light-manufacturing use exist within the immediate vicinity. The property directly to the west, located
within the Service Commercial (C-S) zone, was developed and designed as an office/warehousing
development consisting primarily of office and warehousing uses. In 1988 an Administrative Use Permit
was approved for a light-manufacturing use to occupy Suite B within the facility (heavy-manufacturing
uses are prohibited within the C-S zone). The use, now occupied by Jennings Aeronautics, Inc., is fully
contained within the building envelope, no light-manufacturing activities are permitted outside of the
structure.
Duncan Lane is a cul-de-sac providing access to a personal storage facility, Mission Storage Centers,
and a storage yard owned by the railroad (currently vacant). The proposed mixed-use project provides a
transition from the existing Service & Manufacturing District (consisting of predominantly storage and
office uses) to the High Residential District located directly across Orcutt Road. The General Plan
Housing Element recognizes the site and the immediate neighborhood as appropriate for housing and it
is anticipated that future development within the vicinity will likely consist of residential or mixed-use
development. Future development of manufacturing uses within the vicinity require use permit approval
and concerns related to impacts from noise and odor would be addressed through use permit conditions
to ensure compatibility with nearby residential uses. Therefore, the proposed project is compatible with
the existing and potential future development within the neighborhood.
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Directional Item #6: Consider the project design along the Historic Railroad District and incorporate
design elements or features in acknowledgement of the historic district.
Response: The applicant has incorporated a monument sign along Orcutt Road near the train tracks
designed to welcome visitors to the Historic Railroad District. The ARC will evaluate the design of the
sign and the project in consideration of the Historic Railroad District, Community Design Guidelines
and Sign Regulations.
Directional Item #7: Consider rezoning the property and surrounding area.
Response: The applicant has submitted an application for a mixed-use project within the M-zone. The
Zoning Regulations provide the ability to develop mixed-use projects within the M-zone subject to
development standards without requiring rezoning of the property. 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.
The General Plan Housing Element Program 6.15 identifies the site to be considered for possible
rezoning, in order to accommodate higher-density, infill or mixed-use housing (Attachment 7, Housing
Element Map). Rezoning the property is not required or necessary to provide higher-density housing as
density allowances for the M-zone and the High-Density Residential (R-4) zone are the same (24 density
units/acre). 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 Land Use Element encourages
compatible mixed uses in commercial districts (LUE Policy 3.8.5) and specifically discusses residential
and commercial mixed use (LUE Policy 2.3.6)2.
CONCLUSION
In summary, the applicant has responded to the PC directional items and the revised project design
complies with building setbacks, lot coverage, density, and building height requirements for the M-zone
(Attachment 8, Revised Project Plans). The project meets site layout standards for mixed-use projects
by locating the residential units behind the commercial portion of the project. The project design
incorporates specific design features to minimize potential impacts to and from adjacent properties by
orienting sensitive uses away from the primary street frontage, while providing enclosed parking lifts
along the property line adjacent to the railroad, effectively buffering potential impacts such as odors,
glare, and transportation-related noise associated with the Orcutt Road and the railroad.
The project will be reviewed by the ARC pending the land use determination by PC, ensuring the
building design is compatible with adjacent structures and the surrounding neighborhood in terms of
architectural style, color, exterior materials, roof styles, landscaping, and signage.
2 Land Use Element Policy 2.3.6. 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 community and neighborhood commercial centers near major activity nodes and
transportation corridors / transit opportunities where appropriate.
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5.0 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.
6.0 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 architectural review
report regarding public improvement requirements, utility connections, and other site features.
7.0 ALTERNATIVES
7.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
7.2 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.
8.0 ATTACHMENTS
1.Draft Resolution
2.Previous PC Staff Report 4.11.18
3.PC Meeting Minutes 4.11.18
4.Applicant’s Response Letter
5.Trip Reduction Plan
6.Noise Study
7.Housing Element Map
8.Revised Project Plans
Available at the Community Development Department: Project Plans
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RESOLUTION NO. PC-XXXX-18
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING
COMMISSION APPROVING A MIXED-USE DEVELOPMENT
CONSISTING OF 78 APARTMENT UNITS AND 6,800 SQUARE FEET
OF COMMERCIAL SPACE, INCLUDING A REQUEST FOR A 10%
PARKING REDUCTION ASSOCIATED WITH A TRIP REDUCTION
PLAN. ADDITIONAL REQUESTS INCLUDE SPECIFIC LAND USES,
LIVE ENTERTAINMENT, AND ADJUSTED HOURS OF OPERATION.
THE PROJECT IS CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW AS REPRESENTED IN THE PLANNING
COMMISSION AGENDA REPORT AND ATTACHMENTS DATED JULY
11, 2018 (950 ORCUTT, USE-1197-2017)
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 April 11, 2018, continued the project to a date uncertain and provided directional
items to the applicant and staff; pursuant to a proceeding instituted under USE-1197-2017,
Andrew Fuller, applicant; and
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 July 11, 2018, pursuant to a proceeding instituted under USE-1197-2017, Andrew
Fuller, applicant; 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.
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 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 within a Manufacturing zone consisting of specific land uses, adjusted
hours of operation, vehicle parking reductions, and mechanical parking lifts:
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.As conditioned, the proposed project is consistent with the General Plan Land Use
Element for this location since the project proposes to construct a mixed-use building that
Attachment 1
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Resolution No. PC-XXXX-18
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includes convenience restaurants, office professional, and residential uses that can be
utilized for such uses envisioned by the Services and Manufacturing District.
3.The project is consistent with Land Use Element Policy 2.3.6 “Housing and Businesses”
and 3.8.5 (Mixed Uses) because the project provides residential dwellings within a
commercial district 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.
4.The project is consistent with Housing Element because the project provides a variety of
residential types, sizes, and style of dwellings. Housing Element Program 6.15 identifies
the project site within the South Broad Street corridor (which includes properties along
Orcutt Road) as an area for higher-density, infill, or mixed-use housing.
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 jobs/housing balance.
Mixed Use Project Findings
6.The project complies with all applicable provisions of the Zoning Regulations as
described within the property development standards for the Manufacturing zone.
7.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.
8.The proposed commercial tenant space is located close to Orcutt Road and is designed to
accommodate small commercial uses; therefore, substantial conflicts between the
residential and commercial use are not anticipated.
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 and pedestrian pathways such that these uses are buffered from
adjacent commercial uses and transportation-related noise associated with the Orcutt
Road and the railroad by incorporating a barrier of structures 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 78 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.
Attachment 1
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Resolution No. PC-XXXX-18
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Specific Land Uses Findings
12.As conditioned, the proposed uses associated with the project will not adversely affect the
health, safety, or welfare of persons living or working in the vicinity because the
proposed uses are compatible with the proposed residential development and surrounding
uses within the vicinity.
13.The proposed office use is consistent with the General Plan because the Land Use
Element supports professional services having no substantial public visitation or limited
need for access to downtown government services in locations designated for Services
and Manufacturing (LUE 3.5.2.G).
14.The proposed office use is consistent the Zoning Regulations with the findings to allow
offices in the Manufacturing zone, because the use is compatible with neighboring land
uses in the area, and the proposed use will not create a shortage of Manufacturing zoned
land available for service commercial or industrial development.
15.The proposed use will not significantly direct traffic to use local or collector streets in
residential zones as it is located within an industrial district along Orcutt Road, with
convenient access to Highway 227.
16.As conditioned, the proposed restaurant use is consistent with the property development
standards of the City’s Zoning Regulations. As conditioned, the proposed use is
compatible with the project site and with existing and potential uses in the vicinity which
include commercial services, residences, offices, restaurants, and retail shops.
Conditions of approval have been adopted to minimize potential disturbances to
neighboring properties.
17.As conditioned, the request to allow Personal Service uses within the Manufacturing zone
is inconsistent with Table 9 of the Zoning Regulations and the Land Use Element which
does not recognize Personal Service uses consistent or compatible with uses envisioned
for the Manufacturing zone.
18.As conditioned, the proposed uses are consistent with the General Plan because it
provides a mix of uses to serve nearby residents (LUE 2.2.1).
Hours of Operation
19.As conditioned, the proposed uses on site will not negatively impact the residential uses
in the development because the proposed commercial activity will be limited to hours of
operation consistent with specific thresholds established within the Noise Ordinance for
noise-sensitive uses, noise levels created by the uses during business hours will be within
allowable limits as described in the Municipal Code.
Attachment 1
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Resolution No. PC-XXXX-18
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Parking Reductions Findings
20.As conditioned, the proposed 7% bicycle parking reduction is appropriate for the site
because the proposed project includes an additional 60 bicycle parking spaces to be
provided for the mixed-use development (Zoning Regulations 17.16.060.G.2).
21.The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060
A., Parking Space Requirements, in that it satisfies the intent of that section 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 satisfies the
requirement for a 10% shared parking reduction specified in San Luis Obispo Municipal
Code Section 17.16.060B because there are multiple uses that share a common parking
area.
22.As conditioned, the Automobile Trip Reduction Plan provided by the applicant requests
an additional 10% parking reduction which is consistent with the intent to minimize area
devoted exclusively to parking and driveways by providing programs such as shared
automobiles, bicycle repair station, new neighborhood packets providing information for
site amenities and proximity to alternative modes of transportation within walking or
biking distances of the site.
Mechanical Parking Lift Findings
23.The use of mechanical parking lifts results in superior design and implementation of City
goals and policies for infill development by placing parking within a structure and
screening it from public view.
24.The mechanical parking lifts are adequately screened and, as conditioned, shall be
reviewed by the Architectural Review Commission for compliance with Community
Design Guidelines for compatibility with the building and site design.
25.The mechanical parking lift systems comply with all development standards including
but not limited to height and setback requirements, and Parking and Driveway Standards
with the exception of minimum parking stall sizes which are established by lift
specifications.
26.As conditioned, the mechanical parking lift systems will be safely operated and
maintained in continual operation with the exception of limited periods of maintenance.
27.There are no circumstances of the site or development, or particular model or type of
mechanical lift system which could result in significant impacts to those living or
working on the site or in the vicinity.
SECTION 2. 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
Attachment 1
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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.
SECTION 3. Action. 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 the project. The Planning Commission does hereby
approve application USE-1197-2017, allowing a mixed-use project at 950 Orcutt Road subject to
the following conditions:
Planning Division
1.The Use Permit shall be reviewed by the Community Development Director for
compliance with conditions of approval, or to determine whether a modification of the
Use Permit is necessary upon significant change to the project description, approved
plans, and other supporting documentation submitted with this application or in the event
of a change in ownership which may result in deviation from the project description or
approved plans. Minor changes to the description may be approved by the Community
Development Director; substantial modifications shall require modification of the use
permit.
2.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.
3.Architectural plans to be reviewed by the Architectural Review Commission shall
incorporate any design comments from the Planning Commission.
4.The applicant is encouraged to consider incorporating public art as part of the project
rather than paying the in-lieu fee.
5.Hours of operation for the commercial component of the project shall be limited to 7:00
AM to 10:00 PM, unless otherwise approved by the Community Development Director
through a separate application for extended hours for specific businesses.
6.Plans submitted for tenant improvements shall be limited to no more than one suite
dedicated for the use of an Office-Professional business associated with this use permit.
Additional office uses within the project site shall require separate approvals as stipulated
in the Zoning Regulations.
7.The restaurant use shall provide full food service at all times alcohol is served. The
restaurant shall have full meals and restaurant service available during all hours of
operation, consistent with the approved hours of operation for the proposed use.
Attachment 1
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8.Tables, chairs, and the general floor plan layout of the restaurant use shall remain
consistent with approved plans and may not be removed or modified for late night
operation or special events unless approved by the Director in advance, or if approved by
separate permit.
9.Live or amplified entertainment that meets the definition of a Night Club shall not be
allowed at this location without the approval of a Night Club Use Permit, or through
modification of the active Administrative Use Permit (A 27-13). Upon review of a Night
Club Use Permit, or a modification to the existing use permit, the hours of operation may
be re-evaluated or restricted.
10.Prior to issuance of business licenses, the Community Development Department shall
provide zoning clearance for the proposed restaurant and office uses as associated with
this use permit. All other land uses shall be consistent with the Zoning Regulations for
uses allowed or conditionally allowed per zone.
11.The proposed uses shall operate in conformance with the City Noise Ordinance (M.C.
Chapter 9.12, Noise Control) to maintain compatibility with the nearby residences. Plans
submitted for construction permits to complete the project will clearly indicate and
describe the noise reduction measures, techniques, and materials used to reduce noise
levels for the portion of the project along Orcutt Road and the Railroad that are exposed
to elevated noise levels, as indicated in Figures 4 and 5 of the Noise Element of the
General Plan, to acceptable levels, as described in Figure 1 of the Noise Element.
Measures, techniques, and materials used to reduce noise levels shall be as described in
the Standard Noise Package for achieving a noise level reduction of 25 dB, from the
City’s Noise Guidebook, or equivalent alternative measures, techniques, and materials.
12.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 and transportation-
related noise associated with the Orcutt Road and the Union Pacific Railroad.
13.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.
Attachment 1
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14.The mechanical parking lift shall be reviewed by the Architectural Review Commission
for compliance with Community Design Guidelines for compatibility with the building
and site design.
15.Prior to building plan approval, the applicant shall record an agreement that runs with the
land that mechanical parking systems will be safely operated and maintained in continual
operation with the exception of limited periods of maintenance.
16.All regular (non-mechanical lift) parking spaces shall be available for residential tenants,
employees and customers free from restrictions. No regular parking spaces shall be
individually labeled or allocated. All mechanical parking lift spaces shall be available for
residents and employees free from restrictions.
17.Prior to the issuance of a building permit, the Trip Reduction Plan shall be revised to
clearly identify the responsibility for monitoring and reporting the progress of the Trip
Reduction Program to the satisfaction of the Community Development Director and the
Transportation Division. The Trip Reduction Plan shall be clear on the performance
measures, how they will be monitored/measured, and what actions will be taken if the
number of parking spaces is insufficient upon full occupancy and operation of the project.
The Community Transportation Board will be responsible for coordinating annual
surveys, reporting to the city, and providing current and up to date program information
to residents.
18.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.
19.Plans submitted for a building permit shall demonstrate compliance with bicycle parking
space requirement under Table 6.5 of the Zoning Regulations and comply with Section
17.16.060G for the 7% bicycle reduction to provide an additional 60 bicycle parking
spaces, to the satisfaction of the City Engineer and Community Development Director.
20.Demolition of the existing building shall not commence until a permit has been issued by
the building official. The applicant shall comply with Municipal Code Chapter 15.04
Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and
Moving of Buildings, including but not limited to, the following: for structures older than
50 years, the applicant shall provide evidence that for a period of not less than 90 days
from date of permit application, the building was advertised in a local newspaper on at
least 3 separate occasions not less than 15 days apart, as available to any interested
person to be moved, and submit historic documentation for the structure.
Housing Programs
21.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, consistent with Zoning Regulations Section 17.90.080. The agreement shall
specify mechanisms or procedures to assure the continued affordability and availability
Attachment 1
Packet Page 33
Resolution No. PC-XXXX-18
950 Orcutt Road, USE-1197-2017
Page 8
of a minimum of one dwelling unit or payment of in-lieu fees consistent with Chapter
17.91 of the Zoning Regulations, to the satisfaction of the Community Development
Director.
Transportation Division
22.Prior to occupancy, the applicant shall install traffic signal control device at intersection
of Sacramento/Duncan at Orcutt, where signal warrants were met, to the satisfaction of
the Public Works and Community Development Directors.
23.Prior to building permit issuance, the applicant shall provide an irrevocable offer of
dedication of right of way for the future railroad grade crossing as shown in the Project
Study Report (PSR), to the satisfaction of the Public Works Director.
Utilities Department
24.The site is within the City’s Water Reuse Master Plan area and landscape irrigation for
the project shall utilize recycled. The project shall install 350-feet of 8” recycled water
main along the south frontage, or along Orcutt Road, to the satisfaction of the Utilities
Director.
25.The private irrigation system shall be designed and operated as described consistent with
recycled water standards in the City’s Procedures for Recycled Water Use, including the
requirement that sites utilizing recycled water require backflow protection on all potable
service connections. Three sets of irrigation plans shall be submitted to the Building
Department for review during the City’s building permit review process.
Indemnification
26.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.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
RECUSED:
The foregoing resolution was adopted this 11th day of July 2018.
Attachment 1
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Resolution No. PC-XXXX-18
950 Orcutt Road, USE-1197-2017
Page 9
____________________________________
Doug Davidson, Secretary
Planning Commission
Attachment 1
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Meeting Date: April 11, 2018
Item Number: #4 2
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a mixed-use development consisting of 78 apartment units and 6,800 square feet
of commercial space, including a request for a 27% parking reduction associated with a Trip Reduction
Plan. Additional requests include specific land uses, live entertainment, and adjusted hours of operation.
PROJECT ADDRESS: 950 Orcutt Road BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: USE-1197-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) that allows the approval of a
mixed-use project within the Manufacturing zone, subject to findings and conditions of approval.
SITE DATA
Applicant Andy Fuller
Complete Date February 13, 2018
Zoning M, Manufacturing Zone
General Plan Services and Manufacturing
Site Area ~2.00 acres
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332, Class 32, In-fill
Development Projects, of the CEQA
Guidelines
SUMMARY
The project applicant, Andy Fuller, is proposing to demolish existing non-historic structures and
construct a new one to three-story mixed-use development with commercial/office uses along Orcutt
Road, (6,800 sq. ft.) and a residential structure consisting of seventy-eight (78) residential units, located
at the corner of Duncan Lane & Orcutt Road, within the Manufacturing (M) zone.
The project has been designed to be consistent with the Zoning Regulations and is requesting a 27%
parking reduction associated with a Trip Reduction Plan. A Planning Commission Use Permit is required
for a mixed-use project within the M-zone subject to specific findings as detailed in this report.
Additional use permit requests associated with this application are listed under the Project Description
and detailed in the Project Analysis of this report.
Attachment 2
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USE-1197-2017
950 Orcutt Road
Page 2
1.0 COMMISSION’S PURVIEW
The Planning Commission’s (PC) purview is to review the project in terms of its consistency with the
City General Plan and Zoning Regulations. If the PC approves the use permit, the Architectural Review
Commission (ARC) will conduct final design review of the project (ARCH-1196-2017).
2.0 PROJECT INFORMATION
Site Information/Setting
Site Size 2.00 acres
Present Use & Development Box Kite Barnyard (Outdoor Storage Yard) & Bang the Drum (Brewery)
Topography Relatively Flat
Access Duncan Lane
Surrounding Use / Zoning North: M (Warehouse & Storage Yard)
South: R-4-PD (Avivo Townhomes)
East: M (Union Pacific Railroad)
West: C-S (Commercial Services)
Project Description
A summary of significant project features includes the following (Attachment 4, Reduced Project Plans):
1.Project Scope: New mixed-use development consisting of seven buildings within the M-zone;
•Three-story apartment structure including 78 residential units (one moderate-income studio)
•Two one-story commercial structures (6,800 sq. ft.)
•One two-story amenity structure for residents (4,000 sq. ft.)
•Three two-story mechanical parking lifts including 84 parking spaces
•Trip Reduction Plan including a 27% parking reduction
•Request to allow specific land uses within the M-zone, restaurant, office-professional, and
personal services, and continued operation of a brewery with live entertainment; where
normally required by an Administrative Use Permit or otherwise prohibited
•Request to adjust hours of operation for commercial uses associated with the mixed-use
project, between the hours of 7 AM to 11 PM, where 8 AM to 6 PM is normally allowed.
Project Statistics
Item Proposed 1 Ordinance Standard 2
Street Yard setback 15 feet (5 feet for parking) 15 feet (5 feet for parking)
Side Yard Setbacks 1 feet 0 feet
Max. Height of Structure(s) 35 feet 45 feet
Coverage (structures) 40% 75%
Density 46.8 47
Floor Area Ratio (FAR) .78 1.5
Parking Spaces 114 (27% parking reduction) 156
Notes: 1. Applicant’s project plans
2. City Zoning Regulations 2015
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USE-1197-2017
950 Orcutt Road
Page 3
3.0 PROJECT ANALYSIS
The proposed project must conform to the standards and limitations of the Zoning Regulations and
Engineering Standards. Staff has evaluated the project against relevant standards and guidelines and
found it to be in substantial compliance, as discussed in this analysis.
Consistency with the General Plan
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 2, Housing Element Map)1. The Land Use Element encourages compatible
mixed uses in commercial districts (LUE Policy 3.8.5) and specifically discusses residential and
commercial mixed use (LUE Policy 2.3.6)2.
Consistency with the Zoning Regulations
In accordance with the Table 9 of the Zoning Regulations, mixed-use projects require a PC Use Permit
to be constructed within the M-zone. Mixed-use projects require that the PC 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.
Mixed-Use Development: The Zoning Regulations 17.08.72 Mixed Use Projects provide standards for
the design of mixed-use projects to consider potential impacts on adjacent properties and designed to be
compatible with the adjacent and surrounding residential neighborhoods. Mixed-use projects must be
designed to achieve specific objectives including design criteria, site layout, and performance standards.
The project has been designed with the physical separation between the residential and nonresidential
uses and associated activity areas by a drive aisle across the site, ensuring that the residential units are
of a residential character and provide privacy between the uses, while maintaining internal compatibility
between the different uses by integrating pedestrian connectivity with the commercial areas. The project
design incorporates specific design features to minimize potential impacts to and from adjacent
properties by orienting sensitive uses away from the primary street frontage, while providing enclosed
parking lifts along the property line adjacent to the railroad, effectively buffering potential impacts such
as odors, glare, and transportation-related noise associated with the Orcutt Road and the railroad. The
vicinity is developed with low-intensity commercial service uses and is conducive to a mixed-use project
with high-density residential development directly across Orcutt Road. The project’s proposed common
area is located internal to the project, and no shared residential outdoor areas are proposed along the
southern or eastern property boundaries; therefore, the site design would minimize potential adverse
impacts from nonresidential project noise.
1 Housing Element Policy 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… (A) portions of South Broad Street Corridor and Little Italy area.
2 Land Use Element Policy 2.3.6. 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 community and neighborhood commercial centers near major activity nodes and
transportation corridors / transit opportunities where appropriate.
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950 Orcutt Road
Page 4
The project design complies with building setbacks, lot coverage, density, and building height
requirements for the M-zone (see Section 2.0 Project Statistics). The project meets site layout standards
for mixed-use projects by locating the residential units behind the commercial portion of the project and
with no residential units on the ground floor within 50 feet of Duncan Lane. Based on the size of the
proposed commercial floor area (6,800 square feet) no off-street loading areas are required. Trash corrals
are proposed along the common drive, in areas convenient for both the commercial and residential uses.
The project will be reviewed by the ARC pending the land use determination by PC, ensuring the
building design is compatible with adjacent structures and the surrounding neighborhood in terms of
architectural style, color, exterior materials, roof styles, landscaping, and signage.
Mix of Uses: 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. Aside from the PC Use Permit requirement, Table 9 of the Zoning Regulations
identifies uses that may be allowed or conditionally allowed within the M-zone. The applicant has
included the request with the associated mixed-use project to include the conditional allowance of a
restaurant and Office-Professional land uses, as well as the continued allowance of the brewery. The
project also includes the request for the allowance of Personal Service land uses, however these uses are
currently prohibited within the M-zone, in accordance with Table 9. There is no mechanism within the
regulations to allow this type of use associated with this use permit request. Staff recommends Condition
No. 10 conditioning the project to be consistent with land uses allowed or conditionally allowed within
the M-zone.
The property was previously approved for a restaurant use (Administrative Use Permit, A 74-12),
although the restaurant use permit was never realized and has since expired. The request to provide a
restaurant use associated with this application is consistent with the findings of the previous use permit,
which have been incorporated into this application, and the use is compatible and complementary to the
mixed-use development and neighboring land uses.
The property was also approved for a brewery with live entertainment, to take the place to the restaurant
use, (Administrative Use Permit, A 27-13), the brewery use permit is still active (Bang the Drum
Brewing). The brewery use permit will remain active, consistent with expiration timeframes identified
in the Zoning Regulations Section 17.58.030. At the time of review of tenant improvements, the
Community Development Director will determine consistency with the active use permit or identify
whether a modification to with the use permit will be necessary.
The Zoning Regulations Chapter 17.22 Table 9 stipulate that Office uses within the M-zone require an
Administrative Use Permit identifying specific findings in order to determine compatibility with existing
and allowed land uses in the area3. The required findings have been incorporated into the draft resolution
3 Zoning Regulations Chapter 17.22 Note 4. C-S and M-zones – Required findings for offices. The approval of an office
facility in the C-S or M-zone shall require that the review authority first find that: (a) The project will be compatible
with existing and allowed land uses in the area; (b) The project location or access arrangements w ill not significantly
direct traffic to use local or collector streets in residential zones; (c) The project will provide adequate mitigation to
address potential impacts related to noise, light and glare, and loss of privacy, among others, imposed by comm ercial
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USE-1197-2017
950 Orcutt Road
Page 5
as part of this project. Staff recommends Condition No. 6 limiting the Office-Professional use to one
suite within the project site as part of this project, in order to allow for a variety of uses that may
complement the residential component of the project.
Hours of Operation: The applicants proposal includes a request to adjust hours of operation for
commercial uses associated with the mixed-use project, between the hours of 7:00 AM to 11:00 PM, where
8:00 AM to 6:00 PM is normally allowed4. The Noise Element of the General Plan sets noise exposure
standards for noise-sensitive land uses, and performance standards for new commercial and industrial
uses. Residences are considered a noise-sensitive land use and have specific thresholds for exposure. For
reference, the maximum hourly noise exposure for a residence is 50 decibels between the hours of 7:00
AM and 10:00 PM (day) and 45 decibels from 10:00 PM to 7:00 AM (night). In order to ensure that the
commercial uses will not negatively impact the residential uses within and nearby the project site, staff
recommends Condition No. 5 limiting the hours of operation for all commercial activity from 7:00 AM
to 10:00 PM, as opposed to the proposed 11:00 PM. Once specific businesses have been established, a
separate application may be reviewed to adjust the hours for specific businesses outside the limitations
of this use permit. Allowing hours of operation to extend until 10:00 PM, is consistent with the Noise
Element of the General Plan and the City’s Noise Ordinance, both of which require lower noise levels
starting at 10:00 PM daily.
Noise: The project site is in close proximity to noise sources including the Union Pacific Railroad, Orcutt
Road, and the San Luis Obispo County Airport. Staff recommends Condition No. 11 to ensure that the
design of proposed structures will incorporate site planning measures and noise attenuating construction
techniques that reduce noise exposure to acceptable levels. Exposure in outdoor activity areas must not
exceed 60 decibels and indoor exposure must not exceed 45 decibels.
Airport Safety Zones: The project site is located within the Airport Safety Zone S-2 as identified in the
San Luis Obispo County Airport Land Use Plan. Zoning Regulations Chapter 17.57 Airport Overlay
Zone (AOZ) ensure that land uses and development within the City limits are compatible with existing
and future airport operations. The proposed mixed-use project and all associated uses are consistent with
the development standards and uses of the underlining zone within the S-2 Safety Zone, in accordance
with Zoning Regulations Table 10 – AOZ Maximum Allowed Persons.
Affordable Housing: The Zoning Regulations Chapter 17.91 outline the applicably and general standards
for providing inclusionary housing which is intended to implement General Plan policies guiding land
use and housing development. The commercial portion of the project requires two affordable units per
acre, resulting in a requirement of four affordable dwelling units. The General Plan Housing Element
Table 2A identifies that the project density of 23.88 Density Units per acre with an average unit size of
572 square feet provides an adjustment factor of zero, meaning that no affordable housing units are
activities on nearby residential areas, by using methods such as setbacks, landscaping, berming and fencing; (d) The
project will not preclude industrial or service commercial uses in areas especially suited for these uses when compared
with offices; and (e) The project will not create a shortage of C-S- or M-zoned land available for service commercial or
industrial development.
4 Zoning Regulations Section 17.08.072.E(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.
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USE-1197-2017
950 Orcutt Road
Page 6
required for the residential or commercial development. However, as identified in footnote 2 of Table
2A, at least one affordable unit is required for the project. The applicant has incorporated one moderate
income studio apartment within the residential portion of the project to comply with this requirement.
Parking & Parking Lifts: The project requires 156 vehicle parking spaces. The applicant is requesting a
27% parking reduction, resulting in the provision of 114 vehicle parking spaces onsite. The project
qualifies for a shared parking reduction of 10% because the project includes two or more land uses that
share common parking areas5, parking is adequate for the proposed project and all uses on-site6.
Condition No. 18 includes a requirement that the property owner must submit a running total of the site’s
parking requirements with the submittal of any building permit for tenant improvements, and/or each
business license. The project qualifies for bicycle parking reduction of 7% due to the 60 additional
bicycle parking spaces provided, resulting in a reduction of one parking space per five additional bicycle
parking spaces provided (12 vehicle spaces). The bicycle parking reduction helps implement the City’s
multi-modal shift of the Circulation Element to 20% bicycle trips within the City.
The project also includes a Trip Reduction Plan to reduce the parking by an additional 10% by outlining
the measures that will be implemented in an effort to reduce the number of vehicle trips generated by
residents and other uses within the project site7 (Attachment 3, Trip Reduction Plan). The plan provides
an explanation of methods offered for the site such as; Trip Reduction Coordinator, Community
Transportation Board, shared automobiles, bicycle repair station, new neighborhood packets providing
information for site amenities and proximity to alternative modes of transportation within walking or
biking distances of the site.
Type of use Parking Spaces
Required Provided
Residential Units (78) 114 84
Commercial Space (6,800 SF) 42 30
Total: 156 114
Shared Reduction (10%) 15.6
Bicycle Parking Reduction (7%) 10.9
Trip Reduction Plan (10%) 15.6
Total Reduction: 42 spaces
5 Zoning Regulations Sections 17.16.060.B. Where two or more uses share common parking areas, the total number of
parking spaces required may be reduced by up to 10% with approval of an administrative use permit …
6 Zoning Regulations Sections 17.16.060K.3. Where there has been a reduction in required parking, all resulting spaces
must be available for common use and not exclusively assigned to any individual use. In mixed use projects, required
residential parking may be reserved, but commercial parking must be made available for guests or overflow from
residences.
7 Zoning Regulations Sections 17.16.060E. By approving an administrative use permit, the Director may reduce the parking
requirement for projects implementing non-auto travel, particularly for commuting, when it can be demonstrated that
reduction of on-site parking will be safe, and will not be detrimental to the surrounding area or cause a decline in quality
of life. The applicant shall provide reasonable justification for the reduction, including innovative project design,
transportation demand management (tdm), or incentives, which will reduce single-occupant vehicle travel to and from
the site.
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950 Orcutt Road
Page 7
The applicant is also requesting to incorporate mechanical parking lifts as part of the project, as proposed,
each of the three lifts parks 28 vehicles resulting in 84 parking spaces. The dimensions of the system
allow for a large variety of car models as listed within the Project Plans, Sheet A7.1 (Attachment 4).
Vehicles which do not fit into the lift system, have the ability to park in the regular parking stalls provided
in the surface parking lot (30 spaces). The Zoning Regulations stipulate that an Administrative Use
Permit (elevated to the Planning Commission in this case) is required for mechanical parking lifts in
commercial zones with required findings ensuring superior design and implementation of City goals and
policies for infill development. The project complies with the required findings as incorporated into the
draft resolution of this project. Staff recommends Condition No. 14, requiring review by the ARC to
ensure compliance with the Community Design Guidelines for compatibility with the building and site
design.
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 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.Housing Element Map
3.Trip Reduction Plan
4.Reduced Project Plans
Available at the Community Development Department: Project Plans
Attachment 2
Packet Page 42
CityofSanLuisObispo, CouncilAgenda, CityHall, 990PalmStreet, SanLuisObispo
Minutes
Planning Commission
Regular Meeting
Wednesday, April 11, 2018
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, April 11, 2018 at 6:00 p.m. in the Council Chamber, located at 990 Palm Street, San
Luis Obispo, California, by Chair Stevenson.
OATH OF OFFICE:
City Clerk Teresa Purrington administered the Oath of Office to Commissioners Hemalata
Dandekar, Robert Jorgensen, and John McKenzie.
PLEDGE OF ALLEGIANCE
Chair Stevenson led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Hemalata Dandekar, Robert Jorgensen, John McKenzie,
Nicholas Ostebur, Mike Wulkan, and Vice-Chair Charles Stevenson.
Absent: Chair John Fowler
Staff : Community Development Deputy Director Davidson, Assistant City Attorney
Jon Ansolabehere, Associate Planner Kyle Bell, Recording Secretary Summer
Aburashed.
ELECTION OF CHAIR AND VICE CHAIR
Commissioner Wulkan nominated Vice-Chair Fowler for Chair; seconded by Commissioner
Dandekar; consensus vote was unanimous.
Commissioner Wulkan nominated Chair Stevenson for Vice Chair; seconded by Commissioner
McKenzie; consensus vote was unanimous.
PRESENTATION
1. Funding the Future of San Luis Obispo (Daryl Grigsby)
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April 11, 2018
Page 2 of 5
Continued to the April 25, 2018 Planning Commission Meeting.
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
PUBLIC HEARINGS
2. Citywide. Review of amendments to the Water and Wastewater Management Element of the
General Plan with a Negative Declaration of Environmental Impact. The amendment
incorporates water supply information from the 2018 update to the City’s safe annual yield
model and other background information. Case #: GPA-1454-2018/EID-1455-2018; City of
San Luis Obispo Utilities Department, applicant
Deputy Director Aaron Floyd and Utilities Project Manager Jennifer Metz presented the staff
report and responded to Commission inquiries.
Vice-Chair Stevenson opened the public hearing.
Public Comments
None
Vice-Chair Stevenson closed the public hearing.
ACTION: MOTION BY COMMISSIONER DANDEKAR SECOND BY COMMISSIONER
WULKAN, to adopt a Resolution No. PC-1005-2018 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO RECOMMENDING THE CITY COUNCIL ADOPT
AMENDMENTS TO THE WATER AND WASTEWATER MANAGEMENT
ELEMENT OF THE GENERAL PLAN (GPA 1454-2018) AND ADOPT A
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT (EID 1455-
2018)” as presented.
With the following recommendations:
A reference to the Urban Water Management Plan water shortage contingency plan
should be added to the General Plan, Water and Wastewater Management Element.
Change language to reflect current conditions of page 15 on the topic of ground water.
Keep idea and concept but update it.
Motion passed 6-0-1-0 on the following roll call vote:
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Planning Commission Meeting Minutes
April 11, 2018
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AYES: COMMISSIONERS HEMALATA DANDEKAR, ROBERT
JORGENSEN, JOHN MCKENZIE, NICHOLAS OSTEBUR, MIKE
WULKAN, AND VICE-CHAIR CHARLES STEVENSON
NOES:
ABSENT: CHAIR JOHN FOWLER
3. 950 Orcutt Road. Review of a mixed-use development consisting of 75 apartment units and
6,800 square feet of commercial space, including a request for a 27% parking reduction
associated with a Trip Reduction Plan. Additional requests include specific land uses, live
entertainment, and adjusted hours of operation, with a Class 32 Categorical Exemption (Infill
Development) from environmental review. Case #: USE-1197-2017, M zone; Andy Fuller,
applicant (Kyle Bell)
Associate Planner Kyle Bell presented the staff report and responded to Commission
inquiries.
Applicant Representative, Tom Jess, provided an overview of the project.
Vice-Chair Stevenson opened the public hearing.
Public Comments
Terry Mohan
Patrick Vowell
Michael Berger
Noelle Dubois
Henry Bruington
Vice-Chair Stevenson closed the public hearing
ACTION: MOTION BY COMMISSIONER JORGENSEN SECOND BY COMMISSIONER
MCKENZIE, to continue to a date uncertain with the following suggestions to work with staff
regarding:
Re-consider the parking reduction and/or redesign the project to require fewer parking
spaces.
Provide a noise study due to proximity to the railroad and Orcutt road as this could affect
the design of the project. If units provide a balcony, they should be designed to address
noise.
Address concerns regarding hydrocarbons from idling trains in proximity to the project.
Consider wrapping the corner building along Duncan to conceal views of the parking lot.
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Planning Commission Meeting Minutes
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Consider land use compatibility, as this is primarily a residential project in a
manufacturing zone.
Consider the project design along the historic railroad district, incorporate design
elements or features in acknowledgement of the historic district.
Consider rezoning the property and surrounding area.
Motion passed 6-0-1-0 on the following roll call vote:
AYES: COMMISSIONERS HEMALATA DANDEKAR, ROBERT
JORGENSEN, JOHN MCKENZIE, NICHOLAS OSTEBUR, MIKE
WULKAN, AND VICE-CHAIR CHARLES STEVENSON
NOES:
ABSENT: CHAIR JOHN FOWLER
RECESS:
The Commission recessed at 8:42 p.m. and reconvened at 8:52 p.m. with all Commissioners
present.
4. Zoning Regulations Update. The Zoning Regulations Update is focused on implementing
the policies and programs of the Land Use and Circulation Elements (LUCE). This will be a
standing item on the Planning Commission agenda from June 14, 2017 through completion
of the Update of the Zoning Regulations, tentatively scheduled for completion in March
2018. This will be an opportunity for staff to update the Commission on the status of the
Zoning Regulations Update and for the Commission to listen to ongoing public testimony
and discuss any such updates as they come forward. As a standing item, sometimes there will
be nothing to report; other times staff will give a brief update with limited discussion; and at
certain points, such as review of the Land Use Table, Parking Requirements, and the
Reformatted Outline, there will be more substantive discussion on the item. When materials
are associated with the Update, as with the White Papers associated with the Update, such
information will be made available to the public and Commission prior to the meeting. (Doug
Davidson/Kyle Bell)
Specific Items for Consideration are:
a. Preliminary Review of Article 4 (Regulations for Specific Land Uses and Activities)
b. Informational Items: Draft White Papers – Re-envisioning Personal Mobility and
Implementing the Climate Action Plan
c. Follow-up from City Council Study Session – April 10, 2018
The following directions were provided:
Specify minimum size of efficiency units.
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Appropriate to put Deemed Approved date in PC4.15 Item 2A.
Staff will reword PC4.16 Item C in regards to “late night” and “early morning”.
Consider adding “or on the premises” rather than just “in the surround areas” to PC4.17
Item C.
Item B “Other facility standards” language should specify that dog kennels are prohibited
to mixed use “projects”.
Typo in PC4.21 Item 3 should be “Properly screened” rather than “property screened”.
Expand definition of convenient stores in PC4.24.
Detail residential versus commercial district in the hours of operation.
Specify residential zones in PC4.28 C1.
Specify “2 consecutive days” to “2 consecutive days in same location” in PC 4.29 item 3.
Swap “impervious” to “all weather” in PC 4.29 C1.
Be more specific such as “no vehicle longer than 20 feet” in PC4.33.
Add ADU to PC4.37 Item 7.
Under location D1 of 4.42D, consider a setback between a recycling processing facility
and a residence greater than 100 feet.
Use permit needs to add item “Demonstrate compliance with noise ordinance standards”,
odor and vector control.
COMMENT AND DISCUSSION
5. Agenda Forecast – Deputy Community Development Director Doug Davidson provided an
update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 10:08 p.m. The next Regular meeting of the Planning Commission
is scheduled for Wednesday, April 25, 2018 at 6:00 p.m., in the location, 990 Palm Street, San
Luis Obispo, California.
APPROVED BY THE ADVISORY BODY NAME: 06/13/2018
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1306 JOHNSON AVENUE SAN LUIS OBISPO, CA 93401 P: 805/547.2240 F: 805/547.2241
THOMAS E. JESS, ARCHITECT #C27608 STEPHEN A. RIGOR, ARCHITECT #C33672
May 9, 2018
Kyle Bell
CDD Associate Planner
Community Development
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
RE: USE-1197-2017 (Connect – 950 Orcutt Road)
Kyle,
Below are the responses to the comments received at the April 11, 2018 planning commission hearing. We
have summarized the comments received and provided a response to each comment.
1. A noise study was requested based on the proximity to the train tracks and for traffic on Orcutt Road.
A noise study was prepared and is included in this resubmittal package. The noise study was
prepared by 45db Acoustics and is dated May 3, 2018. The study concludes that the parking lift
garages and commercial buildings along Orcutt Road work effectively to reduce the noise levels at
the residential building and decks to acceptable levels. Therefore, no mitigation beyond standard
construction practices are required. Please see attached document.
2. The proposed 27% parking reduction was not supported by the planning commissioners. They indicated
that they would support a 10% - 12% reduction.
The amount of parking has been increased from 114 spaces to 139 spaces. This reduced the
parking reduction from 27% to 10%. The parking count was increased by added an additional level
of parking to the parking lift garages. Increasing the height of the parking garages also served to
improve the acoustic buffer properties of the garages and was a key factor in the garages
successfully buffering the sound from the residential building. Essentially adding the parking
improved the acoustics so it was a win-win situation. Please see sheet A1.1 for the updated parking
calculations.
3. The commission had a concern about hydrocarbons from idling trains and its potential impact on
residents.
While we do not have control over the practices of the railroad operators we do understand
that that this is not a location where trains typically idle. In addition, the city has installed
compressed air stations at locations where trains do typically idle to encourage the operators to shut
off their engines and instead charge their brakes with compresses air. Furthermore, by increasing
the height of the garages that line the train tracks to add parking, it seems likely that the level of
hydrocarbons would be significantly reduced at the face of the residential building. Therefore,
making the decision to add parking a win-win-win situation. Please see sheet A2.4 for a view of the
parking garages that line the train tracks.
4. The commission recommended wrapping the corner of building 2 to block the view of the parking from
the corner of Duncan Lane and Orcutt Road.
In response to this comment, we added a punched concrete screen wall. The wall adds some
interest, clearly articulated an entry and effectively screens the parking from the intersection.
Please see sheet A2.2 for an illustration.
Attachment 4
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1306 JOHNSON AVENUE SAN LUIS OBISPO, CA 93401 P: 805/547.2240 F: 805/547.2241
THOMAS E. JESS, ARCHITECT #C27608 STEPHEN A. RIGOR, ARCHITECT #C33672
5. The commission pointed out that the historic railroad district extends along the tracks to Orcutt Road
and that even though the project site is not technically in the railroad district it does serve as sort of a
gateway to the district. The commission requested that this be acknowledged in some fashion in the
design.
The design of the buildings, simple gable roofs, metal siding, large openings, is reflective of the
railroad district design. In addition, a monument sign is proposed at the corner near the train tracks.
The sign is reflective of a tradition railroad sign and welcomes visitors to the historic railroad district.
Please see sheet A2.3 for a perspective view of the sign and sheet A7.0 for a detailed view of what is
proposed.
6. The commission requested the balconies be increased in depth from 5’ to 6’.
The balconies have been increased from 5’ deep to 6’ deep.
7. The commission expressed concern about graffiti on the backs of the parking garages.
A six foot tall black vinyl chain link fence was added behind the garages. The idea being that it
would be difficult to spray paint through the fence to the wall.
Thank you,
Thom Jess
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1306 JOHNSON AVENUE SAN LUIS OBISPO, CA 93401 P: 805/547.2240 F: 805/547.2241 ARRIS-STUDIO.com
THOMAS E. JESS, ARCHITECT #C27608 STEPHEN A. RIGOR, ARCHITECT #C33672
January 16, 2018
Kyle Bell
City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401
Re: 950 Orcutt - Automobile Trip Reduction Plan
Dear Kyle:
This Trip Reduction Plan (TRP) outlines the measures that will be implemented in an effort to
reduce the number of vehicle trips generated by residents and other uses at the 950 Orcutt
project.
The proposed project’s location, directly adjacent to the bike path will allow residents and
other users to easily walk or bike to many employment, dining and service locations in San Luis
Obispo. Please see the attached walkability map.
Project Proposal
The 950 Orcutt project is comprised of 78 dwelling units and 6,800 SF of commercial space. The
focus of the TRP is the reduction of vehicle trips associated with travel to and from this project
site.
Trip Reduction Plan (TRP) measured proposed for this project:
Reducing the negative environmental impact of our automobile traffic is a goal of this project
and below is a list of automobile trip reduction measures that have been incorporated into the
design.
1.Trip Reduction Coordinator
A Trip Reduction Coordinator shall be appointed within the ownership/property
management firm and act as the contact person for the City of San Luis Obispo and
SLO Regional Rideshare. The coordinator shall be responsible for:
Implementing an annual resident commute survey (can be administered
through SLO Regional Rideshare.)
Preparing an annual report, subject to the City’s review and approval, on the
program’s effectiveness and recommendations for revisions if needed to
improve the program’s effectiveness.
Providing quarterly information (electronically or hard copy) regarding area
transportation services and City and County transit passes.
Coordinating community transportation board meetings
2.Community Transportation Board – A group of residents including the Trip Reduction
Coordinator who meet to discuss and implement new ways to encourage residents to
participate in the community’s alternative transportation programs.
Attachment 5
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1306 JOHNSON AVENUE SAN LUIS OBISPO, CA 93401 P: 805/547.2240 F: 805/547.2241 ARRIS-STUDIO.com
THOMAS E. JESS, ARCHITECT #C27608 STEPHEN A. RIGOR, ARCHITECT #C33672
3.Shared Automobile – Onsite accommodations will be made available for a communal
short-term rental car to enable residents to utilize a shared vehicle for daily errands and
other related needs. It is estimated that utilizing a car sharing program alone will offset
up to 10 required parking spaces. One company that offers this service is SLO FunRide.
Information on their services can be found on their website myfunride.com.
4.Bicycle Repair Station – A convenient station equipped with all of the tools necessary to
perform basic bike repairs and maintenance.
5.Extensive Bicycle Parking – The project design incorporates ample short and long-term
bicycle parking spaces. Each dwelling unit is provided has a space within the unit
dedicated for bike storage. There is also a large secure common bike storage room.
This room is located on the ground floor in a convenient location. In addition, there are
a total of 17 short term bicycle parking spaces located near the commercial spaces
that can be used by patrons, visitors or employees.
6.New Neighbor Packets – Introductory packets, in either electronic or hardcopy form, for
residents with information pertaining to the car sharing program, bicycle parking,
bicycle repair station and a map showing the nearby bus stops.
7.Information Sharing – Community emails will be used to keep the residents informed of
activities. These emails will include up-to-date facts on car sharing availability, bicycle
parking locations, alternative transportation programs and transit schedules. These
emails will also include maps showing walking and bicycle routes to nearby retail, dining
and service locations. These emails will be distributed to all residents.
The developer is responsible for establishing the Automobile Trip Reduction Program during the
design phase of the project. The responsibility for monitoring and reporting the progress of the
program will be transferred to the ownership/property management firm once the homes are
occupied. The HOA will be responsible to coordinating annual surveys, reporting to the city,
and providing current and up to date program information to residents.
In coordination with RideShare, or a similar company, an annual survey of residents will be
conducted to gather information on commute patterns, program effectiveness, and resultant
additional recommendations. In conjunction with the survey, an annual program report will be
submitted to the City of San Luis Obispo Public Works Department Transportation Planner. The
report will include a history of the project’s trip reduction efforts to date, the most recent
resident survey results and any proposed modifications to the trip reduction plan.
Thank you and please do not hesitate to let me know if you have any questions, comments or
require additional information.
Sincerely,
Thom Jess
Attachment:
- Vicinity Map with Amenity Locations Identified
Attachment 5
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Davi d Lord, PhD dl@45dB.com
Sara h Taubitz, MSME st@45dB.com
California | Colorado
www.45dB.com
This report (including any enclosures and attachments) has been prepared for the exclusive use and benefit of the addressee(s)
and solely for the purpose for which it is provided. No part of this report shall be reproduced, distributed or communicated to
any third party without written permission. We do not accept any liability if this report is used for an alternative purpose from
which it is intended, nor to any third party.
May 3, 2018
Project 18032
Acoustics Assessment of:
CONNECT Apartments
950 Orcutt Road
San Luis Obispo, CA 93401
Requested by:
Thom Jess
Arris Studio Architects
1306 Johnson Ave.
San Luis Obispo, CA 93401
Client:
Andrew Fuller
950 Orcutt Partners, LLC
PO Box 30157
Santa Barbara, CA 93130
(805) 308-6003
1 Executive Summary
45dB Acoustics, LLC has conducted an acoustical analysis of the proposed apartment building.
This analysis included sound level measurements at the site for two 24-hour periods, along with
a noise propagation model using SoundPLAN®. The potential impact of noise from the major
transportation noise sources—Orcutt Road and the UPRR railroad—was evaluated using
SoundPLAN® with published traffic counts and measured railroad noise, and validated against
the measured data.
The planned multi-use buildings on the southern edge of the project—the restaurant/brewery,
commercial space, and amenity space—significantly shield the residential apartment building
from Orcutt Road noise. Similarly, the parking lift structures on the eastern border with UPRR
significantly shield the apartment building from railroad noise. The CNEL exterior noise levels
for the residences (Building 1) do not exceed 52 dBA (CNEL). As such, no particular mitigation
is needed in order to meet the City of San Luis Obispo and California Green Building Code
regulations for habitable spaces.
for 45dB Acoustics, LLC
Sarah Taubitz, INCE
(805)250-1566 ext. 2
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Contents
1 Executive Summary ............................................................................................................................................ i
2 Introduction ........................................................................................................................................................ 1
3 Regulatory Setting .............................................................................................................................................. 3
3.1 Federal Regulation .......................................................................................................................................... 4
3.2 State Regulation .............................................................................................................................................. 4
3.3 Local Regulation ............................................................................................................................................. 5
4 Modeled Exterior Noise Levels ......................................................................................................................... 6
5 Measured Exterior Noise Levels ..................................................................................................................... 12
6 Vibration ........................................................................................................................................................... 17
7 Conclusion ........................................................................................................................................................ 17
8 Appendix ........................................................................................................................................................... 18
8.1 Characteristics of Sound ............................................................................................................................... 18
8.2 Terminology/Glossary ................................................................................................................................... 19
8.3 Traffic Noise Model ....................................................................................................................................... 21
8.4 SoundPLAN Acoustics Software .................................................................................................................... 21
8.5 Evidence of Compliance ................................................................................................................................ 22
9 References ......................................................................................................................................................... 22
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List of Figures
Figure 1: Vicinity of future project ................................................................................................. 2
Figure 2: Apartment building typical floor plan ............................................................................. 3
Figure 3: San Luis Obispo City Public Works traffic counts (www.slocity.org) ........................... 7
Figure 4: Typical sound level contours, plan view, before project [CNEL = dBA] ....................... 8
Figure 5: Worst case sound level contours, plan view, before project [CNEL = dBA] ................. 9
Figure 6: Worst case sound level contours with project [CNEL = dBA] ..................................... 10
Figure 7: Worst-case noise contour visualization, 3D view with project ..................................... 11
Figure 8: Noise contours (worst case), 3D aerial SW-NE cross-section ...................................... 12
Figure 9: Noise contours (worst case), horizontal SW-NE cross-section ..................................... 12
Figure 10: Wednesday April 18 to Thursday April 19 ................................................................. 13
Figure 11: Wind speed and direction for April 18 and 19 ............................................................ 14
Figure 12: Saturday April 28 to Sunday April 29 measured noise levels, CNEL = 65 dBA ....... 15
Figure 13:Wind speed and direction for April 28 – 29 ................................................................. 16
Figure 14: UPRR dual train noise spectra, April 18 3:24:10PM (LAeq = 99 dBA) .................... 17
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Davi d Lord, PhD dl@45dB.com
Sara h Taubitz, MSME st@45dB.com
California | Colorado
www.45dB.com
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2 Introduction
This sound level assessment is intended to determine the potential noise impacts associated with
the proposed building project. The following topics are presented in this report in response to
City of San Luis Obispo requirements for projects identified by the Noise Element of the City’s
General Plan. The following factors are considered:
•The topographical relationship of potential amplified music sources and the nearby
potential sensitive receptors
•Identification of noise sources and their characteristics, including predicted noise
spectra and sound levels at the exterior of the proposed dwelling, considering present
and future land usage and terrain
•Basis for the sound level prediction (i.e., acoustically modeled from published data),
noise attenuation measures to be applied, and an analysis of the noise propagation
considering the physical layout of built environment
•Analysis of the noise insulation effectiveness of the proposed construction showing
that the prescribed interior noise level requirements are met.
•Information on fundamentals of noise and vibration to aid in interpreting the report
The location of the proposed Project is 950 Orcutt Road, in the City of San Luis Obispo, at the
eastern corner of Orcutt Road and Duncan Lane (Figure 1). The Union Pacific Railroad (UPRR)
tracks lie immediately east of the project as shown in the composite image in Figure 2 below.
The terrain is generally flat here. Train noise as well as road traffic noise from Orcutt Road are
expected to be the dominant noise sources.
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Figure 1: Vicinity of future project
Figure 2 below identifies the typical floor plan layout of building 1, to be located at the eastern
side of the site that may experience the worst-case noise impact. Studio apartment #304 is on the
highest level of the building facing the UPRR. (Studio apartment #124 was also identified as the
worst case for noise originating from Orcutt Road; however, analysis shows that exterior levels
here are lower than at #304.) Studio apartment #304 was analyzed for outdoor-to-indoor noise
transmitted levels (i.e., OITC calculation) to ensure the apartment project meets or exceeds
applicable regulations for habitable spaces.
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Figure 2: Apartment building third floor plan
3 Regulatory Setting
Noise regulations are addressed by federal, state, and local government agencies, discussed
below. Local policies are generally adaptations of federal and state guidelines, adjusted to
prevailing local condition.
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3.1 Federal Regulation
The adverse impact of noise was officially recognized by the federal government in the Noise
Control Act of 1972, which serves three purposes:
a) Promulgating noise emission standards for interstate commerce.
b) Assisting state and local abatement efforts.
c) Promoting noise education and research.
The Department of Transportation (DOT) assumed a significant role in noise control. The
Federal Aviation Administration (FAA) regulates noise of aircraft and airports. Surface
transportation system noise is regulated by the Federal Transit Administration (FTA). Freeways
that are part of the interstate highway system are regulated by the Federal Highway
Administration (FHWA).
For this project, the nearest airport (San Luis Obispo County Regional) is approximately 1.4
miles to the south, and, as it is outside of the published ALUP noise contours, is not a significant
noise factor. Railroad and road noise will be analyzed herein.
3.2 State Regulation
California State Code Section 65302 mandates that the legislative body of each county and city
in California adopt a noise element as part of its comprehensive general plan. The local noise
element must recognize the land use compatibility guidelines published by the State Department
of Health Services. The guidelines rank noise land use compatibility in terms of normally
acceptable, conditionally acceptable, normally unacceptable, and clearly unacceptable.
Title 24, Chapter 1, Article 4 of the California Administrative Code (California Noise
Insulation Standards) requires noise insulation inside single-family detached housing to provide
an annual average noise level of no more than 45 dBA CNEL. When such structures are located
within a 55 dBA CNEL (or greater) noise contour, an acoustical analysis is required to ensure
that interior levels do not exceed the 45 dBA CNEL annual threshold. In addition, Title 21,
Chapter 6, Article 1 of the California Administrative Code requires that all habitable rooms shall
have an interior CNEL of 45 dBA or less. The 2013 California Green Building Standards Code
(CGBSC), Division of the State Architect - Structural Safety (DSA-SS) (CCR, Title 24, Part 11)
submittal guideline, chapter 5 contains mandatory requirements for acoustical control:
“5.507.4.1 Exterior noise transmission prescriptive method
“Wall and roof-ceiling assemblies exposed to the noise source making up the building or
addition envelope or altered envelope shall meet a composite STC rating of at least 50 or
a composite OITC rating of no less than 40, with exterior windows of a minimum STC of
40 or OITC of 30 ... within the 65 CNEL or LDN noise contour of a freeway or
expressway, railroad, industrial source or fixed-guideway source as determined by the
Noise Element of the General Plan.”
Chapter 5.507.4.1.1 governs acoustical performance and noise exposure where noise contours
are not readily available:
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“Buildings exposed to a noise level of 65 dB Leq-1-hr during any hour of operation shall
have building, addition or alteration exterior wall and roof-ceiling assemblies exposed to
the noise source meeting a composite STC rating of at least 45 (or OITC 35), with
exterior windows of a minimum STC of 40 (or OITC 30).”
The performance method described above may be used to comply with CGBSC in the following
way:
“...wall and roof-ceiling assemblies exposed to the noise source making up the building
or addition envelope or altered envelope shall be constructed to provide an interior noise
environment attributable to exterior sources that does not exceed an hourly equivalent
noise level (Leq -1Hr) of 50 dBA in occupied areas during any hour of operation.”
3.3 Local Regulation
The City of San Luis Obispo General Plan, Noise Element provides regulation and guidelines
regarding noise. The Noise Element provides the conclusions, recommendations, and strategies
necessary to ensure an appropriately quiet and pleasurable interior environment for the residents
of the proposed project. Since the regulation of transportation noise sources such as roadway and
aircraft primarily fall under either State or federal jurisdiction, the local jurisdiction generally
uses land use and planning decisions to limit locations or volumes of such transportation noise
sources, to avoid development within noise impact zones, or to shield impacted receivers or
sensitive receptors. An outdoor CNEL of 60dBA, and an indoor CNEL of 45 dBA, is acceptable
here for apartment buildings (Table 1).
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Table 1: City of San Luis Obispo Land Use Compatibility
4 Modeled Exterior Noise Levels
The noise propagation software SoundPLAN utilizes traffic counts from the City’s Public Works
database (reprinted in Figure 3) to accurately model/predict the noise levels.
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Figure 3: San Luis Obispo City Public Works traffic counts (www.slocity.org)
Two railroad noise scenarios were studied, since some variability is expected with rail noise on a
24-hour (CNEL) basis.
Figure 4 shows resulting typical CNEL noise contours in plan view before the project, at typical
ground receiver height (6 feet above grade). In this simulation, the railroad is a line source
having a sound pressure level of 65 dBA at a distance of 10 meters.
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Figure 4: Typical sound level contours, plan view, before project [CNEL = dBA]
Figure 5 shows resulting worst-case CNEL noise contours in plan view before the project, at
typical ground receiver height (6 feet above grade). In this simulation, the railroad is a line
source having a sound pressure level of 70 dBA at a distance of 10 meters.
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Figure 5: Worst case sound level contours, plan view, before project [CNEL = dBA]
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Figure 6: Worst case sound level contours with project [CNEL = dBA]
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Figure 7: Worst-case noise contour visualization, 3D view with project
Figure 8 and Figure 9 show cross sections of the noise contours for the area. It is apparent from
the horizontal cross sections that noise levels at the second story are calculated to reach as high
as CNEL = 52 dBA at unit #304. Traffic noise from Orcutt Road is a slightly larger contributor
to traffic noise than UPRR on a CNEL basis propagating to the apartment complex.
The planned multi-us buildings on the southern edge of the project—the restaurant/brewery,
commercial space, and amenity space—significantly shield the residential apartment building
from Orcutt Road noise. Similarly, the parking lift structures on the eastern border with UPRR
significantly shield the apartment building from railroad noise.
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Figure 8: Noise contours (worst case), 3D aerial SW-NE cross-section
Figure 9: Noise contours (worst case), horizontal SW-NE cross-section
5 Measured Exterior Noise Levels
Two 24-hour unattended measurement campaigns were conducted at the project’s site, adjacent
to the UPRR tracks from midday April 18 to midday April 19, 2018 as well as midday April 28
to midday April 29. All measured values are A-weighted.
A 5 or 10 dB “penalty’ is added onto values in the evening and nighttime, respectively, before
hourly Leq values are energy-averaged into a single CNEL decibel value. (See the Appendix for
more details.)
Figure 10 below graphs the hourly equivalent Leq along with the CNEL level and the CNEL
penalty scheme (against the right-side axis). The red dotted line shows Leq values that were
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adjusted to a theoretical value that may have occurred during the early morning hours of April
19th. The spike in levels at these hours is suspected to be a train idling on the tracks for several
hours, which is known to occur in San Luis Obispo on these tracks. The “adjusted” CNEL
without this spike is only 0.5dB lower than the one calculated with the real/non-adjusted data.
Figure 10: Wednesday April 18 to Thursday April 19
measured noise levels, CNEL = 65 dBA
Noise data acquired during periods of high winds can be deemed erroneous, due to wind noise
impinging upon the microphone and causing falsely high readings. There is no way to
mathematically correct measured values for this potential contamination. ASME 1503 dictates
that data above 20 kmph (12.4 mph) should be listened to and discarded if it is deemed to be
contaminated by wind noise. Winds over 20 mph were measured at the San Luis Obispo airport
on the afternoon of April 18. Wind speeds up to 23 mph and gusts up to 30 mph were logged for
the afternoon of April 28. It is unknown if winds this high were also apparent at the measurement
location (1.6 miles north), as the measurement location is somewhat more protected from winds
than the airport. Indeed, for San Luis Obispo, the seasonal wind patterns predict afternoon winds
Because these measurements were unattended, it is unknown if, or how much of, the data was
contaminated by wind noise. The CNEL values determined from this data may be somewhat
elevated due to higher winds, perhaps by as much as 5-10dB. However, it cannot be stressed
enough that the CNEL level predicted by SoundPLAN is within 2 dB of the measured CNEL,
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and the measured CNEL for the two April 2018 campaigns are within 0.5 dB (essentially
identical within the measurement error).
Historical windspeeds on a monthly basis for San Luis Obispo show that the wind speeds
reported in the afternoons of this measurement campaign are slightly higher than normal.
https://www.meteoblue.com/en/weather/forecast/modelclimate/san-luis-obispo_united-states-of-
america_5392323. This data also indicates that windows for these apartment units will often be
open.
Figure 11: Wind speed and direction for April 18 and 19
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Figure 12: Saturday April 28 to Sunday April 29 measured noise levels, CNEL = 65 dBA
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Figure 13:Wind speed and direction for April 28 – 29
Two trains passed by simultaneously, and the 10-second average noise measured in whole octave
bands was captured and is shown below in Figure 14. The background noise level one minute
prior to the train pass-by, indicating the background noise level, was LAeq = 59.3 dBA. So, one
can expect up to a 40dB increase in A-weighted sound pressure level to be expected when two
trains pass by this area. If only one train passes by, slightly less increase may be expected.
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Figure 14: UPRR dual train noise spectra, April 18 3:24:10PM (LAeq = 99 dBA)
6 Vibration
The potential for vibration near a highway is defined and described in the Federal Transit
Administration Transit Noise and Vibration Impact Assessment document. The approximate
human threshold of perception to vibration is 70 VdB (Vibration Velocity Level, dB). Buses,
trucks and heavy street traffic at 50 feet distance from the highway is equal to 70 VdB or less.
Vibration levels along transportation corridors are proportional to the speed and weight of the
vehicles as well as the condition of the roadway and vehicle engines and tires. Typically, the
setback to the 70 VdB contour along roadways is 100 feet or less from the centerline. Habitable
spaces in the current project are located further than this distance. Therefore, vibration levels are
anticipated to be less than the human threshold of perception, assuming roadways are properly
maintained without large holes/irregularities.
7 Conclusion
With a worst-case exterior noise level of CNEL = 52 dBA, typical construction is sufficient to
provide interior CNEL noise levels less than CNEL = 45 dBA that would not exceed the State
and local (City) requirements for habitable spaces. No specific mitigation is required.
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8 Appendix
8.1 Characteristics of Sound
When an object vibrates, it radiates part of its energy as acoustical pressure in the form of a
sound wave. Sound can be described in terms of amplitude (loudness), frequency (pitch), or
duration (time). The human hearing system is not equally sensitive to sound at all frequencies.
Therefore, to approximate this human, frequency-dependent response, the A-weighted filter
system is used to adjust measured sound levels. The normal range of human hearing extends
from approximately 0 to 140 dBA. Unlike linear units such as inches or pounds, decibels are
measured on a logarithmic scale, representing points on a sharply rising curve. Because of the
physical characteristics of noise transmission and of noise perception, the relative loudness of
sound does not closely match the actual amounts of sound energy. Table 2 below presents the
subjective effect of changes in sound pressure levels.
Table 2: Sound Level Change Relative Loudness/Acoustic Energy Loss
0 dBA Reference 0%
-3 dBA Barely Perceptible Change 50%
-5 dBA Readily Perceptible Change 67%
-10 dBA Half as Loud 90%
-20 dBA 1/4 as Loud 99%
-30 dBA 1/8 as Loud 99.9%
Source: Highway Traffic Noise Analysis and Abatement Policy and Guidance, U.S. Department of Transportation,
Federal Highway Administration, Office of Environment and Planning, Noise and Air Quality Branch, June 1995.
Sound levels are generated from a source and their decibel level decreases as the distance from
that source increases. Sound dissipates exponentially with distance from the noise source. This
phenomenon is known as spreading loss. Generally, sound levels from a point source will
decrease by 6 dBA for each doubling of distance. Sound levels for a highway line source vary
differently with distance because sound pressure waves propagate along the line and overlap at
the point of measurement. A closely spaced, continuous line of vehicles along a roadway
becomes a line source and produces a 3 dBA decrease in sound level for each doubling of
distance. However, experimental evidence has shown that where sound from a highway
propagates close to “soft” ground (e.g., plowed farmland, grass, crops, etc.), a more suitable
drop-off rate to use is not 3.0 dBA but rather 4.5 dBA per distance doubling (FHWA 2010).
When sound is measured for distinct time intervals, the statistical distribution of the overall
sound level during that period can be obtained. The Leq is the most common parameter
associated with such measurements. The Leq metric is a single-number noise descriptor that
represents the average sound level over a given period of time. For example, the L50 noise level
is the level that is exceeded 50 percent of the time. This level is also the level that is exceeded 30
minutes in an hour. Similarly, the L02, L08 and L25 values are the noise levels that are exceeded
2, 8, and 25 percent of the time or 1, 5, and 15 minutes per hour. Other values typically noted
during a noise survey are the Lmin and Lmax. These values represent the minimum and
maximum root-mean-square noise levels obtained over the measurement period.
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Because community receptors are more sensitive to unwanted noise intrusion during the evening
and at night, State law requires that, for planning purposes, an artificial dB increment be added to
quiet-time noise levels in a 24-hour noise descriptor called the CNEL or Ldn. This increment is
incorporated in the calculation of CNEL or Ldn, described earlier.
8.2 Terminology/Glossary
A-Weighted Sound Level (dBA)
The sound pressure level in decibels as measured on a sound level meter using the internationally
standardized A-weighting filter or as computed from sound spectral data to which A-weighting
adjustments have been made. A-weighting de-emphasizes the low and very high frequency
components of the sound in a manner similar to the response of the average human ear. A-
weighted sound levels correlate well with subjective reactions of people to noise and are
universally used for community noise evaluations.
Air-borne Sound
Sound that travels through the air, differentiated from structure-borne sound.
Ambient Sound Level
The prevailing general sound level existing at a location or in a space, which usually consists of a
composite of sounds from many sources near and far. The ambient level is typically defined by
the Leq level.
Background Sound Level
The underlying, ever-present lower level noise that remains in the absence of intrusive or
intermittent sounds. Distant sources, such as Traffic, typically make up the background. The
background level is generally defined by the L90 percentile noise level.
Community Noise Equivalent Level (CNEL)
The Leq of the A-weighted noise level over a 24-hour period with a 5-dB penalty applied to
noise levels between 7 p.m. and 10 p.m. and a 10-dB penalty applied to noise levels between 10
p.m. and 7 a.m. CNEL is similar to Ldn.
Day-Night Sound Level (Ldn)
The Leq of the A-weighted noise level over a 24-hour period with a 10-dB penalty applied to
noise levels between 10 p.m. and 7 a.m. Ldn is similar to CNEL.
Decibel (dB)
The decibel is a measure on a logarithmic scale of the magnitude of a particular quantity (such as
sound pressure, sound power, sound intensity) with respect to a reference quantity.
DBA or dB(A)
A-weighted sound level. The ear does not respond equally to all frequencies, and is less sensitive
at low and high frequencies than it is at medium or speech range frequencies. Thus, to obtain a
single number representing the sound level of a noise containing a wide range of frequencies in a
manner representative of the ear’s response, it is necessary to reduce the effects of the low and
high frequencies with respect to the medium frequencies. The resultant sound level is said to be
A-weighted, and the units are dBA. The A-weighted sound level is also called the noise level.
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Energy Equivalent Level (Leq)
Because sound levels can vary markedly in intensity over a short period of time, some method
for describing either the average character of the sound or the statistical behavior of the
variations must be utilized. Most commonly, one describes ambient sounds in terms of an
average level that has the same acoustical energy as the summation of all the time-varying
events. This energy-equivalent sound/noise descriptor is called Leq. In this report, an hourly
period is used.
Field Sound Transmission Class (FSTC)
A single number rating similar to STC, except that the transmission loss values used to derive the
FSTC are measured in the field. All sound transmitted from the source room to the receiving
room is assumed to be through the separating wall or floor-ceiling assembly.
Outdoor-Indoor Transmission Class (OITC)
A single number classification, specified by the American Society for Testing and Materials
(ASTM E 1332 issued 1994), that establishes the A-weighted sound level reduction provided by
building facade components (walls, doors, windows, and combinations thereof), based upon a
reference sound spectrum that is an average of typical air, road, and rail transportation sources.
The OITC is the preferred rating when exterior façade components are exposed to a noise
environment dominated by transportation sources.
Percentile Sound Level, Ln
The noise level exceeded during n percent of the measurement period, where n is a number
between 0 and 100 (e.g., L10 or L90)
Sound Transmission Class (STC)
STC is a single number rating, specified by the American Society for Testing and Materials,
which can be used to measure the sound insulation properties for comparing the sound
transmission capability, in decibels, of interior building partitions for noise sources such as
speech, radio, and television. It is used extensively for rating sound insulation characteristics of
building materials and products.
Structure-Borne Sound
Sound propagating through building structure. Rapidly fluctuating elastic waves in gypsum
board, joists, studs, etc.
Sound Exposure Level (SEL)
SEL is the sound exposure level, defined as a single number rating indicating the total energy of
a discrete noise-generating event (e.g., an aircraft flyover) compressed into a 1-second time
duration. This level is handy as a consistent rating method that may be combined with other SEL
and Leq readings to provide a complete noise scenario for measurements and predictions.
However, care must be taken in the use of these values since they may be misleading because
their numeric value is higher than any sound level which existed during the measurement period.
Subjective Loudness Level
In addition to precision measurement of sound level changes, there is a subjective characteristic
which describes how most people respond to sound:
A change in sound level of 3 dBA is barely perceptible by most listeners.
A change in level of 6 dBA is clearly perceptible.
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A change of 10 dBA is perceived by most people as being twice (or half) as loud.
8.3 Traffic Noise Model
The Federal Highway Administration Traffic Noise Model (TNM) used for the sound level
analysis in this study, contains the following components:
1. Modeling of five standard vehicle types, including automobiles, medium trucks, heavy
trucks, buses, and motorcycles, as well as user-defined vehicles.
2. Modeling both constant- and interrupted-flow traffic using a field-measured data base.
3. Modeling effects of different pavement types, as well as the effects of graded roadways.
4. Sound level computations based on a one-third octave-band data base and algorithms.
5. Graphically-interactive noise barrier design and optimization.
6. Attenuation over/through rows of buildings and dense vegetation.
7. Multiple diffraction analysis.
8. Parallel barrier analysis.
9. Contour analysis, including sound level contours, barrier insertion loss contours, and
sound-level difference contours.
These components are supported by a scientifically founded and experimentally calibrated
acoustic computation methodology, as well as a flexible data base, made up of over 6000
individual pass-by events measured at forty sites across the country.
8.4 SoundPLAN Acoustics Software
SoundPLAN, the software used for this acoustic analysis, is an acoustic ray-tracing program
dedicated to the prediction of noise in the environment. Noise emitted by various sources
propagates and disperses over a given terrain in accordance with the laws of physics. Worldwide,
governments and engineering associations have created algorithms to calculate acoustical
phenomena to standardize the assessment of physical scenarios. Accuracy has been validated in
published studies to be + / - 2.7 dBA with an 85% confidence level.
The software calculates sound attenuation of environmental noise, even over complex terrain,
uneven ground conditions, and with complex obstacles. The modeling software calculates the
sound field in accordance with ISO 9613-2 “Acoustics - Attenuation of sound during
propagation outdoors, Part 2: General Method of Calculation.” This standard states that “this part
of ISO 9613 specifies an engineering method for calculating the attenuation of sound during
propagation outdoors, in order to predict the levels of environmental noise at a distance from a
variety of sources. The method predicts the equivalent continuous A-weighted sound pressure
level under meteorological conditions favorable to propagation from sources of known sound
emissions. These conditions are for downwind propagation under a well-developed moderate
ground-based temperature inversion, such as commonly occurs at night.”
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8.5 Evidence of Compliance
Evidence of compliance shall consist of submittal of an acoustical analysis report, prepared
under the supervision of a person experienced in the field of acoustical engineering, with the
application for building permit or use permit. The report shall show topographical relationship
of noise sources and dwelling site, identification of noise sources and their characteristics,
predicted noise spectra at the exterior of the proposed dwelling structure considering present and
future land usage, basis for the prediction (measured or obtained from published data), noise
attenuation measures to be applied, and an analysis of the noise insulation effectiveness of the
proposed construction showing that the prescribed interior noise level requirements are met. If
interior allowable noise levels are met by requiring that windows be unopenable or closed, the
design for the structure must also specify the means that will be employed to provide ventilation
and cooling, if necessary, to provide a habitable interior environment.
9 References
1. American National Standards Institute, Inc. 2004. ANSI 1994 American National
Standard Acoustical Terminology. ANSI S.1.-1994, (R2004), New York, NY.
2. American Society for Testing and Materials. 2012. ASTM E1014 - 12 Standard Guide
for Measurement of Outdoor A-Weighted Sound Levels.
3. American Society for Testing and Materials. 2014. ASTM E1503 - 14 Standard Test
Method for Conducting Outdoor Sound Measurements Using a Digital Statistical Sound
Analysis System.
4. American Society for Testing and Materials. 2010. ASTM E966 – 10. Standard Guide for
Field Measurements of Airborne Sound Attenuation of Building Facades and Façade
Elements.
5. Bolt, Beranek and Newman. 1973. Fundamentals and Abatement of Highway Traffic
Noise, Report No. PB-222-703. Prepared for Federal Highway Administration.
6. California Department of Transportation (Caltrans). 1982. Caltrans Transportation
Laboratory Manual.
7. ______. 1998. Caltrans Traffic Noise Analysis Protocol for New Highway Construction
and Highway Reconstruction Projects
8. ______. 1996. City of San Luis Obispo General Plan, Noise Element.
9. Federal Highway Administration. 2006. FHWA Roadway Construction Noise Model
User’s Guide Final Report. FHWA-HEP-05-054 DOT-VNTSC-FHWA-05-01
10. Harris, Cyril M., editor. 1979 Handbook of Noise Control.
11. Computer Modeling of STC – Options and Accuracy. Horan, Daniel. 2014. Cavanaugh
Tocci Associates, Sudbury, MA. December 2014, p. 8 ff. 2014.
12. Gypsum Board Walls: Transmission Loss Data. NRC-NCRC Internal Report IRC-IR-
761, National Research Council Canada, 1998.
13. Catalog of STC and IIC Rating for Wall and Floor/Ceiling Assemblies. Office of Noise
Control, California Department of Health Services, 1981.
14. Design Data for Acousticians. Architectural and Construction Services, United States
Gypsum, 1985.
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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)
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Housing Element
Page 3-29
Figure 1 Areas to be Considered for Possible Rezoning
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DateMAY 8, 2018for:SheetScaleA1.0NO SCALEAttachment 8Packet Page 80
DateMAY 8, 2018for:SheetScaleA1.1NO SCALEPROJECT STATISTICSADDRESS:950 ORCUTT ROADAPN:053-203-002SITE AREA:GROSS SITE AREA:2.00 ACRES (87,181 SF)NET SITE AREA:1.96 ACRES (85,455 SF)LOT COVERAGE ALLOWED:75%LOT COVERAGE PROPOSED:40%(34,366 SF / 85,455 SF)FLOOR AREA RATIO ALLOWED:1.50FLOOR AREA RATIO PROPOSED: 0.78ZONING:M (MANUFACTURING)ADJACENT ZONING:M (MANUFACTURING)USE:EXISTING USE:MIXED-USE (BREWERY & MANUFACTURING)PROPOSED USE:MIXED-USE (BREWERY & RESIDENTIAL)TYPE OF CONSTRUCTION:TYPE VB & VASPRINKLERS:YES (NFPA-13 & 13R)OCCUPANCIES:A-2 / B / R-2BUILDING AREA:RESTAURANT/BREWERY:2,600 SFCOMMERCIAL SPACE:4,200 SFAMENITY SPACE:4,000 SFRESIDENTIAL SPACE:59,596 SFTOTAL BUILDING AREA: 69,396 SFNUMBER OF APARTMENTS:STUDIO UNITS: 44 UNITS1 BEDROOM UNITS: 27 UNITS2 BEDROOM UNITS:7 UNITSTOTAL: 78 UNITSDENSITY ALLOWABLE: 47.04 DU (24 DU/ACRE x 1.96 ACRES)DENSITY PROPOSED:(44) STUDIO UNITS:22.00 DU (44 x 0.50 DU)(27) 1 BEDROOM UNITS:17.82 DU (27 x 0.66 DU)(7) 2 BEDROOM UNITS:7.00 DU(7 x 1.00 DU)(78) TOTAL UNITS:46.82 DUBUILDING HEIGHT:ALLOWABLE:35'PROPOSED:35'SITEPROJECT DESCRIPTIONTHIS PROPOSED HORIZONTAL MIXED-USE PROJECT INCLUDES ARESTAURANT/BREWERY, A CO-WORKING BUILDING ANDRESIDENTIAL "FOR RENT" APARTMENTS.THE BUILDINGS WILL BE IN CHARACTER WITH THE ADJACENTINDUSTRIAL AESTHETIC AND WILL BE A MAXIMUM OF THREE STORIESIN HEIGHT.PARKING IS PROVIDED WITH A COMBINATION OF PARKING LIFTSAND SURFACE PARKING SPACES. THE PARKING LIFTS WILL BERESERVED FOR THE RESIDENTIAL AND EMPLOYEE USE. THISPROJECT IS REQUESTING BICYCLE PARKING, SHARED PARKINGAND MIXED-USE PARKING REDUCTIONS.OTHER THAN THE PARKING REDUCTIONS, THE PROJECT IS NOTREQUESTING ANY EXCEPTIONS OR VARIANCES FROM THE ZONINGCODE REQUIREMENTS.DUE TO THE CLEAR DISTINCTION AND ADEQUATE SEPARATIONBETWEEN THE RESIDENTIAL AND COMMERCIAL USES, THE PROJECTIS REQUESTING BUSINESS OPERATING HOURS FROM 7AM - 10PM.THIS IS BEYOND THE 8AM - 6PM OPERATING HOURS ALLOWEDUNDER CITY OF SLO ZONING REGULATION SECTION 17.08.072(E).THE PROJECT IS REQUESTING THAT THE FOLLOWING USES BECONSIDERED ALLOWABLE USES AND THEREFORE DO NOT REQUIREADDITIONAL APPROVALS (RESTAURANT, OFFICE-PROFESSIONAL)THE PROJECT WILL COMPLY WITH THE INCLUSIONARY HOUSINGREQUIREMENTS BY PROVIDING ONE MODERATE AFFORDABLESTUDIO ONSITE (UNIT #120). PLEASE SEE THE CALCULATIONSUNDER PROJECT STATISTICS ON THIS SHEET.VICINITY MAPARCHITECTARRIS STUDIO ARCHITECTS1306 JOHNSON AVENUESAN LUIS OBISPO, CA 93401ATTN: THOM JESSPHONE: (805) 547-2240EMAIL: TJESS@ARRIS-STUDIO.COMOWNERFULLER APARTMENT HOMESP.O. BOX 30157SANTA BARBARA, CA 93130ATTN: ANDY FULLERPHONE: (805) 308-6003EMAIL: ANDREW@FAH.COMPROJECT DIRECTORYORCUTT ROADDUNCAN LANEUNION PACIFIC RAILROAD
CIVIL ENGINEERASHLEY & VANCE ENGINEERING1413 MONTEREY STREETSAN LUIS OBISPO, CA 93401ATTN: KEN BROWNPHONE: (805) 545-0010EMAIL: KEN@ASHLEYVANCE.COMLANDSCAPE ARCHITECTSUMMERS/MURPHY & PARTNERS INC.34197 PACIFIC COAST HIGHWAY, SUITE 200DANA POINT, CA 92629ATTN: JIM BURROWSPHONE: (805) 439-3209EMAIL: JBURROWS@SMPINC.NETUNIT DATAFLOORLEVEL1TOTALAREAUNIT TYPESTUDIO2 BEDROOM1ST FLOOR TOTALSQTY.FLOORAREAOVERALL TOTALSCOMMON3STUDIO3RD FLOOR TOTALSTOTALSSTUDIO447814924-272STUDIO2ND FLOOR TOTALS271 BEDROOM12 BEDROOMCOMMON9-1 BEDROOM3152 BEDROOMCOMMON9-1 BEDROOM3152 BEDROOMCOMMON27-1 BEDROOM7445 SF661 SF1,031 SF6,230 SF5,949 SF1,031 SF19,580 SF17,847 SF7,217 SF19,833 SF18.930 SF13,952 SF-445 SF661 SF1,031 SF6,675 SF5,949 SF3,093 SF5,720 SF4,116 SF-58,596 SFBUILDING 1445 SF661 SF1,031 SF-445 SF661 SF1,031 SF-SHEET INDEXA1.0 COVER SHEETA1.1 PROJECT INFORMATIONA2.0 EXISTING SITE PLAN / DEMO PLANA2.1 ARCHITECTURAL SITE PLANA2.2 PERSPECTIVE VIEWA2.3 PERSPECTIVE VIEWA3.0 BUILDING 1 - FIRST AND SECOND FLOOR PLANSA3.1 BUILDING 1 - THIRD FLOOR AND ROOF PLANSA3.2 BUILDING 1 - ELEVATIONSA3.3 BUILDING 1 - ELEVATIONSA3.4 BUILDING 1 - ELEVATIONS & SECTIONSA4.0 BUILDING 2 - PLANS, ELEVATIONS & SECTIONSA5.0 BUILDING 3 - PLANS, ELEVATIONS & SECTIONSA6.0 BUILDING 4 - PLANS, ELEVATIONS & SECTIONSA7.0 ACCESSORY STRUCTURESA7.1 PARKING LIFT INFORMATIONA8.0 BUILDING CODE INFORMATION & DIAGRAMSA8.1 BUILDING CODE DIAGRAM - BUILDING 1A8.2 SCHEMATIC SITE LIGHTING PLANCB-1 COLOR & MATERIAL BOARDCB-2 COLOR & MATERIAL BOARDC-1.1 PRELIMINARY GRADING PLANC-2.1 PRELIMINARY UTILITY AND DRAINAGE PLANL1 CONCEPTUAL LANDSCAPE SITE PLAN19,833 SF6,675 SF5,949 SF3,093 SF4,116 SFAVERAGE UNIT SIZE:58,596 SFPARKING REQUIRED:(44) STUDIO UNITS: 44.0 SPACES (44 x 1 SPACE PER UNIT)(27) 1 BEDROOM UNITS: 40.5 SPACES (27 x 1.5 SPACES PER UNIT)(7) 2 BEDROOM UNITS:14.0 SPACES (7 x 2 SPACES PER UNIT)VISITORS:15.6 SPACES (1 SPACES PER 5 UNITS)RESTAURANT/BREWERY:28.0 SPACES (ESTIMATE)COMMERCIAL SPACE:14.0 SPACES (1 SPACE PER 300 SF)AMENITY SPACE:0.0 SPACESTOTAL BEFORE REDUCTIONS: 156 SPACESBIKE PARKING REDUCTION -12 SPACES (7% REDUCTION)SHARED PARKING REDUCTION:-5 SPACES(3% REDUCTION)TOTAL REQUIRED: 139 SPACES (10% REDUCTION)PARKING PROVIDED:STANDARD SURFACE SPACES: 24 SPACESACCESSIBLE SURFACE SPACES: 4 SPACESPARKING LIFT SPACES:111 SPACESTOTAL PROVIDED: 139 SPACESBICYCLE PARKING REQUIRED:BASIC REQUIREMENT: 23 BICYCLES (15% OF REQUIRED SPACES)PARKING REDUCTION: 60 BICYCLES (5 BICYCLES / REDUCED SPACE)RESIDENTIAL UNITS:156 BICYCLES(78 UNITS x 2 SPACES PER UNIT)TOTAL REQUIRED: 239 BICYCLESBICYCLE PARKING PROVIDED:LONG TERM BICYCLES:70 BICYCLES (80% MINIMUM)SHORT TERM BICYCLES: 13 BICYCLES (10% MINIMUM)IN DWELLING UNITS:156 BICYCLESTOTAL PROVIDED: 239 BICYCLESMOTORCYCLE PARKING REQUIRED: 8 SPACES (156 SPACES / 20)MOTORCYCLE PARKING PROVIDED: 8 SPACESINCLUSIONARY HOUSING REQUIREMENT:PROJECT DENSITY: 23.88 DU/ACRE (46.82 DU / 1.96 ACRES)AVERAGE UNIT SIZE: 572 SF (44,644 SF / 78 UNITS)RESIDENTIAL REQUIREMENT: 2.34 DU (46.82 DU x 5%)*COMMERCIAL REQUIREMENT:0.5 DU(0.4 ACRES = 1 AFFORDABLE UNIT)*TOTAL REQ'D BEFORE ADJUSTMENT: 2.84 DUTOTAL REQ'D AFTER ADJUSTMENT: 0.5 DU (2.84 DU x 0 = 0 DU)**TOTAL PROVIDED: 0.5 DU ((1) MODERATE INCOME STUDIO APT)* PER GENERAL PLAN HOUSING ELEMENT TABLE 2 - RESIDENTIAL REQUIRES 5% MODERATEAFFORDABLE DWELLING UNITS (ADU'S) BUT NOT LESS THAN 1 ADU IS REQUIRED PER PROJECTAS ADJUSTED PER TABLE 2A AND COMMERCIAL REQUIRES 2 ADU'S PER ACRE, BUT NOT LESSTHAN 1 ADU PER PROJECT.** PER GENERAL PLAN HOUSING ELEMENT TABLE 2A - BASED ON THE PROJECT HAVING ADENSITY OF 23.88 DU/ACRE AND AN AVERAGE UNIT SIZE OF 572 SF, THE ADJUSTMENTFACTOR IS 0 MEANING THAT NO AFFORDABLE UNITS ARE REQUIRED FOR THE RESIDENTIALPORTION. HOWEVER, FOOTNOTE 2 REQUIRES THAT AT LEAST ONE ENFORCEABLY-RESTRICTEDAFFORDABLE UNIT IS REQUIRED PER DEVELOPMENT OF FIVE OR MORE UNITS.FIRE DEPARTMENT NOTESA.UPGRADE 4” ON-SITE FIRE MAIN TO 6” AND PROVIDE ON-SITE FIREHYDRANTS SO THAT NO EXTERIOR WALL IS MORE THAN 300 FEETFROM A FIRE HYDRANT.B. SHOW FIRE SPRINKLER RISER ROOMS WITH EXTERIOR DOOR ACCESSFROM EACH BUILDING.C.ALL DRIVE AISLES SHALL BE POSTED “NO PARKING - FIRELANE, CVC22500.1”D. THE FIRE SPRINKLER SYSTEM FOR THE PARKING GARAGE SHALL BEDESIGNED TO EXTRA HAZARD I OVERHEAD DESIGN DENSITY PLUSINTERMEDIATE LEVEL PROTECTION AS PRESCRIBED BY A REGISTEREDFIRE PROTECTION ENGINEER.Attachment 8Packet Page 81
EXISTING TREES TOBE REMOVEDEXISTING ASPHALTPARKING LOT TO BEREMOVEDEXISTING SINGLESTORY BUILDINGSTO BE REMOVEDDateMAY 8, 2018for:SheetScaleEXISTING SITE CONDITIONS0NORTHA2.01" = 60' @ 11x171" = 30' @ 24x36306015Attachment 8Packet Page 82
RESTAURANT/BREWERY(1) STORYADJACENTCOMMERCIALADJACENTMULITFAMILYADJACENTVACANTLOT80'35'60'35'18'24'10'COMMERCIALSPACE(1) STORY120'35'1RESIDENTIAL(3) STORIES234TRASHPARKLIFT 1(4) LEVELS(37) SPACESPARKLIFT 2(4) LEVELS(37) SPACESPARKLIFT 3(4) LEVELS(37) SPACESCARPORTPATIO15'10'20'32'39'24'20'1'10'11'50'10'PROPOSED 7' WIDER.O.W. DEDICATIONTO MOVE PROPERTYLINE TO BACK OFSIDEWALKCONCRETE SCREENWALL TO CONCEALPARKINGLOW PATIO WALLHISTORIC RAILROADDISTRICT SIGN6' TALL BLACK VINYLCHAIN LINK FENCEALONG PROPERTYLINEDateMAY 8, 2018for:SheetScaleARCHITECTURAL SITE PLAN0NORTHA2.11" = 60' @ 11x171" = 30' @ 24x36306015Attachment 8Packet Page 83
DateMAY 8, 2018for:SheetScalePERSPECTIVE VIEW FROM SOUTHWEST CORNER (ORCUTT & DUNCAN)A2.2NO SCALEAttachment 8Packet Page 84
DateMAY 8, 2018for:SheetScalePERSPECTIVE VIEW FROM SOUTHEAST CORNER (ORCUTT)A2.3NO SCALEAttachment 8Packet Page 85
DateMAY 8, 2018for:SheetScalePERSPECTIVE VIEW FROM SOUTHEAST (RAILROAD)A2.4NO SCALEAttachment 8Packet Page 86
DateMAY 8, 2018for:SheetScalePERSPECTIVE VIEW FROM NORTHWEST (RESIDENTIAL LOBBY)A2.5NO SCALEAttachment 8Packet Page 87
215'37'17'11'24'24'24'24'18'18'18'204'37'24'24'18'18'18'18'26'21'99'59'25'6'28'28'6'1022 BEDSTUDIOFITNESSBIKES104STAIR11 BED1061 BED1081 BED1101 BED112STUDIO1091 BED1111 BED113STUDIO114STUDIO115STUDIO116STUDIO117STUDIO118STUDIO119STUDIO1201 BED1221 BED1241 BED123STUDIO121STAIR 2UTILITYCORRIDOR 2CORRI
D
OR 1LOBBY/LEASING/LOUNGESTUDIO101STUDIO103STUDIO105STUDIO107ELEVF.R.215'37'17'11'24'24'24'24'18'18'18'204'37'24'24'18'18'18'18'26'21'99'59'25'6'28'28'6'2022 BEDSTUDIO204STAIR11 BED2061 BED2081 BED2101 BED212STUDIO2091 BED2111 BED213STUDIO214STUDIO215STUDIO216STUDIO217STUDIO218STUDIO219STUDIO2201 BED2221 BED2241 BED223STUDIO221UTILITYCORRIDOR 2CORRI
D
OR 1STUDIO201STUDIO203STUDIO205STUDIO207ELEV2 BED225STUDIO2262 BED227STAIR2DateMAY 8, 2018for:SheetScaleBUILDING 1 - FIRST FLOOR PLAN0NORTHA3.01" = 30' @ 11x171" = 15' @ 24x3615307.5BUILDING 1 - SECOND FLOOR PLANAttachment 8Packet Page 88
215'37'17'11'24'24'24'24'18'18'18'204'37'24'24'18'18'18'18'26'21'9959'25'6'28'28'6'3022 BEDSTUDIO304STAIR11 BED3061 BED3081 BED3101 BED312STUDIO3091 BED3111 BED313STUDIO314STUDIO315STUDIO316STUDIO317STUDIO318STUDIO319STUDIO3201 BED3221 BED3241 BED323STUDIO321UTILITYCORRIDOR 2CORRI
D
OR 1STUDIO301STUDIO303STUDIO305STUDIO307ELEV2 BED325STUDIO3262 BED327STAIR2ROOFTOP EQUIPMENTTO BE LOCATED IN CENTEROF ROOF AND SCREENEDFROM VIEWSINGLE-PLY BUILT UPROOFINGSPACE ALLOCATED ON SOUTHSIDE OF ROOF FOR FUTURESOLAR VOLTAIC PANELSDateMAY 8, 2018for:SheetScaleBUILDING 1 - THIRD FLOOR PLAN0NORTHA3.11" = 30' @ 11x171" = 15' @ 24x3615307.5BUILDING 1 - ROOF PLANAttachment 8Packet Page 89
+226.25'AVG. NAT.GRADE+236.58'2ND FL+246.92'3RD FL10'-4"+286.45'T.O. PARAPET+257.25'ROOF10'-4"35'-0"Smooth StuccoFinishStanding SeamMetal SidingSloped MetalRoofMetal CanopyStorefrontGlazingAluminumWindowsSteel Balconiesw/ Woven WireRailing PanelsSteel Surround atSecondaryResidential Entry+226.25'FIRST FLOOR10'-4"Smooth StuccoFinishStanding SeamMetal SidingSloped MetalRoofMetalCanopyStorefrontGlazingAluminumWindowsSteel Balconiesw/ Woven WireRailing PanelsBUILDING 1 - SOUTH ELEVATION08164A3.2DateMAY 8, 2018for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36BUILDING 1 - WEST (DUNCAN STREET) ELEVATION08164Attachment 8Packet Page 90
+226.25'FIRST FLOOR+226.25'AVG. NAT.GRADE10'-4"+236.58'2ND FL+246.92'3RD FL10'-4"+286.45'T.O. PARAPET+257.25'ROOF10'-4"35'-0"Smooth StuccoFinishStanding SeamMetal SidingSloped MetalRoofMetal CanopyStorefront GlazingAluminumWindowsSteel Balconiesw/ Woven WireRailing PanelsSmooth StuccoFinishStanding SeamMetal SidingSloped MetalRoofMetal CanopyStorefront GlazingAluminumWindowsSteel Balconiesw/ Woven WireRailing PanelsBUILDING 1 - NORTH ELEVATION08164A3.3DateMAY 8, 2018for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36BUILDING 1 - EAST ELEVATION08164Attachment 8Packet Page 91
FIRST FLOOR9'-1"9'-1"9'-1"TOP OF PLATESECOND FLOORTOP OF PLATETHIRD FLOORTOP OF PLATESmooth StuccoFinishStanding SeamMetal SidingSloped MetalRoofAluminumWindowsSteel Balconiesw/ Woven WireRailing PanelsA3.4DateMAY 8, 2018for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36BUILDING 1 - BUILDING SECTION LOOKING EAST08164Attachment 8Packet Page 92
FIRST FLOOR9'-1"9'-1"9'-1"TOP OF PLATESECOND FLOORTOP OF PLATETHIRD FLOORTOP OF PLATE10'-4"10'-4"35'-0"10'-4"FF = 225.62'232.00'TC = 224.92'33'-0"TC = 222.00'FF = 225.16(P) BUILDING(P) CAR LIFT(E) RAILROAD TRACKS37'-0"FF = 225.16(P) BUILDING92'-0"173'-0"274'-0"PROPERTY LINE6'-10"RETAININGWALLA3.5DateMAY 8, 2018for:SheetScale1" = 20' @ 11x171" = 10' @ 24x36SITE SECTION010205Attachment 8Packet Page 93
80'60'20'25'10'35'RESTAURANT/BREWERYF.R.Standing SeamMetal RoofingDark SkyCompliant WallMounted LightFixtureStorefrontGlazingCorrugatedMetal SidingMetal AwningConcreteBulkhead atStorefront+222.66'FIRST FLOOR+220.50'AVG. NAT.GRADE16'-0"+238.66'TO PLATEStanding SeamMetal Roofing+248.66'TO PLATE26'-0"+236.58'TO ROOF33'-2"Glass Roll-UpDoorMetal AwningCorrugatedMetal SidingStanding SeamMetal RoofingDark SkyCompliant WallMounted LightFixtureMetal Awning atMain EntryStorefrontGlazingCorrugatedMetal SidingConcreteBulkhead atStorefrontSlope5:12Standing SeamMetal RoofingSlope5:12High Roof atCorner TowerStanding SeamMetal RoofingMetal AwningCorrugatedMetal SidingConcreteBulkhead atStorefrontDateMAY 8, 2018for:SheetScaleBUILDING 2 - FLOOR PLAN0NORTHA4.01" = 20' @ 11x171" = 10' @ 24x3610205BUILDING 2 - ROOF PLANBUILDING 2 - NORTH ELEVATIONBUILDING 2 - WEST ELEVATIONBUILDING 2 - SOUTH (ORCUTT) ELEVATIONBUILDING 2 - EAST ELEVATIONAttachment 8Packet Page 94
120'20'80'20'35'30'5'MCOMMERCIALSPACESWFuture Demising WallLocationsF.R.Standing SeamMetal RoofingStorefrontGlazingMetal AwningDark SkyCompliant WallMounted LightFixtureCorrugatedMetal SidingConcrete Bulkheadat StorefrontLarge Overhang withMetal Brackets onSouth ElevationBlade Signs+223.66'FIRST FLOOR+223.00'AVG. NAT.GRADE12'-0"+235.66'TO PLATEStanding SeamMetal Roofing+236.58'TO ROOF21'-6"StorefrontGlazingMetal AwningDark SkyCompliant WallMounted LightFixtureCorrugatedMetal SidingConcrete Bulkheadat StorefrontSlope5:12Slope5:12Raised Roof atEach EndStanding SeamMetal RoofingSlope5:12Concrete Bulkheadat StorefrontStorefrontGlazingStanding SeamMetal RoofingCorrugatedMetal SidingStanding SeamMetal RoofingCorrugatedMetal SidingLarge Overhang withMetal Brackets onSouth ElevationBUILDING 3 - SOUTH (ORCUTT) ELEVATIONDateMAY 8, 2018for:SheetScaleBUILDING 3 - FLOOR PLAN0NORTHA5.01" = 20' @ 11x171" = 10' @ 24x3610205BUILDING 3 - ROOF PLANBUILDING 3 - NORTH ELEVATIONBUILDING 3 - WEST ELEVATIONBUILDING 3 - EAST ELEVATIONAttachment 8Packet Page 95
AMENITYSPACE60'35'F.R.Slope5:12Standing SeamMetal RoofingStanding SeamMetal RoofingGlass Roll-UpDoorStorefrontGlazingDark Sky CompliantWall Mounted LightFixtureCorrugated MetalSiding+224.66'FIRST FLOOR+226.00'AVG. NAT.GRADE12'-0"+236.66'TO PLATE+250.00'TO ROOF24'-0"Standing SeamMetal RoofingGlass Roll-UpDoorDark Sky CompliantWall Mounted LightFixtureCorrugated MetalSidingDark Sky CompliantWall Mounted LightFixtureCorrugated MetalSidingMetalCanopyStorefront GlazingOPEN TOBELOW12'MEZZANINECorrugated MetalSidingMetalCanopyStorefront GlazingDateMAY 8, 2018for:SheetScaleBUILDING 4 - GROUND FLOOR PLAN0ACTUALNORTHA6.01" = 20' @ 11x171" = 10' @ 24x3610205BUILDING 4 - ROOF PLANBUILDING 4 - NORTH ELEVATIONPROJECTNORTHBUILDING 4 - SOUTH (ORCUTT) ELEVATIONBUILDING 4 - MEZZANINE LEVEL PLANBUILDING 4 - WEST ELEVATIONBUILDING 4 - EAST ELEVATIONAttachment 8Packet Page 96
Three Level Puzzle Parking Lifts(28 Spaces Total)91'21'F.R.CorrugatedMetalBrick VeneerBoard-formedConcreteBronze Lettering9'3'-6"5'-8"T.O. SLABAVG. NAT.GRADE33'T.O. PARAPETStanding SeamMetal SidingDark Sky CompliantWall Mounted LightFixtureSmooth StuccoFinishControl JointMetal CanopyMetal Gates atParking Lift EntriesSmooth StuccoFinishControl JointStanding SeamMetal SidingSmooth StuccoFinishControl Joint16'24'6' Wide SteelGatesStucco o/ CMUBlock WallMetal CanopySteel GatesStucco o/ CMUBlock Wall(4) 4 CY TrashBinsStanding SeamMetal SidingSmooth StuccoFinishControl JointDateMAY 8, 2018for:SheetScalePARKING LIFT GARAGE - FLOOR PLAN0ACTUALNORTHA7.01" = 20' @ 11x171" = 10' @ 24x3610205HISTORICAL DISTRICT SIGNPROJECTNORTHPARKING LIFT GARAGE - FRONT ELEVATIONTRASH ENCLOSUREPARKING LIFT GARAGE - SIDE ELEVATIONSPARKING LIFT GARAGE - REAR ELEVATION0ACTUALNORTH10205PROJECTNORTH05102.5Attachment 8Packet Page 97
DateMAY 8, 2018for:SheetScaleA7.11" = 20' @ 11x171" = 10' @ 24x36PARKING LIFT INFORMATIONNOTE:THE PARKING LIFTS SHOWN IN THIS CUT SHEET IS ATWO LEVEL LIFT. THE PARKING LIFTS THAT AREBEING PROPOSED ARE THREE LEVEL LIFTS. THEADDITIONAL LEVEL DOES NOT AFFECT THE SIZE OFVEHICLES THAT WILL FIT IN THE LIFTSAttachment 8Packet Page 98
RESTAURANT/BREWERYOCCUPANT CALCULATIONESTIMATED80 OCCUPANTS(2) EXITS REQUIRED(2) EXITS PROVIDED4040OFFICE SPACEOCCUPANT CALCULATIONBUSINESS - 1/100 SF GROSS3,500 SF / 100 = 35 OCCUPANTS(1) EXITS REQUIRED(10) EXITS PROVIDED5444343332SECOND FLOOROCCUPANT CALCULATIONBUSINESS - 1/100 SF GROSS930 SF / 100 = 9 OCCUPANTS(1) EXITS REQUIRED(1) EXITS PROVIDED9FIRST FLOOROCCUPANT CALCULATIONASSEMBLY - 1/7 SF GROSS1,900 SF / 7 = 272 OCCUPANTS(2) EXITS REQUIRED(2) EXITS PROVIDED1411409DateMAY 8, 2018for:SheetScaleA8.01" = 20' @ 11x171" = 10' @ 24x36BUILDING 2 - EGRESS / OCCUPANCY PLANNORTHBUILDING 3 - EGRESS / OCCUPANCY PLANNORTHBUILDING 4 - EGRESS / OCCUPANCY PLANACTUALNORTHPROJECTNORTH010205ALL WORK SHALL CONFORM TO THE FOLLOWING CODES OR TO THE VERSIONOF THE CODES CURRENT AT THE TIME OF BUILDING PERMIT APPLICATION:1. 2016 CALIFORNIA BUILDING CODE (CBC).2. 2016 CALIFORNIA MECHANICAL CODE (CMC).3. 2016 CALIFORNIA PLUMBING CODE (CPC).4. 2016 CALIFORNIA FIRE CODE (CFC).5. 2016 CALIFORNIA ELECTRICAL CODE (CEC).6. 2016 CALIFORNIA STATE ENERGY CONSERVATION STDS. (TITLE 24).7. 2016 CALIFORNIA GREEN BUILDING CODE (CGBC).8. 2016 BUILDING STANDARDS ADMINISTRATIVE CODE.9. NATIONAL FIRE CODES (NFPA). 10. SAN LUIS OBISPO MUNICIPAL CODE (CSMMC).BUILDING 1OCCUPANCY GROUPS:B / R-2SEPARATED OCCUPANCIES:NOT REQUIRED (SEE NOTE 1 BELOW)TYPE OF CONSTRUCTION:TYPE VAFIRE SPRINKLERS:YES (NFPA - 13)BUILDING HEIGHT ALLOWED:ZONING CONTROLLED:35 FEETBUILDING HEIGHT PROPOSED: 35 FEETNUMBER OF STORIES ALLOWED: 4 STORIESNUMBER OF STORIES PROPOSED: 3 STORIESBUILDING AREA BY STORY:FIRST STORY:B OCCUPANCY:1,580 S.F.R-2 OCCUPANCY:17,483 S.F.TOTAL: 19,063 S.F.SECOND STORY:19,063 S.F.THIRD STORY:19,063 S.F.TOTAL BUILDING AREA: 57,189 S.F.NOTE:1.PER CBC 508.2 THE LOBBY AND BIKE STORAGE (B OCCUPANCY GROUP)ON THE FIRST STORY IS ACCESSORY TO THE MAIN OCCUPANCY GROUP(R-2). PER CBC 508.2.1 THE OCCUPANCY GROUP IS INDIVIDUALLYCLASSIFIED. PER CBC 508.2.2 THE ALLOWABLE HEIGHT AND NUMBER OFSTORIES IS IN ACCORDANCE WITH THE MAIN OCCUPANCY (R-2). PER CBC508.2.3 THE ALLOWABLE AREA IS BASED ON THE MAIN OCCUPANCY (R-2)AND THE ACCESSORY OCCUPANCY DOES NOT OCCUPY MORE THAN 10PERCENT OF THE FLOOR AREA OF THE STORY IN WHICH IT IS LOCATED (1,580S.F. / 19,063 S.F. = 8.2%). PER CBC 508.2.4 NO SEPARATION IS REQUIREDBETWEEN ACCESSORY OCCUPANCIES AND THE MAIN OCCUPANCYALLOWABLE BUILDING AREA CALCULATIONAa = [At + (NS x If)] x SaAa = ALLOWABLE BUILDING AREAAt = 36,000 S.F.NS = 12,000 S.F.If = [F/P - 0.25] W/30If = [830'/830' - 0.25] 30/30 = 0.75Sa = 2Aa = [36,000 S.F. + (12,000 S.F. x 0.75)] x 2Aa = 90,000 S.F.ALLOWABLE BUILDING AREA: 90,000 S.F.PROPOSED BUILDING AREA: 57,189 S.F.INDIVIDUAL STORY VERIFICATION (CBC 506.2.3)MAXIMUM ALLOWABLE USING THE VALUE OF Sa = 1Aa = [36,000 S.F. + (12,000 S.F. x 0.75)] x 1Aa = 45,000 S.F.FIRST STORY AREA ALLOWABLE: 45,000 S.F.FIRST STORY AREA PROPOSED:19,063 S.F.THIRD STORY AREA ALLOWABLE:45,000 S.F.THIRD STORY AREA PROPOSED:19,063 S.F.FOURTH STORY AREA ALLOWABLE: 45,000 S.F.FOURTH STORY AREA PROPOSED:19,063 S.F.BUILDING 2OCCUPANCY GROUPS:A-2SEPARATED OCCUPANCIES:NOT APPLICABLETYPE OF CONSTRUCTION:TYPE VBFIRE SPRINKLERS:YES (NFPA - 13)BUILDING HEIGHT ALLOWED:ZONING CONTROLLED:35 FEETBUILDING HEIGHT PROPOSED: 31 FEETNUMBER OF STORIES ALLOWED: 2 STORIESNUMBER OF STORIES PROPOSED: 1 STORYBUILDING AREA ALLOWED:24,000 S.F.BUILDING AREA PROPOSED:2,600 S.F.BUILDING 3OCCUPANCY GROUPS: BSEPARATED OCCUPANCIES: NOT APPLICABLETYPE OF CONSTRUCTION:TYPE VBFIRE SPRINKLERS:YES (NFPA - 13)BUILDING HEIGHT ALLOWED:ZONING CONTROLLED:35 FEETBUILDING HEIGHT PROPOSED: 21 FEETNUMBER OF STORIES ALLOWED: 3 STORIESNUMBER OF STORIES PROPOSED: 1 STORYBUILDING AREA ALLOWED:36,000 S.F.BUILDING AREA PROPOSED:4,200 S.F.BUILDING 4OCCUPANCY GROUPS:A-2SEPARATED OCCUPANCIES:NOT APPLICABLETYPE OF CONSTRUCTION:TYPE VBFIRE SPRINKLERS:YES (NFPA - 13)BUILDING HEIGHT ALLOWED:ZONING CONTROLLED:35 FEETBUILDING HEIGHT PROPOSED: 20 FEETNUMBER OF STORIES ALLOWED: 3 STORIESNUMBER OF STORIES PROPOSED: 2 STORIESBUILDING AREA ALLOWED:36,000 S.F.BUILDING AREA PROPOSED:3,000 S.F.CITYLIFT PARKING GARAGEOCCUPANCY GROUPS:USEPARATED OCCUPANCIES:NOT APPLICABLETYPE OF CONSTRUCTION:TYPE VBFIRE SPRINKLERS:YES (NFPA - 13)BUILDING HEIGHT ALLOWED:ZONING CONTROLLED:35 FEETBUILDING HEIGHT PROPOSED: 24 FEETNUMBER OF STORIES ALLOWED: 2 STORIESNUMBER OF STORIES PROPOSED: 1 STORYBUILDING AREA ALLOWED:22,000 S.F.BUILDING AREA PROPOSED:1,952 S.F.BUILDING CODE ANALYSISSECOND FLOORFIRST FLOORAttachment 8Packet Page 99
3333333333222222222 2555914411424RESIDENTIALOCCUPANT CALCULATIONRESIDENTIAL79 OCCUPANTS(2) EXITS REQUIRED(4) EXITS PROVIDED333333333322222222
2255532RESIDENTIALOCCUPANT CALCULATIONRESIDENTIAL71 OCCUPANTS(2) EXITS REQUIRED(2) EXITS PROVIDED22239DateMAY 8, 2018for:SheetScaleA8.11" = 30' @ 11x171" = 15' @ 24x36BUILDING 1 - FIRST FLOOR EGRESS / OCCUPANCY PLAN0NORTH15307.5BUILDING 1 - SECOND FLOOR (THIRD FLOOR SIMILAR) EGRESS / OCCUPANCY PLANAttachment 8Packet Page 100
SCHEMATIC SITE LIGHTING PLAN0255012.56.75DateMAY 8, 2018for:SheetScaleNORTHA8.21" = 50' @ 11x171" = 25' @ 24x36LIGHTING LEGEND+36" BOLLARDWALL MOUNTED LIGHTLIGHTING FIXTURESBEGA 360° BOLLARD(LOCATED: COURTYARD AREAS)MODEL: 8429 - DARK BRONZEWATTS: 13 LUMENS: 900WALL MOUNTED LIGHTBEGA WALL MOUNTED(LOCATED: RESIDENTIAL & COMMERCIAL FACADES)MODEL: 6654 LED - DARK BRONZEWATTS: 3 LUMENS: 36015' TALL POLE LIGHT36" HIGH BOLLARD"15' POLE LIGHTSTERNBERG LIGHTING - SOLANA(LOCATED: ALONG DRIVE AISLE)MODEL: SL760 - DARK BRONZEWATTS: 196 LUMENS: 11710Attachment 8Packet Page 101
N.T.S.DateMAY 8, 2018for:SheetScaleBUILDING 1 ELEVATIONCB-1W1A1: WINDOWS & STOREFRONTKAWNEERMEDIUM BRONZEM1: METAL SIDINGSTANDING SEAMDARK BRONZEW1: WINDOWSALUMINUMBRONZE COLORP1: PAINT COLORKELLY MOORE178 - PLYMOUTH GRAYS2: STUCCOKELLY MOORE83 - MIDNIGHT SKYM2: METAL SIDINGSTANDING SEAMPARCHMENTS2S1P2: PAINT COLORKELLY MOORE75 - METROP1M1M2A1P2S1: STUCCOKELLY MOORE23 - SWISS COFFEEAttachment 8Packet Page 102
DateMAY 8, 2018for:SheetScaleN.T.S.M2M3P1A1M1P1M3A1A1M3M2BUILDING 3 ELEVATIONCB-2P1: PAINTED METALKELLY MOOREKM3774-3 LOST LIGHTM3: METAL ROOFINGSTANDING SEAMDARK BRONZEA1: WINDOWS & STOREFRONTKAWNEERMEDIUM BRONZEM1: METAL SIDINGCORRUGATEDTERRA COTTAM2: METAL SIDINGCORRUGATEDOLD TOWN GRAYBUILDING 4 ELEVATIONBUILDING 2 ELEVATIONAttachment 8Packet Page 103
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Attachment 8Packet Page 106