HomeMy WebLinkAboutItem #1 - ARCH-1196-2017 (950 Orcutt)Meeting Date: August 6, 2018
Item Number: #1
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Architectural review of a one to three-story mixed-use development consisting of 78 apartment units and 6,800 square feet of commercial space with a 4,000 square foot amenity structure and three mechanical parking lifts.
PROJECT ADDRESS: 950 Orcutt Road BY: Kyle Bell, Associate Planner Phone Number: 781-7524 E-mail: kbell@slocity.org
FILE NUMBER: ARCH-1196-2017 FROM: Doug Davidson, Deputy Director DD
RECOMMENDATION: Continue the project to a date uncertain and provide direction to the
applicant and staff on pertinent issues.
SITE DATA
Applicant Andy Fuller
Complete Date May 23, 2018
Zoning M, Manufacturing Zone
General Plan Services and Manufacturing
Site Area ~2.00 acres
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332, Class 32, In-fill
Development Projects, of the
CEQA Guidelines
SUMMARY
The project applicant, Andy Fuller, is proposing to demolish existing non-historic structures and
construct a new one to three-story mixed-use development with commercial/office uses along
Orcutt Road (6,800 sq. ft.), and a residential structure consisting of seventy-eight (78) residential
units with a two-story amenity structure (4,000 sq. ft.), located at the corner of Duncan Lane &
Orcutt Road, within the Manufacturing (M) zone. The project also includes three four-story
mechanical parking lifts that border the property line adjacent to the Railroad.
The project was subject to a Planning Commission (PC) Use Permit for a mixed-use development
within the Manufacturing (M) zone, which was approved with direction to the applicant and staff to
work with the ARC to address concerns, as detailed in this staff report.
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1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the General Plan, Zoning
Regulations, Community Design Guidelines, and other applicable policy documents.
2.0 PROJECT INFORMATION
Site Information/Setting
Site Size 2.00 acres
Present Use & Development Box Kite Barnyard (Outdoor Storage Yard) & Bang the Drum (Brewery)
Topography Relatively Flat
Access Duncan Lane
Surrounding Use / Zoning North: M (Warehouse & Storage Yard)
South: R-4-PD (Avivo Townhomes)
East: M (Union Pacific Railroad)
West: C-S (Commercial Services)
Project Description: Project includes the following details (Attachment 1, Project Plans):
1. Site Plan: New one to three-story mixed-use development consisting of seven buildings:
• Site improvements and landscaping
• 78 residential units & two commercial/office tenant spaces (6,800 sq. ft.)
• One two-story amenity building (4,000 sq. ft.)
• Three four-story mechanical parking lifts including 111 parking spaces
2. Design: Contemporary Agrarian architectural style consisting of:
• Commercial structures oriented toward Orcutt Road
• Mechanical Parking lifts oriented along Railroad buffering residential uses
• Design features; upper level balconies, shared drive access with garage parking,
residential and commercial common areas, vertical and horizontal articulation, and
large eave overhangs.
• Commercial materials; metal roofing, corrugated metal siding, concrete bulkheads,
glass roll up doors
• Residential and parking lift materials; smooth stucco with control joints, metal
siding, aluminum windows, sloped metal roofs, and metal canopies.
Project Statistics
Item Proposed 1 Ordinance Standard 2
Street Yard setback 15 feet (5 feet for parking) 15 feet (5 feet for parking)
Side Yard Setbacks 1 feet 0 feet
Max. Height of Structure(s) 35 feet 35 feet
Coverage (structures) 40% 75%
Density 46.8 47
Floor Area Ratio (FAR) .78 1.5
Parking Spaces 139 (10% parking reduction) 156
Notes: 1. Applicant’s project plans
2. City Zoning Regulations 2015
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3.0 BACKGROUND
The project was reviewed by the PC on April 11, 2018 and was continued to a date uncertain
(Attachment 2, PC Meeting Minutes and Staff Report 4.11.18). The PC provided direction to the
applicant to work with staff to redesign the project to address specific concerns.
On July 11, 2018 the applicant presented the changes in response to PC direction (Attachment 3, PC
Draft Meeting Minutes 7.11.18), where the PC approved the use permit and provided direction to
the applicant and staff to work with the ARC to address specific concerns including the following;
1) Clearly identify bicycle access and connectivity from the project site leading to the Railroad
bike path.
2) Explore options to incorporate and identify loading and unloading areas for residents prior to
storage of vehicles in the parking lifts.
3) Review the Railroad District Plan and consider incorporating architecture elements and
design standards that enhance compatibility between the project site and the adjacent
Historic District.
4) Explore significant architectural treatments or design alternatives for the mechanical parking
lifts that provide more articulation or reduce monotony and mass of the structures as viewed
from the Railroad right-of-way.
5) Consider opportunities to increase solar access and reduce shading for the residential
courtyard open space area.
6) Consider revising the orientation of the commercial structure at the corner of Orcutt Road
and Duncan Lane to effectively screen parking while enhance the commercial structures
presence along the intersection. Explore extending the structure to wrap around the parking
area while reducing parking demand rather than required parking.
4.0 PROJECT ANALYSIS
The proposed improvements must conform to the standards and limitations of the Zoning
Regulations and Engineering Standards and be consistent with the applicable CDG. Staff has
evaluated the project and identified discussion items for the ARC to consider in order to ensure the
project responds to PC direction and is in substantial compliance with the CDG, as discussed in this
analysis.
Planning Commission Directional Items
The Planning Commission recommended six directional items to be reviewed and evaluated by the
ARC prior to taking final action on the project. The applicant has considered making the following
changes in response to the PC directional items and would like input from the ARC prior to revising
the project plans:
Directional Item #1: Clearly identify bicycle access and connectivity from the project site leading
to the Railroad bike path.
Response: The applicant has agreed to revise plans to demonstrate direct bicycle paths of travel to
and from the site, and connectivity to adjacent bicycle routes.
Directional Item #2: Explore options to incorporate and identify loading and unloading areas for
residents prior to storage of vehicles in the parking lifts.
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Response: The applicant has met with staff and discussed revisions to the site layout to incorporate
drop-off areas for the residents in close proximity to stair towers and elevators.
Directional Item #3: Review the Railroad District Plan and consider incorporating architecture
elements and design standards that enhance compatibility between the project site and the adjacent
Historic District.
Response: The Railroad District Plan identifies the project site as adjacent to Area 3 which is
limited to Railroad right-of-way. The plan does identify the project site as a gateway renovation
area directing property owners to replace/repair unsightly fencing, screen outdoor storage an d
parking, and installing landscaping along the fence line to improve the appearance of the City’s
gateway1. The Architectural Guidelines for the Railroad District Plan only apply to properties
within the district boundary, however, the project is subject to the City’s Community Design
Guidelines which encourage compatibility and quality of development along gateway areas. The
applicant has agreed to explore design alterations that may further enhance compatibility with the
intent of the District Plan as a gateway area.
Directional Item #4: Explore significant architectural treatments or design alternatives for the
mechanical parking lifts that provide more articulation or reduce monotony and mass of the
structures as viewed from the Railroad right-of-way.
Response: In response to PC direction regarding concerns related to the parking reduction request,
the applicant revised the plans to provide an additional 25 vehicle parking spaces provided in a
fourth floor to the mechanical parking lifts; this reduced the parking reduction request from 27% to
10%. This change led to concerns regarding the design and articulation of an approximate 300-foot
long and 35-foot tall monotonous wall along the Railroad.
ARC Discussion Item 1: The applicant and staff have identified several options to address
design modifications to the parking lifts and are seeking input from the ARC regarding the
preferred approach to address the PC direction, options may include but are not limited to;
• Inclusion of Public Art murals along the rear elevations
• Inclusion of architectural elements and features to enhance articulation and incorporate
design materials reflective of the Railroad District Plan.
• Re-locate trash enclosure and increase spacing between parking lift structures to provide
additional tree planting or other landscaping opportunities.
• Re-evaluate a more robust Trip Reduction Plan to reduce parking demand for the
property providing opportunity to lower the heights of the parking lifts.
• Reduce the heights of the parking lifts by locating the first floor of parking for the lifts
underground.
• Provide visual representation of views toward the property from the perspective of a
rider within a railroad car, with accurate representation of changes to topography
between the site and a rider’s vantage point.
1 Railroad District Plan. 1.0 Railroad District Plan Actions 320 Gateway Renovation Area. Work with property
owners along both sides of the railroad right-of-way to replace/repair unsightly fencing, remove trash and junk
vehicles, screen outdoor storage and parking, and install landscaping along the fence line to improve the
appearance of the City’s gateway.
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Directional Item #5: Consider opportunities to increase solar access and reduce shading for the
residential courtyard open space area.
Response: Upon resubmittal of the project plans, staff encourages the applicant to provide a shading
plan to demonstrate solar access opportunity for the courtyard area or consider other design
alternatives that enhance solar access.
Directional Item #6: Consider revising the orientation of the commercial structure at the corner of
Orcutt Road and Duncan Lane to effectively screen parking while enhance the commercial
structures presence along the intersection. Explore extending the structure to wrap around the
parking area while reducing parking demand rather than required parking.
Response: The applicant is exploring design modifications to address PC direction, the concern for
expanding the structure into the parking area, which was acknowledged by the PC, is the loss of
surface parking. It is preferred that surface parking or required parking is not reduced, however, the
parking area should be adequately screened from the public street and the commercial structure
should be more prominent than the residential structure as seen from the intersection of Orcutt Road
and Duncan Lane.
ARC Discussion Item 2: The ARC should provide direction to the applicant and staff regarding
the preferred approach to adequately address the intent of the PC direction for re-orienting or
wrapping the structure around the parking area, as seen from the intersection of Orcutt Road and
Duncan Lane.
Consistency with the Community Design Guidelines
The CDG establish the intent of the development objectives for commercial projects that consider
San Luis Obispo’s small-town scale and demonstrate sensitivity to the design context of the
surrounding area. The CDG establish the intent of the development standards for infill development
projects to be compatible in scale, siting, detailing, and overall character with adjacent buildings
and those in the immediate neighborhood.
Site Plan: The CDG state that site planning should create a pleasant, comfortable, safe, and distinct
place for residents. New commercial development should demonstrate consideration for the existing
conditions on and off site including site layout and massing of neighboring properties and
opportunities to preserve or enhance views of hills and provide physical and visual links to adjacent
development (CDG 3.1C). New development should provide a transition between the street and the
project through definition of the building entries, walkways and landscaping (CDG 2.1D).
The project is located in a part of the community that is more auto-oriented in character however the
site layout orients the commercial uses along Orcutt Road and provides landscaped setbacks
between the buildings and the street with pedestrian connections to the public sidewalk along each
street frontage. Surface parking has been provided between the residential and non-residential areas
to preserve privacy and enhance compatibility during operations of the different uses on the site.
The location of the surface parking provides direct access for short-term parking for customers and
visitors along the commercial entrances, with long-term parking for residents and employees
provided in the parking lifts toward the rear of the lot. The visual impact of the parking area is
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Figure 1: View from the intersection of Orcutt Road and Duncan Lane depicting
the visual changes in respect to scenic views from the designated moderate scenic
value roadway.
minimized by providing landscaping between every six parking spaces and decorative wall features
along Duncan Lane. The project’s parking area is not a dominant visual element of the site and is
screened by structures that are oriented toward the major street frontage.
Building Design: A building’s design should provide a sense of human scale and proportion.
Horizontal and vertical wall articulation should be expressed through the use of wall offsets,
recessed windows and entries, awnings, full roofs with overhangs, second floor setbacks, or
covered arcades. (CDG 3.2). Designs should demonstrate a consistent use of colors, materials, and
detailing throughout all elevations of the building. Elevations which do not directly face a street
should not be ignored or receive only minimal architectural treatment (CDG 3.1.B.3).
The project, with the exception of the mechanical parking lifts, demonstrates consistent use of
colors, materials, and detailing throughout all elevations of each structure. The design utilizes
vertical and horizontal wall articulation, offsets, and recessed windows to relieve the form and mass
of the building. The project includes pedestrian-scale features including storefront windows, planter
boxes, light fixtures, and balconies. All elevations are visually interesting and receive interesting
architectural treatments that enhance views of the structures from all views on and off site2.
ARC Discussion Item 3: The ARC should provide direction to the applicant and staff on the
compatibility of the architectural design of all structures in the context of the neighborhood and
the Railroad District Plan as a gateway site, in consideration of the PC directional items.
The Conservation/Open Space Element (COSE) and the Circulation Element (CE) of the General
Plan identifies Orcutt Road as a moderate/medium scenic value Roadway. The COSE or the CE do
not distinguish the difference between high and moderate scenic value and encourages the
preservation of views of important scenic resources from public places. The project has been
2 Community Design Guidelines Chapter 5, Section 5.4 C.1: Façade and roof articulation. A structure with three or
more attached units should incorporate wall and roof articulation to reduce apparent scale. Changes in wall
planes and roof heights, and the inclusion of elements such as balconies, porches, arcade, dormers, and cross
gables can avoid the barracks-like quality of long flat walls and roofs.
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designed with predominately one-story structures along Orcutt Road, with taller portions of the
project set further back on the site. The design considers preservation of views of the hillside
ridgelines as seen from Orcutt Road, while providing visually interesting architectural designs with
varying roof heights and articulation reflective of the architectural styles commonly found in the
industrial district (see Figure 1).
ARC Discussion Item 4: The ARC may provide direction to the applicant and staff on the
projects design in respect to the goals and policies of the COSE Chapter 9 for preservation of
scenic views from public places.
Consistency with the Zoning Regulations
The project design complies with building setbacks, lot coverage, density, and building height
requirements for the M-zone (see Section 2.0 Project Statistics). In accordance with the Table 9 of
the Zoning Regulations, mixed-use projects require a PC Use Permit to be constructed within the
M-zone. Mixed-use projects require that the PC make specific findings regarding General Plan,
neighborhood compatibility, findings for health, safety and welfare, and findings that the mix of
uses provides greater benefits such as proximity to work places, affordable housing, and trip
reduction. The PC reviewed and approved the mixed-use project (Attachment 4, PC Draft
Resolution) including the associated use permit requests which included;
• Bicycle Parking Reduction (7%)
• Shared Parking Reduction (3%)
• The use and operation of the mechanical parking lifts
• Request to allow specific land uses within the M-zone, restaurant, office-professional; where
normally required by an Administrative Use Permit
• Request to adjust hours of operation for commercial uses associated with the mixed-use
project, between the hours of 7 AM to 10 PM, where 8 AM to 6 PM is normally allowed.
6.0 ALTERNATIVES
6.1 Approve the project. An action approving the application should include findings that cite
the basis for approval and should reference consistency with the General Plan, CDG, Zoning
Regulations or other policy documents.
6.2 Deny the project. An action denying the application should include findings that cite the
basis for denial and should reference inconsistency with the General Plan, CDG, Zoning
Regulations or other policy documents.
7.0 ATTACHMENTS
1. Reduced Project Plans
2. PC Meeting Minutes and Staff Report 4.11.18
3. PC Draft Meeting Minutes and Staff Report 7.11.18
4. PC Draft Resolution
Available at ARC Hearing: Colors and Materials Board
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DateMAY 8, 2018for:SheetScaleA1.0NO SCALEAttachment 1Packet Page 10
DateMAY 8, 2018for:SheetScaleA1.1NO SCALEPROJECT STATISTICSADDRESS:950 ORCUTT ROADAPN:053-203-002SITE AREA:GROSS SITE AREA:2.00 ACRES (87,181 SF)NET SITE AREA:1.96 ACRES (85,455 SF)LOT COVERAGE ALLOWED:75%LOT COVERAGE PROPOSED:40%(34,366 SF / 85,455 SF)FLOOR AREA RATIO ALLOWED:1.50FLOOR AREA RATIO PROPOSED: 0.78ZONING:M (MANUFACTURING)ADJACENT ZONING:M (MANUFACTURING)USE:EXISTING USE:MIXED-USE (BREWERY & MANUFACTURING)PROPOSED USE:MIXED-USE (BREWERY & RESIDENTIAL)TYPE OF CONSTRUCTION:TYPE VB & VASPRINKLERS:YES (NFPA-13 & 13R)OCCUPANCIES:A-2 / B / R-2BUILDING AREA:RESTAURANT/BREWERY:2,600 SFCOMMERCIAL SPACE:4,200 SFAMENITY SPACE:4,000 SFRESIDENTIAL SPACE:59,596 SFTOTAL BUILDING AREA: 69,396 SFNUMBER OF APARTMENTS:STUDIO UNITS: 44 UNITS1 BEDROOM UNITS: 27 UNITS2 BEDROOM UNITS:7 UNITSTOTAL: 78 UNITSDENSITY ALLOWABLE: 47.04 DU (24 DU/ACRE x 1.96 ACRES)DENSITY PROPOSED:(44) STUDIO UNITS:22.00 DU (44 x 0.50 DU)(27) 1 BEDROOM UNITS:17.82 DU (27 x 0.66 DU)(7) 2 BEDROOM UNITS:7.00 DU(7 x 1.00 DU)(78) TOTAL UNITS:46.82 DUBUILDING HEIGHT:ALLOWABLE:35'PROPOSED:35'SITEPROJECT DESCRIPTIONTHIS PROPOSED HORIZONTAL MIXED-USE PROJECT INCLUDES ARESTAURANT/BREWERY, A CO-WORKING BUILDING ANDRESIDENTIAL "FOR RENT" APARTMENTS.THE BUILDINGS WILL BE IN CHARACTER WITH THE ADJACENTINDUSTRIAL AESTHETIC AND WILL BE A MAXIMUM OF THREE STORIESIN HEIGHT.PARKING IS PROVIDED WITH A COMBINATION OF PARKING LIFTSAND SURFACE PARKING SPACES. THE PARKING LIFTS WILL BERESERVED FOR THE RESIDENTIAL AND EMPLOYEE USE. THISPROJECT IS REQUESTING BICYCLE PARKING, SHARED PARKINGAND MIXED-USE PARKING REDUCTIONS.OTHER THAN THE PARKING REDUCTIONS, THE PROJECT IS NOTREQUESTING ANY EXCEPTIONS OR VARIANCES FROM THE ZONINGCODE REQUIREMENTS.DUE TO THE CLEAR DISTINCTION AND ADEQUATE SEPARATIONBETWEEN THE RESIDENTIAL AND COMMERCIAL USES, THE PROJECTIS REQUESTING BUSINESS OPERATING HOURS FROM 7AM - 10PM.THIS IS BEYOND THE 8AM - 6PM OPERATING HOURS ALLOWEDUNDER CITY OF SLO ZONING REGULATION SECTION 17.08.072(E).THE PROJECT IS REQUESTING THAT THE FOLLOWING USES BECONSIDERED ALLOWABLE USES AND THEREFORE DO NOT REQUIREADDITIONAL APPROVALS (RESTAURANT, OFFICE-PROFESSIONAL)THE PROJECT WILL COMPLY WITH THE INCLUSIONARY HOUSINGREQUIREMENTS BY PROVIDING ONE MODERATE AFFORDABLESTUDIO ONSITE (UNIT #120). PLEASE SEE THE CALCULATIONSUNDER PROJECT STATISTICS ON THIS SHEET.VICINITY MAPARCHITECTARRIS STUDIO ARCHITECTS1306 JOHNSON AVENUESAN LUIS OBISPO, CA 93401ATTN: THOM JESSPHONE: (805) 547-2240EMAIL: TJESS@ARRIS-STUDIO.COMOWNERFULLER APARTMENT HOMESP.O. BOX 30157SANTA BARBARA, CA 93130ATTN: ANDY FULLERPHONE: (805) 308-6003EMAIL: ANDREW@FAH.COMPROJECT DIRECTORYORCUTT ROADDUNCAN LANEUNION PACIFIC RAILROAD
CIVIL ENGINEERASHLEY & VANCE ENGINEERING1413 MONTEREY STREETSAN LUIS OBISPO, CA 93401ATTN: KEN BROWNPHONE: (805) 545-0010EMAIL: KEN@ASHLEYVANCE.COMLANDSCAPE ARCHITECTSUMMERS/MURPHY & PARTNERS INC.34197 PACIFIC COAST HIGHWAY, SUITE 200DANA POINT, CA 92629ATTN: JIM BURROWSPHONE: (805) 439-3209EMAIL: JBURROWS@SMPINC.NETUNIT DATAFLOORLEVEL1TOTALAREAUNIT TYPESTUDIO2 BEDROOM1ST FLOOR TOTALSQTY.FLOORAREAOVERALL TOTALSCOMMON3STUDIO3RD FLOOR TOTALSTOTALSSTUDIO447814924-272STUDIO2ND FLOOR TOTALS271 BEDROOM12 BEDROOMCOMMON9-1 BEDROOM3152 BEDROOMCOMMON9-1 BEDROOM3152 BEDROOMCOMMON27-1 BEDROOM7445 SF661 SF1,031 SF6,230 SF5,949 SF1,031 SF19,580 SF17,847 SF7,217 SF19,833 SF18.930 SF13,952 SF-445 SF661 SF1,031 SF6,675 SF5,949 SF3,093 SF5,720 SF4,116 SF-58,596 SFBUILDING 1445 SF661 SF1,031 SF-445 SF661 SF1,031 SF-SHEET INDEXA1.0 COVER SHEETA1.1 PROJECT INFORMATIONA2.0 EXISTING SITE PLAN / DEMO PLANA2.1 ARCHITECTURAL SITE PLANA2.2 PERSPECTIVE VIEWA2.3 PERSPECTIVE VIEWA3.0 BUILDING 1 - FIRST AND SECOND FLOOR PLANSA3.1 BUILDING 1 - THIRD FLOOR AND ROOF PLANSA3.2 BUILDING 1 - ELEVATIONSA3.3 BUILDING 1 - ELEVATIONSA3.4 BUILDING 1 - ELEVATIONS & SECTIONSA4.0 BUILDING 2 - PLANS, ELEVATIONS & SECTIONSA5.0 BUILDING 3 - PLANS, ELEVATIONS & SECTIONSA6.0 BUILDING 4 - PLANS, ELEVATIONS & SECTIONSA7.0 ACCESSORY STRUCTURESA7.1 PARKING LIFT INFORMATIONA8.0 BUILDING CODE INFORMATION & DIAGRAMSA8.1 BUILDING CODE DIAGRAM - BUILDING 1A8.2 SCHEMATIC SITE LIGHTING PLANCB-1 COLOR & MATERIAL BOARDCB-2 COLOR & MATERIAL BOARDC-1.1 PRELIMINARY GRADING PLANC-2.1 PRELIMINARY UTILITY AND DRAINAGE PLANL1 CONCEPTUAL LANDSCAPE SITE PLAN19,833 SF6,675 SF5,949 SF3,093 SF4,116 SFAVERAGE UNIT SIZE:58,596 SFPARKING REQUIRED:(44) STUDIO UNITS: 44.0 SPACES (44 x 1 SPACE PER UNIT)(27) 1 BEDROOM UNITS: 40.5 SPACES (27 x 1.5 SPACES PER UNIT)(7) 2 BEDROOM UNITS:14.0 SPACES (7 x 2 SPACES PER UNIT)VISITORS:15.6 SPACES (1 SPACES PER 5 UNITS)RESTAURANT/BREWERY:28.0 SPACES (ESTIMATE)COMMERCIAL SPACE:14.0 SPACES (1 SPACE PER 300 SF)AMENITY SPACE:0.0 SPACESTOTAL BEFORE REDUCTIONS: 156 SPACESBIKE PARKING REDUCTION -12 SPACES (7% REDUCTION)SHARED PARKING REDUCTION:-5 SPACES(3% REDUCTION)TOTAL REQUIRED: 139 SPACES (10% REDUCTION)PARKING PROVIDED:STANDARD SURFACE SPACES: 24 SPACESACCESSIBLE SURFACE SPACES: 4 SPACESPARKING LIFT SPACES:111 SPACESTOTAL PROVIDED: 139 SPACESBICYCLE PARKING REQUIRED:BASIC REQUIREMENT: 23 BICYCLES (15% OF REQUIRED SPACES)PARKING REDUCTION: 60 BICYCLES (5 BICYCLES / REDUCED SPACE)RESIDENTIAL UNITS:156 BICYCLES(78 UNITS x 2 SPACES PER UNIT)TOTAL REQUIRED: 239 BICYCLESBICYCLE PARKING PROVIDED:LONG TERM BICYCLES:70 BICYCLES (80% MINIMUM)SHORT TERM BICYCLES: 13 BICYCLES (10% MINIMUM)IN DWELLING UNITS:156 BICYCLESTOTAL PROVIDED: 239 BICYCLESMOTORCYCLE PARKING REQUIRED: 8 SPACES (156 SPACES / 20)MOTORCYCLE PARKING PROVIDED: 8 SPACESINCLUSIONARY HOUSING REQUIREMENT:PROJECT DENSITY: 23.88 DU/ACRE (46.82 DU / 1.96 ACRES)AVERAGE UNIT SIZE: 572 SF (44,644 SF / 78 UNITS)RESIDENTIAL REQUIREMENT: 2.34 DU (46.82 DU x 5%)*COMMERCIAL REQUIREMENT:0.5 DU(0.4 ACRES = 1 AFFORDABLE UNIT)*TOTAL REQ'D BEFORE ADJUSTMENT: 2.84 DUTOTAL REQ'D AFTER ADJUSTMENT: 0.5 DU (2.84 DU x 0 = 0 DU)**TOTAL PROVIDED: 0.5 DU ((1) MODERATE INCOME STUDIO APT)* PER GENERAL PLAN HOUSING ELEMENT TABLE 2 - RESIDENTIAL REQUIRES 5% MODERATEAFFORDABLE DWELLING UNITS (ADU'S) BUT NOT LESS THAN 1 ADU IS REQUIRED PER PROJECTAS ADJUSTED PER TABLE 2A AND COMMERCIAL REQUIRES 2 ADU'S PER ACRE, BUT NOT LESSTHAN 1 ADU PER PROJECT.** PER GENERAL PLAN HOUSING ELEMENT TABLE 2A - BASED ON THE PROJECT HAVING ADENSITY OF 23.88 DU/ACRE AND AN AVERAGE UNIT SIZE OF 572 SF, THE ADJUSTMENTFACTOR IS 0 MEANING THAT NO AFFORDABLE UNITS ARE REQUIRED FOR THE RESIDENTIALPORTION. HOWEVER, FOOTNOTE 2 REQUIRES THAT AT LEAST ONE ENFORCEABLY-RESTRICTEDAFFORDABLE UNIT IS REQUIRED PER DEVELOPMENT OF FIVE OR MORE UNITS.FIRE DEPARTMENT NOTESA.UPGRADE 4” ON-SITE FIRE MAIN TO 6” AND PROVIDE ON-SITE FIREHYDRANTS SO THAT NO EXTERIOR WALL IS MORE THAN 300 FEETFROM A FIRE HYDRANT.B. SHOW FIRE SPRINKLER RISER ROOMS WITH EXTERIOR DOOR ACCESSFROM EACH BUILDING.C. ALL DRIVE AISLES SHALL BE POSTED “NO PARKING - FIRELANE, CVC22500.1”D. THE FIRE SPRINKLER SYSTEM FOR THE PARKING GARAGE SHALL BEDESIGNED TO EXTRA HAZARD I OVERHEAD DESIGN DENSITY PLUSINTERMEDIATE LEVEL PROTECTION AS PRESCRIBED BY A REGISTEREDFIRE PROTECTION ENGINEER.Attachment 1Packet Page 11
EXISTING TREES TOBE REMOVEDEXISTING ASPHALTPARKING LOT TO BEREMOVEDEXISTING SINGLESTORY BUILDINGSTO BE REMOVEDDateMAY 8, 2018for:SheetScaleEXISTING SITE CONDITIONS0NORTHA2.01" = 60' @ 11x171" = 30' @ 24x36306015Attachment 1Packet Page 12
RESTAURANT/BREWERY(1) STORYADJACENTCOMMERCIALADJACENTMULITFAMILYADJACENTVACANTLOT80'35'60'35'18'24'10'COMMERCIALSPACE(1) STORY120'35'1RESIDENTIAL(3) STORIES234TRASHPARKLIFT 1(4) LEVELS(37) SPACESPARKLIFT 2(4) LEVELS(37) SPACESPARKLIFT 3(4) LEVELS(37) SPACESCARPORTPATIO15'10'20'32'39'24'20'1'10'11'50'10'PROPOSED 7' WIDER.O.W. DEDICATIONTO MOVE PROPERTYLINE TO BACK OFSIDEWALKCONCRETE SCREENWALL TO CONCEALPARKINGLOW PATIO WALLHISTORIC RAILROADDISTRICT SIGN6' TALL BLACK VINYLCHAIN LINK FENCEALONG PROPERTYLINEDateMAY 8, 2018for:SheetScaleARCHITECTURAL SITE PLAN0NORTHA2.11" = 60' @ 11x171" = 30' @ 24x36306015Attachment 1Packet Page 13
DateMAY 8, 2018for:SheetScalePERSPECTIVE VIEW FROM SOUTHWEST CORNER (ORCUTT & DUNCAN)A2.2NO SCALEAttachment 1Packet Page 14
DateMAY 8, 2018for:SheetScalePERSPECTIVE VIEW FROM SOUTHEAST CORNER (ORCUTT)A2.3NO SCALEAttachment 1Packet Page 15
DateMAY 8, 2018for:SheetScalePERSPECTIVE VIEW FROM SOUTHEAST (RAILROAD)A2.4NO SCALEAttachment 1Packet Page 16
DateMAY 8, 2018for:SheetScalePERSPECTIVE VIEW FROM NORTHWEST (RESIDENTIAL LOBBY)A2.5NO SCALEAttachment 1Packet Page 17
215'37'17'11'24'24'24'24'18'18'18'204'37'24'24'18'18'18'18'26'21'99'59'25'6'28'28'6'1022 BEDSTUDIOFITNESSBIKES104STAIR11 BED1061 BED1081 BED1101 BED112STUDIO1091 BED1111 BED113STUDIO114STUDIO115STUDIO116STUDIO117STUDIO118STUDIO119STUDIO1201 BED1221 BED1241 BED123STUDIO121STAIR 2UTILITYCORRIDOR 2CORRI
D
OR 1LOBBY/LEASING/LOUNGESTUDIO101STUDIO103STUDIO105STUDIO107ELEVF.R.215'37'17'11'24'24'24'24'18'18'18'204'37'24'24'18'18'18'18'26'21'99'59'25'6'28'28'6'2022 BEDSTUDIO204STAIR11 BED2061 BED2081 BED2101 BED212STUDIO2091 BED2111 BED213STUDIO214STUDIO215STUDIO216STUDIO217STUDIO218STUDIO219STUDIO2201 BED2221 BED2241 BED223STUDIO221UTILITYCORRIDOR 2CORRI
D
OR 1STUDIO201STUDIO203STUDIO205STUDIO207ELEV2 BED225STUDIO2262 BED227STAIR2DateMAY 8, 2018for:SheetScaleBUILDING 1 - FIRST FLOOR PLAN0NORTHA3.01" = 30' @ 11x171" = 15' @ 24x3615307.5BUILDING 1 - SECOND FLOOR PLANAttachment 1Packet Page 18
215'37'17'11'24'24'24'24'18'18'18'204'37'24'24'18'18'18'18'26'21'9959'25'6'28'28'6'3022 BEDSTUDIO304STAIR11 BED3061 BED3081 BED3101 BED312STUDIO3091 BED3111 BED313STUDIO314STUDIO315STUDIO316STUDIO317STUDIO318STUDIO319STUDIO3201 BED3221 BED3241 BED323STUDIO321UTILITYCORRIDOR 2CORRI
D
OR 1STUDIO301STUDIO303STUDIO305STUDIO307ELEV2 BED325STUDIO3262 BED327STAIR2ROOFTOP EQUIPMENTTO BE LOCATED IN CENTEROF ROOF AND SCREENEDFROM VIEWSINGLE-PLY BUILT UPROOFINGSPACE ALLOCATED ON SOUTHSIDE OF ROOF FOR FUTURESOLAR VOLTAIC PANELSDateMAY 8, 2018for:SheetScaleBUILDING 1 - THIRD FLOOR PLAN0NORTHA3.11" = 30' @ 11x171" = 15' @ 24x3615307.5BUILDING 1 - ROOF PLANAttachment 1Packet Page 19
+226.25'AVG. NAT.GRADE+236.58'2ND FL+246.92'3RD FL10'-4"+286.45'T.O. PARAPET+257.25'ROOF10'-4"35'-0"Smooth StuccoFinishStanding SeamMetal SidingSloped MetalRoofMetal CanopyStorefrontGlazingAluminumWindowsSteel Balconiesw/ Woven WireRailing PanelsSteel Surround atSecondaryResidential Entry+226.25'FIRST FLOOR10'-4"Smooth StuccoFinishStanding SeamMetal SidingSloped MetalRoofMetalCanopyStorefrontGlazingAluminumWindowsSteel Balconiesw/ Woven WireRailing PanelsBUILDING 1 - SOUTH ELEVATION08164A3.2DateMAY 8, 2018for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36BUILDING 1 - WEST (DUNCAN STREET) ELEVATION08164Attachment 1Packet Page 20
+226.25'FIRST FLOOR+226.25'AVG. NAT.GRADE10'-4"+236.58'2ND FL+246.92'3RD FL10'-4"+286.45'T.O. PARAPET+257.25'ROOF10'-4"35'-0"Smooth StuccoFinishStanding SeamMetal SidingSloped MetalRoofMetal CanopyStorefront GlazingAluminumWindowsSteel Balconiesw/ Woven WireRailing PanelsSmooth StuccoFinishStanding SeamMetal SidingSloped MetalRoofMetal CanopyStorefront GlazingAluminumWindowsSteel Balconiesw/ Woven WireRailing PanelsBUILDING 1 - NORTH ELEVATION08164A3.3DateMAY 8, 2018for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36BUILDING 1 - EAST ELEVATION08164Attachment 1Packet Page 21
FIRST FLOOR9'-1"9'-1"9'-1"TOP OF PLATESECOND FLOORTOP OF PLATETHIRD FLOORTOP OF PLATESmooth StuccoFinishStanding SeamMetal SidingSloped MetalRoofAluminumWindowsSteel Balconiesw/ Woven WireRailing PanelsA3.4DateMAY 8, 2018for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36BUILDING 1 - BUILDING SECTION LOOKING EAST08164Attachment 1Packet Page 22
FIRST FLOOR9'-1"9'-1"9'-1"TOP OF PLATESECOND FLOORTOP OF PLATETHIRD FLOORTOP OF PLATE10'-4"10'-4"35'-0"10'-4"FF = 225.62'232.00'TC = 224.92'33'-0"TC = 222.00'FF = 225.16(P) BUILDING(P) CAR LIFT(E) RAILROAD TRACKS37'-0"FF = 225.16(P) BUILDING92'-0"173'-0"274'-0"PROPERTY LINE6'-10"RETAININGWALLA3.5DateMAY 8, 2018for:SheetScale1" = 20' @ 11x171" = 10' @ 24x36SITE SECTION010205Attachment 1Packet Page 23
80'60'20'25'10'35'RESTAURANT/BREWERYF.R.Standing SeamMetal RoofingDark SkyCompliant WallMounted LightFixtureStorefrontGlazingCorrugatedMetal SidingMetal AwningConcreteBulkhead atStorefront+222.66'FIRST FLOOR+220.50'AVG. NAT.GRADE16'-0"+238.66'TO PLATEStanding SeamMetal Roofing+248.66'TO PLATE26'-0"+236.58'TO ROOF33'-2"Glass Roll-UpDoorMetal AwningCorrugatedMetal SidingStanding SeamMetal RoofingDark SkyCompliant WallMounted LightFixtureMetal Awning atMain EntryStorefrontGlazingCorrugatedMetal SidingConcreteBulkhead atStorefrontSlope5:12Standing SeamMetal RoofingSlope5:12High Roof atCorner TowerStanding SeamMetal RoofingMetal AwningCorrugatedMetal SidingConcreteBulkhead atStorefrontDateMAY 8, 2018for:SheetScaleBUILDING 2 - FLOOR PLAN0NORTHA4.01" = 20' @ 11x171" = 10' @ 24x3610205BUILDING 2 - ROOF PLANBUILDING 2 - NORTH ELEVATIONBUILDING 2 - WEST ELEVATIONBUILDING 2 - SOUTH (ORCUTT) ELEVATIONBUILDING 2 - EAST ELEVATIONAttachment 1Packet Page 24
120'20'80'20'35'30'5'MCOMMERCIALSPACESWFuture Demising WallLocationsF.R.Standing SeamMetal RoofingStorefrontGlazingMetal AwningDark SkyCompliant WallMounted LightFixtureCorrugatedMetal SidingConcrete Bulkheadat StorefrontLarge Overhang withMetal Brackets onSouth ElevationBlade Signs+223.66'FIRST FLOOR+223.00'AVG. NAT.GRADE12'-0"+235.66'TO PLATEStanding SeamMetal Roofing+236.58'TO ROOF21'-6"StorefrontGlazingMetal AwningDark SkyCompliant WallMounted LightFixtureCorrugatedMetal SidingConcrete Bulkheadat StorefrontSlope5:12Slope5:12Raised Roof atEach EndStanding SeamMetal RoofingSlope5:12Concrete Bulkheadat StorefrontStorefrontGlazingStanding SeamMetal RoofingCorrugatedMetal SidingStanding SeamMetal RoofingCorrugatedMetal SidingLarge Overhang withMetal Brackets onSouth ElevationBUILDING 3 - SOUTH (ORCUTT) ELEVATIONDateMAY 8, 2018for:SheetScaleBUILDING 3 - FLOOR PLAN0NORTHA5.01" = 20' @ 11x171" = 10' @ 24x3610205BUILDING 3 - ROOF PLANBUILDING 3 - NORTH ELEVATIONBUILDING 3 - WEST ELEVATIONBUILDING 3 - EAST ELEVATIONAttachment 1Packet Page 25
AMENITYSPACE60'35'F.R.Slope5:12Standing SeamMetal RoofingStanding SeamMetal RoofingGlass Roll-UpDoorStorefrontGlazingDark Sky CompliantWall Mounted LightFixtureCorrugated MetalSiding+224.66'FIRST FLOOR+226.00'AVG. NAT.GRADE12'-0"+236.66'TO PLATE+250.00'TO ROOF24'-0"Standing SeamMetal RoofingGlass Roll-UpDoorDark Sky CompliantWall Mounted LightFixtureCorrugated MetalSidingDark Sky CompliantWall Mounted LightFixtureCorrugated MetalSidingMetalCanopyStorefront GlazingOPEN TOBELOW12'MEZZANINECorrugated MetalSidingMetalCanopyStorefront GlazingDateMAY 8, 2018for:SheetScaleBUILDING 4 - GROUND FLOOR PLAN0ACTUALNORTHA6.01" = 20' @ 11x171" = 10' @ 24x3610205BUILDING 4 - ROOF PLANBUILDING 4 - NORTH ELEVATIONPROJECTNORTHBUILDING 4 - SOUTH (ORCUTT) ELEVATIONBUILDING 4 - MEZZANINE LEVEL PLANBUILDING 4 - WEST ELEVATIONBUILDING 4 - EAST ELEVATIONAttachment 1Packet Page 26
Three Level Puzzle Parking Lifts(28 Spaces Total)91'21'F.R.CorrugatedMetalBrick VeneerBoard-formedConcreteBronze Lettering9'3'-6"5'-8"T.O. SLABAVG. NAT.GRADE33'T.O. PARAPETStanding SeamMetal SidingDark Sky CompliantWall Mounted LightFixtureSmooth StuccoFinishControl JointMetal CanopyMetal Gates atParking Lift EntriesSmooth StuccoFinishControl JointStanding SeamMetal SidingSmooth StuccoFinishControl Joint16'24'6' Wide SteelGatesStucco o/ CMUBlock WallMetal CanopySteel GatesStucco o/ CMUBlock Wall(4) 4 CY TrashBinsStanding SeamMetal SidingSmooth StuccoFinishControl JointDateMAY 8, 2018for:SheetScalePARKING LIFT GARAGE - FLOOR PLAN0ACTUALNORTHA7.01" = 20' @ 11x171" = 10' @ 24x3610205HISTORICAL DISTRICT SIGNPROJECTNORTHPARKING LIFT GARAGE - FRONT ELEVATIONTRASH ENCLOSUREPARKING LIFT GARAGE - SIDE ELEVATIONSPARKING LIFT GARAGE - REAR ELEVATION0ACTUALNORTH10205PROJECTNORTH05102.5Attachment 1Packet Page 27
DateMAY 8, 2018for:SheetScaleA7.11" = 20' @ 11x171" = 10' @ 24x36PARKING LIFT INFORMATIONNOTE:THE PARKING LIFTS SHOWN IN THIS CUT SHEET IS ATWO LEVEL LIFT. THE PARKING LIFTS THAT AREBEING PROPOSED ARE THREE LEVEL LIFTS. THEADDITIONAL LEVEL DOES NOT AFFECT THE SIZE OFVEHICLES THAT WILL FIT IN THE LIFTSAttachment 1Packet Page 28
RESTAURANT/BREWERYOCCUPANT CALCULATIONESTIMATED80 OCCUPANTS(2) EXITS REQUIRED(2) EXITS PROVIDED4040OFFICE SPACEOCCUPANT CALCULATIONBUSINESS - 1/100 SF GROSS3,500 SF / 100 = 35 OCCUPANTS(1) EXITS REQUIRED(10) EXITS PROVIDED5444343332SECOND FLOOROCCUPANT CALCULATIONBUSINESS - 1/100 SF GROSS930 SF / 100 = 9 OCCUPANTS(1) EXITS REQUIRED(1) EXITS PROVIDED9FIRST FLOOROCCUPANT CALCULATIONASSEMBLY - 1/7 SF GROSS1,900 SF / 7 = 272 OCCUPANTS(2) EXITS REQUIRED(2) EXITS PROVIDED1411409DateMAY 8, 2018for:SheetScaleA8.01" = 20' @ 11x171" = 10' @ 24x36BUILDING 2 - EGRESS / OCCUPANCY PLANNORTHBUILDING 3 - EGRESS / OCCUPANCY PLANNORTHBUILDING 4 - EGRESS / OCCUPANCY PLANACTUALNORTHPROJECTNORTH010205ALL WORK SHALL CONFORM TO THE FOLLOWING CODES OR TO THE VERSIONOF THE CODES CURRENT AT THE TIME OF BUILDING PERMIT APPLICATION:1. 2016 CALIFORNIA BUILDING CODE (CBC).2. 2016 CALIFORNIA MECHANICAL CODE (CMC).3. 2016 CALIFORNIA PLUMBING CODE (CPC).4. 2016 CALIFORNIA FIRE CODE (CFC).5. 2016 CALIFORNIA ELECTRICAL CODE (CEC).6. 2016 CALIFORNIA STATE ENERGY CONSERVATION STDS. (TITLE 24).7. 2016 CALIFORNIA GREEN BUILDING CODE (CGBC).8. 2016 BUILDING STANDARDS ADMINISTRATIVE CODE.9. NATIONAL FIRE CODES (NFPA). 10. SAN LUIS OBISPO MUNICIPAL CODE (CSMMC).BUILDING 1OCCUPANCY GROUPS:B / R-2SEPARATED OCCUPANCIES:NOT REQUIRED (SEE NOTE 1 BELOW)TYPE OF CONSTRUCTION:TYPE VAFIRE SPRINKLERS:YES (NFPA - 13)BUILDING HEIGHT ALLOWED:ZONING CONTROLLED:35 FEETBUILDING HEIGHT PROPOSED: 35 FEETNUMBER OF STORIES ALLOWED: 4 STORIESNUMBER OF STORIES PROPOSED: 3 STORIESBUILDING AREA BY STORY:FIRST STORY:B OCCUPANCY:1,580 S.F.R-2 OCCUPANCY:17,483 S.F.TOTAL: 19,063 S.F.SECOND STORY:19,063 S.F.THIRD STORY:19,063 S.F.TOTAL BUILDING AREA: 57,189 S.F.NOTE:1.PER CBC 508.2 THE LOBBY AND BIKE STORAGE (B OCCUPANCY GROUP)ON THE FIRST STORY IS ACCESSORY TO THE MAIN OCCUPANCY GROUP(R-2). PER CBC 508.2.1 THE OCCUPANCY GROUP IS INDIVIDUALLYCLASSIFIED. PER CBC 508.2.2 THE ALLOWABLE HEIGHT AND NUMBER OFSTORIES IS IN ACCORDANCE WITH THE MAIN OCCUPANCY (R-2). PER CBC508.2.3 THE ALLOWABLE AREA IS BASED ON THE MAIN OCCUPANCY (R-2)AND THE ACCESSORY OCCUPANCY DOES NOT OCCUPY MORE THAN 10PERCENT OF THE FLOOR AREA OF THE STORY IN WHICH IT IS LOCATED (1,580S.F. / 19,063 S.F. = 8.2%). PER CBC 508.2.4 NO SEPARATION IS REQUIREDBETWEEN ACCESSORY OCCUPANCIES AND THE MAIN OCCUPANCYALLOWABLE BUILDING AREA CALCULATIONAa = [At + (NS x If)] x SaAa = ALLOWABLE BUILDING AREAAt = 36,000 S.F.NS = 12,000 S.F.If = [F/P - 0.25] W/30If = [830'/830' - 0.25] 30/30 = 0.75Sa = 2Aa = [36,000 S.F. + (12,000 S.F. x 0.75)] x 2Aa = 90,000 S.F.ALLOWABLE BUILDING AREA: 90,000 S.F.PROPOSED BUILDING AREA: 57,189 S.F.INDIVIDUAL STORY VERIFICATION (CBC 506.2.3)MAXIMUM ALLOWABLE USING THE VALUE OF Sa = 1Aa = [36,000 S.F. + (12,000 S.F. x 0.75)] x 1Aa = 45,000 S.F.FIRST STORY AREA ALLOWABLE: 45,000 S.F.FIRST STORY AREA PROPOSED:19,063 S.F.THIRD STORY AREA ALLOWABLE:45,000 S.F.THIRD STORY AREA PROPOSED:19,063 S.F.FOURTH STORY AREA ALLOWABLE: 45,000 S.F.FOURTH STORY AREA PROPOSED:19,063 S.F.BUILDING 2OCCUPANCY GROUPS:A-2SEPARATED OCCUPANCIES:NOT APPLICABLETYPE OF CONSTRUCTION:TYPE VBFIRE SPRINKLERS:YES (NFPA - 13)BUILDING HEIGHT ALLOWED:ZONING CONTROLLED:35 FEETBUILDING HEIGHT PROPOSED: 31 FEETNUMBER OF STORIES ALLOWED: 2 STORIESNUMBER OF STORIES PROPOSED: 1 STORYBUILDING AREA ALLOWED:24,000 S.F.BUILDING AREA PROPOSED:2,600 S.F.BUILDING 3OCCUPANCY GROUPS: BSEPARATED OCCUPANCIES: NOT APPLICABLETYPE OF CONSTRUCTION:TYPE VBFIRE SPRINKLERS:YES (NFPA - 13)BUILDING HEIGHT ALLOWED:ZONING CONTROLLED:35 FEETBUILDING HEIGHT PROPOSED: 21 FEETNUMBER OF STORIES ALLOWED: 3 STORIESNUMBER OF STORIES PROPOSED: 1 STORYBUILDING AREA ALLOWED:36,000 S.F.BUILDING AREA PROPOSED:4,200 S.F.BUILDING 4OCCUPANCY GROUPS:A-2SEPARATED OCCUPANCIES:NOT APPLICABLETYPE OF CONSTRUCTION:TYPE VBFIRE SPRINKLERS:YES (NFPA - 13)BUILDING HEIGHT ALLOWED:ZONING CONTROLLED:35 FEETBUILDING HEIGHT PROPOSED: 20 FEETNUMBER OF STORIES ALLOWED: 3 STORIESNUMBER OF STORIES PROPOSED: 2 STORIESBUILDING AREA ALLOWED:36,000 S.F.BUILDING AREA PROPOSED:3,000 S.F.CITYLIFT PARKING GARAGEOCCUPANCY GROUPS:USEPARATED OCCUPANCIES:NOT APPLICABLETYPE OF CONSTRUCTION:TYPE VBFIRE SPRINKLERS:YES (NFPA - 13)BUILDING HEIGHT ALLOWED:ZONING CONTROLLED:35 FEETBUILDING HEIGHT PROPOSED: 24 FEETNUMBER OF STORIES ALLOWED: 2 STORIESNUMBER OF STORIES PROPOSED: 1 STORYBUILDING AREA ALLOWED:22,000 S.F.BUILDING AREA PROPOSED:1,952 S.F.BUILDING CODE ANALYSISSECOND FLOORFIRST FLOORAttachment 1Packet Page 29
3333333333222222222 2555914411424RESIDENTIALOCCUPANT CALCULATIONRESIDENTIAL79 OCCUPANTS(2) EXITS REQUIRED(4) EXITS PROVIDED333333333322222222
2255532RESIDENTIALOCCUPANT CALCULATIONRESIDENTIAL71 OCCUPANTS(2) EXITS REQUIRED(2) EXITS PROVIDED22239DateMAY 8, 2018for:SheetScaleA8.11" = 30' @ 11x171" = 15' @ 24x36BUILDING 1 - FIRST FLOOR EGRESS / OCCUPANCY PLAN0NORTH15307.5BUILDING 1 - SECOND FLOOR (THIRD FLOOR SIMILAR) EGRESS / OCCUPANCY PLANAttachment 1Packet Page 30
SCHEMATIC SITE LIGHTING PLAN0255012.56.75DateMAY 8, 2018for:SheetScaleNORTHA8.21" = 50' @ 11x171" = 25' @ 24x36LIGHTING LEGEND+36" BOLLARDWALL MOUNTED LIGHTLIGHTING FIXTURESBEGA 360° BOLLARD(LOCATED: COURTYARD AREAS)MODEL: 8429 - DARK BRONZEWATTS: 13 LUMENS: 900WALL MOUNTED LIGHTBEGA WALL MOUNTED(LOCATED: RESIDENTIAL & COMMERCIAL FACADES)MODEL: 6654 LED - DARK BRONZEWATTS: 3 LUMENS: 36015' TALL POLE LIGHT36" HIGH BOLLARD"15' POLE LIGHTSTERNBERG LIGHTING - SOLANA(LOCATED: ALONG DRIVE AISLE)MODEL: SL760 - DARK BRONZEWATTS: 196 LUMENS: 11710Attachment 1Packet Page 31
N.T.S.DateMAY 8, 2018for:SheetScaleBUILDING 1 ELEVATIONCB-1W1A1: WINDOWS & STOREFRONTKAWNEERMEDIUM BRONZEM1: METAL SIDINGSTANDING SEAMDARK BRONZEW1: WINDOWSALUMINUMBRONZE COLORP1: PAINT COLORKELLY MOORE178 - PLYMOUTH GRAYS2: STUCCOKELLY MOORE83 - MIDNIGHT SKYM2: METAL SIDINGSTANDING SEAMPARCHMENTS2S1P2: PAINT COLORKELLY MOORE75 - METROP1M1M2A1P2S1: STUCCOKELLY MOORE23 - SWISS COFFEEAttachment 1Packet Page 32
DateMAY 8, 2018for:SheetScaleN.T.S.M2M3P1A1M1P1M3A1A1M3M2BUILDING 3 ELEVATIONCB-2P1: PAINTED METALKELLY MOOREKM3774-3 LOST LIGHTM3: METAL ROOFINGSTANDING SEAMDARK BRONZEA1: WINDOWS & STOREFRONTKAWNEERMEDIUM BRONZEM1: METAL SIDINGCORRUGATEDTERRA COTTAM2: METAL SIDINGCORRUGATEDOLD TOWN GRAYBUILDING 4 ELEVATIONBUILDING 2 ELEVATIONAttachment 1Packet Page 33
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Attachment 1Packet Page 36
CityofSanLuisObispo, CouncilAgenda, CityHall, 990PalmStreet, SanLuisObispo
Minutes
Planning Commission
Regular Meeting
Wednesday, April 11, 2018
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, April 11, 2018 at 6:00 p.m. in the Council Chamber, located at 990 Palm Street, San
Luis Obispo, California, by Chair Stevenson.
OATH OFOFFICE:
City Clerk Teresa Purrington administered the Oath of Office to Commissioners Hemalata
Dandekar, Robert Jorgensen, and John McKenzie.
PLEDGE OF ALLEGIANCE
Chair Stevenson led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Hemalata Dandekar, Robert Jorgensen, John McKenzie,
Nicholas Ostebur, Mike Wulkan, and Vice-Chair Charles Stevenson.
Absent: Chair John Fowler
Staff : Community Development Deputy Director Davidson, Assistant City Attorney
Jon Ansolabehere, Associate Planner Kyle Bell, Recording Secretary Summer
Aburashed.
ELECTION OF CHAIR AND VICECHAIR
Commissioner Wulkan nominated Vice-Chair Fowler for Chair; seconded by Commissioner
Dandekar; consensus vote was unanimous.
Commissioner Wulkan nominated Chair Stevenson for Vice Chair; seconded by Commissioner
McKenzie; consensus vote was unanimous.
PRESENTATION
1. Funding the Future of San Luis Obispo (Daryl Grigsby)
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Planning Commission Meeting Minutes
April 11, 2018
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Continued to the April 25, 2018 Planning Commission Meeting.
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
PUBLIC HEARINGS
2. Citywide. Review of amendments to the Water and Wastewater Management Element of the
General Plan with a Negative Declaration of Environmental Impact. The amendment
incorporates water supply information from the 2018 update to the City’s safe annual yield
model and other background information. Case #: GPA-1454-2018/EID-1455-2018; City of
San Luis Obispo Utilities Department, applicant
Deputy Director Aaron Floyd and Utilities Project Manager Jennifer Metz presented the staff
report and responded to Commission inquiries.
Vice-Chair Stevenson opened the public hearing.
Public Comments
None
Vice-Chair Stevenson closed the public hearing.
ACTION: MOTION BY COMMISSIONER DANDEKAR SECOND BY COMMISSIONER
WULKAN, to adopt a Resolution No. PC-1005-2018 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO RECOMMENDING THE CITY COUNCIL ADOPT
AMENDMENTS TO THE WATER AND WASTEWATER MANAGEMENT
ELEMENT OF THE GENERAL PLAN (GPA 1454-2018) AND ADOPT A
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT (EID 1455-
2018)” as presented.
With the following recommendations:
A reference to the Urban Water Management Plan water shortage contingency plan
should be added to the General Plan, Water and Wastewater Management Element.
Change language to reflect current conditions of page 15 on the topic of ground water.
Keep idea and concept but update it.
Motion passed 6-0-1-0 on the following roll call vote:
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Planning Commission Meeting Minutes
April 11, 2018
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AYES: COMMISSIONERS HEMALATA DANDEKAR, ROBERT
JORGENSEN, JOHN MCKENZIE, NICHOLAS OSTEBUR, MIKE
WULKAN, AND VICE-CHAIR CHARLES STEVENSON
NOES:
ABSENT: CHAIR JOHN FOWLER
3. 950 Orcutt Road. Review of a mixed-use development consisting of 75 apartment units and
6,800 square feet of commercial space, including a request for a 27% parking reduction
associated with a Trip Reduction Plan. Additional requests include specific land uses, live
entertainment, and adjusted hours of operation, with a Class 32 Categorical Exemption (Infill
Development) from environmental review. Case #: USE-1197-2017, M zone; Andy Fuller,
applicant (Kyle Bell)
Associate Planner Kyle Bell presented the staff report and responded to Commission
inquiries.
Applicant Representative, Tom Jess, provided an overview of the project.
Vice-Chair Stevenson opened the public hearing.
Public Comments
Terry Mohan
Patrick Vowell
Michael Berger
Noelle Dubois
Henry Bruington
Vice-Chair Stevenson closed the public hearing
ACTION: MOTION BY COMMISSIONER JORGENSEN SECOND BY COMMISSIONER
MCKENZIE, to continue to a date uncertain with the following suggestions to work with staff
regarding:
Re-consider the parking reduction and/or redesign the project to require fewer parking
spaces.
Provide a noise study due to proximity to the railroad and Orcutt road as this could affect
the design of the project. If units provide a balcony, they should be designed to address
noise.
Address concerns regarding hydrocarbons from idling trains in proximity to the project.
Consider wrapping the corner building along Duncan to conceal views of the parking lot.
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Consider land use compatibility, as this is primarily a residential project in a
manufacturing zone.
Consider the project design along the historic railroad district, incorporate design
elements or features in acknowledgement of the historic district.
Consider rezoning the property and surrounding area.
Motion passed 6-0-1-0 on the following roll call vote:
AYES: COMMISSIONERS HEMALATA DANDEKAR, ROBERT
JORGENSEN, JOHN MCKENZIE, NICHOLAS OSTEBUR, MIKE
WULKAN, AND VICE-CHAIR CHARLES STEVENSON
NOES:
ABSENT: CHAIR JOHN FOWLER
RECESS:
The Commission recessed at 8:42 p.m. and reconvened at 8:52 p.m. with all Commissioners
present.
4. Zoning Regulations Update. The Zoning Regulations Update is focused on implementing
the policies and programs of the Land Use and Circulation Elements (LUCE). This will be a
standing item on the Planning Commission agenda from June 14, 2017 through completion
of the Update of the Zoning Regulations, tentatively scheduled for completion in March
2018. This will be an opportunity for staff to update the Commission on the status of the
Zoning Regulations Update and for the Commission to listen to ongoing public testimony
and discuss any such updates as they come forward. As a standing item, sometimes there will
be nothing to report; other times staff will give a brief update with limited discussion; and at
certain points, such as review of the Land Use Table, Parking Requirements, and the
Reformatted Outline, there will be more substantive discussion on the item. When materials
are associated with the Update, as with the White Papers associated with the Update, such
information will be made available to the public and Commission prior to the meeting. (Doug
Davidson/Kyle Bell)
Specific Items for Consideration are:
a. Preliminary Review of Article 4 (Regulations for Specific Land Uses and Activities)
b. Informational Items: Draft White Papers – Re-envisioning Personal Mobility and
Implementing the Climate Action Plan
c. Follow-up from City Council Study Session – April 10, 2018
The following directions were provided:
Specify minimum size of efficiency units.
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April 11, 2018
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Appropriate to put Deemed Approved date in PC4.15 Item 2A.
Staff will reword PC4.16 Item C in regards to "late night" and "early morning".
Consider adding "or on the premises" rather than just "in the surround areas" to PC4.17
Item C.
Item B "Other facility standards" language should specify that dog kennels are prohibited
to mixed use "projects".
Typo in PC4.21 Item 3 should be "Properly screened" rather than "property screened".
Expand definition of convenient stores in PC4.24.
Detail residential versus commercial district in the hours of operation.
Specify residential zones in PC4.28 Cl.
Specify "2 consecutive days" to "2 consecutive days in same location" in PC 4.29 item 3.
Swap "impervious" to "all weather" in PC 4.29 Cl.
Be more specificsuch as "no vehicle longer than 20 feet" in PC4.33.
Add ADU to PC4.37 Item 7.
Under location Dl of 4.42D, consider a setback between a recycling processing facility
and a residence greater than 100 feet.
Use permit needs to add item "Demonstrate compliance with noise ordinance standards",
odor and vector control.
COMMENT AND DISCUSSION
5.Agenda Forecast -Deputy Community Development Director Doug Davidson provided an
update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 10:08 p.m. The next Regular meeting of the Planning Commission
is scheduled for Wednesday, April 25, 2018 at 6:00 p.m., in the location, 990 Palm Street, San
Luis Obispo, California.
APPROVED BY THE PLANNING COMMISSION: 06/13/2018
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Meeting Date: April 11, 2018
Item Number: #4
2
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a mixed-use development consisting of 78 apartment units and 6,800 square feet
of commercial space, including a request for a 27% parking reduction associated with a Trip Reduction
Plan. Additional requests include specific land uses, live entertainment, and adjusted hours of operation.
PROJECT ADDRESS: 950 Orcutt Road BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: USE-1197-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) that allows the approval of a
mixed-use project within the Manufacturing zone, subject to findings and conditions of approval.
SITE DATA
Applicant Andy Fuller
Complete Date February 13, 2018
Zoning M, Manufacturing Zone
General Plan Services and Manufacturing
Site Area ~2.00 acres
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332, Class 32, In-fill
Development Projects, of the CEQA
Guidelines
SUMMARY
The project applicant, Andy Fuller, is proposing to demolish existing non-historic structures and
construct a new one to three-story mixed-use development with commercial/office uses along Orcutt
Road, (6,800 sq. ft.) and a residential structure consisting of seventy-eight (78) residential units, located
at the corner of Duncan Lane & Orcutt Road, within the Manufacturing (M) zone.
The project has been designed to be consistent with the Zoning Regulations and is requesting a 27%
parking reduction associated with a Trip Reduction Plan. A Planning Commission Use Permit is required
for a mixed-use project within the M-zone subject to specific findings as detailed in this report.
Additional use permit requests associated with this application are listed under the Project Description
and detailed in the Project Analysis of this report.
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USE-1197-2017
950 Orcutt Road
Page 2
1.0 COMMISSION’S PURVIEW
The Planning Commission’s (PC) purview is to review the project in terms of its consistency with the
City General Plan and Zoning Regulations. If the PC approves the use permit, the Architectural Review
Commission (ARC) will conduct final design review of the project (ARCH-1196-2017).
2.0 PROJECT INFORMATION
Site Information/Setting
Site Size 2.00 acres
Present Use & Development Box Kite Barnyard (Outdoor Storage Yard) & Bang the Drum (Brewery)
Topography Relatively Flat
Access Duncan Lane
Surrounding Use / Zoning North: M (Warehouse & Storage Yard)
South: R-4-PD (Avivo Townhomes)
East: M (Union Pacific Railroad)
West: C-S (Commercial Services)
Project Description
A summary of significant project features includes the following (Attachment 4, Reduced Project Plans):
1. Project Scope: New mixed-use development consisting of seven buildings within the M-zone;
• Three-story apartment structure including 78 residential units (one moderate-income studio)
• Two one-story commercial structures (6,800 sq. ft.)
• One two-story amenity structure for residents (4,000 sq. ft.)
• Three two-story mechanical parking lifts including 84 parking spaces
• Trip Reduction Plan including a 27% parking reduction
• Request to allow specific land uses within the M-zone, restaurant, office-professional, and
personal services, and continued operation of a brewery with live entertainment; where
normally required by an Administrative Use Permit or otherwise prohibited
• Request to adjust hours of operation for commercial uses associated with the mixed-use
project, between the hours of 7 AM to 11 PM, where 8 AM to 6 PM is normally allowed.
Project Statistics
Item Proposed 1 Ordinance Standard 2
Street Yard setback 15 feet (5 feet for parking) 15 feet (5 feet for parking)
Side Yard Setbacks 1 feet 0 feet
Max. Height of Structure(s) 35 feet 45 feet
Coverage (structures) 40% 75%
Density 46.8 47
Floor Area Ratio (FAR) .78 1.5
Parking Spaces 114 (27% parking reduction) 156
Notes: 1. Applicant’s project plans
2. City Zoning Regulations 2015
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USE-1197-2017
950 Orcutt Road
Page 3
3.0 PROJECT ANALYSIS
The proposed project must conform to the standards and limitations of the Zoning Regulations and
Engineering Standards. Staff has evaluated the project against relevant standards and guidelines and
found it to be in substantial compliance, as discussed in this analysis.
Consistency with the General Plan
The Housing and Land Use Elements encourage mixed-use projects where they can be found to be
compatible with existing and potential future development. The project is consistent with Housing
Element Program 6.15, which identifies the subject site as an area for higher-density, infill or mixed-use
housing (refer to Attachment 2, Housing Element Map)1. The Land Use Element encourages compatible
mixed uses in commercial districts (LUE Policy 3.8.5) and specifically discusses residential and
commercial mixed use (LUE Policy 2.3.6)2.
Consistency with the Zoning Regulations
In accordance with the Table 9 of the Zoning Regulations, mixed-use projects require a PC Use Permit
to be constructed within the M-zone. Mixed-use projects require that the PC make specific findings
regarding General Plan, neighborhood compatibility, findings for health, safety and welfare, and findings
that the mix of uses provides greater benefits such as proximity to work places, affordable housing, and
trip reduction.
Mixed-Use Development: The Zoning Regulations 17.08.72 Mixed Use Projects provide standards for
the design of mixed-use projects to consider potential impacts on adjacent properties and designed to be
compatible with the adjacent and surrounding residential neighborhoods. Mixed-use projects must be
designed to achieve specific objectives including design criteria, site layout, and performance standards.
The project has been designed with the physical separation between the residential and nonresidential
uses and associated activity areas by a drive aisle across the site, ensuring that the residential units are
of a residential character and provide privacy between the uses, while maintaining internal compatibility
between the different uses by integrating pedestrian connectivity with the commercial areas. The project
design incorporates specific design features to minimize potential impacts to and from adjacent
properties by orienting sensitive uses away from the primary street frontage, while providing enclosed
parking lifts along the property line adjacent to the railroad, effectively buffering potential impacts such
as odors, glare, and transportation-related noise associated with the Orcutt Road and the railroad. The
vicinity is developed with low-intensity commercial service uses and is conducive to a mixed-use project
with high-density residential development directly across Orcutt Road. The project’s proposed common
area is located internal to the project, and no shared residential outdoor areas are proposed along the
southern or eastern property boundaries; therefore, the site design would minimize potential adverse
impacts from nonresidential project noise.
1 Housing Element Policy 6.15. Consider General Plan amendments to rezone commercial, manufacturing or public facility
zoned areas for higher-density, infill or mixed-use housing where land development patterns are suitable and where
impact to Low-Density Residential areas is minimal. For example, areas to be considered for possible rezoning include,
but are not limited to… (A) portions of South Broad Street Corridor and Little Italy area.
2 Land Use Element Policy 2.3.6. The City shall encourage mixed use projects, where appropriate and compatible with
existing and planned development on the site and with adjacent and nearby properties. The City shall support the location
of mixed use projects and community and neighborhood commercial centers near major activity nodes and
transportation corridors / transit opportunities where appropriate.
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950 Orcutt Road
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The project design complies with building setbacks, lot coverage, density, and building height
requirements for the M-zone (see Section 2.0 Project Statistics). The project meets site layout standards
for mixed-use projects by locating the residential units behind the commercial portion of the project and
with no residential units on the ground floor within 50 feet of Duncan Lane. Based on the size of the
proposed commercial floor area (6,800 square feet) no off-street loading areas are required. Trash corrals
are proposed along the common drive, in areas convenient for both the commercial and residential uses.
The project will be reviewed by the ARC pending the land use determination by PC, ensuring the
building design is compatible with adjacent structures and the surrounding neighborhood in terms of
architectural style, color, exterior materials, roof styles, landscaping, and signage.
Mix of Uses: Where a mixed-use project is proposed with a use required by Section 17.22.010 to have
Use Permit approval in the applicable zoning district, the entire mixed-use project shall be subject to that
permit requirement. Aside from the PC Use Permit requirement, Table 9 of the Zoning Regulations
identifies uses that may be allowed or conditionally allowed within the M-zone. The applicant has
included the request with the associated mixed-use project to include the conditional allowance of a
restaurant and Office-Professional land uses, as well as the continued allowance of the brewery. The
project also includes the request for the allowance of Personal Service land uses, however these uses are
currently prohibited within the M-zone, in accordance with Table 9. There is no mechanism within the
regulations to allow this type of use associated with this use permit request. Staff recommends Condition
No. 10 conditioning the project to be consistent with land uses allowed or conditionally allowed within
the M-zone.
The property was previously approved for a restaurant use (Administrative Use Permit, A 74-12),
although the restaurant use permit was never realized and has since expired. The request to provide a
restaurant use associated with this application is consistent with the findings of the previous use permit,
which have been incorporated into this application, and the use is compatible and complementary to the
mixed-use development and neighboring land uses.
The property was also approved for a brewery with live entertainment, to take the place to the restaurant
use, (Administrative Use Permit, A 27-13), the brewery use permit is still active (Bang the Drum
Brewing). The brewery use permit will remain active, consistent with expiration timeframes identified
in the Zoning Regulations Section 17.58.030. At the time of review of tenant improvements, the
Community Development Director will determine consistency with the active use permit or identify
whether a modification to with the use permit will be necessary.
The Zoning Regulations Chapter 17.22 Table 9 stipulate that Office uses within the M-zone require an
Administrative Use Permit identifying specific findings in order to determine compatibility with existing
and allowed land uses in the area3. The required findings have been incorporated into the draft resolution
3 Zoning Regulations Chapter 17.22 Note 4. C-S and M-zones – Required findings for offices. The approval of an office
facility in the C-S or M-zone shall require that the review authority first find that: (a) The project will be compatible
with existing and allowed land uses in the area; (b) The project location or access arrangements w ill not significantly
direct traffic to use local or collector streets in residential zones; (c) The project will provide adequate mitigation to
address potential impacts related to noise, light and glare, and loss of privacy, among others, imposed by comm ercial
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950 Orcutt Road
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as part of this project. Staff recommends Condition No. 6 limiting the Office-Professional use to one
suite within the project site as part of this project, in order to allow for a variety of uses that may
complement the residential component of the project.
Hours of Operation: The applicants proposal includes a request to adjust hours of operation for
commercial uses associated with the mixed-use project, between the hours of 7:00 AM to 11:00 PM, where
8:00 AM to 6:00 PM is normally allowed4. The Noise Element of the General Plan sets noise exposure
standards for noise-sensitive land uses, and performance standards for new commercial and industrial
uses. Residences are considered a noise-sensitive land use and have specific thresholds for exposure. For
reference, the maximum hourly noise exposure for a residence is 50 decibels between the hours of 7:00
AM and 10:00 PM (day) and 45 decibels from 10:00 PM to 7:00 AM (night). In order to ensure that the
commercial uses will not negatively impact the residential uses within and nearby the project site, staff
recommends Condition No. 5 limiting the hours of operation for all commercial activity from 7:00 AM
to 10:00 PM, as opposed to the proposed 11:00 PM. Once specific businesses have been established, a
separate application may be reviewed to adjust the hours for specific businesses outside the limitations
of this use permit. Allowing hours of operation to extend until 10:00 PM, is consistent with the Noise
Element of the General Plan and the City’s Noise Ordinance, both of which require lower noise levels
starting at 10:00 PM daily.
Noise: The project site is in close proximity to noise sources including the Union Pacific Railroad, Orcutt
Road, and the San Luis Obispo County Airport. Staff recommends Condition No. 11 to ensure that the
design of proposed structures will incorporate site planning measures and noise attenuating construction
techniques that reduce noise exposure to acceptable levels. Exposure in outdoor activity areas must not
exceed 60 decibels and indoor exposure must not exceed 45 decibels.
Airport Safety Zones: The project site is located within the Airport Safety Zone S-2 as identified in the
San Luis Obispo County Airport Land Use Plan. Zoning Regulations Chapter 17.57 Airport Overlay
Zone (AOZ) ensure that land uses and development within the City limits are compatible with existing
and future airport operations. The proposed mixed-use project and all associated uses are consistent with
the development standards and uses of the underlining zone within the S-2 Safety Zone, in accordance
with Zoning Regulations Table 10 – AOZ Maximum Allowed Persons.
Affordable Housing: The Zoning Regulations Chapter 17.91 outline the applicably and general standards
for providing inclusionary housing which is intended to implement General Plan policies guiding land
use and housing development. The commercial portion of the project requires two affordable units per
acre, resulting in a requirement of four affordable dwelling units. The General Plan Housing Element
Table 2A identifies that the project density of 23.88 Density Units per acre with an average unit size of
572 square feet provides an adjustment factor of zero, meaning that no affordable housing units are
activities on nearby residential areas, by using methods such as setbacks, landscaping, berming and fencing; (d) The
project will not preclude industrial or service commercial uses in areas especially suited for these uses when compared
with offices; and (e) The project will not create a shortage of C-S- or M-zoned land available for service commercial or
industrial development.
4 Zoning Regulations Section 17.08.072.E(3). Hours of Operation. A mixed-use project proposing a commercial component
that will operate outside of the hours from 8:00 a.m. to 6:00 p.m. shall require the Director's approval to ensure that the
commercial use will not negatively impact the residential uses within the project.
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950 Orcutt Road
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required for the residential or commercial development. However, as identified in footnote 2 of Table
2A, at least one affordable unit is required for the project. The applicant has incorporated one moderate
income studio apartment within the residential portion of the project to comply with this requirement.
Parking & Parking Lifts: The project requires 156 vehicle parking spaces. The applicant is requesting a
27% parking reduction, resulting in the provision of 114 vehicle parking spaces onsite. The project
qualifies for a shared parking reduction of 10% because the project includes two or more land uses that
share common parking areas5, parking is adequate for the proposed project and all uses on-site6.
Condition No. 18 includes a requirement that the property owner must submit a running total of the site’s
parking requirements with the submittal of any building permit for tenant improvements, and/or each
business license. The project qualifies for bicycle parking reduction of 7% due to the 60 additional
bicycle parking spaces provided, resulting in a reduction of one parking space per five additional bicycle
parking spaces provided (12 vehicle spaces). The bicycle parking reduction helps implement the City’s
multi-modal shift of the Circulation Element to 20% bicycle trips within the City.
The project also includes a Trip Reduction Plan to reduce the parking by an additional 10% by outlining
the measures that will be implemented in an effort to reduce the number of vehicle trips generated by
residents and other uses within the project site7 (Attachment 3, Trip Reduction Plan). The plan provides
an explanation of methods offered for the site such as; Trip Reduction Coordinator, Community
Transportation Board, shared automobiles, bicycle repair station, new neighborhood packets providing
information for site amenities and proximity to alternative modes of transportation within walking or
biking distances of the site.
Type of use Parking Spaces
Required Provided
Residential Units (78) 114 84
Commercial Space (6,800 SF) 42 30
Total: 156 114
Shared Reduction (10%) 15.6
Bicycle Parking Reduction (7%) 10.9
Trip Reduction Plan (10%) 15.6
Total Reduction: 42 spaces
5 Zoning Regulations Sections 17.16.060.B. Where two or more uses share common parking areas, the total number of
parking spaces required may be reduced by up to 10% with approval of an administrative use permit …
6 Zoning Regulations Sections 17.16.060K.3. Where there has been a reduction in required parking, all resulting spaces
must be available for common use and not exclusively assigned to any individual use. In mixed use projects, required
residential parking may be reserved, but commercial parking must be made available for guests or overflow from
residences.
7 Zoning Regulations Sections 17.16.060E. By approving an administrative use permit, the Director may reduce the parking
requirement for projects implementing non-auto travel, particularly for commuting, when it can be demonstrated that
reduction of on-site parking will be safe, and will not be detrimental to the surrounding area or cause a decline in quality
of life. The applicant shall provide reasonable justification for the reduction, including innovative project design,
transportation demand management (tdm), or incentives, which will reduce single-occupant vehicle travel to and from
the site.
Attachment 2
Packet Page 47
USE-1197-2017
950 Orcutt Road
Page 7
The applicant is also requesting to incorporate mechanical parking lifts as part of the project, as proposed,
each of the three lifts parks 28 vehicles resulting in 84 parking spaces. The dimensions of the system
allow for a large variety of car models as listed within the Project Plans, Sheet A7.1 (Attachment 4).
Vehicles which do not fit into the lift system, have the ability to park in the regular parking stalls provided
in the surface parking lot (30 spaces). The Zoning Regulations stipulate that an Administrative Use
Permit (elevated to the Planning Commission in this case) is required for mechanical parking lifts in
commercial zones with required findings ensuring superior design and implementation of City goals and
policies for infill development. The project complies with the required findings as incorporated into the
draft resolution of this project. Staff recommends Condition No. 14, requiring review by the ARC to
ensure compliance with the Community Design Guidelines for compatibility with the building and site
design.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the
State California Environmental Quality Act (CEQA) Guidelines, because the project is consistent with
General Plan policies for the land use designation and is consistent with the applicable zoning
designation and regulations. The project site occurs on a property of no more than five acres substantially
surrounded by urban uses that has no value as habitat for endangered, rare or threatened species and is
served by required utilities and public services. The project has been reviewed by the City Public Works
Department, Transportation Division, and no significant traffic impacts were identified, based on the
size and location of the project.
5.0 OTHER DEPARTMENT COMMENTS
Staff comments provided during review of the proposed project are incorporated into the presented
evaluation and conditions of approval. Additional conditions will be provided in the architectural review
report regarding public improvement requirements, utility connections, and other site features.
6.0 ALTERNATIVES
6.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
6.2 Deny the item. Deny the project based on findings of inconsistency with the Zoning
Regulations and/or other pertinent City standards. This alternative is not recommended,
because the project is consistent with the General Plan and Zoning Regulations, and further
evaluation could be accommodated in the review process.
7.0 ATTACHMENTS
1.Draft Resolution
2.Housing Element Map
3.Trip Reduction Plan
4.Reduced Project Plans
Available at the Community Development Department: Project Plans
Attachment 2
Packet Page 48
DRAFT
City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo
Minutes - Draft
Planning Commission
Regular Meeting
Wednesday, July 11, 2018
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, July 11, 2018 at 6:00 p.m. in the Council Chamber, located at 990 Palm Street, San
Luis Obispo, California, by Chair Fowler.
ROLL CALL
Present: Commissioners Hemalata Dandekar, Robert Jorgensen, John McKenzie, and
Vice-Chair Charles Stevenson.
Absent: Commissioner Nicholas Ostebur and Chair John Fowler
Staff: Community Development Deputy Director Davidson, Assistant City Attorney
Jon Ansolabehere, Recording Secretary Teresa Purrington (from recording).
Pledge of Allegiance
Chair Fowler led the Pledge of Allegiance.
By consensus the Commission reordered the Agenda moving Item 3 after Item 4.
1. CONSENT AGENDA – CONSIDERATION OF MINUTES JUNE 13TH, JUNE 14TH,
JUNE 27TH AND JUNE 28TH, 2018.
ACTION: MOTION BY COMMISSIONER JORGENSEN, SECOND BY
COMMISSIONER DANDEKAR, CARRIED 5-0-2 (COMMISSIONER OSTERBUR AND
CHAIR FOWLER ABSENT) to approve the minutes of June 13, 2018.
ACTION: MOTION BY COMMISSIONER MCKENZIE SECOND BY COMMISSIONER
JORGENSEN, CARRIED 5-0-2 (COMMISSIONER OSTERBUR AND CHAIR FOWLER
ABSENT) to approve the minutes of June 14, 2018.
ACTION: MOTION BY COMMISSIONER JORGENSEN, SECOND BY
COMMISSIONER WULKAN, CARRIED 5-0-2 (COMMISSIONER OSTERBUR AND CHAIR
FOWLER ABSENT) to approve the minutes of June 27, 2018 with the following addition to page
4 of the Minutes for June 27, 2018:
Top of page first change add “and focuses on the distant visual views from gathering places.”
Attachment 3
Packet Page 49
DRAFTPlanning Commission Meeting Minutes
July 11, 2018
Page 2
ACTION: MOTION BY COMMISSIONER DANDEKAR, SECOND BY
COMMISSIONER MCKENZIE, CARRIED 5-0-2 (COMMISSIONER OSTERBUR AND
CHAIR FOWLER ABSENT) to approve the minutes of June 28, 2018.
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
Lydia Morenza
--End Public Comment--
PUBLIC HEARINGS
2. 159/161 Broad Street and 141 Bressi Place. Case # RZ 1629-2018; The Planning Commission
initiated a Zoning Map change in review of the Subdivision application MS 32-14 in September
2015. As part of the Zoning Regulations Update, the City is now incorporating this direction onto
the Zoning Map. The proposed change is to add an “S” (Special Considerations) Overlay Zone
onto the properties to respect the natural resources on the property, including the wildlife corridor
and creek.; Initial Study/Negative Declaration prepared for the 2018 Zoning Regulations Update;
City of San Luis Obispo Community Development Department, Applicant.
Deputy Director of Community Development Doug Davidson presented the staff report and
responded to Commission inquiries.
Vice Chair Stevenson opened the public hearing.
Public Comments
Jan Marx
T. Keith Gurnee
Cheryl McLean
Carmen Trudell
Vice Chair Stevenson closed the public hearing
ACTION: MOTION BY COMMISSIONER MCKENZIE, SECOND BY COMMISSIONER
WULKAN to adopt Resolution No. 1010-2018 entitled:
“A Resolution of the Planning Commission of the City of San Luis Obispo,
California, recommending that the City Council approve an amendment of the
City’s Zoning Map to designate approximately 20.2 acres within the R-1 and C/OS-
20 zones on the west side of Broad Street, south of Serrano Drive, as R-1-S, Low-
Density Residential Zone and C/OS-S-20, Conservation/Open Space with a Special
Considerations Overlay (RZ-1629-2018; 159 & 161 Broad Street And 141 Bressi
Place)”
The motion Carried by a roll call vote as follows:
Attachment 3
Packet Page 50
DRAFTPlanning Commission Meeting Minutes
July 11, 2018
Page 3
AYES: COMMISSIONERS DANDEKAR, JORGENSEN, MCKENZIE AND
WULKAN, AND VICE CHAIR STEVENSON
NOS: NONE
ABSENT: COMMISSIONER OSTERBUR AND CHAIR FOWLER
3. 3063 Rockview. Case #: SBDV-1211-2017 and EID-1303-2017; Review of a common
interest vesting tentative tract map No. 3113 to create eight (8) residential lots, a use permit to
allow development on a site with a Special Consideration overlay and a Mitigated Negative
Declaration of Environmental Impact; R-2-S and C/OS zones; Teixiera Capital Partners III
LLC, Applicant.
Associate Planner Rachel Cohen presented the staff report and responded to Commission
inquiries.
Applicant Representative, Heidi Gibson, provided an overview of the project.
Vice Chair Stevenson indicated he had ex-parte communication with the Applicant and the
Applicant’s representative.
Vice Chair Stevenson opened the public hearing.
Public Comments
None
Vice Chair Stevenson closed the public hearing
ACTION: MOTION BY COMMISSIONER JORGENSEN, SECOND BY
COMMISSIONER DANDEKAR to adopt Resolution No. 1012-2018 entitled:
“A Resolution of the Planning Commission of the City of San Luis Obispo,
California, recommending the City Council adopt a common interest Vesting
Tentative Tract Map No. 3113 to create eight (8) residential lots, a Use Permit to
allow development on a site with a Special Considerations Overlay, and a Mitigated
Negative Declaration of Environmental Review (SBDV1211-2017/EID-1303-
2017)”
As amended in the staff presentation.
The motion Carried by a roll call vote as follows:
AYES: COMMISSIONERS DANDEKAR, JORGENSEN, MCKENZIE AND
WULKAN, AND VICE CHAIR STEVENSON
NOS: NONE
Attachment 3
Packet Page 51
DRAFTPlanning Commission Meeting Minutes
July 11, 2018
Page 4
ABSENT: COMMISSIONER OSTERBUR AND CHAIR FOWLER
4. 950 Orcutt. Case #: USE 1197-2017; Continued review of a mixed-use development
consisting of 75 apartment units and 6,800 square feet of commercial space, including a request
for a 10% parking reduction. Additional requests include specific land uses, live entertainment,
and adjusted hours of operation, with a Class 32 Categorical Exemption (Infill Development)
from environmental review; M zone; Fuller Apartment Homes, Applicant.
Associate Planner Kyle Bell presented the staff report and responded to Commission
inquiries.
Applicant Representative, Tom Jess, Arris provided an overview of the project;
Vice Chair Stevenson opened the public hearing.
Public Comments
None
Vice Chair Stevenson closed the public hearing
ACTION: MOTION BY COMMISSIONER WULKAN, SECOND BY
COMMISSIONER MCKENZIE, to adopt the resolution with the direction to the
Architectural Review Commission and Conditions revised at the meeting.
The motion Failed by a roll call vote as follows:
AYES: COMMISSIONERS WULKAN AND MCKENZIE
NOS: COMMISSIONERS DANDEKAR AND JORGENSEN AND VICE
CHAIR STEVENSON
ABSENT: COMMISSIONER OSTERBUR AND CHAIR FOWLER
Commissioner Wulkan left the meeting at 8:18 P.M.
ACTION: MOTION BY COMMISSIONER JORGENSEN, SECOND BY
COMMISSIONER MCKENZIE, to adopt Resolution No. PC 1011-2018 entitled:
“A Resolution of the San Luis Obispo Planning Commission approving a Mixed-
Use development consisting of 78 apartment units and 6,800 square feet of
commercial space, including a request for a 10% parking reduction associated with
a Trip Reduction Plan. Additional requests include specific land uses, live
entertainment, and adjusted hours of operation. The project is Categorical
Attachment 3
Packet Page 52
DRAFTPlanning Commission Meeting Minutes
July 11, 2018
Page 5
Exemption from Environmental Review as represented in the Planning
Commission agenda report and attachments dated July 11, 2018 (950 Orcutt, USE-
1197-2017)”
With the following changes to Conditions:
• Condition 4 change to “shall incorporate” instead of encouraging Public Art.
• Condition 9 revised to “...Upon review of a Night Club Use Permit, or a modification
to the existing use permit, and considering the findings of a noise study, the hours or
other conditions of operation may be re-evaluated or restricted to comply with the
noise ordinance and assure compatibility with residential uses.”
• Condition 17 change to “...the applicant is encouraged to provide a Trip Reduction
Plan identifying the responsibility…” and revise shall language to should.
And the following direction to the Architectural Review Commission:
• Clearly identify bicycle access and connectivity from the project site leading to the
Railroad bike path.
• Explore options to incorporate and identify loading and unloading areas for residents
prior to storage of vehicles in the parking lifts.
• Review the Railroad District Plan and consider incorporating architecture elements
and design standards that enhance compatibility between the project site and the
adjacent Historic District.
• Explore significant architectural treatments or design alternatives for the mechanical
parking lifts that provide more articulation or reduce monotony and mass of the
structures as viewed from the Railroad right-of-way.
• Consider opportunities to increase solar access and reduce shading for the residential
courtyard open space area.
• Consider revising the orientation of the commercial structure at the corner of Orcutt
Road and Duncan Lane to effectively screen parking while enhance the commercial
structures presence along the intersection. Explore extending the structure to wrap
around the parking area while reducing parking demand rather than required parking.
The motion Carried by a roll call vote as follows:
AYES: COMMISSIONERS DANDEKAR, JORGENSEN AND MCKENZIE
NOS: VICE CHAIR STEVENSON
ABSENT: COMMISSIONERS OSTERBUR AND WULKAN AND CHAIR
FOWLER
COMMENT AND DISCUSSION
5. Agenda Forecast – Deputy Community Development Director Doug Davidson provided an
update of upcoming projects.
Attachment 3
Packet Page 53
DRAFTPlanning Commission Meeting Minutes
July 11, 2018
Page 6
ADJOURNMENT
The meeting was adjourned at 8:51 p.m. The next Regular meeting of the Planning Commission
is scheduled for Wednesday, July 25, 2018 at 6:00 p.m., in the location, 990 Palm Street, San Luis
Obispo, California.
APPROVED BY THE ADVISORY BODY NAME: XX/XX/2017
Attachment 3
Packet Page 54
Meeting Date: July 11, 2018
Item Number: #2
2
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Continued review of a mixed-use development consisting of 78 apartment units and 6,800
square feet of commercial space, including a request for a 10% parking reduction. Additional requests
include specific land uses, live entertainment, and adjusted hours of operation.
PROJECT ADDRESS: 950 Orcutt Road BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: USE-1197-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) that allows the approval of a
mixed-use project within the Manufacturing zone, subject to findings and conditions of approval.
SITE DATA
Applicant Andy Fuller
Complete Date May 23, 2018
Zoning M, Manufacturing Zone
General Plan Services and Manufacturing
Site Area ~2.00 acres
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332, Class 32, In-fill
Development Projects, of the CEQA
Guidelines
SUMMARY
The project applicant, Andy Fuller, is proposing to demolish existing non-historic structures and
construct a new one to three-story mixed-use development with commercial/office uses along Orcutt
Road, (6,800 sq. ft.) and a residential structure consisting of seventy-eight (78) residential units, located
at the corner of Duncan Lane & Orcutt Road, within the Manufacturing (M) zone.
The project has been designed to be consistent with the Zoning Regulations and is requesting a 10%
parking reduction inclusive of a Trip Reduction Plan. A Planning Commission Use Permit is required
for a mixed-use project within the M-zone subject to specific findings as detailed in the previous staff
report (Attachment 2, Previous Staff Report 4.11.18).
Attachment 3
Packet Page 55
USE-1197-2017
950 Orcutt Road
Page 2
1.0 COMMISSION’S PURVIEW
The Planning Commission’s (PC) purview is to review the project in terms of its consistency with the
City General Plan and Zoning Regulations. If the PC approves the use permit, the Architectural Review
Commission (ARC) will conduct final design review of the project (ARCH-1196-2017).
2.0 PROJECT INFORMATION
Project Description
A summary of significant project features includes the following:
1. Project Scope: Please review the previous staff report for project details and features (Attachment
2, Previous Staff Report 4.11.18), the revised plans include the following changes;
• Three four-story mechanical parking lifts including 111 parking spaces
• Trip Reduction Plan and a 10% parking reduction
• Concrete wall to screen parking from Duncan Lane
• Historic District sign located at the corner of the Railroad and Orcutt Road
Project Statistics
Item Proposed 1 Ordinance Standard 2
Street Yard setback 15 feet (5 feet for parking) 15 feet (5 feet for parking)
Side Yard Setbacks 1 feet 0 feet
Max. Height of Structure(s) 35 feet 35 feet
Coverage (structures) 40% 75%
Density 46.8 47
Floor Area Ratio (FAR) .78 1.5
Parking Spaces 139 (10% parking reduction) 156
Notes: 1. Applicant’s project plans
2. City Zoning Regulations 2015
3.0 BACKGROUND
The project site was reviewed by the PC on April 11, 2018 and was continued to a date uncertain
(Attachment 3, PC Meeting Minutes). The PC provided direction to the applicant to work with staff to
redesign the project to address specific concerns including the following;
1) Re-consider the parking reduction and/or redesign the project to require fewer parking spaces.
2) Provide a noise study due to proximity to the railroad and Orcutt road as this could affect the
design of the project. If units provide a balcony, they should be designed to address noise.
3) Address concerns regarding hydrocarbons from idling trains in proximity to the project.
4) Consider wrapping the corner building along Duncan to conceal views of the parking lot.
5) Consider land use compatibility, as this is primarily a residential project in a manufacturing zone.
6) Consider the project design along the historic railroad district, incorporate design elements or
features in acknowledgement of the historic district.
7) Consider rezoning the property and surrounding area.
Attachment 3
Packet Page 56
USE-1197-2017
950 Orcutt Road
Page 3
4.0 PROJECT ANALYSIS
The Planning Commission recommended seven directional items to be reviewed and evaluated prior to
taking final action on the project. The applicant has made the following changes in response to the
directional items (Attachment 4, Applicant’s Response Letter):
Directional Item #1: Re-consider the parking reduction and/or redesign the project to require fewer
parking spaces.
Response: The applicant has redesigned the project to provide 25 additional vehicle parking spaces
within the project by adding an additional floor to the parking lifts. The parking reduction has been
revised from the previous 27% reduction to a 10% reduction. The parking reduction request includes a
7% bicycle parking reduction by providing 60 additional bicycle parking spaces for the project to reduce
the requirement by 12 vehicle spaces, and a 3% shared parking reduction for the shared parking spaces
between all uses to reduce the requirement further by 5 vehicle spaces. The project also includes the Trip
Reduction Plan outlining the measures that will be implemented in an effort to reduce the number of
vehicle trips generated by residents and other uses within the project site (Attachment 5, Trip Reduction
Plan). The Zoning Regulations stipulate that mechanical parking lifts may be used to satisfy all or a
portion of vehicle parking requirements. The project qualifies for the shared parking reduction of 3%
because the project includes two or more land uses that share common parking areas and parking is
adequate for the proposed project and all uses on-site1.
Directional Item #2: Provide a noise study due to proximity to the railroad and Orcutt Road as this
could affect the design of the project. If units provide a balcony, they should be designed to address
noise.
Response: A noise study has been prepared by 45db Acoustics dated May 3, 2018. The study concludes
that the parking lift garages and commercial buildings along Orcutt Road work effectively to reduce the
noise levels at the residential building and decks to acceptable levels, no specific mitigation is required
(Attachment 6, Noise Study). The noise study considered the following factors;
• The topographical relationship of potential amplified music sources and the nearby potential
sensitive receptors
• Identification of noise sources and their characteristics, including predicted noise spectra and
sound levels at the exterior of the proposed dwelling, considering present and future land usage
and terrain
• Basis for the sound level prediction (i.e., acoustically modeled from published data), noise
attenuation measures to be applied, and an analysis of the noise propagation considering the
physical layout of built environment
• Analysis of the noise insulation effectiveness of the proposed construction showing that the
prescribed interior noise level requirements are met.
• Information on fundamentals of noise and vibration to aid in interpreting the report
1 Zoning Regulations Sections 17.16.060K.3. Where there has been a reduction in required parking, all resulting spaces
must be available for common use and not exclusively assigned to any individual use. In mixed use projects, required
residential parking may be reserved, but commercial parking must be made available for guests or overflow from
residences.
Attachment 3
Packet Page 57
USE-1197-2017
950 Orcutt Road
Page 4
Directional Item #3: Address concerns regarding hydrocarbons from idling trains in proximity to the
project.
Response: The subject property is located over a mile away from the closest site where idling trains are
permitted. In addition, the City has installed compressed air stations at locations where trains are
permitted to idle to encourage the operators to shut off their engines and instead charge their brakes with
compresses air. The applicant has also addressed how hydrocarbons from passing trains will be further
reduced by the increases in height of the parking lift structures that line the train tracks and the level of
hydrocarbons would be reduced at the face of the residential building.
Directional Item #4: Consider wrapping the corner
building along Duncan to conceal views of the parking
lot.
Response: The applicant has provided a punched
concrete screen wall along Duncan Lane designed to
conceal views of the parking lot. This change required
the elimination of a surface parking space (relocated in
the parking lifts). The wall adds visual interest and is
clearly articulated as an entry feature, effectively
screening the parking lot from the intersection.
Directional Item #5: Consider land use compatibility, as this is primarily a residential project in a
manufacturing zone.
Response: The project site is located within a Service and Manufacturing District; however, only one
light-manufacturing use exist within the immediate vicinity. The property directly to the west, located
within the Service Commercial (C-S) zone, was developed and designed as an office/warehousing
development consisting primarily of office and warehousing uses. In 1988 an Administrative Use Permit
was approved for a light-manufacturing use to occupy Suite B within the facility (heavy-manufacturing
uses are prohibited within the C-S zone). The use, now occupied by Jennings Aeronautics, Inc., is fully
contained within the building envelope, no light-manufacturing activities are permitted outside of the
structure.
Duncan Lane is a cul-de-sac providing access to a personal storage facility, Mission Storage Centers,
and a storage yard owned by the railroad (currently vacant). The proposed mixed-use project provides a
transition from the existing Service & Manufacturing District (consisting of predominantly storage and
office uses) to the High Residential District located directly across Orcutt Road. The General Plan
Housing Element recognizes the site and the immediate neighborhood as appropriate for housing and it
is anticipated that future development within the vicinity will likely consist of residential or mixed-use
development. Future development of manufacturing uses within the vicinity require use permit approval
and concerns related to impacts from noise and odor would be addressed through use permit conditions
to ensure compatibility with nearby residential uses. Therefore, the proposed project is compatible with
the existing and potential future development within the neighborhood.
Attachment 3
Packet Page 58
USE-1197-2017
950 Orcutt Road
Page 5
Directional Item #6: Consider the project design along the Historic Railroad District and incorporate
design elements or features in acknowledgement of the historic district.
Response: The applicant has incorporated a monument sign along Orcutt Road near the train tracks
designed to welcome visitors to the Historic Railroad District. The ARC will evaluate the design of the
sign and the project in consideration of the Historic Railroad District, Community Design Guidelines
and Sign Regulations.
Directional Item #7: Consider rezoning the property and surrounding area.
Response: The applicant has submitted an application for a mixed-use project within the M-zone. The
Zoning Regulations provide the ability to develop mixed-use projects within the M-zone subject to
development standards without requiring rezoning of the property. Mixed-use projects require that the
Planning Commission make specific findings regarding General Plan, neighborhood compatibility,
findings for health, safety and welfare, and findings that the mix of uses provides greater benefits such
as proximity to work places, affordable housing, and trip reduction.
The General Plan Housing Element Program 6.15 identifies the site to be considered for possible
rezoning, in order to accommodate higher-density, infill or mixed-use housing (Attachment 7, Housing
Element Map). Rezoning the property is not required or necessary to provide higher-density housing as
density allowances for the M-zone and the High-Density Residential (R-4) zone are the same (24 density
units/acre). The Housing and Land Use Elements encourage mixed-use projects where they can be found
to be compatible with existing and potential future development. The Land Use Element encourages
compatible mixed uses in commercial districts (LUE Policy 3.8.5) and specifically discusses residential
and commercial mixed use (LUE Policy 2.3.6)2.
CONCLUSION
In summary, the applicant has responded to the PC directional items and the revised project design
complies with building setbacks, lot coverage, density, and building height requirements for the M-zone
(Attachment 8, Revised Project Plans). The project meets site layout standards for mixed-use projects
by locating the residential units behind the commercial portion of the project. The project design
incorporates specific design features to minimize potential impacts to and from adjacent properties by
orienting sensitive uses away from the primary street frontage, while providing enclosed parking lifts
along the property line adjacent to the railroad, effectively buffering potential impacts such as odors,
glare, and transportation-related noise associated with the Orcutt Road and the railroad.
The project will be reviewed by the ARC pending the land use determination by PC, ensuring the
building design is compatible with adjacent structures and the surrounding neighborhood in terms of
architectural style, color, exterior materials, roof styles, landscaping, and signage.
2 Land Use Element Policy 2.3.6. The City shall encourage mixed use projects, where appropriate and compatible with
existing and planned development on the site and with adjacent and nearby properties. The City shall support the location
of mixed use projects and community and neighborhood commercial centers near major activity nodes and
transportation corridors / transit opportunities where appropriate.
Attachment 3
Packet Page 59
USE-1197-2017
950 Orcutt Road
Page 6
5.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the
State California Environmental Quality Act (CEQA) Guidelines, because the project is consistent with
General Plan policies for the land use designation and is consistent with the applicable zoning
designation and regulations. The project site occurs on a property of no more than five acres substantially
surrounded by urban uses that has no value as habitat for endangered, rare or threatened species and is
served by required utilities and public services. The project has been reviewed by the City Public Works
Department, Transportation Division, and no significant traffic impacts were identified, based on the
size and location of the project.
6.0 OTHER DEPARTMENT COMMENTS
Staff comments provided during review of the proposed project are incorporated into the presented
evaluation and conditions of approval. Additional conditions will be provided in the architectural review
report regarding public improvement requirements, utility connections, and other site features.
7.0 ALTERNATIVES
7.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
7.2 Deny the item. Deny the project based on findings of inconsistency with the Zoning
Regulations and/or other pertinent City standards. This alternative is not recommended,
because the project is consistent with the General Plan and Zoning Regulations, and further
evaluation could be accommodated in the review process.
8.0 ATTACHMENTS
1. Draft Resolution
2. Previous PC Staff Report 4.11.18
3. PC Meeting Minutes 4.11.18
4. Applicant’s Response Letter
5. Trip Reduction Plan
6. Noise Study
7. Housing Element Map
8. Revised Project Plans
Available at the Community Development Department: Project Plans
Attachment 3
Packet Page 60
RESOLUTION NO. PC-XXXX-18
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A MIXED-USE DEVELOPMENT CONSISTING OF 78
APARTMENT UNITS AND 6,800 SQUARE FEET OF COMMERCIAL
SPACE, INCLUDING A REQUEST FOR A 10% PARKING REDUCTION
ASSOCIATED WITH A TRIP REDUCTION PLAN. ADDITIONAL
REQUESTS INCLUDE SPECIFIC LAND USES, LIVE ENTERTAINMENT,
AND ADJUSTED HOURS OF OPERATION. THE PROJECT IS
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW AS
REPRESENTED IN THE PLANNING COMMISSION AGENDA REPORT
AND ATTACHMENTS DATED JULY 11, 2018 (950 ORCUTT, USE-1197-
2017)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
April 11, 2018, continued the project to a date uncertain and provided directional items to the
applicant and staff; pursuant to a proceeding instituted under USE-1197-2017, Andrew Fuller,
applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
July 11, 2018, pursuant to a proceeding instituted under USE-1197-2017, Andrew Fuller,
applicant; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the Planning Commission makes the
following findings in support of the project approval that includes a mixed use (residential and
commercial) project within a Manufacturing zone consisting of specific land uses, adjusted hours
of operation, vehicle parking reductions, and mechanical parking lifts:
1.As conditioned, the establishment, maintenance, or operation of the proposed project will
not, in the circumstances of the particular case, be detrimental to the health, safety, or
general welfare of persons residing or working in the vicinity of the proposed use, or
detrimental or injurious to property and improvements in the neighborhood or to the
general welfare of the City.
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2. As conditioned, the proposed project is consistent with the General Plan Land Use Element
for this location since the project proposes to construct a mixed-use building that includes
convenience restaurants, office professional, and residential uses that can be utilized for
such uses envisioned by the Services and Manufacturing District.
3. The project is consistent with Land Use Element Policy 2.3.6 “Housing and Businesses”
and 3.8.5 (Mixed Uses) because the project provides residential dwellings within a
commercial district near neighborhood commercial centers, major activity nodes and
transit opportunities. Housing at this location is and can be compatible with the proposed
and existing commercial uses on-site and on adjacent properties.
4. The project is consistent with Housing Element because the project provides a variety of
residential types, sizes, and style of dwellings. Housing Element Program 6.15 identifies
the project site within the South Broad Street corridor (which includes properties along
Orcutt Road) as an area for higher-density, infill, or mixed-use housing.
5. The project is consistent with the Conservation and Open Space Element policy 4.4.3
because the project promotes higher-density, compact housing to achieve more efficient
use of public facilities and services and to improve the jobs/housing balance.
Mixed Use Project Findings
6. The project complies with all applicable provisions of the Zoning Regulations as described
within the property development standards for the Manufacturing zone.
7. The site is adequate for the project in terms of size, configuration, topography, and other
applicable features, and has appropriate access to public streets with adequate capacity to
accommodate the quantity and type of traffic expected to be generated by the use.
8. The proposed commercial tenant space is located close to Orcutt Road and is designed to
accommodate small commercial uses; therefore, substantial conflicts between the
residential and commercial use are not anticipated.
9. The project’s mixed uses are consistent with the General Plan and are compatible with their
surroundings, with neighboring uses, and with each other since the project has appropriate
setbacks from the roadway and incorporates design features that protect the privacy and
quality of the residential units.
10. The project’s design protects the public health, safety, and welfare of future residents by
locating common area and pedestrian pathways such that these uses are buffered from
adjacent commercial uses and transportation-related noise associated with the Orcutt Road
and the railroad by incorporating a barrier of structures to attenuate noise generated by
transportation-related uses.
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11. The mixed uses provide greater public benefits than single-use development of the site
since the project includes 78 housing units proximate to transit, retail services and uses,
and typical workplaces. Maintaining a 24-hour presence on the site will ensure additional
safety and security for the surrounding neighborhood and commercial uses.
Specific Land Uses Findings
12. As conditioned, the proposed uses associated with the project will not adversely affect the
health, safety, or welfare of persons living or working in the vicinity because the proposed
uses are compatible with the proposed residential development and surrounding uses within
the vicinity.
13. The proposed office use is consistent with the General Plan because the Land Use Element
supports professional services having no substantial public visitation or limited need for
access to downtown government services in locations designated for Services and
Manufacturing (LUE 3.5.2.G).
14. The proposed office use is consistent the Zoning Regulations with the findings to allow
offices in the Manufacturing zone, because the use is compatible with neighboring land
uses in the area, and the proposed use will not create a shortage of Manufacturing zoned
land available for service commercial or industrial development.
15. The proposed use will not significantly direct traffic to use local or collector streets in
residential zones as it is located within an industrial district along Orcutt Road, with
convenient access to Highway 227.
16. As conditioned, the proposed restaurant use is consistent with the property development
standards of the City’s Zoning Regulations. As conditioned, the proposed use is compatible
with the project site and with existing and potential uses in the vicinity which include
commercial services, residences, offices, restaurants, and retail shops. Conditions of
approval have been adopted to minimize potential disturbances to neighboring properties.
17. As conditioned, the request to allow Personal Service uses within the Manufacturing zone
is inconsistent with Table 9 of the Zoning Regulations and the Land Use Element which
does not recognize Personal Service uses consistent or compatible with uses envisioned for
the Manufacturing zone.
18. As conditioned, the proposed uses are consistent with the General Plan because it provides
a mix of uses to serve nearby residents (LUE 2.2.1).
Hours of Operation
19. As conditioned, the proposed uses on site will not negatively impact the residential uses in
the development because the proposed commercial activity will be limited to hours of
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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.
Parking Reductions Findings
20. As conditioned, the proposed 7% bicycle parking reduction is appropriate for the site
because the proposed project includes an additional 60 bicycle parking spaces to be
provided for the mixed-use development (Zoning Regulations 17.16.060.G.2).
21. The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060
A., Parking Space Requirements, in that it satisfies the intent of that section which is "... to
minimize the area devoted exclusively to parking and drives when typical demands may
be satisfied more efficiently by shared facilities." Moreover, the project satisfies the
requirement for a 10% shared parking reduction specified in San Luis Obispo Municipal
Code Section 17.16.060B because there are multiple uses that share a common parking
area.
22. As conditioned, the Automobile Trip Reduction Plan provided by the applicant requests an
additional 10% parking reduction which is consistent with the intent to minimize area
devoted exclusively to parking and driveways by providing programs such as shared
automobiles, bicycle repair station, new neighborhood packets providing information for
site amenities and proximity to alternative modes of transportation within walking or
biking distances of the site.
Mechanical Parking Lift Findings
23. The use of mechanical parking lifts results in superior design and implementation of City
goals and policies for infill development by placing parking within a structure and
screening it from public view.
24. The mechanical parking lifts are adequately screened and, as conditioned, shall be
reviewed by the Architectural Review Commission for compliance with Community
Design Guidelines for compatibility with the building and site design.
25. The mechanical parking lift systems comply with all development standards including but
not limited to height and setback requirements, and Parking and Driveway Standards with
the exception of minimum parking stall sizes which are established by lift specifications.
26. As conditioned, the mechanical parking lift systems will be safely operated and maintained
in continual operation with the exception of limited periods of maintenance.
27. There are no circumstances of the site or development, or particular model or type of
mechanical lift system which could result in significant impacts to those living or working
on the site or in the vicinity.
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SECTION 2. Environmental Review. The project is categorically exempt under Class
32, In-Fill Development Projects; Section 15332 of the State California Environmental Quality
Act (CEQA) Guidelines, because the project is consistent with General Plan policies for the land
use designation and is consistent with the applicable zoning designation and regulations. The
project site occurs on a property of no more than five acres substantially surrounded by urban uses
that has no value as habitat for endangered, rare or threatened species and is served by required
utilities and public services. The project has been reviewed by the City Public Works Department,
Transportation Division, and no significant traffic impacts were identified, based on the size and
location of the project.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission does hereby approve
application USE-1197-2017, allowing a mixed-use project at 950 Orcutt Road subject to the
following conditions:
Planning Division
1. The Use Permit shall be reviewed by the Community Development Director for
compliance with conditions of approval, or to determine whether a modification of the Use
Permit is necessary upon significant change to the project description, approved plans, and
other supporting documentation submitted with this application or in the event of a change
in ownership which may result in deviation from the project description or approved plans.
Minor changes to the description may be approved by the Community Development
Director; substantial modifications shall require modification of the use permit.
2. The project shall be forwarded to the Architectural Review Commission to review the
project design for consistency with the Community Design Guidelines and the Mixed Use
project design standards (Zoning Regulations Section 17.08.072). Specific attention shall
be given to the compatibility between the adjacent commercial uses and the residential
units to protect residences from glare, noise or odors. The Architectural Review
Commission shall be responsible for taking action on additional project conditions as
applicable.
3. Architectural plans to be reviewed by the Architectural Review Commission shall
incorporate any design comments from the Planning Commission.
4. The applicant shall incorporate public art as part of the project rather than paying the in-
lieu fee.
5. Hours of operation for the commercial component of the project shall be limited to 7:00
AM to 10:00 PM, unless otherwise approved by the Community Development Director
through a separate application for extended hours for specific businesses.
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6. Plans submitted for tenant improvements shall be limited to no more than one suite
dedicated for the use of an Office-Professional business associated with this use permit.
Additional office uses within the project site shall require separate approvals as stipulated
in the Zoning Regulations.
7. The restaurant use shall provide full food service at all times alcohol is served. The
restaurant shall have full meals and restaurant service available during all hours of
operation, consistent with the approved hours of operation for the proposed use.
8. Tables, chairs, and the general floor plan layout of the restaurant use shall remain consistent
with approved plans and may not be removed or modified for late night operation or special
events unless approved by the Director in advance, or if approved by separate permit.
9. Live or amplified entertainment that meets the definition of a Night Club shall not be
allowed at this location without the approval of a Night Club Use Permit, or through
modification of the active Administrative Use Permit (A 27-13). Upon review of a Night
Club Use Permit, or a modification to the existing use permit, and considering the findings
of a noise study, the hours or other conditions of operation may be re-evaluated or restricted
to comply with the noise ordinance and assure compatibility with residential uses.
10. Prior to issuance of business licenses, the Community Development Department shall
provide zoning clearance for the proposed restaurant and office uses as associated with this
use permit. All other land uses shall be consistent with the Zoning Regulations for uses
allowed or conditionally allowed per zone.
11. The proposed uses shall operate in conformance with the City Noise Ordinance (M.C.
Chapter 9.12, Noise Control) to maintain compatibility with the nearby residences. Plans
submitted for construction permits to complete the project will clearly indicate and describe
the noise reduction measures, techniques, and materials used to reduce noise levels for the
portion of the project along Orcutt Road and the Railroad that are exposed to elevated noise
levels, as indicated in Figures 4 and 5 of the Noise Element of the General Plan, to
acceptable levels, as described in Figure 1 of the Noise Element. Measures, techniques,
and materials used to reduce noise levels shall be as described in the Standard Noise
Package for achieving a noise level reduction of 25 dB, from the City’s Noise Guidebook,
or equivalent alternative measures, techniques, and materials.
12. A noise disclosure shall be provided to all residential and commercial tenants, including
owners and renters, to ensure acknowledgment of potential noise in excess of residential
standards that may be generated from adjacent commercial businesses and transportation-
related noise associated with the Orcutt Road and the Union Pacific Railroad.
13. Prior to occupancy, an overflight notification shall be recorded and appear with the
property deed. The applicant shall also record a covenant with the City to ensure that
disclosure is provided to all buyers and lessees at the subject property. Notice form and
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content shall be to the satisfaction of the Community Development Director and include
the following language:
NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of
an airport, within what is known as the airport influence area. For that reason, the
property may be subject to some of the annoyances or inconveniences associated with
proximity to airport operations (for example: noise, vibration, or odors). Individual
sensitivities to those annoyances can vary from person to person. You may wish to consider
what airport annoyances, if any, are associated with the property before you complete your
purchase and determine whether they are acceptable to you.
14. The mechanical parking lift shall be reviewed by the Architectural Review Commission
for compliance with Community Design Guidelines for compatibility with the building and
site design.
15. Prior to building plan approval, the applicant shall record an agreement that runs with the
land that mechanical parking systems will be safely operated and maintained in continual
operation with the exception of limited periods of maintenance.
16. All regular (non-mechanical lift) parking spaces shall be available for residential tenants,
employees and customers free from restrictions. No regular parking spaces shall be
individually labeled or allocated. All mechanical parking lift spaces shall be available for
residents and employees free from restrictions.
17. Prior to the issuance of a building permit, the applicant is encouraged to provide a Trip
Reduction Plan identifying the responsibility for monitoring and reporting the progress of
the Trip Reduction Program to the satisfaction of the Community Development Director
and the Transportation Division. The Trip Reduction Plan should be clear on the
performance measures, how they will be monitored/measured, and what actions will be
taken if the number of parking spaces is insufficient upon full occupancy and operation of
the project. The Community Transportation Board will be responsible for coordinating
annual surveys, reporting to the city, and providing current and up to date program
information to residents.
18. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning
and Building permits for tenant changes or improvements to ensure the site does not
become under-parked.
19. Plans submitted for a building permit shall demonstrate compliance with bicycle parking
space requirement under Table 6.5 of the Zoning Regulations and comply with Section
17.16.060G for the 7% bicycle reduction to provide an additional 60 bicycle parking
spaces, to the satisfaction of the City Engineer and Community Development Director.
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20. Demolition of the existing building shall not commence until a permit has been issued by
the building official. The applicant shall comply with Municipal Code Chapter 15.04
Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and
Moving of Buildings, including but not limited to, the following: for structures older than
50 years, the applicant shall provide evidence that for a period of not less than 90 days
from date of permit application, the building was advertised in a local newspaper on at least
3 separate occasions not less than 15 days apart, as available to any interested person to be
moved, and submit historic documentation for the structure.
Housing Programs
21. Prior to the issuance of construction permits, the city and the project owners shall enter
into an Affordable Housing Agreement, to be recorded in the office of the county recorder,
consistent with Zoning Regulations Section 17.90.080. The agreement shall specify
mechanisms or procedures to assure the continued affordability and availability of a
minimum of one dwelling unit or payment of in-lieu fees consistent with Chapter 17.91 of
the Zoning Regulations, to the satisfaction of the Community Development Director.
Transportation Division
22. Prior to occupancy, the applicant shall install traffic signal control device at intersection of
Sacramento/Duncan at Orcutt, where signal warrants were met, to the satisfaction of the
Public Works and Community Development Directors.
23. Prior to building permit issuance, the applicant shall provide an irrevocable offer of
dedication of right of way for the future railroad grade crossing as shown in the Project
Study Report (PSR), to the satisfaction of the Public Works Director.
Utilities Department
24. The site is within the City’s Water Reuse Master Plan area and landscape irrigation for the
project shall utilize recycled. The project shall install 350-feet of 8” recycled water main
along the south frontage, or along Orcutt Road, to the satisfaction of the Utilities Director.
25. The private irrigation system shall be designed and operated as described consistent with
recycled water standards in the City’s Procedures for Recycled Water Use, including the
requirement that sites utilizing recycled water require backflow protection on all potable
service connections. Three sets of irrigation plans shall be submitted to the Building
Department for review during the City’s building permit review process.
Indemnification
26. The applicant shall defend, indemnify, and hold harmless the City and/or its agents,
officers, and employees from any claim, action, or proceeding against the City and/or its
agents, officers, or employees to attack, set aside, void, or annul the approval by the City
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of this project, and all actions relating thereto, including but not limited to environmental
review (“Indemnified Claims”). The City shall promptly notify the applicant of any
Indemnified Claim upon being presented with the Indemnified Claim, and City shall fully
cooperate in the defense against an Indemnified Claim.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
RECUSED:
The foregoing resolution was adopted this 11th day of July 2018.
____________________________________
Doug Davidson, Secretary
Planning Commission
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