HomeMy WebLinkAboutItem #1 USE-1187-2017 (790 Foothill) PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a new four-story mixed-use project with 6,800 square feet of ground floor
commercial/retail space, 78 residential units, and 155 parking spaces with a request for
mechanical parking lifts and expanded hours of operation for the commercial spaces.
Twelve of the units in the project will be affordable for very-low income households,
allowing a 35% density bonus and affordable housing incentives are requested including
the construction of a 43-foot tall structure where 35 feet is normally allowed and an increase
in allowable lot coverage from 75% to 90%. The project is categorically exempt under
Class 32, In-Fill Development Projects, Section 15332 of the CEQA Guidelines.
PROJECT ADDRESS: 790 Foothill Blvd. BY: Rachel Cohen, Associate Planner
Phone: 781-7475
e-mail: rcohen@slocity.org
FILE NUMBER: USE-1187-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt a resolution approving the use permit for a mixed-use project in the
Foothill Boulevard/Santa Rosa Special Planning Area, expanded commercial/retail hours of operation,
and the use of mechanical parking lifts (see Attachment 1, Draft Resolution).
SITE DATA
Applicant LR Real Estate Investment Group, LLC.
Representative Thom Jess, Arris Studio Architects
Zoning C-C-SF
General Plan Commercial
Site Area 1.33 acres (58,076 s.f.)
Environmental
Status
Categorically exempt under Class 32,
In-Fill Development Projects, Section
15332 of the CEQA Guidelines
SUMMARY
The applicant submitted an application for a new four-story mixed-use project with 6,800 square feet of
ground floor commercial/retail space and 78 residential units. The project includes a 35% density bonus
as allowed per State law, because 12 of the units are proposed to be deed restricted for very-low income
households. The applicant is requesting two affordable housing incentives: a 43-foot maximum height
for the structure where 35 feet is allowed and an expansion of the allowable coverage for the site from
Meeting Date: July 25, 2018
Item Number: 1
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75% to 90%. The incentive request will be reviewed by the City Council as required by the Zoning
Regulations Section 17.90.030. The project requires use permit approval for the use of mechanical
parking lifts and expansion of the hours of operation for retail/commercial spaces within a mixed-use
project. Additionally, the project is located within the Foothill Boulevard/Santa Rosa Special Planning
Area and requires Planning Commission (PC) review for compliance with Chapter 8 (Special Focus
Areas) of the Land Use Element (Zoning Regulations, Chapter 17.53: Special Focus Area (S-F) Overlay
Zone).
1.0 COMMISSION’S PURVIEW
The Planning Commission’s role is to review the project in terms of its consistency with the General
Plan, Zoning Regulations, and applicable City standards.
2.0 BACKGROUND
2.1 Architectural Review
On May 7, 2018 the Architectural Review Commission (ARC) reviewed the architectural aspects of the
project. The ARC continued the project and provided the applicant with 1 directional items incorporate
within the revised project.
On July 16, 2018, the ARC reviewed architectural plans for the project that had been revised based on
the ARC’s directional items. The ARC determined that the applicant’s revised plans addressed the
directional items, with the addition of four new conditions, and approved the project 3:2 (Attachment 4,
ARC Resolution).
Figure 1: Rendering of the project as seen from the intersection of Chorro Street and Foothill B lvd.
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3.0 PROJECT INFORMATION
3.1 Site Information/Setting
Table 1: Site Information
Zoning C-C-SF (Community Commercial with a Special Focus Overlay)
Site Size 1.33 acres (58,076 s.f.)
Present Use & Development Vacant building, Black Horse Coffee Shop, two residential structures
Topography Slightly sloped
Access Chorro Street and Foothill Blvd
Surrounding Use/Zoning East: C-R-SF (University Square Shopping Center)
South: C-C-SF (Restaurants, Foothill Shopping Center)
North: R-4 (Multi-family residential developments)
West: C-C-SF (Liquor store)
3.2 Project Description
The project (Attachment 2, Project Plans) proposes to construct a new four-story mixed-use project
with:
• 6,800 square feet of ground floor commercial/retail space;
• 78 residential units (21 one-bedroom, 45 two-bedrooms and 12 studios restricted for very-low
income households);
• 155 parking spaces; and
• 181 bicycle parking spaces (161 long-term and 20 short-term).
3.3 Project Statistics
Table 2: Project Statistics
Item Proposed 1 Standard 2
Setback
Front Yard adjacent to C-C zone 0 feet 0 feet
Other Yard adjacent to R-4 zone 5 – 15 feet 5 – 10 feet
Max. Height of Structure(s) 43 feet 35 feet
Max. Building Coverage (footprint) 90% 75%
Density Units (DU) 64.86 DU 65 DU (with 35% density bonus)
Parking Spaces
Total Vehicle 159 146
Commercial 23 23
Residential 123 123
Extra 13 0
Total Bicycle 187 178
Bicycle (long-term) 167 167
Bicycle (short-term) 20 11
Notes: 1. Applicant’s project plans
2. Zoning Regulations
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4.0 BACKGROUND
The sections below provide background information on the policy and regulatory environment that shape
the review of the project. Staff’s analysis of the project shows that it is consistent with the City’s General
Plan and Zoning Code. In this case, the policy and regulatory structure favor the production of housing
by enabling concessions for height and coverage which will be reviewed by Council. The project’s
central location, strong protections afforded by State law for housing projects (especially affordable
housing), and location along a major transit, bike, and pedestrian corridor, is consistent with City policies
and regulations. These issues are more fully discussed in the sections below.
4.1 Land Use Element, Chapter 8: Special Focus Area
In December 2014, the City Council adopted the new Land Use and Circulation Elements (LUCE) of
the General Plan. As a part of the update, a new section was added to the Land Use Element (LUE) that
identified Special Planning Areas. The proposed project is located in the Foothill Boulevard/Santa Rosa
Special Planning Area1 (see Figure 2), which includes property on both sides of Foothill Boulevard
approximately between Broad Street and Santa Rosa Street currently developed as commercial centers
that include highway and neighborhood serving commercial uses. The Foothill Boulevard/Santa Rosa
Special Planning Area encourages the development of mixed-use projects, adjustments in parking and
height requirements and improving intersections along Foothill Boulevard. The text from Policy 8.2.1
of the LUE is reprinted below:
8.2.1. Foothill Boulevard /
Santa Rosa Area
This area, which includes land
on both sides of Foothill
Boulevard between Chorro and
Santa Rosa, is currently
developed as commercial
centers that include highway
and neighborhood serving
commercial uses. At the affected
property owners’ request, the
boundary of this area on the
north side of Foothill may be
extended to include one or more of the existing commercial properties west of Chorro
Street. The City shall work with property owners / developers to redevelop the area as
mixed use (either horizontal or vertical mixed use) to include a mix of uses as described
under the Neighborhood Commercial, Community Commercial and Medium High to High
Density Residential designations.
The non-residential component of the project should include elements that serve the nearby
neighborhoods. Examples include:
1 Land Use Element Section 8.2.1. Foothill Boulevard / Santa Rosa Area and Figure 10.
Figure 2: Foothill Blvd/Santa Rosa Special Planning Area
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• specialty stores and services
• food service
• entertainment, and
• recreational facilities (except that movie theaters, nightclubs, bars/taverns and
restaurants serving alcohol after 11 pm shall be prohibited)
As part of this project, the City will evaluate adjustments to parking requirements to
account for predominant pedestrian and bike access. Building height adjustments in this
area can also be considered with mixed use development. Redevelopment plans shall
include consideration of improving the existing complex intersections of
Foothill/Chorro/Broad, the desirability of modifying Boysen at and through the property
on the northeast corner of the area, and enhancement of pedestrian, bicycle and transit
connections across Foothill and Santa Rosa/Highway 1 and to the campus. Among other
possible incentives, building height adjustments on the North side of Foothill may be
considered with mixed use development.
The Fire Station will be maintained or relocated within the area.
4.2 Housing Element
The Housing Element (HE) outlines a series of goals and policies to encourage the development of
housing production for all financial strata of the City's population. HE Goal 2 outlines that housing
should be in line with the Regional Housing Needs Allocation (RHNA), for the 2014 - 2019 planning
period (see Table 3). The proposed project will contribute twelve (12) very-low income units towards
the City’s RHNA total. The project is proposing to construct twelve very-low income units. The HE
further states that affordable housing units should be intermixed and not segregated by economic status
and encourages housing development that meets a variety of special needs, including large families,
single parents, disabled persons, the elderly, students, veterans, the homeless, or those seeking
congregate care, group housing, single-room occupancy or co-housing accommodations, utilizing
universal design (HE Policy 8.1). The Housing Element also states that preference for residential be
given over commercial uses (Policy 11.1).
In addition, the Housing Element further states:
• That the City should continue to consider increasing residential densities above state density
bonus allowances for projects that provide housing for low, very low and extremely low-income
households (Policy 2.17); and
• That the City should continue to incentivize affordable housing development with density
bonuses, parking reductions and other development incentives, including City financial
assistance (Program 6.19).
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Table 3: Remaining RHNA need based on dwelling units approved, under construction or built (January
1, 2014 to October 11, 2016 - Housing Element Table 6)
Income Category
A B A-B
New
Construction
Need
(RHNA)
Dwelling Units
Approved, Under
Construction or Built
Remaining RHNA
Need, Dwelling Units
Extremely-Low (< 31%
of AMI)
142 5 137
Very Low (31-50% of
AMI)
143 53 90
Low (51-80% of AMI) 179 81 98
Moderate (81-120% of
AMI)
202 95 107
Above Moderate (>120%
of AMI)
478 4781 0
TOTAL RHNA
UNITS
1,144 7121 432
Source: City of San Luis Obispo Community Development Department, 2016
1No credit allowed for the number of above moderate units built that exceed RHNA. Actual above moderate units =
1,350.
4.3 Major City Goal
Housing was determined to be one of the most important, highest priority goals for the City to accomplish
over 2015-17 financial year. This is an ongoing goal to: Implement the Housing Element, facilitating
workforce, affordable, supportive and transitional housing options, including support for needed
infrastructure within the City’s fair share.
4.4 State Housing Accountability Act and Density Bonus Law
The Housing Accountability Act (“HAA”), codified in Government Code § 65589.5, applies to any
“housing development project” which was amended this year to include “[m]ixed-use developments
consisting of residential and nonresidential uses with at least two-thirds of the square footage designated
for residential use.” Government Code § 65589.5(h)(2)(B). The proposed project is a mixed-use project
where more than two thirds of the project’s square footage is devoted to residential use. As such, if the
project complies with all applicable objective standards, then certain findings are required in order for
the agency to lawfully (1) deny the project; or (2) reduce the project’s density. This last year, the State
legislature amended the HAA to require that the findings be supported by a preponderance of the
evidence in the record and the agency bears the burden of proof. By design, the legislature has crafted
the findings to be difficult for agencies to make. Specifically, in order to deny a HAA project or reduce
density, the agency must find that:
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“[t]he housing development project would have a specific, adverse impact upon the public
health or safety unless the project is disapproved or approved upon the condition that the
project be developed at a lower density...[and] [t]here is no feasible method to
satisfactorily mitigate or avoid the adverse impact…” Gov. Code § 65589.5(j)(1)
A “specific, adverse impact” is defined to mean a “significant, quantifiable, direct, and unavoidable
impact, based on objective, identified written public health or safety standards, policies, or conditions as
they existed on the date the application was deemed complete.” Government Code § 65589.5(j)(1).
Accordingly, the ARC may only lawfully deny the project or reduce its density if it determines the project
or the additional density causes a specific adverse impact. Standards such as “compatibility” can be
lawfully used to impose design conditions, but cannot be used to deny or reduce density. The reason is
because the standard of compatibility is subjective in nature and the HAA requires the specific adverse
impact be based on objective health and safety standards.
It should be noted that the protections in the HAA and the density bonus provisions in the Density Bonus
Law (“DBL”), discussed below, work in concert with one another. Specifically, Government Code §
65589.5(j)(3) states that: “…the receipt of a density bonus pursuant to Section 65915 shall not constitute
a valid basis on which to find a proposed housing development project is inconsistent, not in compliance,
or not in conformity, with an applicable plan, program, policy, ordinance, standard, requirement, or other
similar provision specified in this subdivision.” In other words, the legislature has determined that the
benefits afforded by the DBL do not render the protections in the HAA inapplicable.
The DBL, codified in Government Code § 65915, mandates that public agencies provide a density bonus,
relax development standards and provide incentives or concessions if a proposed project includes a fixed
percentage of affordable housing. The level of the density bonus and the number of incentives or
concessions is dependent on the amount of affordable housing provided and the level of affordability. A
city cannot require a developer to provide a greater percentage of units or deeper level of affordability
in order to qualify for the density bonus prescribed by the statute. See Latinos Unidos del Valle de Napa
y Solano v. County of Napa, 7 217 Cal. App. 4th 1160 (2013). For this project, the developer is proposing
twelve (12) units to be deed restricted for very low-income households which entitles the developer to a
thirty five percent (35%) density bonus and up to three (3) incentives or concessions. On top of this,
Gov. Code § 65915(e)(1) mandates that “[i]n no case may a city…apply any development standard that
will have the effect of physically precluding the construction of a development meeting the criteria of
subdivision (b) at the densities or with the concessions or incentives permitted by this [the DBL].” In
other words, the DBL law requires a city to relax its development standards in order for the project to
physically incorporate the additional units.
Similar to the HAA, there are protections for projects using the DBL. Government Code §§
65915(d)(1)(B) and (d)(3) prevent an agency from denying the density bonus or the incent ive or
concession or refusing to waive or reduce development standards, unless the agency can make a finding
based on substantial evidence that the density units, the incentive or concession or the waiver or
reduction in a development standard causes a “specific, adverse impact” upon the public health, safety,
or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid
the specific adverse impact. The definition of “specific, adverse impact” is the same as that in the HAA
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– i.e. a “significant, quantifiable, direct, and unavoidable impact, based on objective, identified written
public health or safety standards, policies, or conditions as they existed on the date the application was
deemed complete.”
This project includes two property development concessions – an eight foot (8’) maximum height
increase for a portion of the building and increase in the allowable lot coverage for the site from seventy
five percent (75%) to ninety percent (90%). The stated purpose of these concessions is to allow for the
physical construction of the additional density units. In order to deny these concessions, the City would
be required to make the required findings based on the standards as discussed and defined above. Again,
to use the example noted above, the City cannot simply deny the concessions based on findings that the
increase in lot coverage or the height increase is not “compatible” with the neighborhood. Under State
law, the City must identify a specific adverse impact on the public health, safety, or the physical
environment that is directly caused by the concession, quantify it, and determine that there is no feasible
way to satisfactorily mitigate it or find an alternative.
5.0 PROJECT ANALYSIS
Staff carefully evaluated the proposed project in the context of the General Plan goals and policies, the
City’s Zoning Code, the DBL and HAA. Based on these combination of factors, staff is recommending
the Planning Commission adopt a resolution approving the use permit for a mixed-use project in the
Foothill Boulevard/Santa Rosa Special Planning Area, expanded commercial/retail hours of operation,
and the use of mechanical parking lifts. It should be noted that the City Council will review the height
and coverage incentives requested by the applicant.2
5.1 Special Planning Area
Zoning Regulations Section 17.53.020 in part states that “Planning Commission review and approval is
required for the following Special Focus Areas: Foothill Boulevard/Santa Rosa, Cal Trans Site, Madonna
Inn Area, Sunset Drive-in Theater/Prado Road Area, LOVR Creekside Area as shown the Land Use
Element (LUE).” As previously noted the proposed project is located within the Foothill
Boulevard/Santa Rosa Special Planning Area.
The LUE states in Policy 8.2.1 that “the City shall work with property owners / developers to redevelop
the area as mixed use (either horizontal or vertical mixed use) to include a mix of uses as described under
the Neighborhood Commercial, Community Commercial and Medium High to High Density Residential
designations.” The applicant is proposing a mixed-use project that includes 6,800 square feet of
commercial space and 78 residential units. As proposed, the project is consistent with what the LUE
describes as a desired development for the Special Planning Area.
LUE Policy 8.2.1 also states that “the City will evaluate adjustments to parking requirements to account
for predominant pedestrian and bike access.” The project meets the required parking and provides
extensive bicycle parking for the residents and the commercial spaces (see the Parking section 5.2
2 Zoning Regulations Section 17.90.060(B): States in part that “Alternative incentive proposals shall be considered by the
council…”
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below). In addition, the site is located within walking and biking distance to restaurants, grocery stores,
churches, schools, and healthcare and is within half a block from the closest bus stop. As a whole, the
project provides multi-modal transportation opportunities for residents, employees and patrons of the
site.
A Multimodal Transportation Impact Study (TIS) was completed that analyzed the project and its impact
on the adjacent intersections of Broad Street and Foothill Boulevard and Chorro Street and Foothill
Boulevard (Attachment 3). No level of service deficiencies were reported for any mode of travel and the
study also determined that the project would have insignificant effect on queuing at the studied
intersections. Improvements to the intersections were recommended by the study and included in the
ARC conditions of approval (Attachment 4, ARC Resolution ARC-1013-2018).
Lastly, LUE Policy 8.2.1 discusses building height within this planning area. The policy states, “Building
height adjustments in this area can also be considered with mixed use development” and “among other
possible incentives, building height adjustments on the North side of Foothill may be conside red with
mixed use development.” The applicant is requesting a height exception as a Density Bonus incentive
for including 12 studios for very-low income households within the project.
The Planning Commission should discuss whether the project, as proposed, complies with the Policy
8.2.1 of the Land Use Element.
5.2 Parking
The project requires 146 spaces (123 spaces for 78 residential units and 23 spaces for 6,800 square feet
of commercial space). The project includes an extra 13 surface parking space in addition to the required
number of spaces. The residential parking calculation is based on Government Code Section 65915(p)(B)
which states that a city cannot require a vehicular parking ratio that exceeds one on-site parking space
for a studio or one bedroom and no more than two onsite parking spaces for two to three-bedroom units.
The applicant is also requesting to incorporate mechanical parking lifts as part of the project. The project
is proposing to use a lift system which places vehicles subterranean with other vehicles parked above, at
grade (Attachment 2, Project Plans, Sheet A3.0). As proposed, the system will park the 123 vehicles for
the residential units. The dimensions of the system allow for a large variety of car models as listed within
the Project Plans (Attachment 2, Sheet A3.5). Those vehicles that do not fit into the lift system, have the
ability to park in the surface parking spaces provided in the parking garage. As conditioned, the project
complies with the findings of approval found with Section 17.16.060 (D) of the Zoning Regulations
(Attachment 1, Draft Resolution - Conditions of Approval No. 3-5).
5.3 Hours of Operation
The applicant is requesting an adjustment to the hours of operation for commercial uses associated with
the mixed-use project to 7:00 AM to 11:00 PM, where 8:00 AM to 6:00 PM is normally allowed.3 Staff
3 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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is supportive of the hours of operation as proposed as it is consistent with other businesses operating
adjacent to the site and consistent with Policy 8.2.1 of the LUE which states that non-residential
components of this special planning area “include elements that serve the nearby neighborhoods.
Examples include:
• specialty stores and services,
• food service,
• entertainment, and
• recreational facilities (except that movie theaters, nightclubs, bars/taverns and
restaurants serving alcohol after 11 pm shall be prohibited).”
All businesses would be required to adhere to the City’s Noise Ordinance.
6.0 ENVIRONMENTAL REVIEW
The project categorically exempt under Class 32, In-Fill Development Projects, Section 15332 of the
CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. It should be noted
that modifications to zoning regulations as required by State Density Bonus law, do not disqualify a
project from claiming this exemption. See Wollmer v. City of Berkeley, 193 Cal. App. 4th 1329, 1338
(2011). The project site occurs on a property of no more than five acres substantially surrounded by
urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on
an existing developed property and is served by required utilities and public services.
7.0 OTHER DEPARTMENT COMMENTS
Staff comments provided during review of the proposed project are incorporated into the presented
evaluation and conditions of approval.
8.0 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 State law, the
General Plan, Zoning Regulations and/or other pertinent City standards.
9.0 ATTACHMENTS
1. Draft Resolution
2. Project Plans
3. Multimodal Transportation Impact Study
4. ARC Resolution (No. ARC-1013-2018)
5. Extended Hours Request
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RESOLUTION NO. XXXX-18
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A USE PERMIT FOR A MIXED-USE PROJECT IN THE
FOOTHILL BOULEVARD SPECIAL FOCUS AREA, AN EXTENSION OF
COMMERCIAL/RETAIL HOURS FROM 6:00 P.M. TO 10:00 P.M. AND
THE USE OF MECHANICAL PARKING LIFTS INCLUDING A
CATEGORICAL EXEMPTION FROM CEQA AS REPRESENTED IN THE
PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS
DATED July 25, 2018
(790 FOOTHILL BLVD, USE-1187-2017)
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
July 25, 2018 for the purpose of considering a use permit application USE-1187-2017 for a mixed-
use project in the Foothill Boulevard / Santa Rosa Special Planning Area, an extension of the
commercial/retail hours and the use of mechanical parking lifts for the proposed project at 790
Foothill Blvd; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San
Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission makes the following
findings in support of the project approval that includes a use permit for a mixed-use project in the
Foothill Boulevard / Santa Rosa Special Planning Area, an extension of the commercial/retail
hours, and the use of mechanical parking lifts:
1. That, in light of the protections afforded by the State Housing Accountability Act and
Density Bonus Law, the project will not be detrimental to the health, safety, and welfare
of persons living or working at the site or in the vicinity .
2. As proposed, the project is consistent with the Foothill Boulevard / Santa Rosa Special
Planning Area of the Land Use Element (Policy 8.2.1) and Zoning Regulations because the
project includes a vertical mixed-use project with commercial space of the first floor and
high density residential on the upper floors.
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 compatible with proposed and existing
commercial and residential uses on adjacent properties.
ATTACHMENT 1
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Planning Commission Resolution No. PC-XX-18
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4. The project is consistent with Zoning Regulations Section 17.08.072.F(2) and Table 9
because:
i. Community Commercial (C-C) zone allows mixed-use projects;
ii. The project’s design protects public health, safety, and welfare; and
iii. The mixed-use project provides greater public benefits than a single-use
development of the site because it provides needed housing, it is located along
a major transit, bike, and pedestrian corridor, and is in close proximity of
workplaces, schools, health facilities, and services.
5. As conditioned, the proposed mechanical parking lifts are consistent with Zoning
regulations Section 17.16.060(D) because:
i. The use of mechanical lift parking results in a superior design and implements
City goals and policies for infill development by providing the required parking;
ii. The lifts are adequately screened;
iii. Mechanical lift parking systems complies with all development standards
including but not limited to height and setback requirements, and Parking and
Driveway Standards and provides spaces for vehicles that do not fit in the lifts;
iv. As conditioned, the mechanical parking systems will be safely operated and
maintained in continual operation with the exception of limited periods of
maintenance; and
v. There are no circumstances of the development or model of mechanical lift
system which could result in significant impacts to those living or working on
the site or in the vicinity.
6. 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.
7. Commercial and retail uses on site will not negatively impact the residential uses in the
development because the proposed commercial activity is consistent with adjacent
businesses that have similar hours of operation, consistent with the LUE Policy 8.2.1, and
the businesses must adhere to the City’s Noise Ordinance.
8. The proposed extended hours of operation are consistent with LUE Policy 8.2.1 because
the project will provide services that serve the residences of the project and the nearby
neighborhoods.
9. 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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Planning Commission Resolution No. PC-XX-18
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Section 2. Environmental Review. The project is categorically exempt under Class 32, In-Fill
Development Projects, Section 15332 of the CEQA Guidelines, because the project is consistent
with General Plan policies for the land use designation and is consistent with the applicable zoning
designation and regulations. Specifically, the project site is located in the Foothill Boulevard/Santa
Rosa Special Planning Area, as described in Section 8.2.1 of the City’s General Plan Land Use
and Circulation Element (“LUCE”), and complies with the guidelines and objectives applicable to
the project site as a result of its inclusion within the Special Planning Area. Furthermore, the
project-site is zoned C-C-SF (Community Commercial), a designation that permits high-density,
mixed-use residential and commercial development, such as the project. After applying the density
bonus provided for under California Government Code Section 65915 (discussed below), the
project complies with all density limitations in the C-C-SF zone.
Pursuant to California Government Code Section 65915, the project proponent has requested two
density bonus incentives – to exceed the height limit in the C-C-SF zone by 8 feet, and to exceed
the maximum lot coverage by 15%. California Government Code Section 65915(e)(1) requires
the City to grant these incentives, and Section 8.2.1 of the LUCE specifically refers to such
incentives as being a desirable mechanism for facilitating redevelopment of the area. Pursuant to
Wollmer v. City of Berkeley, 193 Cal. App. 4th 1329, 1338 (2011), inclusion of the height and lot
coverage incentives does not make the project inconsistent with applicable general plan policies
and zoning regulations.
The project site occurs on a property of no more than five acres. In fact, the project site is
approximately 1.34 acres large and the site is surrounded on all sides by urban uses, including high
density residential and commercial uses. The site is substantially surrounded by urban uses that
has no value as habitat for endangered, rare or threatened species as the site is located on an existing
developed property and is served by required utilities and public services.
Approval of the project would not result in any significant impacts relating to traffic, noise, air
quality or water quality. With respect to traffic, a study was conducted confirming that the project
will have no significant effects. A copy of that study is available for review at the City of San Luis
Obispo via the Lead Agency Contact Person. The project will be compatible with the existing
urban environment and high-density residential and commercial surrounding uses and thus will
not present any noise issues. The project will follow all applicable air and water quality
regulations. Accordingly, there is no evidence that the project will result in any significant effects
related to noise, air quality, or water quality.
Section 3. Action. The Planning Commission does hereby approve the use permit
application USE-1187-2017 for a mixed-use project in the Foothill Boulevard / Santa Rosa Special
Planning Area, an extension of the commercial/retail hours of operation and the use of mechanical
parking lifts for the proposed project at 790 Foothill Blvd subject to the following conditions:
1. The proposed use shall operate consistent with the project description, approved plans, and
other supporting documentation submitted with this application unless otherwise
conditioned herein.
ATTACHMENT 1
Packet Page 16
Planning Commission Resolution No. PC-XX-18
USE-1187-2017 (790 Foothill Blvd.)
Page 4
2. Hours of operation for the commercial component of the project shall be limited to 7:00
AM to 11:00 PM, unless otherwise approved by the Community Development Director
through a separate application for extended hours for specific businesses.
3. Prior to building plan approval, the applicant shall record an agreement in a form subject
to the approval of the City Attorney 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.
4. 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.
5. All mechanical lift parking spaces shall be available for all residential tenants, included in
each tenant’s lease agreement without additional rent or consideration, and free from
restrictions.
6. 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.
7. The Planning Commission’s determination regarding the project is contingent upon the
City Council’s approval of the 35% density bonus and two affordable housing incentives
including the construction of a 43-foot tall structure where 35 feet is normally allowed and
an increase in allowable lot coverage from 75% to 90%, which is subject to review by the
City Council under a separate application (AFFH-1518-2018).
8. Within 90 days of receiving all final project entitlements for the project, the applicant shall
pay 50% of the total estimated cost of a new 60-foot radio tower located at Fire Station No.
2 and relocation and/or, if needed, replacement of any antenna and appurtenances (the
“tower project”). 100% of the total proposed cost of the tower project shall be paid at the
issuance of the building permit. The applicant shall be responsible if the actual costs of
construction of the tower project is greater than any estimate. Building permits and/or
certificates of occupancy may be withheld for lack of timely payment.
9. The applicant shall defend, indemnify, and hold harmless the City and/or its agents,
officers, and employees from any claim, action, or proceeding against the City and/or its
agents, officers, or employees to attack, set aside, void, or annul the approval by the City
of this project, and all actions relating thereto, including but not limited to environmental
review (“Indemnified Claims”). The City shall promptly notify the applicant of any
Indemnified Claim upon being presented with the Indemnified Claim, and City shall fully
cooperate in the defense against an Indemnified Claim.
ATTACHMENT 1
Packet Page 17
Planning Commission Resolution No. PC-XX-18
USE-1187-2017 (790 Foothill Blvd.)
Page 5
On motion by __________________, seconded by ________________, and on the following roll
call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this day of adopted this 25th day of July, 2018.
_____________________________
Doug Davidson, Secretary
Planning Commission
ATTACHMENT 1
Packet Page 18
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790 Foothill Mixed Use Project
Multimodal Transportation Impact Study
Central Coast Transportation Consulting
895 Napa Avenue, Suite A-6
Morro Bay, CA 93442
(805) 316-0101
April 2018
Prepared For: City of San Luis Obispo
ATTACHMENT 3
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Central Coast Transportation Consulting April 2018
1 790 Foothill Mixed Use
Transportation Impact Study
Executive Summary
This study evaluates the potential transportation impacts of the 790 Foothill mixed-use project located
in the City of San Luis Obispo. The project consists of the development of 6,800 square feet (s.f.) of
retail space and 78 apartment units with on-site parking . The project is located on the northwest corner
of the intersection of Foothill Boulevard and Chorro Street.
No trip credits were applied for current uses on the site. The project trip generation estimate shows 31
new midday peak hour trips, 43 new PM peak hour trips, and 477 new daily trips.
No level of service deficiencies are reported for any mode of travel. The project would have
insignificant effects on queuing at the study intersections.
Currently the project site is served by four driveways on Chorro Street and three driveways on Foothill
Boulevard. The project would reduce the number of driveways to one full access signal controlled
driveway on Foothill Boulevard. This reduces friction and conflict points on both streets and is
consistent with access management best practices.
The single driveway on Foothill Boulevard would be controlled by the existing traffic signal at the
intersection of Foothill and Broad. The intersection is currently only signalized for the east and
westbound movements along Foothill and the northbound movement on Broad. Signalizing the
driveway would require a signal modification to provide the appropriate signal heads and other
equipment to serve the southbound approach. Striping modifications would also be necessary at the
intersection. These include adding striping on the southbound approach, striping a shared through/left
lane on the northbound approach, and striping a dashed bike lane line on the westbound approach.
The preliminary plans show a driveway width of approximately 21 feet, which would allow for a single
inbound lane and a single outbound lane. We recommend evaluating truck turning movements using
AutoTURN or a similar tool to ensure that the largest typical vehicle entering the site can turn into
and out of the site without encroaching on adjacent travel lanes. The driveway width should be adjusted
as needed to accommodate the appropriate design vehicle.
A trash/loading zone is proposed on Foothill Boulevard along the west project frontage. This will
prevent trash collection vehicles from having to enter the site.
Recommended mitigations are summarized in Table ES-1.
Planning efforts for the City’s 2014 Circulation Element update evaluated the study intersections and
considered modifications to the intersections as a part of the University Square development. The
Cumulative and Cumulative Plus Project scenarios indicate that the intersections will continue to
operate acceptably with the addition of the project.
Refer to the body of the report for additional details.
Location Impacted Scenario Mitigation
Foothill Boulevard/Broad Street Existing Plus Project
Modify traffic signal to provide equipment for southbound
approach including any ancillary signal hardware additions
and/or upgrades; Modify intersection striping.
Project Driveway Existing Plus Project Review truck turning movements into and out of the site and
adjust driveway design if warranted.
Table ES-1: Mitigation Summary
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2 790 Foothill Mixed Use
Transportation Impact Study
Contents
Executive Summary .................................................................. 1
Contents ...................................................................................... 2
Introduction ............................................................................... 3
Analysis Methods....................................................................... 6
Existing Conditions ................................................................... 8
Existing Plus Project Conditions .......................................... 13
Cumulative Conditions ........................................................... 18
References ................................................................................. 22
Figure 1: Project and Study Locations and Volumes ...................................................................................... 4
Figure 2: Project Site Plan ................................................................................................................................... 5
Appendix A: Traffic Counts
Appendix B: Intersection LOS Calculation Sheets
Appendix C: Segment LOS Calculation Sheets
Appendix D: Trip Generation Calculations
Appendix E: Collision Information
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Central Coast Transportation Consulting April 2018
3 790 Foothill Mixed Use
Transportation Impact Study
Introduction
This study evaluates the potential transportation impacts of the 790 Foothill Mixed Use Project located
in the City of San Luis Obispo. The project includes 6,800 square feet (s.f.) of retail space and 78
apartment units with on-site parking. The project is located on the northwest corner of the intersection
of Foothill Boulevard and Chorro Street.
The project’s location and study intersections are shown with volumes on Figure 1, while Figure 2
shows the project’s site plan. Study intersections and segments were identified in consultation with
City staff. The following intersections were analyzed during the weekday midday (11 AM – 1 PM) and
evening (4-6 PM) time periods:
1. Foothill Boulevard/Broad Street
2. Foothill Boulevard/Chorro Street
Vehicular, pedestrian, and bicycle levels of service are reported for each study intersection consistent
with the City’s Multimodal Transportation Impact Guidelines. Two roadway segments were analyzed
for bicycle, pedestrian, transit, and auto level of service during the midday and PM peak hours:
1. Foothill Boulevard (Chorro to Santa Rosa)
2. Chorro Street (Foothill to Boysen)
The study locations were evaluated under these scenarios:
1. Existing Conditions reflects 2016 traffic counts and the existing transportation network.
2. Existing Plus Project adds Project generated traffic to Existing Conditions volumes.
3. Cumulative Conditions represents future traffic conditions reflective of the buildout of land
uses in the area, not including the proposed Project.
4. Cumulative Plus Project represents future traffic conditions reflective of the buildout of land
uses in the area, including the proposed Project.
Each scenario is described in more detail in the appropriate chapter.
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Figure 1: Project and Study Locations and Volumes
Project Trips Existing + Project
Volumes
Existing Volumes
Cumulative Volumes Cumulative + Project
Volumes
Legend:
: Midday (PM) Peak Hour
Traffic Volumes
: Study Intersection7 : Project Trip Distribution
Percentage
1 2
1 2
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Figure 2: Project Site Plan
Ground Floor Site Plan
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6 790 Foothill Mixed Use
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Analysis Methods
The analysis approach was developed based on the City of San Luis Obispo’s standards and policies.
Facilities operated by the City of San Luis Obispo were evaluated using thresholds identified in the
2014 Circulation Element. Table 2 of the Circulation Element specifies that level of service (LOS) D
or better operations shall be maintained for bicycle, transit, and vehicle modes in the study area. The
minimum LOS standard for pedestrians is LOS C. The Circulation Element establishes priorities of
each mode as presented in Table 1. Project impacts are considered significant if the project degrades a
higher priority mode.
Intersection Analysis
The level of service thresholds for signalized intersections and the pedestrian, bicycle, and transit
modes based on the 2010 Highway Capacity Manual (HCM) are presented in Table 2.
The study intersections were analyzed with the Synchro 10 software package applying the 2010 HCM
methods. The study intersections are clustered, which makes them incompatible with the 2010 HCM
auto mode methods. HCM 2000 results are reported for the auto mode.
Segment Analysis
The study roadway segments were evaluated for auto, transit, pedestrians, and bicycles using the LOS+
software, which applies the 2010 HCM methods. The LOS score thresholds are shown in Table 2.
Priority
Residential Corridors &
Neighborhoods
Commercial Corridors &
Areas
Regional Arterial and
Hi ghway Corridors
1 Pedestrians Vehicles Vehicles
2 Bicycles Bicycles Transit
3 Vehicle Transit Bicycles
4 Transit Pedestrians Pedestrians
Table 1: Modal Priorities for Level of Service1
1. Source: Table 3 City of San Luis Obispo TIS Guidelines
Control Delay
(seconds/vehicle) Level of Service LOS Score Level of Service
≤ 10 A ≤ 2.00 A
> 10 - 20 B > 2.00-2.75 B
> 20 - 35 C > 2.75-3.50 C
> 35 - 55 D > 3.50-4.25 D
> 55 - 80 E > 4.25-5.00 E
> 80 F > 5.00 F
Table 2: Intersection Level of Service Thresholds
1. Source: Exhibit 18-4 of the 2010 Highway Capacity Manual.
2. Source: Exhibits 19-1 and 20-2 of the 2010 Highway Capacity Manual.
4. Source: Exhibit 16-5 and 16-6 of the 2010 Highwa y Capacity Manual, assuming 60 ft2/p for pedestrian mode.
Signalized Intersections1 Pedestrian, Bicycle, and Transit Modes4
3. Source: Exhibits 19-2 of the 2010 Highway Capacity Manual.
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7 790 Foothill Mixed Use
Transportation Impact Study
Thresholds of Significance
Significant impacts to transportation facilities are identified under the following circumstances:
Signalized Intersections
Project traffic causes an intersection operating at an acceptable LOS D or better to degrade to
unacceptable traffic conditions, and the V/C ratio is increased by 0.01 or more; or the project buildout
causes or exacerbates 95th percentile turning movement queues exceeding available turn pocket
capacity.
Segments:
Project traffic causes segment operation level of service degradation as follows:
For bicycles, a segment operating at LOS A, B, C, or D to degrade to LOS E or F.
For pedestrians, a segment operating at LOS A, B, or C to degrade to LOS D, E, or F.
For vehicles, segments operating at LOS A, B, C, or D to degrade to LOS E or F and an
increase of the V/C ratio by .01 or more.
For transit service, a segment operating at LOS A, B, C, or D to degrade to LOS E or F; or a
segment with a baseline LOS E or F to degrade in a contextually significant way.
The City’s Multimodal Transportation Impact Study Guidelines allow discretion when identifying
impacts to non-auto modes based on whether the impacts are contextually significant.
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Transportation Impact Study
Existing Conditions
This section describes the existing transportation system and current operating conditions in the study
area.
EXISTING ROADWAY NETWORK
Foothill Boulevard is an east-west, four lane road. West of its intersection with Broad Street, it is classified
as a residential arterial, and east of this intersection, it is classified as an arterial. It has a speed limit of
30 mph throughout the study area. Foothill Boulevard is a main connection between the residential
areas to the west and the Cabrillo Highway and Cal Poly to the east.
Broad Street is a north-south, two-way road. Near the project it is a two-lane residential collector with a
speed limit of 25 mph. Broad Street connects the residential locations to its north and the downtown
core to its south. Broad Street ends at its intersection with Foothill Boulevard.
Chorro Street is a north-south, two-lane, two-way road. Near the project it is classified as a residential
collector with a speed limit of 25 mph. Chorro Street also connects the residential locations to its north
and the downtown core to its south.
EXISTING PEDESTRIAN AND BICYCLE FACILITIES
Pedestrian facilities include sidewalks, crosswalks, and pedestrian signals at signalized intersections. All
study segments have sidewalks on both sides of the street.
The intersection of Foothill Boulevard/Broad Street does not have a crosswalk on the east leg of the
intersection. The intersection of Foothill Boulevard/Chorro Street does not have a crosswalk on the
west leg of the intersection. All other intersection legs have striped crosswalks.
Bicycle facilities in the study area include Class II and III bike lanes. A Class II bike lane provides a striped
lane for one-way bicycle travel on the side of a street. Class III bike routes provide bicycle signage but
bicycles share the lane with vehicular traffic. Foothill Boulevard has Class II bike lanes on both sides
of the road. Chorro Street and Broad Street are Class III bike routes near the project.
EXISTING TRANSIT SERVICE
The San Luis Obispo Regional Transit Authority (RTA) and the City of San Luis Obispo Transit
Division (SLO Transit) provide transit service to the study area. SLO Transit Routes 3A, 3B, 4A, and
4B provide fixed-route service to the study area. RTA offers Dial-A-Ride curb to curb services within
the City limits.
An acceptable transit LOS is primarily predicated on the presence of shelters and benches at bus stops,
as well as the frequency and on-time performance of each route. If there are no bus stops on a segment,
transit LOS is marked as N/A.
SLO Transit Routes 3A and 3B are bidirectional routes that pass through the study area along Foothill
Boulevard as they travel on a loop around San Luis Obispo, serving the Downtown Transit Center,
Madonna Plaza, and Cal Poly Kennedy Library. In the project area, Route 3A travels eastbound and
has a sheltered stop approximately 600 feet east of the project’s Foothill Boulevard driveway, while
Route 3B travels westbound and has a sheltered stop approximately 600 feet east and an unsheltered
stop 200 feet west of the project’s Foothill driveway. Route 3A provides service once an hour starting
at 6:15 AM from Sunday through Friday and starting at 8:15 AM on Saturday. Route 3B provides
hourly service beginning at 6:45 AM on weekdays, and does not provide service during the weekends.
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9 790 Foothill Mixed Use
Transportation Impact Study
Route 3A stops service at approximately 11:10 PM on weekdays during the academic year and 8:20 PM
on weekends and weekdays during the summer months. Route 3B stops service at 6:30 PM.
SLO Transit Routes 4A and 4B provide service to the study area as they travel on a loop serving Cal Poly,
the Downtown Transit Center, and residential areas east of the project site. In the project area, Route
4A travels westbound and shares a stop with Route 3B. Route 4B travels eastbound and shares its stops
with Route 3A. Route 4A provides service once an hour starting at 6:00 AM weekdays and 8:15 AM
on weekends. They stop service at approximately 11:00 PM on weekdays during the academic year and
8:00 PM on weekends and weekdays during the summer months. Route 4B ends service at 6:40 PM.
SLO Transit adopted a new route and fare structure on June 18, 2017. Near the project routes 3A and
4B align closely with the former Route 6A and 4, and routes 3B and 4A align closely with the former
Route 5A.
The stop at Foothill and Ferrini (west of the project driveway) was served by Route 1 and
Route 6A and typically served 37 boardings per day per the Short Range Transit Plan.
The stop at Foothill and Chorro (east of the project driveway) was served by Routes 1, 4, and
6A and typically served 55 boardings per day per the Short Range Transit Plan.
The stop at Foothill and University Square (east of the project driveway) was served by Routes
1, 5A, and 5B, and typically served 15 boardings per day per the Short Range Transit Plan.
EXISTING TRANSPORTATION CONDITIONS
This section is divided into the following subsections: 1) intersection operations, 2) segment
operations, and 3) collision analysis.
1. Intersection Operations
Traffic counts were collected in 2016 by the City of San Luis Obispo as a part of their biannual traffic
count data collection program. Traffic count sheets are provided in Appendix A.
Figure 1 shows the Existing and Existing Plus Project peak hour traffic volumes. Table 3 shows the
LOS for the study intersections and Table 4 summarizes the vehicular queuing, with detailed calculation
sheets included in Appendix B.
All intersections operate acceptably at LOS C or better for vehicles under existing conditions.
Table 4 presents the existing queues for the study intersections.
Intersection Peak Hour V/C
1 Delay2 LOS
MID 0.31 14.2 B
PM 0.41 14.5 B
MID 0.34 19.7 B
PM 0.48 25.5 C
Table 3: Existing Intersection Auto Levels of Service
1. Foothill Blvd/ Broad
Street
2. Foothill Blvd/ Chorro
Street
1. Volume to capacity ratio rep orted for worst movement.
2. HCM 2000 average control delay in seconds per vehicle.
Note: Unacceptable operations shown in bold text.
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10 790 Foothill Mixed Use
Transportation Impact Study
The following instances of queue spillback or overcapacity movements are noted:
Foothill Boulevard/Chorro Street (#2): queue reports show the northbound left turning
movement over capacity during the PM peak hour. However, the roadway width is sufficient to
allow vehicles to bypass the left turning queue, effectively lengthening the turn pocket. Field
observations do not note any queueing issues at this location, and indicate queues clearing
within a single cycle.
Foothill Boulevard/Chorro Street (#2): queue reports show the southbound left turning
movement over capacity during both the midday and PM peak hours. While the queue length
exceeds the turn pocket length, the roadway width is sufficient to allow through and right
turning traffic to pass the queue, effectively lengthening the turn pocket. Field observations
indicate queues clearing within a single cycle and not spilling back to block through or right
turning movements.
Foothill Boulevard/Chorro Street (#2): queue reports show the westbound left turning
movement as over capacity for the midday peak hour. This turn pocket is preceded by a two
way left turn median, which vehicles can utilize to effectively extend the turn pocket. Field
observations indicate queues clearing within a single cycle and not spilling back to block through
movements.
Tables 5 and 6 show the existing pedestrian and bicycle LOS for the study intersections, respectively.
No pedestrian or bicycle deficiencies are reported for the existing scenario.
Intersection
MID 55
PM 56
MID 7
PM 17
MID 28
PM 9
MID 129
PM 198
MID 74
PM 91
MID 14
PM 11
MID 56
PM 40
Queues are reported for key movements, see Appendix B for queue reports for all
movements.
Table 4: Existing Queues
NBR 100
EBL 55
Peak Hour
Storage
Length2Movement
95th Percentile
Queues (ft)1
1. Foothill Blvd/
Broad Street
40WBL
2. Foothill Blvd/
Chorro Street
SBL 60
1. Queue length that would not be exceeded 95 percent of the time. Queues are reported
only for turnin g movements where queues exceed storage capacity.
EBL 45
WBL
Bold indicates queue length longer than storage length
# 95th percentile volume exceeds capacit y, queue may be longer.
NBL 170
40
m Volume for 95th percentile queue is metered by u pstream signal.
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2. Segment Operations
Tables 7 shows the existing segment operations during the midday and PM peak hours. No deficiencies
are reported for any mode. Note that the segment of Chorro Street from Foothill to Boysen does not
have a transit stop, so no transit LOS is reported.
Intersection Direction LOS Score
1 LOS1 LOS Score1 LOS1
NB 2.10 B 2.10 B
SB 1.74 A 1.74 A
EB 2.53 B 2.62 B
WB 2.57 B 2.65 B
NB 2.07 B 2.10 B
SB 2.03 B 2.05 B
EB 2.57 B 2.64 B
WB 2.56 B 2.62 B
Existing MID Existing PM
Table 5: Existing Intersection Pedestrian Levels of Service
1. Foothill Blvd/
Broad Street
1.HCM 2010 pedestrian score and LOS.
2. Foothill Blvd/
Chorro Street
Intersection Direction LOS Score
1 LOS1 LOS Score1 LOS1
EB 2.08 B 2.11 B
WB 2.15 B 2.42 B
NB 3.57 D 3.74 D
SB 3.11 C 3.19 C
EB 2.45 B 2.50 B
WB 2.26 B 2.44 B
2. HCM 2010 only reports LOS where a through movement exists.
Table 6: Existing Intersection Bicycle Levels of Service
Existing MID Existing PM
1. Foothill Blvd/
Broad Street2
1. HCM 2010 bicycle score and LOS.
2. Foothill Blvd/
Chorro Street
Segment
LOS
Score1 LOS1
LOS
Score1 LOS1
LOS
Score1 LOS1
LOS
Score1 LOS1
EB 3.35 C 2.28 B 2.17 B 3.69 D
WB 3.35 C 2.33 B 2.19 B 3.69 D
EB 3.35 C 2.34 B 2.22 B 3.70 D
WB 3.35 C 2.55 B 2.34 B 3.73 D
NB 3.09 C 1.32 A 3.05 C N/A N/A
SB 3.09 C 1.37 A 1.95 A N/A N/A
NB 3.09 C 1.44 A 3.41 C N/A N/A
SB 3.09 C 1.52 A 2.61 B N/A N/A
Table 7: Existing Segment Levels of Service
Peak
Hour Direction
Pedestrian Bicycle
1. Foothill
Boulevard -
Chorro to Santa
Rosa
MID
PM
2. Chorro Street -
Foothill to
Boysen
MID
PM
1. HCM 2010 auto, pedestrian, bicycle, and transit score and LOS
Auto Transit2
2. LOS is not established for segments without a directional transit route.
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3. Collision Analysis
The City of San Luis Obispo maintains collision information within the study area. The three most
recent years of Annual Traffic Safety Reports (2014, 2015, and 2016) were reviewed for study
intersection collision reports. Collision rates were calculated from the most recent 3 years of collision
information using the Statewide Integrated Traffic Records System (SWITRS), as well as average daily
traffic entering the intersection. The results are shown in Table 8 with detailed results in Appendix E.
The collision rate for the intersection of Foothill Boulevard and Broad Street over the past three years
lies above the statewide average rates and San Luis Obispo County rates, but below the District 5 rates
provided in the Caltrans 2009 Collision Data on California State Highways manual.
Both study intersections are noted in the Annual Traffic Safety Report as being high collision
intersections. At the intersection of Foothill and Broad, there has been a historic pattern of westbound
left turns conflicting with the eastbound through movements. At this intersection, signal head size was
increased from 8 inches to 12 inches. The Annual Traffic Safety Report recommends the installation
of flashing yellow arrows if the collision pattern persists.
At the intersection of Foothill and Chorro, there has been a historic pattern of eastbound and
westbound left turn right of way violations. The Annual Traffic Safety Report recommends the
installation of 12-inch signal indications and evaluation of flashing yellow arrows as future
improvements.
Intersection ADT1 Collisions2 Collision Rate
1. Foothill Blvd/ Broad Street 8,292 13 1.43
2. Foothill Blvd/ Chorro Street 9,295 9 0.88
Table 8: Collision Summary
1. Average daily traffic entering the intersection.
2. Based on SWITRS data from January 1, 2014 to December 31, 2016.
Note: Italics indicate the intersection is on the City of SLO's list of high-collision rate locations.
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Existing Plus Project Conditions
This section evaluates the impacts of the proposed project on the surrounding transportation network.
PROJECT TRAFFIC ESTIMATES
The amount of project traffic affecting the study locations is estimated in three steps: trip generation,
trip distribution, and trip assignment. Trip generation refers to the total number of trips generated by
the site. Trip distribution identifies the general origins and destination of these trips, and trip
assignment specifies the routes taken to reach these origins and destinations.
Trip Generation
The project’s trip generation estimate was developed using weekday daily and PM peak hour data
provided in the Institute of Transportation Engineers’ (ITE) Trip Generation Manual. ITE’s Trip
Generation Handbook (3rd Edition, 2014) provides a procedure for estimating trips from mixed-use
developments in urban infill settings. The procedure adjusts the trip generation rates from suburban
sites to account for the higher non-auto mode share and vehicle occupancies observed at urban infill
sites. Trips during the midday period were estimated using hourly adjustment factors from surveys of
similar land uses. Refer to Appendix D for detailed trip generation calculations.
No trip credits were applied for current uses on the site. Table 9 summarizes the trip generation
estimates.
The project trip generation estimate shows 31 new midday peak hour trips, 43 new PM peak hour trips,
and 477 new daily trips.
Trip Distribution and Assignment
Trip distribution and assignment for the project trips were estimated using a select zone procedure in
the City’s Travel Demand Model and based on the location of complementary land uses. Figure 1
shows the trip distribution percentages and project traffic assignment.
Planned Improvements
Site access would be provided via one full access driveway on Foothill Boulevard opposite of Broad
Street serving the parking garage and the 32-space surface lot. These improvements are discussed in
In Out Total In Out Total
Apartment1 78 units346 9 1120201232
Shopping Center2 6,800 s.f.197 8 7158 917
543 171835282149
-66 -2-2-4-3-3-6
477 151631251843
Standard ITE trips reduced to reflect the urban infill nature of the site. See Appendix D for details.
Table 9: Vehicle Trip Generation
Total Trips
Pass-By Trips3
Land Use Size
Number of Trips
Daily
MIDDAY PM
2. ITE Land Use Code #820, Shopping Center. Average rate used. Pass-by reductions were applied only to the
commercial land use.
3. Pass-by trip estimates use ITE Trip Generation , 3rd Edition, 2014
Source: ITE Trip Generation Manual, 9th Edition, 2012; CCTC, 2015.
1. ITE Land Use Code #220, Apartment. Average rate used.
Net New Trips
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detail in the Site Access and Circulation section of this report. With the addition of the project, it was
assumed in the analysis that the southbound approach to the Foothill Boulevard/Broad Street
intersection would be signalized. It was assumed that the northbound and southbound approaches
would run together with permissive left turn phasing.
EXISTING PLUS PROJECT IMPACT ANALYSIS
1. Intersection Operations
Figure 1 shows the Existing and Existing Plus Project peak hour traffic volumes. Table 10 shows the
LOS for the study intersections and Table 11 summarizes the vehicular queuing under Existing Plus
Project conditions, with detailed calculation sheets included in Appendix B.
All intersections operate acceptably during the midday and PM peak hours Table 11 presents the
existing and existing plus project queues for the study intersections.
Intersection
Peak
Hour V/C
1
Delay2
(sec/veh) LOS V/C
1
V/C
Delta
Delay2
(sec/veh) LOS
MID 0.31 14.2 B 0.31 0.00 14.4 B
PM 0.41 14.5 B 0.43 0.02 14.9 B
MID 0.34 19.7 B 0.34 0.00 19.8 B
PM 0.48 25.5 C 0.49 0.01 25.9 C
1. Volume to capacity ratio reported for worst movement.
Table 10: Existing and Existing Plus Project Intersection Auto Levels of Service
Existing Plus ProjectExisting
1. Foothill Blvd/ Broad Street
2. Foothill Blvd/ Chorro Street
2. HCM 2000 average control delay in seconds per vehicle.
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The addition of project traffic increases queues by less than one vehicle length at all study locations.
Tables 12 and 13 present the existing and existing plus project pedestrian and bicycle levels of service,
respectively. No deficiencies are reported, and the addition of project-generated traffic has a negligible
impact on pedestrian and bicycle LOS.
Intersection Existing Existing Plus Project
MID 55 55
PM 56 56
MID 7 9
PM 17 12
MID 28 27
PM 9 9
MID 129 132
PM 198 201
MID 74 74
PM 91 91
MID 14 15
PM 11 13
MID 56 55
PM 40 40
Queues are reported for key movements, see Appendix B for queue reports for all movements.
Table 11: Existing and Existing Plus Project Queues
95th Percentile Queues (ft)1
NBR 100
Storage
Length2 Peak HourMovement
1. Foothill Blvd/
Broad Street EBL 55
WBL 40
#: 95th percentile volume exceeds capacity, queue may be longer.
45EBL
SBL 60
Bold indicates queue length longer than storage length
2. Foothill Blvd/
Chorro Street
1. Queue length that would not be exceeded 95 percent of the time. Queues are reported only for turning
movements where queues exceed storage capacity.
40WBL
NBL 170
m Volume for 95th percentile queue is metered by upstream signal.
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Intersection Direction LOS Score
1 LOS1 LOS Score1 LOS1
NB 2.10 B 2.10 B
SB 1.74 A 1.75 A
EB 2.53 B 2.53 B
WB 2.57 B 2.57 B
NB 2.10 B 2.10 B
SB 1.74 A 1.76 A
EB 2.62 B 2.62 B
WB 2.65 B 2.65 B
NB 2.07 B 2.07 B
SB 2.03 B 2.03 B
EB 2.57 B 2.58 B
WB 2.56 B 2.57 B
NB 2.10 B 2.10 B
SB 2.05 B 2.05 B
EB 2.64 B 2.65 B
WB 2.62 B 2.62 B
1. HCM 2010 pedestrian score and LOS.
Table 12: Existing Intersection Pedestrian Levels of Service
1. Foothill Blvd/
Broad Street
2. Foothill Blvd/
Chorro Street
MID
PM
Peak
Hour
Existing Existing Plus Project
MID
PM
Intersection LOS Score1 LOS1 LOS Score1 LOS1
NB --2.66 B
SB --2.45 B
EB 2.08 B 2.11 B
WB 2.15 B 2.07 B
NB - - 2.74 B
SB --2.45 B
EB 2.11 B 2.14 B
WB 2.42 B 2.34 B
NB 3.57 D 3.58 D
SB 3.11 C 3.11 C
EB 2.45 B 2.46 B
WB 2.26 B 2.27 B
NB 3.74 D 3.75 D
SB 3.19 C 3.19 C
EB 2.50 B 2.51 B
WB 2.44 B 2.45 B
1. HCM 2010 bicycle score and LOS.
MID
Existing
Direction
Peak
Hour
Table 13: Existing Plus Project Intersection Bicycle Levels of Service
PM
MID
PM
2. Foothill Blvd/
Chorro Street
1. Foothill Blvd/
Broad Street
Existing Plus Project
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2. Segment Operations
Table 14 shows the Existing Plus Project segment operations during the midday and PM peak hours.
No additional deficiencies are reported from the Existing scenario.
SITE ACCESS AND ON-SITE CIRCULATION
This section discusses issues related to site access and on-site circulation. On-site circulation
deficiencies would occur if project designs fail to meet appropriate standards, fail to provide adequate
truck access, or would result in hazardous conditions.
The site plan is shown in Figure 2.
Currently the project site is served by four driveways on Chorro Street and three driveways on Foothill
Boulevard. The project would reduce the number of driveways to one full access signal controlled
driveway on Foothill Boulevard. This reduces friction and conflict points on both streets and is
consistent with access management best practices.
The single driveway on Foothill Boulevard would be controlled by the existing traffic signal at the
intersection of Foothill and Broad. The intersection is currently only signalized for the east and
westbound movements along Foothill and the northbound movement on Broad. Signalizing the
driveway would require a signal modification to provide the appropriate signal heads and other
equipment to serve the southbound approach. Striping modifications would also be required at the
intersection. These include adding striping on the southbound approach, striping a shared through/left
lane on the northbound approach, and striping a dashed bike lane line on the westbound approach.
The preliminary plans show a driveway width of approximately 21 feet, which would allow for a single
inbound lane and a single outbound lane. We recommend evaluating truck turning movements using
AutoTURN or a similar tool to ensure that the largest typical vehicle entering the site can turn into
and out of the site without encroaching on adjacent travel lanes. The driveway width should be adjusted
as needed to accommodate the appropriate design vehicle.
A trash/loading zone is proposed on Foothill Boulevard along the west project frontage. This will
prevent trash collection vehicles from having to enter the site.
Segment
LOS
Score1 LOS1
LOS
Score1 LOS1
LOS
Score1 LOS1
LOS
Score1 LOS1
EB 3.35 C 2.29 B 2.18 B 3.69 D
WB 3.35 C 2.34 B 2.19 B 3.70 D
EB 3.35 C 2.35 B 2.23 B 3.70 D
WB 3.35 C 2.57 B 2.34 B 3.73 D
NB 3.09 C 1.32 A 3.05 C N/A N/A
SB 3.09 C 1.37 A 1.95 A N/A N/A
NB 3.09 C 1.44 A 3.41 C N/A N/A
SB 3.09 C 1.52 A 2.62 B N/A N/A
Peak
Hour Direction
Auto Pedestrian Bicycle Transit
2
1. Foothill
Boulevard -
Chorro to Santa
Rosa
MID
PM
2. Chorro Street -
Foothill to Boysen
MID
PM
1. HCM 2010 auto, pedestrian, bicycle, and transit score and LOS
2. LOS is not established for segments without a directional transit route.
Table 14: Existing Plus Project Segment Levels of Service
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Cumulative Conditions
Cumulative Conditions represent build-out of the land uses in the region.
CUMULATIVE VOLUME FORECASTS
Cumulative and Cumulative Plus Project traffic volume forecasts, shown on Figure 1, were developed
using the City’s Travel Demand Model, which includes planned network and land use changes expected
upon buildout of the City’s General Plan.
Transit conditions were assumed to remain the same as those in Existing conditions.
CUMULATIVE TRANSPORTATION CONDITIONS
This section describes 1) Intersection Operations and 2) Segment Operations.
1. Intersection Operations
Figure 1 shows the Cumulative and Cumulative Plus Project peak hour traffic volumes. Table 15
shows the LOS for the study intersections and Table 16 summarizes the vehicular queuing under
Cumulative and Cumulative Plus Project conditions, with detailed calculation sheets included in
Appendix B.
All study intersections operate at LOS C or better for vehicles.
Intersection
Peak
Hour V/C
1
Delay2
(sec/veh) LOS V/C
1
V/C
Delta
Delay2
(sec/veh) LOS
MID 0.35 16.7 B 0.36 0.01 16.9 B
PM 0.48 17.4 B 0.51 0.03 18.1 B
MID 0.46 25.3 C 0.46 0.00 25.5 C
PM 0.67 34.1 C 0.68 0.01 34.8 C
2. HCM 2000 average control delay in seconds per vehicle.
1. Foothill Blvd/ Broad Street
Table 15: Cumulative Plus Project Intersection Auto Levels of Service
1. Volume to capacity ratio reported for worst movement.
Cumulative + Project
2. Foothill Blvd/ Chorro Street
Cumulative
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The addition of project traffic increases queues by less than one vehicle length at both study
intersections. Some movements are metered by the upstream signal and others exceed the available
storage length. Where queues exceed storage length they would not block adjacent movements or
driveways.
Tables 17 and 18 show the pedestrian and bicycle levels of service at the study intersections,
respectively. No new LOS deficiencies are reported, and LOS values do not change significantly with
the addition of the project.
Intersection Cumulative
Cumulative +
Project
MID 58 58
PM 60 60
MID 13 9
PM 21 13
MID 19 20
PM m15 m15
MID 149 150
PM 256 262
MID 229 229
PM #384 #384
MID 98 98
PM 120 120
MID 28 30
PM 49 53
MID 67 67
PM 46 46
MID 263 267
PM #433 #445
1. Queue length that would not be exceeded 95 percent of the time. Queues are reported only for turning
movements where queues exceed storage capacity.
Bold indicates queue length longer than storage length
95th Percentile Queues (ft)1
#: 95th percentile volume exceeds capacity, queue may be longer.
Table 16: Cumulative Plus Project Queues
45
NBR 100
Movement
Storage
Length2
Peak
Hour
m: Volume for 95th percentile queue is metered by upstream signal.
55
WBL 40
2. Foothill Blvd/
Chorro Street
Queues are reported for key movements, see Appendix B for queue reports for all movements.
1. Foothill Blvd/
Broad Street
427
844
NBL 170
EBL
WBL
EBL
40
SBL 60
NBT
WBT
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2. Segment Operations
Tables 19 and 20 show the segment operations during the midday and PM peak hours under
Cumulative and Cumulative Plus Project conditions.
Intersection Direction LOS Score
1 LOS1 LOS Score1 LOS1
NB 2.11 B 2.11 B
SB 1.75 A 1.75 A
EB 2.55 B 2.55 B
WB 2.58 B 2.59 B
NB 2.12 B 2.13 B
SB 1.75 A 1.76 A
EB 2.65 B 2.65 B
WB 2.67 B 2.68 B
NB 2.12 B 2.12 B
SB 2.09 B 2.09 B
EB 2.60 B 2.60 B
WB 2.58 B 2.59 B
NB 2.17 B 2.17 B
SB 2.14 B 2.14 B
EB 2.67 B 2.68 B
WB 2.64 B 2.65 B
1. HCM 2010 pedestrian score and LOS.
Table 17: Cumulative and Cumulative Plus Project Intersection Pedestrian Levels of Service
1. Foothill Blvd/
Broad Street
2. Foothill Blvd/
Chorro Street
MID
PM
MID
PM
Cumulative Cumulative Plus ProjectPeak
Hour
Intersection LOS Score1 LOS1 LOS Score1 LOS1
NB --2.72 B
SB --2.45 B
EB 2.09 B 2.12 B
WB 2.19 B 2.11 B
NB --2.84 C
SB --2.45 B
EB 2.12 B 2.15 B
WB 2.50 B 2.42 B
NB 3.78 D 3.78 D
SB 3.23 C 3.23 C
EB 2.52 B 2.53 B
WB 2.31 B 2.32 B
NB 4.09 D 4.09 D
SB 3.34 C 3.34 C
EB 2.55 B 2.56 B
WB 2.50 B 2.51 B
MID
PM
1. Foothill Blvd/
Broad Street
2. Foothill Blvd/
Chorro Street
1. HCM 2010 bicycle score and LOS.
Direction
Cumulative Cumulative Plus Project
MID
Table 18: Cumulative and Cumulative Plus Project Intersection Bicycle Levels of Service
Peak
Hour
PM
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Both study segments operate acceptably for the midday and PM peak hours across all modes. No
Cumulative impacts are noted.
CHORRO/BROAD REALIGNMENT
Planning efforts for the City’s 2014 Circulation Element update evaluated the study intersections and
considered modifications to the intersections as a part of a potential University Square redevelopment.
The Circulation Element does not specify a preferred configuration of the study intersections, and no
intersection realignment alternative was assumed to be in place for the Cumulative condition.
For the purposes of this traffic impact study, intersection and segment operations are forecast at
acceptable levels under the Cumulative and Cumulative Plus Project conditions with the minor
mitigations identified in Table ES-1. There is no operational or safety transportation need to realign
Chorro and Broad streets for the analyzed scenarios.
Transit2 LOS1
Segment
LOS
Score1 LOS1
LOS
Score1 LOS1
LOS
Score1 LOS1
LOS
Score1 LOS1
EB 3.35 C 2.34 B 2.21 B 3.69 D
WB 3.35 C 2.39 B 2.23 B 3.70 D
EB 3.35 C 2.40 B 2.26 B 3.70 D
WB 3.35 C 2.63 B 2.38 B 3.74 D
NB 3.09 C 1.73 A 3.90 D N/A N/A
SB 3.09 C 1.64 A 3.19 C N/A N/A
NB 3.09 C 1.98 A 4.08 D N/A N/A
SB 3.09 C 1.78 A 3.34 C N/A N/A
Table 19: Cumulative Segment Levels of Service
Peak
Hour Direction
Auto Pedestrian Bicycle
1. Foothill
Boulevard -
Chorro to Santa
Rosa
MID
PM
2. Chorro Street -
Foothill to
Boysen
MID
PM
1. HCM 2010 auto, pedestrian, bicycle, and transit score and LOS
2. LOS is not established for segments without a directional transit route.
Segment
LOS
Score1 LOS1
LOS
Score1 LOS1
LOS
Score1 LOS1
LOS
Score1 LOS1
EB 3.35 C 2.34 B 2.22 B 3.70 D
WB 3.35 C 2.40 B 2.23 B 3.70 D
EB 3.35 C 2.41 B 2.27 B 3.71 D
WB 3.35 C 2.64 B 2.38 B 3.74 D
NB 3.09 C 1.73 A 3.90 D N/A N/A
SB 3.09 C 1.64 A 3.19 C N/A N/A
NB 3.09 C 1.98 A 4.08 D N/A N/A
SB 3.09 C 1.78 A 3.34 C N/A N/A
1. Foothill
Boulevard -
Chorro to Santa
Rosa
MID
PM
2. Chorro Street -
Foothill to Boysen
MID
PM
1. HCM 2010 auto, pedestrian, bicycle, and transit score and LOS
2. LOS is not established for segments without a directional transit route.
Table 20: Cumulative Plus Project Segment Levels of Service
Peak
Hour Direction
Auto Pedestrian Bicycle Transit
2
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References
Caltrans. 2011. 2009 Collision Data on California State Highways.
City of San Luis Obispo. 2014. Circulation Element of the General Plan.
______. 2014. Bicycle Transportation Plan.
______. 2015. Annual Traffic Safety Report.
______. 2015. Multimodal Transportation Impact Guidelines.
______. 2016. Planning Commission Agenda Report, August 24, 2016.
______. 2016. SLO Transit Short Range Transit Plan.
Institute of Transportation Engineers (ITE). 2012. Trip Generation, 9th Edition.
______. 2014. Trip Generation Handbook.
Transportation Research Board. 2010. Highway Capacity Manual.
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RESOLUTION NO. ARC-1013-2018
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING A NEW FOUR-STORY MIXED-
USE PROJECT WITH 6,800 SQUARE FEET OF GROUND FLOOR
COMMERCIAL/RETAIL SPACE, 78 RESIDENTIAL UNITS, AND 155
PARKING SPACES. THE PROJECT IS CATEGORICALLY EXEMPT
UNDER CLASS 32, IN-FILL DEVELOPMENT PROJECTS, SECTION
15332 OF THE CEQA GUIDELINES., AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED JULY 16, 2018, 790 FOOTHILL
BLVD (ARCH-1186-2017)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis
Obispo, California, on July 16, 2018, pursuant to a proceeding instituted under ARCH-1186-2017,
LR Development Group, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby approves the
project design (ARCH-1186-2017), based on the following findings:
1. The project design maintains consistency with the City's Community Design Guidelines
by providing architectural design that complements the architectural character of the
surrounding neighborhood and is consistent with Land Use Element Policy 8.6 the Foothill
Boulevard/Santa Rosa Special Focus Area of the Land Use Element.
2. The project is consistent with the City's Community Design Guidelines because the
proposed project incorporates similar materials and architectural features to the
surrounding neighborhood and provides a complementary color scheme.
3. The mechanical lift parking is consistent with the Community Design Guidelines because
the lifts are adequately screened and compatible with the building and site design of the
proposed project.
SECTION 2. Environmental Review . The Architectural Review Commission hereby
determines that approval of the design of the project is categorically exempt from environmental
review under the California Environmental Quality Act because the project is a Class 32 "In-Fill
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Page 2
Development Project" within the meaning of Section 15332 of the CEQA Guidelines. The design
of the project is consistent with General Plan policies for the land use designation and is consistent
with the applicable zoning designation and regulations. The project site occurs on a property of no
more than five acres substantially surrounded by urban uses that has no value as habitat for
endangered, rare or threatened species as the site is located on an existing developed property and
is served by required utilities and public services.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby approves the
project design subject to the following conditions of approval:
Planning-Community Development Department
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions of project approvals listed as sheet number 2.
2. Reference shall be made in the margin oflisted items as to where in plans requirements are
addressed. Any change to approved design, colors, materials, landscaping, or other
conditions of approval must be approved by the Director or Architectural Review
Commission, as deemed appropriate.
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with
the color and material board submitted with Architectural Review application.
4. The locations of all lighting, including bollard style landscaping or path/parking lighting,
shall be included ·in plans submitted for a building permit. All wall-mounted lighting
fixtures shall be clearly called out on building elevations included as part of working
drawings. Any wall mounted lighting installed above the first floor on the exterior
elevations shall be minimal and consider its impact on the surrounding neighborhood. All
wall-mounted lighting shall complement building architecture, subject to the approval of
the Community Development Director. The lighting schedule for the building shall include
a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted
building plans . The selected fixture(s) shall be shielded to ensure that light is directed
downward consistent with the requirements of the City's Night Sky Preservation standards
contained in Chapter 17.23 of the Zoning Regulations.
5. Plans submitted for a building permit shall clearly depict the type of bicycle rack proposed,
location and dimensions of all short and long-term bicycle parking. Sufficient detail shall
be provided about the placement and design of bike racks and lockers to demonstrate
compliance with relevant Engineering Standards and Community Design Guidelines, to
the satisfaction of the Public Works and Community Development Directors.
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6. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other
related window features. Plans shall demonstrate the use of high quality materials for the
windows that reflect the architectural style of the project and are compatible with the
neighborhood character, to the approval of the Community Development Director.
7. Plans submitted for a building permit shall include balcony railing details indicating the
type of materials, picket details, dimensions and colors. Plans shall demonstrate the use of
high quality materials for the railings that reflect the architectural style of the project and
are compatible with the neighborhood character, to the approval of the Community
Development Director.
8. Plans submitted for a building permit shall include cornice details indicating the type of
materials, dimensions and colors. Plans shall demonstrate the use of high quality materials
for the cornices that reflect the architectural style of the project and are compatible with
the neighborhood character, to the approval of the Community Development Director.
9. Plans submitted for a building permit shall show the inclusion of accent colors that break
up the proposed earth tone colors, especially along the west and east elevations, and
highlight awnings, doors and/or other architectural features to the satisfaction of the
Community Development Director.
10. Mechanical and electrical equipment shall be located internally. With submittal of working
drawings, the applicant shall include sectional views of the building, which clearly show
the sizes of any proposed condensers and other mechanical equipment. If any condensers
or other mechanical equipment is to be placed on the roof, plans submitted for a building
permit shall confirm that parapets and other roof features will adequately screen them. A
line-of-sight diagram may be required to confirm that proposed screening will be adequate.
This condition applies to initial construction and later improvements.
11. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs , and trees
with corresponding symbols for each plant material showing their specific locations on
plans.
12. The location of any required backflow preventer and double-check assembly shall be
shown on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed. Where
possible, as determined by the Utilities Director, equipment shall be located inside the
building within 20 feet of the front property line. Where this is not possible, as determined
by the Utilities Director, the back-flow preventer and double-check assembly shall be
located in the street yard and screened using a combination of paint color, landscaping and,
if deemed appropriate by the Community Development Director, a low wall. The size and
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configuration of such equipment shall be subject to review and approval by the Utilities
and Community Development Directors.
13. The location of any required transformer shall be shown on the site plans submitted for a
building permit and shall be notched into the building and I or screened to the satisfaction
of the Community Development Director.
14 . The Architectural Review Commission's determination regarding the project is contingent
upon the approval of the City Council in regards to the 35% density bonus that includes a
request for two incentives including the construction of a 43-foot tall structure where 35
feet is normally allowed and an increase in allowable lot coverage from 75% to 90%,
subject to review by the City Council under a separate application (AFFH-1518-2018).
15. Full and final approval of the proposed project is expressly contingent upon the Planning
Commission's approval of a use permit (Application No. USE 1187-2017) per San Luis
Obispo Municipal Code section 17.53.020 because the project site is located in the Foothill
Boulevard/Santa Rosa Special Focus Area. This condition of approval acknowledges that
the Planning Commission's approval or denial of a use permit is subject to appeal to the
City Council.
16. Each of the building segments shall be revised to convey separate identities using cohesive
color and materials to the satisfaction of the Community Development Director. Plans
submitted for a building permit shall include color elevations that illustrate the revised
color and material changes.
17 . The project shall include more intentional articulation in the form of awnings, window sills,
etc., especially along the west elevation to the satisfaction of the Community Development
Director.
18. The roof line of the fourth floor shall be revised to include varying heights and more
transparency to the satisfaction of the Community Development Director.
Utilities Department
19. Water service to the project's commercial space shall be master metered with submeters
for individual commercial tenants.
20. Any private sewer service that crosses one proposed parcel for the benefit of another shall
provide evidence that a private utility easement and maintenance agreement appropriate
for those facilities has been recorded prior to final subdivision.
21. The project's frontage improvements shall include 230-feet of 8" sewer main along Chorro
(sewer manhole 106-35 to 106-19). If the proposed sewer main improvements result in a
reduction on inflow or infiltration flows, the project will be credited with a reduction
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against the sewer offset requirement listed below and shall be made to the satisfaction of
the Utilities Director.
22. The project's residential units and retail uses are required to implement off-site sewer
rehabilitation (private lateral repair/ replacement) that results in quantifiable inflow and
infiltration reduction in the City's wastewater collection system to offset the project's base
wastewater flow increase. The final selection of the inflow and infiltration reduction project
shall be approved by the Utilities Director.
23. The proposed utility infrastructure shall comply with the latest engineering design
standards effective at the time the building permit is obtained and shall have reasonable
alignments needed for maintenance of public infrastructure.
24. The project's road improvements along Chorro Street and Foothill Boulevard shall include
provisions, including but not limited, to adjust or replace existing water valves, water
mains, fiber cables, service laterals, and pressure reducing station that are material impacts
created by the project and shall be made to the satisfaction of the Utilities Director.
25. The proposed project is within an area subject to shallow ground water. Heat-fused HDPE
pipe shall be used for the new private sewer lateral and public sewer collection system to
prevent groundwater infiltration.
26. If commercial uses in the project include food preparation, prov1s1ons for grease
interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall
be provided with the design. These types of facilities shall also provide an area inside to
wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary
sewer.
27. The project's commercial and residential uses shall be metered separately. All residential
units are to be individually metered. The CCR's for the property/homeowner association
shall require that the sub-meters be read by the association (or P/HOA contracted service)
and each condominium billed according to water use. Apartment units shall be serviced
with a City owned master meter and sub-metered with private meters.
28. Final grades and alignments of all public and/or private water, and sewer shall be approved
to the satisfaction of the Utilities Department. The final location, configuration, and sizing
of on-site service laterals and meters shall be approved by the Utilities Director in
conjunction with the review of the building plans, fire sprinkler plans, and/or public
improvement plans. Public sewer and water pipe infrastructure shall not be extended into
private access road.
29. Projects generating more than two cubic yards of total waste shall comply with AB 1826,
and local waste management ordinance to reduce greenhouse gas emissions. A trash
enclosure capable of storing the required bins for waste, recycling, and organics shall be
provided.
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Transportation -Public Works Department
30. Development necessitates a signalized exit to the Broad and Foothill intersection. Per the
Transportation Impact Study dated April 2018, the development shall "modify traffic
signal to provide equipment for southbound approach including any ancillary signal
hardware additions and/or upgrades."
Development shall submit a set of public improvement plans, to be reviewed by the City,
to include the following:
• PIP shall show revised signal phasing diagrams. New vehicle phase shall operate
in a split phase configuration. City will provide existing signal timing and as-built
plans.
• The additional required indications for the Southbound vehicle and EB/WB
pedestrian signal phases to the intersection. Caltrans standard Type 17-2-100 mast
arm pole shall be installed on the Southeast comer for the SB approach to provide
required indications.
• New signal controller, capable of required additional signal phases, is necessary.
This controller shall be a City approved McCain A TC eX 2070 controller to allow
for the number of required vehicle and pedestrian phases at the intersection.
• Controller shall operate McCain Omni eX Intersection control software, to provide
the same.
• Controller shall be installed in an A TC-capable cabinet as required by the
equipment and location in the field.
• Vehicle detection system for added SB vehicle phase, per City Standard
Specifications .
. • Audible pedestrian push buttons for the full signal (required by ADA and MUTCD
when improving a traffic signal)
• Countdown pedestrian signal heads (required by ADA and MUTCD when
improving a traffic signal)
• Multi-conductor cable pulled to the intersection of Foothill and Broad, and/or to
replace all existing single strand conductors with multiconductor cable for signal to
maintain required functionality.
• The left turning phases at Foothill and Broad Street shall be converted from a
protected /permissive operation to a Flashing Yellow Arrow protected permissive
operation.
• Replace existing signal indications as necessary for signal to conform to standards
as outlined in California MUTCD Chapter 4.
• Modify intersection striping, in thermoplastic, per City Standard Specifications.
Developer shall construct all improvements shown in approved PIP before occupancy of
project.
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31. Per the Transportation Impact Study dated April 2018, plans shall show truck turning
movements into and out of the site and adjust the driveway design if warranted.
32. Per the Transportation Impact Study dated April 2018, traffic striping shall be modified to
meet City Standards and the California Manual of Uniform Traffic Control Devices.
33. The crosswalks at Broad and Foothill shall be restriped as hi-visibility crosswalks per City
Standards. Additionally, clear crossing enhancements shall be included across the site
driveway to the satisfaction of the Public Works and Community Development Directors.
34. Access to the long-term bike parking room shall be modified to allow a more easily
accessible entrance to the satisfaction of the Public Works Director and the Community
Development Director.
Trees and Urban Forestry -Public Works Department
35. The project proposes to remove 50 trees. The developer shall replace two trees for every
one tree that is removed (the "replacement trees"). The developer shall plant as many of
the replacement trees on the site as feasible of 24" box size. For the remaining required
replacement trees, the developer shall make a financial donation to the Urban Forest Tree
Bank for the purchase of 15-gallon trees to be used in local tree planting projects. The final
tree planting and replacement plan shall be included as part of the building plans and
approved by the City Arborist.
36. The building plan submittal shall show street trees with tree wells, grates and guards to the
approval of the City Arborist and in accordance with City Engineering Standards. Tree
species and sizes and all associated planting requirements shall be per City Engineering
Standards, and shall incorporate the use of structural soils, subject to the approval of the
City Arborist and Community Development Director, as appropriate.
37. The building plans shall include a landscape plan that clearly identifies all the tree species
to be planted on the site. Street tree species shall be approved by the City Arborist and the
Community Development Director. The landscape plans shall show adherence to the City's
Tree Planting Standards, Street Tree Planting Requirements 12.24.070 and Street Tree
Planting Procedures 12.24.080.
Engineering Division -Public Works/Community Development Department
38. A voluntary lot merger shall be completed prior to building permit issuance unless
otherwise deferred to a specific milestone inspection or occupancy to the satisfaction of the
City.
39. The building plan submittal shall show and label all existing property lines, bearings,
distances, and existing survey monumentation per MS SLO 76-176. The plan shall include
any detailed information regarding offset monumentation or property line offsets.
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40. The building plan submittal shall show and reference all existing and/or proposed offers of
dedication. If required, offers shall be completed by the applicant, approved by the City,
and recorded prior to building permit issuance unless otherwise approved for deferral.
41. An offer of dedication will be required for any section of existing or proposed public
sidewalk, ADA extension at driveway approach, curb ramp/landing, and new sidewalk at
the truck pull-out.
42. A temporary encroachment agreement may be required for any private improvements
located within the public right-of-way. These improvements include but are not limited to
landscape and site improvements, landscape irrigation, and potentially the trash truck turn-
out/loading zone. A separate agreement may be required for the management of the solid
waste handling to the satisfaction of the City and San Luis Garbage Company.
43. The definition of uses allowed with trash truck tum-out shall be approved to the satisfaction
of the City. The curb painting, signage, and any published operational hours shall be
approved prior to building permit issuance. The design shall consider drainage, dumpster
containment, and water quality treatment. The truck tum-out details and design shall be
approved to the satisfaction of the Public Works Department.
44. The applicant and/or engineer of record shall contact this office to coordinate on the
building plan submittal and limits of use of the building plan for covering the proposed
work within the public right-of-way.
45. All existing and proposed improvements located within the public right-of-way shall be
shown and noted for reference. All existing signage, posts, poles, guy wires, vaults, under
sidewalk drains, etc. shall be shown along with their proposed disposition. Existing signs
and posts shall be upgraded to current City Engineering Standards for breakaway safety
(punch posts) and sign reflectivity.
46. A separate public improvement plan submittal for any significant street improvements
including traffic signal modifications shall be submitted to the Engineering Development
Review Section along with the required application, checklist submittal items, engineer of
record estimate of probable cost, and appropriate plan review fee/retainer. A separate
encroachment permit and inspection fees will be required in conjunction with all work
located within the public right-of-way.
47. The curb ramp located at the comer of N. Chorro and Foothill shall be shown to comply
with the current ADA, and City/Cal Trans standards. The ramp shall be upgraded if not in
compliance with the standards in effect at the time of plan submittal and/or construction.
A complying landing and public pedestrian easement may be required at the top of the
ramp.
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48. Any sections of damaged, displaced, or non-compliant sections of sidewalk shall be
repaired or replaced to the satisfaction of the Public Works Department. The temporary
.transition sidewalk sections with non-compliant cross-slopes located between 215 and 225
N. Chorro shall be removed and replaced to a competent (conforming) sidewalk section.
49. The driveway approach and ADA sidewalk extension serving the parking garage may
require additional pedestrian delineation, color coating, or other approved method to define
the limits of the pedestrian path of travel across the garage opening. This item shall be
approved to the satisfaction of the Public Works Department.
50. A separate demolition permit will be required for each distinct building/address. The
demolition plans and/or re-development plans shall clearly identify all existing utilities and
utility company meters for reference and shall clarify the limits of abandonment or reuse
per City standards, codes, and ordinances. The existing ABS pipe (sewer?) cleanout
located in the planter and adjacent to 215 N. Chorro shall be identified and the disposition
clarified.
51. The applicant shall coordinate all existing and proposed utility service alterations to the
satisfaction of the several serving utility companies and the City. The applicant shall clarify
whether any utility easements exist or are proposed. The existing ATT above grade cabinet
appears to be located outside the N. Chorro street right-of-way.
52. The applicant shall coordinate a meeting with the pertinent wire utility service planning
personnel and City staff related to the existing overhead PGE and ATT wiring located
along N. Chorro. The applicant shall exhaust reasonable efforts to eliminate/relocate the
PGE l 2K v terminal end pole if practical to the satisfaction of the City. The applicant shall
exhaust reasonable efforts to underground the existing lone reach of A TT cable between
the two poles on N. Chorro if practical to the satisfaction of the City.
53. The applicant shall install a new streetlight along the N. Chorro frontage per City
Engineering Standards or on an existing wood pole if allowed in accordance with utility
company standards and adequate utility clearances are available.
54. The applicant shall exhaust reasonable efforts to extend the full width sidewalk along
Foothill Blvd to provide a complying ADA access around the Sycamore tree to remain, if
practical to the satisfaction of the City. The scope of work would require the relocation of
a section of the short planter wall located along the back of sidewalk at 77 4 Foothill.
55. The parking lot shall comply with the Parking and Driveway Standards and California
Building Code for striping, bay widths, space widths, accessibility, signage, striping,
motorcycle spaces, and clearances from obstructions.
56. The building plan submittal shall include a parking management plan to be approved to the
satisfaction of the City. The mechanical lift system shall be approved to the satisfaction of
the Planning Division in accordance with the Zoning Code.
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57. Shoring for subterranean sections of the parking garage shall not extend into the public
right-of-way unless specifically approved by the Public Works Department. Temporary
shoring may be authorized if removed upon the completion of construction.
58. The wall drains and/or sub-drains for the parking garage shall outlet to an approved
location. If the water table, perched water, or spring water is encountered or expected, the
project plans shall clarify how this water will be managed in accordance with City
Engineering Standard 1010.B.
59. The building plans shall show any proposed or City required access controls to the yard
areas located between the building and adjoining fence lines. Access controls if required
by the City or proposed by the applicant, shall comply with any applicable codes and
standards.
60. The building plan submittal shall include a drainage report, plan details, and
documentation showing compliance with the Post Construction Stormwater Regulations.
An 0 & M Manuel and Private Stormwater Conveyance Agreement shall be provided and
approved/recorded as a condition of development.
61. The report and plans shall consider and include the areas of sidewalk replacement,
alteration, and expansion within the project limits. The sidewalk shall be included in the
area calculations and the sidewalk runoff shall be treated unless otherwise meeting an
exemption by draining to landscape areas.
62. The demolition, grading, and re-development plans shall clearly show and label the
existing Tree of Heaven tree and any new shoots or saplings. The existing invasive tree(s)
shall be eradicated to the satisfaction of the City Arborist and City Natural Resources
Manager prior to permit issuance.
Indemnification
63. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
("Indemnified Claims"). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
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On motion by Commissioner Rolph, seconded by Commissioner Smith, and on the following
roll call vote:
A YES: Commissioners Rolph, Smith and Chair Root
NOES: Commissioner Soll and Vice-Chair Nemcik
REFRAIN:
ABSENT: Commissioners Beller and Withers
The foregoing resolution was passed and adopted this 161h day of July 2018.
Doug~
Architectural Review Commission
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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
April 5, 2018
Rachel Cohen
City of San Luis Obispo Community Development
919 Palm Street
San Luis Obispo, CA 93401
RE: ARCH-1186-2017 & USE-1187-2017 (790 Foothill Blvd.)
Dear Rachel,
As part of the use permit application for the proposed project at 790 Foothill Blvd. the applicant is requesting
that the allowable business hours for the commercial portion of the project be extended beyond the 8am –
6pm operating hours allowed in the zoning regulations.
We would like to request commercial operating hours of 7am – 11pm.
Thank you,
Thom Jess
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