HomeMy WebLinkAboutItem 3 - ARCH-0764-2019 (830 Orcutt)PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a mixed-use project consisting of 15 residential units and 1,500 square feet of
commercial space within the Commercial Services (C-S) zone. The project includes a density bonus
of 20% including a request for an alternative incentive to relax development standards for the creek
setback requirement to allow a two foot setback (setback varies between 2 and 8 feet), where 20 feet
is normally required, a request to allow residential uses on the ground floor within the first 50 feet of
the structure along the street frontage, and a request for a 10 percent parking reduction.
PROJECT ADDRESS: 830 Orcutt Road BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-0764-2019 & FROM: Tyler Corey, Principal Planner
AFF-0210-2020, & USE-0822-2019
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) that approves the project subject to findings and
conditions of approval.
SITE DATA
SUMMARY
The project consists of a proposed redevelopment of a commercial property to include three three-
story residential structures consisting of 15 residential units and a one-story 1,500 square-foot
commercial building. The project will include demolishing the existing single-family residence. The
project includes a density bonus of 20% and includes a request for an alternative incen tive to relax
development standards for the creek setback requirement to allow a minimum 2-foot setback (setback
varies between 2 and 8 feet), where 20 feet is normally required (Attachment 2, Biological Resources
Report). The project also includes requests to allow residential uses on the ground floor within the
first 50 feet of the structure along the street frontage, and a request for a 10 percent parking reduction
to reduce the required parking by 3 spaces by providing 15 additional bicycle parking spaces
(Attachment 3, Project Plans).
Applicant 830 Orcutt, LLC
Representative Bryan Ridley
Zoning C-S (Commercial Services)
General Plan Services and Manufacturing
Site Area ~24,920 square feet.
Environmental
Status
Categorically exempt from
environmental review under CEQA
Guidelines § 15332 (In-Fill
Development Projects)
Meeting Date: October 14, 2020
Item Number: 3
Time Estimate: 60 Minutes
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1.0 COMMISSION’S PURVIEW
The Planning Commission’s (PC) purview is to review the project for consistency with the General
Plan, Zoning Regulations, and applicable City development standards and guidelines. PC review is
required for projects which include more than 10 residential units (ARCH-0764-2019) as well as the
associated Minor Use Permit (USE-0209-2020) requesting a mixed-use project within the C-S zone.
As noted above, the proposed affordable housing incentive is also included for final determination by
the PC (AFFH-2009-2019).
2.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Front Yard
Side Yard
Rear Yard
10 feet
6 feet
2 feet
10 feet
None Required
None Required
Creek Setback 2-8 feet 20 feet
Upper Story Step back
Creek Frontage
Street Frontage
2-8 feet
15 feet
10 feet along the third level
15 feet for structures over
35 feet in height
Ground Floor Residential uses
Setback (within building footprint)
0 feet 50 feet
Maximum Height of Structures 35 feet 35 feet
Density Units (DU) 14.32 (20% bonus – 17.0 DU) 13.7 DU
Affordable Housing 2 Units (Low-income) 2 Units
Building Coverage 47% 75%
Floor Area Ratio (FAR) 1.1 1.5
Signage
Number of Signs
Area of Signs
2 per tenant
81 square feet
2 per tenant
200 square feet
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
32
3 EV Ready; 15 EV Capable
50
2
30
3 EV Ready; 15 EV Capable
35
2
*2019 Zoning Regulations
Figure 1: Rending of the project as seen from Orcutt Road
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3.0 PREVIOUS REVIEW
The Architectural Review Commission (ARC) reviewed the project on July 6, 2020 and continued
the project to address concerns related to consistency with the Community Design Guidelines (CDG)
(Attachment 4, ARC Report and Minutes). During their review, the ARC identified seven directional
items to the applicant to address specific concerns related to building and site design (5-0-1).
On August 17, 2020, the ARC reviewed the revised project plans for consistency with the CDG.
During their review the ARC provided two directional items to the applicant to address specific
concerns related to building and site design, and recommended that the Planning Commission find
the project consistent with the CDG (4-0-2) (Attachment 5, ARC Staff Report and Meeting Minutes).
The Tree Committee (TC) reviewed the project on September 28, 2020 for consistency with the Tree
Ordinance (Municipal Code §12.24) (Attachment 6, TC Report and Minutes). During their review the
TC provided two conditions to address specific concerns regarding the replanting plan and
recommended that the Planning Commission find the project consistent with the Tree Ordinance for
removal of the 18 trees (4-0-3).
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 PC to consider in order to ensure the project adequately
responds to ARC direction and is in substantial compliance with the applicable standards, as discussed
in this analysis.
4.1 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 Land Use Element (LUE) 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)1.
4.2 Consistency with the Zoning Regulations
In accordance with Table 2-1 of the Zoning Regulations, mixed-use projects require a Minor Use
Permit to be constructed within the C-S zone. Minor Use Permits require specific findings regarding
General Plan consistency, neighborhood compatibility, findings for health, safety and welfare, and
findings for site suitability regarding design, traffic generation, and public services. The project
design complies with lot coverage, floor area ratios, and building height requirements for the C-S
zone (see Section 2.0 Project Statistics).
Mixed-Use Development: Zoning Regulations Section 17.70.130 (Mixed Use Projects) provides
standards for mixed-use projects, which state that the design shall consider potential impacts on
adjacent properties and be compatible with the adjacent and surrounding residential neighborhoods.
Mixed-use projects must be designed to achieve specific objectives including design criteria, site
1 LUE 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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layout, pedestrian access and performance standards. The project has been designed to: provide a
physical separation between the residential and commercial uses and associated activity areas by
placing residential uses behind commercial uses; ensures that the residential units are of a residential
character by providing privacy between the residential and commercial portions of the site. The
project maintains 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 open areas for residents
internal to the project site. The vicinity is developed with high density residential uses directly across
the street and is conducive to a mixed-use project at this location.
Ground Floor Residential Units: The project meets site layout standards for mixed-use projects by
orienting the commercial building toward the public street consistent with the neighborhood pattern;
however, the applicant is requesting to locate residential units on the ground floor within 50 feet of
the building frontage facing Orcutt Road2. The residential area on the ground floor is limited to the
primary entries to each residence and office space on the ground floor, all other residential activity
areas such as bedrooms, living area, and kitchens are located on the upper levels. The proposed
residential setback reduction on the ground floor is appropriate for this site and location because
primary commercial activities in the immediate neighborhood are oriented toward McMillan Avenue
and Duncan Lane rather than this portion of Orcutt Road. The proposed residential uses on the ground
floor are consistent and compatible with the existing neighborhood pattern. The residential uses on
the ground floor will not expose residents to any greater noise impacts than the upper stories as the
residential structure is setback 15 feet from the public right-of-way and located within the 60 decibel
noise contour boundary from the build-out of Orcutt Road (Noise Element, Figure 5), which is
consistent with allowable noise thresholds for residential uses.
Creek Setback: The Zoning Regulations require a 20-foot setback from the top of bank for new
structures (§ 17.70.030). The proposed project is requesting a setback of approximately 2 feet for
Building B, 8 feet for Building C, and 7 feet for Building D, from the average top of bank as identified
by the City’s Natural Resources Manager, where 20 is normally required, see Figure 2. Zoning
Regulations § 17.70.030 stipulate that an exception to the creek setback requirements may be
considered where substantiated evidence is available that demonstrates that there is no practical way
to comply with the provisions and that no other feasible alternatives will result in better
implementation of other Zoning Regulations or General Plan policies while allowing reasonable use
of the site, subject to required findings. However, the project is not subject to the creek setback
exception findings because the applicant is requesting the reduced creek setback as an alternative
incentive by providing affordable housing units and requesting a 20% density bonus in compliance
with the Housing Accountability Act and Density Bonus Law (as discussed in more detail under
Section 3.3 Affordable Housing Alternative Incentives). The Biological Resource Report concluded
that the setback exception will not impact any of the native biological resources within the creek
setback area as the trees and vegetation removed from the site within the creek setback is non -native
riparian woodland and that there are no suitable habitats for any special status species were identified
2 Zoning Regulations § 17.70.130.D Mixed-Use Development. Ground Floor Limitations: …In all other zones,
residential units shall not occupy ground floor space within the first 50 feet of floor area measured from each building
face adjacent to a street toward the rear of the building unless the review authority finds that the project enhances
the pedestrian environment in the surrounding area or will perform a function or provide a service that is essential
or beneficial to the community or City.
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on or near the project site. The City’s creek setback regulations provide provisions for setback
exceptions that is consistent with State and Federal Law, and the alternative incentive request does
not result in any specific adverse impact to the public health, safety, or physical environment. No
useful purpose would be realized by requiring the full creek setback because no significant fire
protection, emergency access, privacy or impacts to biological resources would occur, and the
exception is consistent with the character of the neighborhood. The site development cannot be
feasibly accomplished with a redesign of the project because the Density Bonus Law mandates that
concessions from development standards shall not be denied in which would result in a reduction of
residential units. Requiring compliance with the full setback requirement would result in design
constraints that would result in a reduction of the number of units requested which would violate
Government Code § 65915.
Parking: The project requires 30 vehicle parking spaces for all commercial and residential uses
(commercial parking based on a parking ratio for commercial uses at 1 space per 300 square feet),
and the project has been designed to provide 32 parking spaces on-site, the project exceeds the
minimum parking requirement. However, the applicant is requesting a 10% parking reduction,
resulting in a parking requirement of 27 spaces, while 32 parking spaces will still remain available on
site. The applicant has requested this reduction to accommodate a variety of potential tenants for the
commercial space, which may result in a more intensive parking requirement, such as a coffee shop
(parking ratio of 1 per 200 square feet) or yoga studio (parking ratio of 1 space per 200 square feet).
No tenants have been identified at this time, and the parking reduction has only been requested to
provide flexibility for future tenants. The project qualifies for a 10% parking reduction because the
Zoning Regulations stipulate that parking rates may be reduced by one vehicle space for each five
bicycle spaces provide in excess of required bicycle parking. The project includes 15 additional
bicycle parking spaces beyond the minimum requirements, and parking is adequate for the proposed
project and all uses on-site3. Condition No. 5 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.
4.3 Affordable Housing Alternative Incentives
The City of San Luis Obispo has recognized housing as an important issue within the City. The City’s
2019-21 Financial Plan identifies affordable housing as a Major City Goal. The City’s Housing
3 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.
Figure 2: Creek Setback, starting from the right to left Building B, Building C, and Building D
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Element includes numerous policies and programs that support incentives, such as density bonuses,
to provide housing for low, very low and extremely low-income households. Zoning Regulations
Chapter 17.140.070(A) states that one incentive/concession/waiver shall be granted for housing
developments that include at least 10% for low income households. The proposed project provides
13% of the total units to be dedicated to low-income households. Per State law, projects that provide
affordable housing are allowed up to 35 percent density bonus (more than 35 percent bonuses are
allowed with approval) based on the number of deed-restricted affordable units provided in the
project. Chapter 17.140 of the Zoning Regulations (Affordable Housing Incentives) outlines various
incentives for affordable housing projects that developers can request. Some of the alternative
incentive examples called out in the Chapter include granting a reduction in site development
standards.
The Department of Housing and Urban Development’s Housing Accountability Act and Density
Bonus Law provide protections for housing development projects, which include density bonuses.
Government Code § 65915(d) (1)(B) and (d)(3) prevent an agency from denying the density bonus or
the incentive or concession or refusing to waive or reduce development standards, unless the agency
can make a finding based on substantial evidence that the density bonus, the incentive or concession
or the waiver or reduction in a development standard causes a “specific, adverse impact” upon the
public health, safety, or the physical environment, and for which there is no feasible method to
satisfactorily mitigate or avoid the specific adverse impact4 (Attachment 7, Housing Accountability
Act and Density Bonus Law Summary).
Alternative Incentive Request: Reduction to Site Development Standards: This project includes one
alternative incentive request of otherwise applicable property development standards to allow
structures within the creek setback area for approximately 2 feet for Building B, 8 feet for Building
C, and 7 feet for Building D, from the average top of bank as identified by the City’s Natural
Resources Manager, where 20 is normally required,. The stated purpose of these modifications is to
allow for the physical construction of the additional density units. In order to deny th is request, the
City would be required to make the statutory findings based on the standards as discussed and defined
above. Under State law, the City must identify either a violation of state or federal law, or a specific
adverse impact on the public health, safety, or the physical environment that is directly caused by the
request, and determine that there is no feasible way to satisfactorily mitigate it or find an alternative.
The Biological Resource Report that was provided with the application concluded that the
improvements to the project site within the creek setback area would not impact any of the native
biological resources and that there is no suitable habitat for any special status species on or near the
project site. Furthermore, creek setback reductions are a provision of the City’s local ordinance, which
is consistent with State and Federal Law, and the alternative incentive request does not result in any
specific adverse impact to the public health, safety, or physical environment.
4.4 Architectural Review Commission Directional Items
The ARC recommended two directional items to be reviewed and evaluated prior to the PC taking
final action on the project. The applicant modified the project plans to incorporate the directional
items:
4 Government Code § 65589.5(j)(1). Definition of ‘Specific, Adverse Impact’: Significant, quantifiable, direct, and
unavoidable impact, based on objective, identified written public health or safet y standards, policies, or conditions
as they existed on the date the application was deemed complete
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ARC Directional Item #1: Consider improving the rhythm of the siding over the drive aisle by
changing the material pattern to A-B-A-B (wood versus Indigo) rather than A-B-B-B.
ARC Directional Item #2: Considering incorporating planters to create a vehicle buffer around the
garages and to introduce vertical landscaping to soften the architecture along the drive aisle.
Response: The applicant has updated the project plans to improve the rhythm of the drive aisle
elevations, by modifying the material pattern to A-B-A-B and incorporating landscape planters
between every other garage along the drive aisle.
4.5 Tree Committee Commission Directional Items
The TC recommended two directional items to be reviewed and evaluated prior to the PC taking final
action on the project. The applicant modified the project plans to incorporate the directional items:
TC Directional Item #1: Replace the street trees designated as Strawberry Madrone with Chinese
Pistache.
TC Directional Item #2: Along the creek, incorporate two additional Coast Live Oaks (all oaks 36-
inch box), to bring the number of total replacement trees onsite to 21.
Response: The applicant has modified the project plans to provide two additional Coast Live Oaks
along the creek, and the proposed street trees along the project frontage have been replaced with
Chinese Pistache. Condition No. 39 has been provided to require that the Coast Live Oaks are planted
with a 36-inch box, subject to the satisfaction of the City Arborist and Public Works Director.
5.0 CONSISTENCY COVID-19 ORDERS AND CURRENT FISCAL CONTINGENCY PLAN
This activity, planning for housing production, is presently allowed under the State and Local
emergency orders associated with COVID-19. This Project and associated staff work will be
reimbursed by the Developer directly or indirectly through fees and therefore consistent with the
guidance of the City’s Fiscal Health Contingency Plan.
6.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental Quality Act
(CEQA) because it consists of the redevelopment of the project site consistent with policies and
standards applicable to development within the Services and Manufacturing area, on a site less than
five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in
State CEQA Guidelines Section 15332 (Infill Development), and as supported by substantial evidence
(refer to Attachment 2, Biological Resources Report). The Biological Resource Report concluded that
the setback exception will not impact any of the native biological resources within the creek setback
area as the trees and vegetation removed from the site within the creek setback is non-native riparian
woodland and that there are no suitable habitats for any special status species were identified on or
near the project site. The site is within City limits and is served by City utilities and public services.
Based on the location, size, and area and quantity of commercial and residential components of the
development, approval of the project will not result in any significant effects related to traffic, noise,
air quality, or water quality.
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7.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including: Planning,
Engineering, Transportation, Building, Utilities, City Arborist, Natural Resources, and Fire. Staff has
identified several unique conditions given the specific circumstances of the project that would require
special conditions. Specific attention should be provided on the following conditions: Engineering
Division has identified Condition No. 26 - 33 to address stormwater control, drainage, and
floodproofing of the site in proximity to the creek. The Transportation Division has identified
Condition No. 41 to require a new streetlight located near the eastern property line. Other comments
have been incorporated into the draft resolutions as conditions of approval.
8.0 ALTERNATIVES
8.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
8.2 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, Community Design
Guidelines, Zoning Regulations or other policy documents. Should the Planning Commission
want to pursue this alternative, Staff recommends that the specific findings under Government
Code § 65915(d)(1)(B) and (d)(3) are adequately addressed.
9.0 ATTACHMENTS
1. Draft Resolution
2. Biological Resources Report
3. Project Plans
4. ARC Report and Draft Minutes 7.6.20
5. ARC Report and Draft Minutes 8.17.20
6. TC Report and Draft Minutes 9.28.20
7. Housing Accountability Act and Density Bonus Law Summary
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RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING THE DEVELOPMENT OF A THREE-
STORY MIXED-USE PROJECT WITHIN THE COMMERCIAL
SERVICES ZONE, CONSISTING OF 15 RESIDENTIAL UNITS AND 1,500
SQUARE FEET OF COMMERCIAL SPACE. THE PROJECT INCLUDES
A DENSITY BONUS OF 20% INCLUDING A REQUEST FOR AN
ALTERNATIVE INCENTIVE TO RELAX DEVELOPMENT STANDARDS
FOR THE CREEK SETBACK REQUIREMENT TO ALLOW A MINIMUM
TWO FOOT SETBACK, WHERE 20 FEET IS NORMALLY REQUIRED, A
REQUEST TO ALLOW RESIDENTIAL USES ON THE GROUND FLOOR
WITHIN THE FIRST 50 FEET OF THE STRUCTURE ALONG THE
STREET FRONTAGE, AND A REQUEST FOR A 10 PERCENT PARKING
REDUCTION. PROJECT IS CATEGORICALLY EXEMPT FROM
ENVIRONMENTAL REVIEW; AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED OCTOBER 14, 2020 (830
ORCUTT ROAD, ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on July 6, 2020, and continued the project to a date uncertain
and provided directional items to the applicant and staff, pursuant to a proceeding instituted under
ARCH-0764-2019 and AFFH-0210-2020, 830 Orcutt, LLC, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on August 17, 2020, recommending the Planning
Commission find the project consistent with the Community Design Guidelines with identified
directional items, pursuant to a proceeding instituted under ARCH-0764-2019, AFFH-0210-2020,
and USE-0209-2020, 830 Orcutt, LLC, applicant; and
WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a web based
public hearing on September 28, 2020, recommending the Planning Commission find the project
consistent with the Tree Ordinance with identified directional items, pursuant to a proceeding
instituted under ARCH-0764-2019, AFFH-0210-2020, and USE-0209-2020, 830 Orcutt, LLC,
applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on October 14, 2020, pursuant to a proceeding instituted under ARCH-0764-
2019, AFFH-0210-2020, and USE-0209-2020, 830 Orcutt, LLC , applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the manner
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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. The Planning Commission hereby grants final approval to the
project (ARCH-0764-2019, AFFH-0210-2020, and USE-0209-2020), based on the following
findings:
1. 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.
2. The project is consistent with the 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.
3. The project is consistent with 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.
4. As conditioned, the project is consistent with the Zoning Regulations for Mixed-Use
Projects (Section 17.70.130), since the proposed building design complies with objective
design criteria and performance standards for mixed-use development by providing
internal compatibility between the different uses in terms of noise, hours of operation,
vehicle and pedestrian circulation, access, and use of open space.
Minor Use Permit Findings
5. As conditioned, the establishment, maintenance, or operation of the propos ed project will
not, in the circumstances of this 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 because the project has been designed to address noise, glare,
and pedestrian traffic that is compatible and consistent with the mix of residential and
commercial uses on site.
6. 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
commercial service uses and residential uses that are consistent with activities envisioned
by the Services and Manufacturing Land Use designation.
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7. As conditioned, the project complies with all applicable provisions of the Zoning
Regulations as described within the property development standards for the C -S zone and
mixed-use development. The proposed uses are compatible with the project site and with
existing and potential uses in the vicinity which include commercial services and
residences.
8. As conditioned, the mixed-use project is compatible at this location because the project is
located in an area that has been identified for higher-density housing, which is located
directly across the street from existing high-density residential developments. The
proposed residential and commercial activities are compatible with existing and future land
uses in the vicinity because the project has been designed to orient commercial uses toward
the street and residential open space areas are located internal to the site
9. The site is physically suitable in terms of public utilities, traffic generation, and public
emergency vehicle access, because the proposed project is within an existing developed
neighborhood that provides adequate utilities, vehicle parking, and site circulation. 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.
Development Review Findings
10. As conditioned, the project is consistent with the Community Design Guidelines for
commercial and multi-family housing design and infill development because the
architectural style is complementary to the surrounding neighborhood and is designed
consistent with the prevailing setback pattern of the neighborhood.
11. As conditioned, the project design is consistent with the Community Design Guidelines by
providing a variety of architectural treatments that add visual interest and articulation to
the building design that are compatible with the design and scale of the existing structures
in the surrounding neighborhood (CDG, Chapter 5.3).
12. As conditioned, the project respects the privacy of adjacent residences through appropriate
building orientation and windows that minimize overlook and do not impair the privacy of
the indoor or outdoor living space of neighboring structures.
13. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the street’s appearance because the development is
designed in a manner that does not deprive reasonable solar access to adjacent properties.
The project incorporates vertical and horizontal wall plan offsets, which provide a high-
quality and aesthetically pleasing architectural design.
Placement of Residential Units along Street Frontage
14. The allowance of ground-floor residential units within the first 50 feet of floor area adjacent
to the street will not negatively alter the overall character of the neighborhood or the streets
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appearance because primary commercial activities in the neighborhood are oriented toward
Duncan Lane and McMillian Avenue rather than this portion of Orcutt Road. Residential
uses on the ground floor along the street frontage are consistent and compatible with the
existing neighborhood pattern along this portion of Orcutt Road.
15. The residential uses on the ground floor will not expose residents to any greater noise
impacts than the upper stories as the residential structure is setback 15 feet from the public
right-of-way and located within the 60 decibel noise contour boundary from the build-out
of Orcutt Road, which is consistent with allowable noise thresholds for residential uses.
Density Bonus and Alternative Incentives Findings
16. The proposed project will provide quality affordable housing consistent with the intent of
Chapter 17.140 of the Zoning Regulations, and the requested density bonus and reduction
to site development standards are necessary to facilitate the production of affordable
housing units associated with a mixed-use development project. The site development
cannot be feasibly accomplished with a redesign of the project, because the Density Bonus
Law mandates that concessions from development standards shall not be denied in which
would result in a reduction of residential units, and requiring compliance with the full
setback requirement would result in design constraints that would result in a reduction of
the number of units requested which would violate Government Code § 65915.
17. The requests for a density bonus and reduction to site development standards for location
of residential units are consistent with the intent of Housing Element programs 2.17, 6.10,
and 6.19, and the alternative affordable housing incentives outlined in Section 17.140.070
of the Zoning Regulations.
18. The reduction in development standards for the creek setback will not negatively alter the
overall character of the neighborhood or the streets appearance because the exception is
internal to the project site. Development within the creek setback area will not impact any
of the native biological resources because no native riparian woodland vegetation exists
along this stretch of the creek and setback area within the subject property, and the
Biological Report (prepared by V.L. Holland, Ph.D., 2020) concluded that there no suitable
habitats for special status species exist on or near the project site. The City’s creek setback
regulations provide provisions for setback exceptions that is consistent with State and
Federal Law, and the alternative incentive request does not result in any specific adverse
impact to the public health, safety, or physical environment.
Parking Reduction Findings
19. As conditioned, the proposed 10% vehicle parking reduction is appropriate for the site
because the proposed project includes an additional 15 bicycle parking spaces to be
provided for the mixed-use development (Zoning Regulations 17.72.050.C.3.b).
20. The project qualifies for a 10 percent parking reduction in accordance with Zoning
Regulations Section 17.72.050.C and the Institute of Transportation Engineers Parking
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Demand, where the peak hours of use will not overlap or coincide to the degree that peak
demand for parking spaces from all uses or projects will be greater than the total supply of
spaces.
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) because it consists of the
redevelopment of the project site consistent with policies and standards applicable to development
within the Services and Manufacturing area, on a site less than five acres in size, with no value as
habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section
15332 (Infill Development), and as supported by substantial evidence (refer to Attachment 2,
Biological Resources Report). The Biological Resource Report concluded that the setback
exception will not impact any of the native biological resources within the creek setback area as
the trees and vegetation removed from the site within the creek setback is non-native riparian
woodland and that there are no suitable habitats for any special status species were identified on
or near the project site. The site is within City limits and is served by City utilities and public
services. Based on the location, size, and area and quantity of commercial and residential
components of the development, approval of the project will not result in any significant effects
related to traffic, noise, air quality, or water quality.
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 hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission (ARCH-
0764-2019, AFFH-0210-2020, and USE-0209-2020). A separate, full-size sheet shall be
included in working drawings submitted for a building permit that lists all conditions and
code requirements of project approval listed as sheet number 2. Reference shall be made in
the margin of listed items as to where in plans requirements are addressed. Any change to
approved design, colors, materials, landscaping, or other conditions of approval must be
approved by the Director or Architectural Review Commission, as deemed appropriate.
2. 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: 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.
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3. Plans submitted for a building permit shall include a sediment and erosion control plan that
protects the creek banks and channel from erosion and prevent sedimentation of the creek
near and downstream from the site. Current Best Management Practices (BMP) should be
utilized. Washing of concrete, paint, tools, or equipment shall occur only in areas where
polluted water and materials can be contained and removed from the site.
4. Plans submitted for a building permit shall not include any improvements, modifications, or
grading within the top of bank of the creek channel.
5. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with the Development Review application.
6. Plans submitted for a building permit shall include recessed window details or equivalent
shadow variation, and all other details including but not limited to awnings, and railings. Plans
shall indicate the type of materials for the window frames and mullions, their dimensions, and
colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses
and other related window features. Plans shall demonstrate the use of high-quality materials
for all design features that reflect the architectural style of the project and are compatible with
the neighborhood character, to the approval of the Community Development Director.
7. 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, and/or each business license, to ensure
the site does not become under-parked.
8. All surface parking spaces must be available for common use and not exclusively assigned to
any individual use, required residential parking may be reserved, but commercial parking
must be made available for guests or overflow from residences.
9. Plans submitted for a building permit shall clearly depict the location of all required short and
long-term bicycle parking for all intended uses, plans submitted for construction permits shall
include bicycle lockers or interior space within each residential unit or other area for the
storage of at least two bicycle per residential unit. Sufficient detail shall be provided about
the placement and design of bike racks and lockers to demonstrate compliance with relevant
Engineering Standards and Community Design Guidelines, to the satisfaction of the Public
Works and Community Development Directors.
10. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be
clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-sheets
on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light
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is directed downward consistent with the requirements of the City’s Night Sky Preservation
standards contained in Chapter §17.70.100 of the Zoning Regulations.
11. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will adequately screen
them. A line-of-sight diagram may be required to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements
12. The storage area for trash and recycling cans shall be screened from the public right -of-way
consistent with §17.70.200 of the Zoning Regulations. The subject property shall be
maintained in a clean and orderly manner at all times, free of excessive leaves, branches, and
other landscape material. The applicant shall be responsible for the clean-up of any landscape
material in the public right-of-way.
13. The applicant shall submit a landscaping plan containing an irrigation system plan with
submittal of working drawings for a building permit. The legend for the landscaping plan
shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding
symbols for each plant material showing their specific locations on plans. The surfaces and
finishes of hardscapes shall be included on the landscaping plan. The landscape plans shall
provide mature landscaping along the street frontage of the new structure that is of an
evergreen species and a minimum size of 5 gallons, that complements the buildings
architecture, subject to the satisfaction of the Community Development Director
14. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges).
15. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back-flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
16. The design of proposed structures shall incorporate noise attenuating construction techniques
that reduces noise exposure to acceptable levels. Exposure in outdoor activity areas must not
exceed 60 dB and indoor exposure must not exceed 45 dB consistent with the City’s Noise
Ordinance. Plans submitted for construction permits must clearly indicate and describe noise
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attenuation measures, techniques, and materials, and demonstrates their compliance with
noise levels limits.
17. Prior to building occupancy, the owner of the property shall provide a Residential Noise
Notice in writing for residential occupants stating that the property is located within a
commercial zone in an urban-type environment and that noise levels may be higher than a
strictly residential area.
18. Prior to occupancy, an overflight notification shall be recorded and appear with the property
deed. The applicant shall also record a covenant with the City to ensure that disclosure is
provided to all buyers and lessees at the subject property. Notice form and content shall be to
the satisfaction of the Community Development Director and include the following language:
NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an
airport, within what is known as the airport influence area. For that reason, the property may
be subject to some of the annoyances or inconveniences associated with proximity to airport
operations (for example: noise, vibration, or odors). Individual sensitivities to those
annoyances can vary from person to person. You may wish to consider what airport
annoyances, if any, are associated with the property before you complete your purchase and
determine whether they are acceptable to you.
19. Any new proposed signage shall be reviewed by the Planning Division to ensure
appropriateness for the site and compliance with the Sign Regulations. Signage shall
coordinate with building architecture and the type of land use. The Director may refer signage
to the ARC if it seems excessive or out of character with the project.
Housing Programs – Community Development Department
20. Prior to the issuance of construction permits, the city and the project owners shall enter into
an Affordable Housing Agreement, to be recorded in the office of the county recorder. The
agreement shall specify mechanisms or procedures to assure the continued affordability and
availability of a minimum of two dwelling unit to low-income households, to the satisfaction
of the Community Development Director. The agreement shall also set forth those items
required by Section 17.140.030(B) or any alternative incentives granted pursuant to Section
17.140.070. The agreement shall run with the land and shall be binding upon all heirs,
successors or assigns of the project or property owner, and shall ensure affordability for a
period of not less than fifty-five years, or as otherwise required by state law.
Engineering Division – Public Works/Community Development
21. Complete frontage improvements will be required as a condition of the building permit. The
improvements shall be constructed in accordance with the engineering standards in effect at
the time of encroachment permit issuance.
22. Line and grade for the replacement curb, gutter, and sidewalk shall be established by the
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engineer of record. Any offsite improvements required to accommodate positive flow in the
gutter shall be designed and completed by the developer.
23. A complete site utility plan will be required to show all existing and proposed overhead and
underground utilities. Any utility abandonments shall be completed per City Engineering
Standards. The plans shall clarify whether a fire service lateral is existing in accordance with
the Ahearn agreement for the widening of Orcutt Road. If existing, the submittal shall justify
the use of the fire service lateral or the lateral shall be abandoned at the main.
24. The plans shall show the removal of the overhead service wiring and new underground wire
services per City Standards and the standards of the several serving wire utilities. The plans
shall show a new streetlight along the property frontage per City Standards.
25. The site development plan and demolition plan shall clarify the permit history for this site and
whether any former water well and/or private waste disposal system will need to be
discovered and abandoned prior to redevelopment.
26. The building plan submittal shall include a complete grading and drainage plan and project
drainage report. The plans and report shall clarify whether this site accepts run-on for the
neighboring parcels. If applicable, the plans shall show how the project drainage design will
accept and convey any run-on to an approved non-erosive outlet. The building plan submittal
shall not include any creek bank revetment or drainage outlet improvements within the creek
channel.
27. The proposed tree removals, wall construction, storm drain system outlet construction shall
comply with all City codes and standards.
28. The project drainage report shall show and note compliance with the Drainage Design Manual
(DDM), Post Construction Stormwater Regulations, and the City’s Floodplain Management
Regulations.
29. The drainage report shall include a summary of the bulleted items found in Section 2.3.1 of
the DDM. A comprehensive hydrologic and hydraulic analysis may not be required if the
proposed improvements can be shown to be insignificant in accordance with Section 3.0 of
the manual.
30. The project shall show and note compliance with the PCRs. The building plan submittal shall
include an Operations and Maintenance Manual and a Private Stormwater Conveyance
System Management and Maintenance Agreement (Operations and Maintenance Agreement)
on a form provided by the city. The agreement shall be recorded and shall reference any
separate maintenance program documents and the approved building plans.
31. This property is located within a designated flood zone as shown on the Flood Insurance Rate
Map (FIRM) for the City of San Luis Obispo. As such, all new structures shall comply with
all Federal Emergency Management Agency (FEMA) requirements and the City’s Floodplain
Management Regulations per Municipal Code Chapter 17.78.
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32. The project drainage report shall provide additional analysis of the adjoining Sydney Creek
watershed to establish the BFE and whether the 100-year storm event is expected to stay
within the existing channel.
33. This property is located in an X-shaded (XB or former B) Floodzone. This is an area where
the 100-year flood depth is less than one foot. Local ordinance requires that finish floors be
located a minimum of 1’ above the Base Flood Elevation (BFE) or be floodproofed to a
comparable height. The building plan submittal shall show compliance with the local
ordinance. The residential garages may be “wet” floodproofed to 1’ above adjacent grade if
elevating the garage finished floor is infeasible or impractical. Other living areas except for
limited storage or access into the residential units shall be elevated above the BFE.
34. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving
materials are recommended for water quantity and/or quality control purposes and in the area
of existing or proposed trees and where the driveway or parking area may occur within the
dripline of existing trees to remain. Alternate paving material shall be approved to the
satisfaction of the Planning Division.
35. Provisions for trash, recycle, and green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Comp any. The
respective refuse storage area and on-site conveyance shall consider convenience, aesthetics,
safety, and functionality. Depending upon the proposed service type, additional pavement
upgrades to concrete may be required in the area of the trash enclosure and mechanical pick-
up to limit the damage to the parking lot/drive aisle paving materials.
36. The building plan submittal shall show the location of the proposed mail receptacles or mail
box unit (MBU) to the satisfaction of the Post Master and the Community Development
Department. Provide a mailbox unit or multiple units to serve all dwelling units and
commercial tenants within this development as required by the Post Master. MBUs shall not
be located within the public right-of-way or public sidewalk area unless specifically approved
by the City Engineer. Contact the Post Master at 543-2605 to establish any recommendations
regarding the number, size, location, and placement for any MBU’s.
37. The City supports the proposed tree removals with compensatory tree plantings.
38. All trees located on and adjacent to the property shall be protected, in conformance with
Municipal Code §12.24.150 (Protection of Trees). Tree protection measures shall be
implemented to the satisfaction of the City Arborist. The City Arborist shall review and
approve the proposed tree protection measures prior to commencing with any demolition,
grading, or construction. The City Arborist shall approve any safety pruning, the cutting of
substantial roots, or grading within the dripline of trees. A city-approved arborist shall
complete safety pruning. Any required tree protection measures shall be clearly shown or
noted on the building plans.
City Arborist – Public Works
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39. Plans submitted for a building permit shall include a tree planting plan consistent with the
City’s Tree Committee’s direction to provide all Coast Live Oaks with a 36-inch box, subject
to the satisfaction of the City Arborist and Public Works Director.
40. Tree removal associated with development at the project site shall be scheduled to occur
outside of the typical nesting bird season (February to September), to avoid potential impacts
to nesting birds in accordance with Government Code Section 3503 and 3505.5.
Transportation Division – Public Works
41. Plans submitted for a building permit shall include frontage improvements that provide a new
streetlight per City Standards. The streetlight shall be located nearest the eastern property
line, subject to the satisfaction of the Public Works Director.
Building Division – Community Development
42. Prior to building permit issuance, a demolition permit shall be issued for the existing buildings
on site.
43. Plans submitted for a building permit shall identify accessible parking spaces that comply
with California Building Code 11B-502 (CBC) and Accessible electric vehicle charging
stations that comply with 11B-812 (electric vehicle charging stations are not parking spaces
11B-208.1). Accessible parking spaces and accessible EV charging stations have separate
requirements and shall not be used as dual purpose. Both shall comply with 11B-402
Accessible Routes. Minimum width of an Electrical Vehicle Charging Station stall is 9’.
Proposed and future EV parking stalls shall maintain the minimum 9’ width. (California
Green Building Standards Code (CGBSC) 4.106.4.2.2.)
44. Plans submitted for a building permit shall clearly identify the overhang distance for eaves
and projections along property lines and shall not extend into required setbacks more than
permitted (CBC 705.2).
45. Plans submitted for a building permit shall identify shade tree plantings, minimum No. 10
container size or equal, shall be installed to provide shade over 50 percent of the parking area
within 15 years. Exceptions: The surface parking area covered by solar photovoltaic shade
structures, or shade structures, with roofing materials that comply with Table A5.106.11.2.2
in Appendix A5, are not included in the total area calculation. (CGBSC-5.106.12.1 Surface
Parking Areas).
46. Shade tree plantings, minimum No. 10 container size or equal shall be installed to provide
shade over 20 percent of the hardscape area within 15 years (CGBSC-5.106.12.3 Hardscape
Areas).
47. Plans submitted for a building permit shall identify Solar Zone areas, plans shall demonstrate
compliance with requirements with solar installation (CEnC-110.10).
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Fire Department
48. Plans submitted for a building permit shall demonstrate compliance with occupancy R3
Townhomes and requirements for NFPA 13D fire sprinkler system. The fire sprinkler system
for each dwelling unit shall be supplied with a dedicated 1” water meter and minimum 1”
service lateral, subject to the satisfaction of the Fire Marshal.
Utilities Department
49. The proposed improvements shall be in accordance with the engineering design standards in
effect at the time the building permit is approved.
50. The property’s existing sewer lateral to the point of connection at the City main must pass a
video inspection, including repair or replacement, as part of the project. The CCTV inspection
shall be submitted during the Building Permit Review Process for review and approval by the
Utilities Department prior to issuance of a Building Permit.
51. If commercial uses in the project include food preparation, provisions for grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with
the design. These types of facilities shall also provide an area inside to wash floor mats,
equipment, and trash cans. The wash area shall be drained to the sanitary sewer.
52. The project’s commercial and residential uses shall be metered separately. All residential units
are to be individually metered. Privately owned sub-meters may be provided for residential
apartments upon approval of the Utilities Director. The CCR’s for the property/homeowner
association shall require that the sub-meters be read by the association (or P/HOA contracted
service) and each apartment billed according to water use.
53. Building permit submittal shall include a site utility plan showing the size of existing and
proposed sewer and water services.
54. This project is within the Recycled Water Master Planning Area and shall connect to the 8”
recycled water main in Orcutt Road so that recycled water can be provided to the site once
connected to the distribution system. Until recycled water is available, the project shall have
a dedicated landscaping meter.
55. Recycled water shall be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 13.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program.
56. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall
not exceed the project’s maximum applied water allowance (MAWA). Information shall be
submitted during the Building Permit Review Process for review and approval by the Utilities
Department prior to issuance of a Building Permit to support required water demand of the
project’s proposed landscaping.
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57. Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company and
refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall
be accommodated within the site for the three (3) waste streams, trash, recycling, and
organics.
58. Projects generating more than two cubic yards of total waste shall comply with AB 1826, and
local waste management ordinance to reduce greenhouse gas emissions.
59. Driveways and access routes to all refuse receptacles shall be designed to accommodate the
size and weight of the garbage trucks; a written confirmation from the San Luis Garbage
Company shall be included in the building permit plans for the proposed project.
60. Commercial and residential refuse services shall be separate unless a letter of agreement
between the tenants and a Conditional Exception Application from the City’s Development
Standards for Solid Waste Services are provided to the City with the building permit
submittal.
Indemnification
61. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in
the defense against an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 14th day of October, 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
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BIOLOGICAL RESOURCES REPORT
830 Orcutt Road
San Luis Obispo, CA
Application for Orcutt Mixed Use Development
Prepared for:
Bryan Ridley
Bracket Architecture Office
PO Box 1810
San Luis Obispo, CA 93406
br@bracketao.com | 805 704 0535
Prepared by:
V. L. Holland, Ph.D.
Consulting Biologist
1697 El Cerrito CT
San Luis Obispo, CA 93401
(805) 544-4608 (home) or (805) 471-8151 (cell)
vholland@calpoly.edu
July 20, 2020
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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 2
As a County-approved biologist, I hereby certify that this Biological Resources Assessment
was prepared according to the Guidelines established by the County of San Luis Obispo
Department of Planning and Building and that the statements furnished in the report and
associated maps are true and correct to the best of my knowledge and belief; and I further
certify that I was present throughout the site visit(s) associated with this report.
V. L. Holland, Ph.D.
Consulting biologist
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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 3
TABLE OF CONTENTS
EXECUTIVE SUMMARY ..................................................................................................... 5
INTRODUCTION AND PURPOSE .................................................................................... 6
FIGURE 1. LOCATION OF THE SUBJECT LOT, OUTLINED IN WHITE, LOCATED AT 830 ORCUTT
ROAD, SAN LUIS OBISPO, CA. THE EPHEMERAL CREEK IS SHOWN BY THE BLUE DASHED
LINE. ..................................................................................................................................... 7
FIGURE 2. ILLUSTRATION SHOWING THE BOUNDARIES OF THE PROPOSED MIXED USE
DEVELOPMENT ON 830 ORCUTT ROAD, LOCATION OF THE EXISTING HOME AND GARAGE,
LOCATION OF THE TOP OF THE CREEK BANK, AND THE TREES THAT WILL BE REMOVED
ALONG THE EPHEMERAL CREEK. THE OWNER WILL PROVIDE A LARGER, MORE READABLE
ILLUSTRATION ...................................................................................................................... 8
EXISTING CONDITIONS, LOCATION, AND PHYSICAL FEATURES ...................... 9
LOCATION AND PHYSICAL FEATURES .................................................................................. 9
CLIMATE ............................................................................................................................... 9
SOILS ................................................................................................................................... 9
FLORISTIC, VEGETATION, AND WILDLIFE INVENTORY ...................................... 10
METHODS ........................................................................................................................... 10
FLORA, VEGETATION, AND WILDLIFE ON SITE ..................................................... 11
FLORA ................................................................................................................................ 11
TABLE 1. SUMMARY OF FLORISTIC COMPOSITION OF THE FLORA ON 0.57-ACRE LOT AT
830 ORCUTT ROAD, SAN LUIS OBISPO, CA .................................................................... 11
VEGETATION ...................................................................................................................... 11
URBAN ASSOCIATIONS ....................................................................................................... 12
TABLE 2. COMMON PLANT SPECIES FOUND ON THE UPLAND PORTIONS OF THE 0.57-
ACRE LOT AT 830 ORCUTT ROAD, SAN LUIS OBISPO, CA ............................................... 12
TABLE 3. COMMON PLANT SPECIES FOUND ALONG THE BANK AND CHANNEL OF THE
EPHEMERAL CREEK THAT RUNS ALONG THE EASTERN BOUNDARY OF THE 0.57-ACRE LOT
AT 830 ORCUTT ROAD, SAN LUIS OBISPO, CA ................................................................ 14
WILDLIFE ............................................................................................................................ 15
TABLE 4. LIST OF SOME OF THE WILDLIFE SPECIES KNOWN TO OCCUR IN LOCAL
RESIDENTIAL AND COMMERCIAL AREAS NEAR THE SUBJECT LOT. NONE OF THESE
SPECIES ARE CONSIDERED RARE OR HAVE SPECIAL STATUS. .......................................... 15
SPECIAL STATUS PLANT SPECIES ............................................................................ 16
SPECIAL STATUS WILDLIFE SPECIES ...................................................................... 17
CONCLUSION AND POTENTIAL IMPACTS TO BIOLOGICAL RESOURCES
AND RECOMMENDED MITIGATION MEASURES ..................................................... 19
REFERENCES .................................................................................................................... 23
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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 4
APPENDIX 1. LIST OF PLANT SPECIES OBSERVEDON THE 0.57-ACRE LOT
AT 830 ORCUTT ROAD, SAN LUIS OBISPO, CALIFORNIA ................................... 28
APPENDIX 2. SPECIAL STATUS PLANT SPECIES: ............................................... 30
TABLE 5. LIST OF SPECIAL STATUS PLANTS CURRENT RARITY STATUS IS ALSO
INCLUDED. SPECIES FOUND IN SAN LUIS OBISPO QUADRANGLE ARE IN BOLD. ............... 30
TABLE 6. LIST OF SPECIAL STATUS PLANTS ALONG WITH LIFE FORM, FLOWERING
PERIOD, AND ELEVATION RANGE ........................................................................................ 35
TABLE 7. HABITAT REQUIREMENTS OF SPECIAL STATUS PLANTS ALONG WITH
PREFERRED HABITATS AND WHETHER POTENTIAL HABITATS OCCUR ON SITE. .............. 38
APPENDIX 3. SPECIAL STATUS WILDLIFE SPECIES: .......................................... 44
THE LIST OF THE SPECIAL STATUS WILDLIFE SPECIES A BASE (CNDDB). .. 44
TABLE 8. CNDDB LIST OF SPECIAL STATUS WILDLIFE CURRENT RARITY STATUS IS
ALSO INCLUDED. ................................................................................................................. 44
DISCUSSION AND CONCLUSIONS REGARDING SPECIAL STATUS WILDLIFE
SPECIES ON THE PROJECT SITE ................................................................................ 46
APPENDIX 3. PHOTOS OF THE 0.57-ACRE LOT LOCATED AT 830 ORCUTT
ROAD, SAN LUIS OBISPO, CA ...................................................................................... 56
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EXECUTIVE SUMMARY
The proposed project site is a 0.57-acre lot located along the north side of the Orcutt Road at 830 Orcutt
Road, San Luis Obispo, CA. Currently there is single-story home set back from Orcutt Road and screened
by various landscape trees and shrubs. Behind the home (northern portion of the lot) is a detached
garage and parking areas for the current residents. Driveways off Orcutt Road provide access to the lot.
The subject lot is situated in an area along the north side of Orcutt Road that is zoned Service Commercial
(C-S); therefore, the home is now surrounded my various commercial buildings and areas. Orcutt Road
forms the lot’s southern boundary. Along the subject lot’s eastern boundary, there is an ephemeral creek
that flows in a north to south direction and continues through a culvert under Orcutt Road and downstream
toward Sacramento Street and Broad Street.
This project proposes to demolish and remove the existing single-family residence and garage so that a
mixed-use development consisting of a collection of multi-family residential and commercial use buildings
with parking can be constructed on the lot. In order to provide affordable housing units, the developer was
given a density bonus and one incentive or concession. The concession is to allow a minimum of two foot
setback for the ephemeral creek where the usual requirement is a 20 foot creek setback.
The City of San Luis Obispo has requested that the owner provide a biological resources study of the 0.57-
acre lot. Dr. V. L. Holland conducted the biological resource surveys of the site on July 13 and 14, 2020.
The purpose of this study is to characterize the biological resources on the lot and to provide technical
information that evaluates the proposed mixed use development in sufficient detail to assess the potential
effects of the project on the biological resources, especially the presence or potential presence of rare and
endangered species and/or sensitive habitats and the creek setback.
The natural vegetation on the subject lot and ephemeral creek was replaced long ago by the construction
of the home, garage, parking areas, driveway, and landscape plants. Common plants on the upland areas
of the subject lot (away from the creek bank) include a variety of planted trees and shrubs, coast live oaks,
and several weedy grasses and forbs. The ephemeral creek does not have native riparian woodland but
instead it is lined by mostly planted trees like Eucalyptus and Peruvian pepper trees with an understory of
various ornamentals and weedy herbs. Therefore, except for the removal of one coast live oak, no
significant impacts to native plant species or plant communities are expected.
No special status plant or wildlife species that occur on the Department of Fish and Game Natural Diversity
Data Base CNDDB lists of Special Status Species or in the California Native Plant Society (CNPS)
Inventory of Rare and Endangered Vascular Plants of California database for San Luis Obispo and the
eight surrounding quadrangles were found on the subject lot. None of these special status species are
expected to occur on the site. I did not find any bird nests in the trees near the project site; however, if the
trees are removed during the nesting season (September 1 to February 1), a nesting survey should be
conducted within two weeks of starting construction to make sure no nesting birds will be affected.
The project will not impact any of the native biological resources as the trees and vegetation removed
from the site are introduced, planted trees, shrubs, and herbs with the exception of one coast live oak.
All of the buildings are setback from the top of the bank by at least two feet as required by the
concession. The Eucalyptus trees to be removed are located along the creek bank and near the
bottom of the bank in the northeastern corner of the lot (Figures 2-4; Photo 5). This area will be
landscaped open space after tree removal. Consideration should be given to planting coast live oaks
where the Eucalyptus trees are removed.
A sediment and erosion control plan should be implemented that will protect the creek banks and channel
from erosion and prevent sedimentation of the creek near and downstream from the site. Current Best
Management Practices (BMP) should be utilized. Washing of concrete, paint, tools, or equipment shall
occur only in areas where polluted water and materials can be contained and removed from the site.
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INTRODUCTION AND PURPOSE
The proposed project site is a 0.57-acre lot located along the north side of the Orcutt
Road at 830 Orcutt Road, San Luis Obispo, CA (Figure 1). Currently there is single-
story home set back from Orcutt Road and screened by various landscape trees and
shrubs (Photos 1 and 2). Behind the home (northern portion of the lot) is a detached
garage and parking areas for the current residents. Driveways off Orcutt Road
provide access to the lot.
The subject lot is situated in an area (north side of Orcutt Road) that is zoned Service
Commercial (C-S). North of the subject lot, the Service Commercial zoning changes
to manufacturing zoning. The home is likely a remnant from when the area was
residential; however, the home is now surrounded my various commercial buildings
along its western and northern boundaries. Orcutt Road forms the lot’s southern
boundary. South of Orcutt Road clusters of townhouses have been constructed or
are under construction in residential planned developments. Along the subject lot’s
eastern boundary, there is an ephemeral creek that flows in a north to south direction
and continues through a culvert under Orcutt Road (Photos 3 and 4). South of Orcutt
Road the creek continues flowing through the residential planned developments and
then along the eastern boundary of Sacramento Drive toward Broad Street (Figure 1).
There are commercial buildings east of the ephemeral creek that extend along the
western boundary of the creek north of Orcutt Road. These businesses front on
Duncan Lane.
This project proposes to demolish and remove the existing single-family residence,
garage, driveways, and landscaping so that a mixed-use development consisting of a
collection of multi-family residential and commercial use buildings can be constructed
on the lot. The Orcutt Mixed Use project will be composed of three residential
buildings, with a total of fifteen townhome apartments, and one commercial building.
Parking will be provided mostly by associated private garages with some
supplemental surface parking (Figures 2 and 4).
In order to provide affordable housing units in the residential development, the
developer was given a density bonus and one incentive or concession. The
concession is to allow a minimum of two foot setback for the ephemeral creek where
the usual requirement is a 20 foot creek setback combined with the 10 foot setback
for the third story. The two foot setback is necessary for the inclusion of the
requested low income dwelling units and increased density in the proposed project.
The City of San Luis Obispo has requested that the owner provide a biological
resources study of the 0.57-acre lot. Dr. V. L. Holland conducted the biological
resource surveys of the site on July 13 and 14, 2020. The purpose of this study is to
characterize the biological resources on the lot and to provide technical information
that evaluates the proposed mixed use development in sufficient detail to assess the
potential effects of the project on the biological resources, especially the presence or
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potential presence of rare and endangered species and/or sensitive habitats. During
my analysis of the site, I carefully searched the entire 0.57-acre lot for sensitive
habitats and species of concern known to occur in the San Luis Obispo and eight
surrounding quadrangles (Tables 5-8 in Appendices 2 and 3). I evaluated the
impacts of the two foot setback on the creek habitat.
Figure 1. Location of the subject lot, outlined in white, located at 830 Orcutt Road, San Luis Obispo,
CA. The ephemeral creek is shown by the blue dashed line.
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Figure 2. Illustration showing the boundaries of the proposed mixed use development on 830
Orcutt Road, location of the existing home and garage, location of the top of the creek bank,
and the trees that will be removed along the ephemeral creek. The owner will provide a larger,
more readable illustration.
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EXISTING CONDITIONS, LOCATION, AND PHYSICAL FEATURES
Location and Physical Features
The rectangular 0.57-acre lot fronts on the north side of Orcutt Road. The
topography is flat with an elevation range from approximately 212 to 230 feet. An
ephemeral creek flows along the eastern boundary of the lot in a north to south
direction, continues through a culvert under Orcutt Road, and continues
downstream toward Broad Street (Figure 1; Photos 3 and 4). Upstream the
creek flows through a culvert that runs under a commercial development and
then into the creek channel the runs along the subject lot. So the creek corridor
is broken up as it passes through several culverts upstream.
The creek is seasonal and may have some flowing water for short periods during
the winter rains but appears to be dry much of the year. During my July 2020
site visits, there were no signs of flowing or standing water in the creek. The
ephemeral creek does not support native riparian or wetland vegetation; instead
it is lined by tall Eucalyptus trees, Peruvian pepper trees, and a few native coast
live oaks and toyons along with several other ornamentals. The subject lot has
been landscaped with several ornamental species have been planted in the yard
some of which are near the creek such as redwoods, Peruvian pepper, an
Aleppo pine, and a coast live oak. The only native trees and shrubs along the
creek are a few coast live oaks and toyon (Photos 1 to 5).
Climate
The general climate is classified as Subtropical Humid Mesothermal Cool-
Summer Mediterranean with frequent fog (Csbn) using the Köppen-Trewartha
system (Trewartha and Horn 1983). Winter high temperatures average
approximately 62°F (16.7°C) and average low temperatures are near 41°F (5°C).
Winter lows below 32°F (0°C) may occur from mid-November through mid-
February. Summer high temperatures average approximately 77°F (25°C), and
average low temperatures are near 52°F (11°C). Summer highs above 90°F
(32°C) are not uncommon. Precipitation falls as rain, primarily from October
through April, and averages approximately 16 inches (400 mm) per year. Less
than one inch of precipitation is typically recorded from 1 May to 30 September,
but overnight and morning fog with near 100% humidity is relatively common
unless drier, down sloping winds descend from the Salinas Valley over the Santa
Lucia Range to overwhelm the onshore flow of marine air (Felton 1965).
Soils
According to soil mapping delineations in the San Luis Obispo County Soil Survey
(Ernstrom 1977) and the 2020 USDA Web Soil Survey (websoilsurvey.nrcs.usda.gov),
the soils on the subject lot are Cropley clay, 0-2% slopes. Cropley clay soils are
typically deep alluvial soils that form in valley and flat areas below hillsides. They
normally have an effective rooting depth of 60 inches or more, low permeability, and
high water and nutrient holding capacity. Surface runoff is low, and erosion hazard
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is low to moderate. These clayey soils, like most clay-rich soils, may crack in the
summer when they dry, but these cracks close in the wet season due to the
shrink/swell characteristics of clayey soils. The natural vegetation on these soils in
undisturbed sites is usually grassland.
FLORISTIC, VEGETATION, AND WILDLIFE INVENTORY
Methods
Dr. V. L. Holland conducted biological surveys of the subject site on July 13 and 14,
2020. The purpose of these surveys was to carefully examine the existing flora,
vegetation, wildlife, and biological habitats on the site with special attention given to
the presence or potential presence of special-status species and sensitive habitats
that might be impacted by the proposed project. During the analysis of the site, the
entire lot and the ephemeral creek were carefully searched to determine if any of
the target special-status species and habitats known to occur in the San Luis
Obispo and the eight surrounding 7.5 minute/24,000 feet scale quadrangles (Tables
5-8 in Appendices 2 and 3) are present. The impact of the proposed setback from
the ephemeral creek was examined.
The biological surveys were conducted during the day light hours between 8:00
a.m. and 4:00 p.m. The weather on the survey days was sunny and partially cloudy
with mild temperatures and little wind. During these surveys, I was able to identify
most of the herbaceous plants using reproductive and vegetative features as well
as the dried remains from this year’s standing crop.
This study site was also carefully searched for any evidence of sensitive wildlife
species and habitats that are listed by the U. S. Fish and Wildlife Service, California
Department of Fish and Wildlife, or are known to occur in the general vicinity of the
site. Trees on the lot were examined for nests, roosting sites, etc. No protocol
wildlife surveys were conducted because the area was considered outside the
range of wildlife species with specific protocol survey requirements or was
determined not to support suitable habitat for these species.
Consistent with recommended biological survey methodology, I carefully examined
the lot using overlapping transects that zigzagged through the area. The plant
species found within this study area are listed on Tables 2 and Appendix 1. I also
looked for wildlife or signs of wildlife. Photographs were also taken. These
methods allowed me to conduct a thorough and careful search for evidence of both
sensitive and non-sensitive plant species, wildlife species, and sensitive habitats
that are listed by the U. S. Fish and Wildlife Service, California Department of Fish
and Game, California Native Plant Society, or are known to occur in the general
vicinity of the site.
During my examinations of the site, I recorded species presence and relative
abundance with the goal of recording all species present on the site, including any
rare species. To accomplish this, I surveyed the subject site until no new plant
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species were found. (I did not include all the ornamental landscape plants and fruit
trees in this study). While only repeated surveys conducted during all seasons, and
even over a few years, provide an inventory nearing one hundred percent
completeness, I am confident that the results of my studies provide an accurate
inventory of the species present on the site during my July 2020 surveys, including
any potential rare species known to occur in the general vicinity of the site. The site
is a residential lot so there is no native vegetation left on the lot with the possible
exception of the coast live oaks, which are likely natural but may have also been
planted.
References used to verify plant identifications include relevant floras: The Jepson
Manual: Vascular Plants of California (Baldwin, et al. 2012); Vascular Plants of San
Luis Obispo County, California (Hoover 1970), and Vascular Plants of San Luis
Obispo County, California, 2nd ed. (Keil & Hoover, unpublished). Nomenclature
follows that of the Jepson Manual (Baldwin, et al, 2012), and on-line revisions that
can be accessed on the following website (http://ucjeps.berkeley.edu/IJM.html).
FLORA, VEGETATION, AND WILDLIFE ON SITE
Flora
I made a list of all the native and naturalized plant species encountered in the
project site. I also listed a few ornamentals that are in the yard near the creek. A
list of common plant species is provided on Tables 2 and 3. Appendix 1 lists all
plants found on the site.
I found a total of 48 plant species on and around the site; however, it should be
noted that most ornamental landscape plants are not included in this survey unless
they are along or near the creek. Of the 48 plant species there are 7 trees (1
native; 6 introduced and planted), 10 shrubs (2 native to the site), and 31 grasses
and forbs, only one of which is native to the site. Of the 48 species on the site, 4
are native and 44 are introduced. The results of the floristic analysis are
summarized below in Table 1.
Table 1. Summary of floristic composition of the flora on 0.57-acre lot at 830 Orcutt
Road, San Luis Obispo, CA
Life form Total Native Introduced
Trees 7 1 6
Shrubs 10 2 8
Herbs (Grasses and Forbs) 31 1 30
TOTAL 48 4 44
Vegetation
Vegetation is shaped by the interactions among long-term climate, short-term weather
events, local landforms, soils, hydrology, physical tolerances of individual plant
species, disturbances, and land use history by animals, including humans. Plant
associations are spatially and temporally dynamic. Definitions and boundaries are
relative and respond to the sharpness of the controlling environmental factors. Plant
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communities are not usually discrete but often transition into one another, forming
ecotones or transition zones. Native vegetation found on residential lots almost always
have several planted ornamentals and fruit trees as well as many weedy plants. This
human modified vegetation cover, which covers the lot and ephemeral creek, is
referred to an Urban Association.
Urban Associations
The natural and native vegetation on the subject lot was replaced long ago by the
construction of the home, garage, parking areas, and driveway. In addition, the
homeowners have landscaped the lot, including areas along the ephemeral creek, with
a variety of ornamental landscape plants that have mixed with the remnants of native
and naturalized vegetation. Weedy, introduced grasses and forbs are mixed with the
landscape plants sometimes forming dense stands of weedy grasses and forbs.
Common plants on the upland areas of the subject lot (away from the creek bank)
include a variety of planted trees and shrubs and several weedy grasses and forbs.
The weedy plants are scattered on the lot, but a dense stand occurs along the back of
the lot along the lot’s northern boundary (Table 2)
Table 2. Common plant species found on the upland portions of the 0.57-acre lot at
830 Orcutt Road, San Luis Obispo, CA
Scientific Name
Common Name
Origin
TREES
Eucalyptus globulus Blue gum Introduced
Nicotiana glauca Tree tobacco Introduced
Pinus halapensis Aleppo pine Ornamental
Quercus agrifolia var. agrifolia coast live oak Native
Schinus molle Peruvian pepper-tree Introduced
Sequoia sempervirens coast redwood Native ornamental
SHRUBS
Arctostaphylos spp. Manzanitas Ornamental
Baccharis pilularis coyote bush Native
Cotoneaster lacteus big-leaved cotoneaster Ornamental
Crassula ovata jade plant Introduced ornamental
Heteromeles arbutifolia toyon, Christmas berry Native
Juniperus sp. Juniper Ornamental
Pittosporum undulatum Victorian-box cultivated ornamental
Plumbago auriculata Cape plumbago Ornamental
Rhus integrifolia Lemonade berry Native ornamental
Ricinus communis Castor bean Introduced
Continued
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Scientific Name
Common Name
Origin
HERBS
Brachypodium hybridum false brome Introduced
Bromus diandrus ripgut brome Introduced
Bromus hordeaceus soft chess brome Introduced
Bromus rubens red brome Introduced
Chenopodiastrum murale pigweed goosefoot Introduced
Euphorbia peplus petty spurge Introduced
Festuca myuros rattail fescue Introduced
Heterotheca grandiflora Telegraph weed Introduced
Hirschfeldia incana perennial mustard Introduced
Hordeum murinum foxtail barley Introduced
Lactuca saligna slender lettuce Introduced
Lactuca serriola prickly lettuce Introduced
Lysimachia arvensis [Anagallis
arvensis] scarlet pimpernel Introduced
Malva parviflora cheeseweed Introduced
Sonchus oleraceus common sow-thistle Introduced
Stipa millacea Smilo grass Introduced
There is no native riparian woodland vegetation along the stretch of the creek that runs
along the subject lot except for two large Platanus racemosa (sycamore) trees that
occur off site along the east side of the creek near Orcutt Road. Downstream from the
subject lot (south of Orcutt Road), portions of the creek is lined by native riparian
woodland vegetation consisting mostly of arroyo willow trees. However, the small
stretch of the creek that runs along the eastern boundary of the subject lot is lined by
tall Eucalyptus trees, Peruvian pepper trees, coast live oaks, and an Aleppo pine.
There are also a few small coast live oaks and toyons along the creek (Photos 3-5).
The understory consists of the herbaceous plants and a few scattered shrubs including
the native toyon and introduced big-leaved cotoneaster and cape plumbago. Weedy
grasses and forbs make up the majority of the flora on the creek bank under the trees
and along the edge of the creek channel. However, there are several scattered
umbrella sedges, which is a native species, that occur in the along the creek channel.
The creek channel itself is mostly rocky and gravely and barren of vegetation (Photos 3
and 4). The creek bank on the opposite side east of the subject lot has a thicket of
periwinkle along with big-leaved cotoneaster, cape plumbago, Nasturtium, and
scattered weedy plants. Ornamental trees and shrubs have also been planted on the
adjoining lot next to the creek. As mentioned previously, two tall sycamore trees occur
on the upper bank oppositie the subject lot near Orcutt Road.
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Table 3. Common plant species found along the bank and channel of the ephemeral
creek that runs along the eastern boundary of the 0.57-acre lot at 830 Orcutt Road,
San Luis Obispo, CA
Scientific Name
Common Name
Origin
TREES
Eucalyptus globulus Blue gum Introduced
Pinus halapensis Aleppo pine Ornamental
Prunus spp. plum, peach, etc Introduced
Quercus agrifolia var. agrifolia coast live oak Native
Schinus molle Peruvian pepper-tree Introduced
SHRUBS
Baccharis pilularis coyote bush Native
Cotoneaster lacteus big-leaved cotoneaster Ornamental
Crassula ovata jade plant Introduced ornamental
Heteromeles arbutifolia toyon, Christmas berry Native
Pittosporum undulatum Victorian-box cultivated ornamental
Plumbago auriculata Cape plumbago Ornamental
Ricinus communis Castor bean Introduced
HERBS
Brachypodium hybridum false brome Introduced
Bromus diandrus ripgut brome Introduced
Bromus hordeaceus soft chess brome Introduced
Bromus rubens red brome Introduced
Carduus pycnocephalus Italian thistle Introduced
Cyperus eragrostis Umbrella sedge Native
Festuca perennis ryegrass Introduced
Hedera helix English ivy Introduced
Helminthotheca echioides bristly oxtongue Introduced
Hordeum murinum foxtail barley Introduced
Lactuca saligna slender lettuce Introduced
Continued
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Scientific Name
Common Name
Origin
Polypogon monspeliensis Annual beard grass Introduced
Rumex crispus curly dock Introduced
Sonchus asper subsp. asper prickly sow-thistle Introduced
Sonchus oleraceus common sow-thistle Introduced
Stipa millacea Smilo grass Introduced
Tropaeolum majus Nasturtium Ornamental
Vicia sp. common vetch Introduced
Vinca major periwinkle Ornamental
—Nomenclature follows The Jepson Manual, 2nd edition (Baldwin et al. 2012) and updates.
—Native species are indigenous to California and presumably also to the study site or have spread to the study site via natural
means. Introduced or naturalized species are exotics introduced to California in historic times from other parts of the world and
now reproducing spontaneously in California and on the study site. Ornamentals are used as landscape plants but sometimes
can escape and grow along the creek
WILDLIFE
As described previously in this report, the subject site is a residential lot within an area
with commercial buildings; therefore, the whole area has lost most of its native wildlife
habitat value or its value has been highly disturbed. As a result, the wildlife habitat
has been highly compromised and degraded. Commercial development and roads
surround the subject lot. In addition, the area along the ephemeral creek is now
covered mostly by mixture of planted introduced trees and shrubs with an understory
of weedy and ornamentals plants. Consequently, the creek provides no or very little
native riparian habitat for wildlife. The wildlife expected in the area would be species
typical of urban residential and commercial developments. Some of these species
are those listed in Table 4 below. No signs of special status wildlife species were
found, and none would be expected to use this site.
Table 4. List of some of the wildlife species known to occur in local
residential and commercial areas near the subject lot. None of these
species are considered rare or have special status.
Scientific Name
Common Name
AMPHIBIANS AND REPTILES
Gerrhonotus multicarinatus Southern alligator lizard
Sceloporus occidentalis Western fence lizard
BIRDS
Aphelocoma californica Western scrub jay
Aphelocoma coerulescens Scrub jay
Calypte anna Anna’s hummingbird
Carpodacus mexicanus House finch
Continued
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Scientific Name
Common Name
Junco hyemalis Dark-eyed junco
Mimus polyglottos Northern mocking bird
Molothrus ater Brown headed cowbird
Streptopelia decaocto Eurasian collared dove
Sturnela vulgarus European starling
Zenaida macroura Mourning dove
Zonotrichia leucophrys White-crowned sparrow
MAMMALS
Didelphis virginiana Opossum
Procyon lotor Raccoon
Sciurus griseus Western gray squirrel
Spermophilus beexcheyi California ground squirrel
Thomomys bottae Botta's pocket gopher
SPECIAL STATUS PLANT SPECIES
To determine the rare plant species that could potentially be present on the project
site, I conducted a search for target special status plants known to occur within the
San Luis Obispo (246C), Pismo Beach (221B), Lopez Mountain (246D), Port San
Luis (222A), Morro Bay South (247D), Morro Bay North (247A, Arroyo Grande NE
(221A), Santa Margarita (246A), and Atascadero (246B). 7.5 minute/24,000 scale
quadrangles. The results of this search are found in Tables 5-7 in Appendix 2. Table
5 provides information on the current rarity status of these target special status
species, and Table 6 provides information on life form, flowering period, and elevation
range. I also investigated the habitat requirements for all the special status species
found in our nine-quadrangle search and evaluated whether or not potential habitats
for these species exist on the project site. Results of these investigations and
determinations are shown on Table 7. To generate these lists, I referred to the most
recent edition of the California Department of Fish and Game Natural Diversity Data
Base: Special Vascular Plants, Bryophytes, and Lichen List (CNDDB) and the most
recent edition of the California Native Plant Society (CNPS) Inventory of Rare and
Endangered Vascular Plants of California database, both of which are accessible
through the internet (http://www.dfg.ca.gov/whdab/html/cnddb.html and
www.cnps.org).
This search revealed 75 special status plant species that occur within the San Luis
Obispo and eight surrounding quadrangles, 34 of these plant species have been
reported to occur within the San Luis Obispo quadrangle (Table 5 Appendix 2).
Those found in the San Luis Obispo quadrangle are in bold in Table 5. Most of the
rare plants on the list are not expected to occur on the study site because they are
highly restricted in distribution range, in habitat requirements, and have never been
reported growing in the San Luis Obispo quadrangle or near the site.
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I conducted careful biological surveys of the 0.57-acre lot and surrounding areas and
no special status plants were found. The proposed mixed use project is proposed for
a developed and highly disturbed residential lot. There is no evidence of any special
status plant species on or near the subject lot. Please refer to Table 7 in Appendix 2
for information about the habitats in which special status species occur. The timing of
these surveys falls within a period of time when some of the plants would not be in
identifiable condition; however, I think most of the weedy grasses and forbs could be
identified using reproductive and/or vegetative features as well as the dried remains
of this season’s standing crop. Trees and shrubs can be identified using vegetative
features. I carefully searched for any signs of special status species on the project
site, but none was found.
SPECIAL STATUS WILDLIFE SPECIES
To determine the special status wildlife species that could potentially be present on
the project site, I conducted a search for target special status species known to occur
within the San Luis Obispo (246C), Pismo Beach (221B), Lopez Mountain (246D),
Port San Luis (222A), Morro Bay South (247D), Morro Bay North (247A, Arroyo
Grande NE (221A), Santa Margarita (246A), and Atascadero (246B). 7.5
minute/24,000 scale quadrangles. The special status wildlife species revealed in the
nine-quadrangle search are listed in Table 8, Appendix 3. To generate this list, I
referred to the most recent edition of the California Department of Fish and Game
Natural Diversity Data Base (CNDDB) and other appropriate publications. A survey
for special status wildlife species was conducted on the 0.57-acre lot and surrounding
areas to determine actual and potential utilization of this site by wildlife species that
have special listing.
The project site is a developed, disturbed residential lot surrounded by commercial
buildings. Only a few wildlife species would be expected to use the subject lot.
During my surveys no signs (scat, tracks, fur, or live observations) of special status
wildlife species were observed. For the most part, special status animal species that
occur within the San Luis Obispo and surrounding quadrangles (Table 8; Appendix
3) are highly restricted both in distribution range and in habitat requirements and are
not expected to occupy the urban habitats found on and around the subject lot. For
example, some rare animal species occur in salt or brackish water, e.g., the
Tidewater goby; some require permanent standing water, e.g., Steelhead; some
occur in vernal pools, e.g., the fairy shrimp; some occur only in specific soils and or
other substrate conditions, e.g., the globose dune beetle (fore dune sands) and
Morro Bay shoulderband snail; some require specific roosting sites, e.g., the bat
species; some require large, deep bodies of water, e.g., the western pond turtle and
red-legged frogs; some require permanent standing water to lay their eggs; e.g.
coast range newt. In addition, the site is simply out of the geographic range in which
many special status species have been found, e.g., Atascadero June beetle. None
of the specialized habitats listed above occur on or near the subject lot.
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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 18
The ephemeral nature of creek precludes the potential of the property to maintain
water throughout the year; therefore, there is no or extremely marginal habitat for
any of the special status amphibians such as species of salamanders, Arroyo
toads, California red-legged frogs, foothill yellow-legged frog, or western spadefoot.
The same is true for the bird species that utilize water, or those restricted to
wetland or oceanic communities. Birds that prefer or require grassland habitat
would not be present as there is no suitable grassland habitats on this property.
The lack of adequate open areas or grassland precludes utilization by many listed
bird species including the tri-colored black bird, the grasshopper sparrow, Belding’s
savannah sparrow, burrowing owls, loggerhead shrikes, and California horned
larks. The raptor species noted in the CNDDB reports could potentially fly over the
area, but there is no adequate open areas for them to hunt and forage on or near
the subject lot. The trees on the property were examined for the presence of bird
nests, and none was observed. No signs of any special status species of birds
were found on the lot or adjacent areas.
There is not adequate habitat for any of the listed reptiles, and no signs of legless
lizards, two striped garter snake, or coast horned lizards were found on the site.
Likewise, none of the mammals listed in the CNDDB reports were found or
expected to use the subject lot, including the ephemeral creek. The marine
mammals (Northern fur seal and Stellar’s sea lion) are obviously precluded. The
opportunity for special status bats to utilize the property is remote at best. No
roosting habitat exists for the special status bat species. No signs of woodrats
were found on the site or upstream from the site. It must also be noted that the
potential presence of domestic dogs and cats in the general neighborhood will
deter woodrat occupancy. There is no suitable habitat for the special status
mammal species, including the American badger and Morro Bay kangaroo rat. .
There are a few large mature planted trees along the creek both on the subject site
adjacent properties that occur next to the creek on the site. These trees could
potentially provide nesting sites for birds; however, the special status bird species
are very unlikely to nest in the trees near the property because of the human
activities that occur each day in the residential lot and in the surrounding
commercial areas. If the trees are removed during the nesting season (September
1 to February 1), a nesting survey should be conducted prior to their removal. No
signs of special status wildlife species were found on the subject lot or surrounding
areas; therefore, no impacts to special status wildlife is expected as a result of the
proposed project.
In conclusion, there is no habitat on the project site for any of the special status
wildlife species listed in Table 8. Appendix 3 provides information about the habitats
of these special status species and why it was concluded they are not present on the
project site.
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CONCLUSION AND POTENTIAL IMPACTS TO BIOLOGICAL RESOURCES
AND RECOMMENDED MITIGATION MEASURES
This project proposes to demolish and remove the existing single-family residence and
garage so that a mixed-use development consisting of a collection of multi-family
residential, commercial use buildings and parking can be constructed on the lot. The
developer was given a density bonus and one incentive or concession. The
concession is to allow a minimum of two foot setback for the ephemeral creek bank.
The project will not impact any of the native biological resources as the trees and
vegetation removed from the site are introduced, planted trees, shrubs, and herbs with
the exception of one coast live oak as described below.
Creek Setback: All of the buildings are setback from the top of the bank by at least
two feet as required by the concession (Figures 3 and 4). The Eucalyptus trees to
be removed are located along the creek bank and near the bottom of the bank in
the northeastern corner of the lot (Figures 2-4; Photo 5). This area will be
landscaped open space after tree removal. Consideration should be given to
planting coast live oaks where the Eucalyptus trees are removed.
Figure 3. Shows the approximate location of the top of the creek bank (blue dashed line) in
relationship to the proposed building locations. The creek setback will be a minimum of two
feet.
UNIT 08
SINGLE-STORY
COMMERCIAL
UNIT 15
UNIT 14
UNIT 12
UNIT 11
UNIT 13
FIRE ACCESS ROAD
UNIT 10
UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT
01
UNIT
09
SITE PLAN
1” = 20’-0”
SPLIT RAIL FENCE
SETBACK FROM TOP OF BANK
NOTED AT EACH BUILDING CORNER
SITE PRIVACY FENCE AT
NORTH PROPERTY LINE
SINGLE MANEUVER FROM
GARAGE (REVERSE)
SINGLE MANEUVER FROM
GARAGE (REVERSE)
ELECTRIC UTILITY
TRANSFORMER
EV READY PARKING
(3) REQUIRED
10’ SETBACK FOR BUILDINGS
< 20’ IN HEIGHT
50’ SETBACK FOR GROUND
LEVEL DWELLING UNITS,
DESIGN EXCEPTION PER SLOMC
17.70.130(D)(1)(a)
15’ SETBACK FOR BUILDINGS
> 20’ IN HEIGHT
BICYCLE PARKING, (4) LONG TERM
BICYCLE PARKING, (1) LONG TERM
STREET LIGHT PER ENGINEERING
STANDARDS 7520 + 7910
FIRE RISER ROOM WITH EXTERIOR
DOOR ACCESS, FDC AT SOUTH WALL
DOUBLE-DETECTOR CHECK VALVE
SCREENED BY LANDSCAPE
COMMON OPEN SPACE
COURTYARD
COMMON OPEN SPACE
PASSIVE PEDESTRIAN WALK
BICYCLE PARKING, (12) SHORT TERM
BICYCLE PARKING, (3) SHORT TERM
5’ SETBACK FOR PARKING LOTS
AND SIGNS
SITE PRIVACY FENCE + GATE
AT WEST PROPERTY LINE
6’ WIDE PATHWAYS INCLUDING 18”
WALKABLE GROUND COVER STRIP
IN GROUND PLANTER, SEE
LANDSCAPE PLAN
TRASH, RECYCLING + ORGANICS
ENCLOSURE, COVERED
REQUESTED EXCEPTION OF
CREEK SETBACKS [ 20’ + 10’ AT
UPPER LEVEL ] BY
AFFORDABLE HOUSING
INCENTIVE
LINE OF TOP OF BANK
PER SITE VISIT WITH NATURAL
RESOURCES MANAGER ON
JANUARY 13, 2020
4
0 5 10 20
bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.0717
Architectural Review | Revisions
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 20
Figure 4. Shows where the Eucalyptus trees and top of the creek bank (blue dashed
line) on the lot are located.
Top of Bank
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 21
Native Plant Impacts: The plants on the residential lot is composed of mostly of
ornamental landscape plants and introduced, weedy grasses and forbs on the both
the upland portion of the lot as well as along ephemeral creek. No native riparian
vegetation occurs along this section of the creek. The only native tree affected will
be the removal of a coast live oaks (24 inch DBH). Other than that only planted,
introduced trees will be removed (three Eucalyptus trees, eight Peruvian pepper
trees, one pine tree, three palm trees, and four planted coastal redwood trees).
Therefore, except for the removal on the on coast live oak, no significant impacts to
native plant species or plant communities are expected.
Special Status Species: No special status plant or wildlife species that occur on
the Department of Fish and Game Natural Diversity Data Base CNDDB lists of
Special Status Species or in the California Native Plant Society (CNPS) Inventory
of Rare and Endangered Vascular Plants of California database for San Luis
Obispo and eight surrounding quadrangles were found on the subject lot or
ephmeral creek (Tables 5-8 in Appendices 2 and 3), and none are expected to
occur on the site. In Tables 7 and 9 in Appendices 2 and 3, I discuss potential
special status species of plants and wildlife in detail and explain why I would not
expect them to occur on or use the project site. No impacts to special status plant
or wildlife species will occur as a result of the proposed project.
It is always important to carefully evaluate any area that has a source of water near
a project site, as there are three special status wildlife species that could be of
concern as a result of the presence of water. The three species that I carefully
examined and evaluated are California red-legged frog, southwest pond turtle, and
steelhead trout. I accessed the creek habitat as to whether potential appropriate
aquatic habitats exist for them to survive and complete their life cycle on or near the
project site. My conclusion is that there is no suitable habitat for these species on
or near the subject lot. However, ephemeral creek may offer habitat elsewhere
along its corridor for these species, such as the downstream areas south of the
subject lot.
Nesting birds: Typically, it is recommended that disturbances and/or construction
activities should occur outside the typical nesting season (September 1 to February
1) if possible to avoid impacts to potential active bird nests. I did not find any bird
nests in the trees near the project site during our surveys; however, because our
surveys were outside the typical nesting season, further nesting studies of the site
may be needed. If the trees are removed during the nesting season, a nesting
survey should be conducted within two weeks of starting construction to make sure
no nesting birds will be affected. If active nests are found, adequate buffer zones
and/or mitigation measures will need to be established.
Landscaping: I recommend that native riparian trees or coast live oaks be planted
along the ephemeral creek where the three large Eucalyptus trees are removed if
possible. No invasive plant species listed in the California Invasive Plant Council
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are included in the landscaping of the site. Many ornamental plants have already
invaded and become established along the creek as it traverses the commercial
and residential areas.
Erosion control: A sediment and erosion control plan should be implemented
during construction as necessary to protect the creek banks and channel from
erosion. Erosion control will prevent sedimentation of the creek channel near and
downstream from the site. .
Current Best Management Practices (BMP) should be utilized. All pollutants
originating from construction equipment should be collected and disposed of as
necessary. For example, washing of concrete, paint, tools, or equipment should
occur only in areas where polluted water and materials can be contained and
removed from the site.
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Zeiner, D. C., W. F. Laudenslayer, Jr, K. E. Mayer, and M. White (eds). 1990. California’s Wildlife
Volumes I, II, and III. California Statewide Wildlife Habitat Relationship System. The
Resources Agency, California Department of Fish and Game.
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Appendix 1. List of plant species observed on the 0.57-acre lot at 830 Orcutt
Road, San Luis Obispo, California
Scientific Name
Common Name
Origin
TREES
Eucalyptus globulus Blue gum Introduced
Nicotiana glauca Tree tobacco Introduced
Pinus halapensis Aleppo pine Ornamental
Prunus spp. plum, peach, etc Introduced
Quercus agrifolia var. agrifolia coast live oak Native
Schinus molle Peruvian pepper-tree Introduced
Sequoia sempervirens coast redwood Native ornamental
SHRUBS
Arctostaphylos spp. Manzanitas Ornamental
Baccharis pilularis coyote bush Native
Cotoneaster lacteus big-leaved cotoneaster Ornamental
Crassula ovata jade plant Introduced ornamental
Heteromeles arbutifolia toyon, Christmas berry Native
Juniperus sp. Juniper Ornamental
Pittosporum undulatum Victorian-box cultivated ornamental
Plumbago auriculata Cape plumbago Ornamental
Rhus integrifolia Lemonade berry Native ornamental
Ricinus communis Castor bean Introduced
HERBS
Brachypodium hybridum false brome Introduced
Bromus diandrus ripgut brome Introduced
Bromus hordeaceus soft chess brome Introduced
Bromus rubens red brome Introduced
Carduus pycnocephalus Italian thistle Introduced
Chenopodiastrum murale pigweed goosefoot Introduced
Cyperus eragrostis Umbrella sedge Native
Erigeron canadensis common horseweed Introduced
Erodium botrys storkbill filaree Introduced
Erodium cicutarium redstem filaree Introduced
Euphorbia peplus petty spurge Introduced
Continued
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Scientific Name
Common Name
Origin
Festuca myuros rattail fescue Introduced
Festuca perennis ryegrass Introduced
Hedera helix English ivy Introduced
Helminthotheca echioides bristly oxtongue Introduced
Heterotheca grandiflora Telegraph weed Introduced
Hirschfeldia incana perennial mustard Introduced
Hordeum murinum foxtail barley Introduced
Lactuca saligna slender lettuce Introduced
Lactuca serriola prickly lettuce Introduced
Lysimachia arvensis [Anagallis
arvensis] scarlet pimpernel Introduced
Malva parviflora cheeseweed Introduced
Polypogon monspeliensis Annual beard grass Introduced
Rumex crispus curly dock Introduced
Sisymbrium officinale common hedge mustard Introduced
Sonchus asper subsp. asper prickly sow-thistle Introduced
Sonchus oleraceus common sow-thistle Introduced
Stipa millacea Smilo grass Introduced
Tropaeolum majus Nasturtium Ornamental
Vicia sp. common vetch Introduced
Vinca major periwinkle Ornamental
—Nomenclature follows The Jepson Manual, 2nd edition (Baldwin et al. 2012) and updates.
—Native species are indigenous to California and presumably also to the study site or have spread to the study site via natural
means. Introduced or naturalized species are exotics introduced to California in historic times from other parts of the world and
now reproducing spontaneously in California and on the study site. Ornamental refers to planted landscape plants.
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APPENDIX 2. SPECIAL STATUS PLANT SPECIES:
Tables 5-7 in this appendix list the special status plant species revealed by the nine-
quadrangle search as described in this report. Table 5 provides information on the current
rarity status of these target special status species, and Table 6 provides information on life
form, flowering period, and elevation range. Table 7 list habitats in which these special status
species are found and whether those habitats occur on the project site. References include
the California Department of Fish and Game Natural Diversity Data Base: Special Vascular
Plants, Bryophytes, and Lichen List (CNDDB) and the most recent edition of the California
Native Plant Society (CNPS) Inventory of Rare and Endangered Vascular Plants of California
database.
Table 5. List of Special Status Plants Found in the San Luis Obispo (246C), Pismo Beach
(221B), Lopez Mountain (246D), Port San Luis (222A), Morro Bay South (247D), Morro Bay
North (247A, Arroyo Grande NE (221A), Santa Margarita (246A), and Atascadero (246B).
Current Rarity Status is also included. Species found in San Luis Obispo quadrangle are
in bold.
Scientific Name Common Name
CNPS
Rare
Plant
Rank
State
Rank
Global
Rank
State
Status
Federal
Status
Agrostis hooveri Hoover's bent grass 1B.2 S2 G2
Arctostaphylos cruzensis Arroyo de la Cruz manzanita 1B.2 S3 G3
Arctostaphylos luciana Santa Lucia manzanita 1B.2 S3 G3
Arctostaphylos morroensis Morro manzanita 1B.1 S1 G1 FT
Arctostaphylos osoensis Oso manzanita 1B.2 S1 G1
Arctostaphylos pechoensis Pecho manzanita 1B.2 S2 G2
Arctostaphylos pilosula Santa Margarita manzanita 1B.2 S3 G3
Arctostaphylos rudis sand mesa manzanita 1B.2 S2 G2
Arctostaphylos tomentosa ssp.
daciticola dacite manzanita 1B.1 S1 G4T1
Arenaria paludicola marsh sandwort 1B.1 S1 G1 SE FE
Astragalus didymocarpus var.
milesianus Miles' milk-vetch 1B.2 S2 G5T2
Atriplex coulteri Coulter's saltbush 1B.2 S1S2 G3
Bryoria pseudocapillaris false gray horsehair lichen 3.2 S2 G3
Bryoria spiralifera twisted horsehair lichen 1B.1 S1S2 G3
California macrophylla round-leaved filaree 1B.2 S3? G3?
Calochortus obispoensis San Luis mariposa lily 1B.2 S2 G2
Continued on next page
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Scientific Name Common Name
CNPS
Rare
Plant
Rank
State
Rank
Global
Rank
State
Status
Federal
Status
Calochortus simulans La Panza mariposa lily 1B.3 S2 G2
Calycadenia villosa dwarf calycadenia 1B.1 S3 G3
Camissoniopsis hardhamiae Hardham's evening-primrose 1B.2 S2 G2
Carex obispoensis San Luis Obispo sedge 1B.2 S2S3 G2G3
Castilleja densiflora var.
obispoensis
San Luis Obispo owl's-
clover 1B.2 S2 G5T2
Centromadia parryi ssp.
congdonii Congdon's tarplant 1B.1 S2 G3T2
Chenopodium littoreum coastal goosefoot 1B.2 S2 G2
Chlorogalum pomeridianum var.
minus dwarf soaproot 1B.2 S2S3 G5T2T3
Chloropyron maritimum ssp.
maritimum salt marsh bird's-beak 1B.2 S1 G4?T1 SE FE
Chorizanthe breweri Brewer's spineflower 1B.3 S3 G3
Chorizanthe rectispina straight-awned spineflower 1B.3 S1 G1
Cirsium fontinale var. obispoense
San Luis Obispo fountain
thistle 1B.2 S2 G2T2 SE FE
Cirsium occidentale var.
lucianum Cuesta Ridge thistle 1B.2 S2 G3G4T2
Cirsium rhothophilum Surf thistle 1B.2 S1 G1 ST
Cirsium scariosum var.
loncholepis La Graciosa thistle 1B.1 S1 G5T1 ST FE
Cladium californicum Califonria sawgrass 1B.2 S2 G4
Cladonia firma popcorn lichen 2B.1 S1 G4
Clarkia speciosa ssp. immaculata Pismo clarkia 1B.1 S1 G4T1 SR FE
Delphinium parryi ssp. blochmaniae dune larkspur 1B.2 S2 G4T2
Delphinium parryi ssp.
eastwoodiae Eastwood’s larkspur 1B.2 S2 G4T2
Delphinium umbraculorum umbrella larkspur 1B.3 S3 G3
Dithyrea maritima beach spectaclepod 1B.1 S1 G1 ST
Dudleya abramsii ssp. bettinae Betty's dudleya 1B.2 S1 G4T1
Dudleya abramsii ssp. murina mouse-gray dudleya 1B.3 S2 G4T2
Dudleya blochmaniae ssp.
blochmaniae Blochman's dudleya 1B.1 S2 G3T2
Eriastrum luteum yellow-flowered eriastrum 1B.2 S2 G2
Erigeron blochmaniae Blochman's leafy daisy 1B.2 S2 G2
Eriodictyon altissimum Indian Knob mountainbalm 1B.1 S1 G1 SE FE
Eryngium aristulatum var.
hooveri Hoover's button-celery 1B.1 S1 G5T1
Extriplex joaquinana San Joaquin spearscale 1B.2 S2 G2
Fritillaria ojaiensis Ojai fritillary 1B.2 S2? G2?
Fritillaria viridea San Benito fritillary 1B.2 S2 G2
Grindelia hirsutula var. maritima San Francisco gumplant 3.2 S1 G5T1Q
Horkelia cuneata var. puberula mesa horkelia 1B.1 S1 G4T1
Continued on next page
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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 32
Scientific Name Common Name
CNPS
Rare
Plant
Rank
State
Rank
Global
Rank
State
Status
Federal
Status
Horkelia cuneata var. sericea Kellogg's horkelia 1B.1 S2? G4T2
Lasthenia californica ssp.
macrantha perennial goldfields 1B.2 S2
G3T2
Lasthenia glabrata ssp. coulteri Coulter's goldfields 1B.1 S2 G4T2
Layia jonesii Jones' layia 1B.2 S2 G2
Lupinus ludovicianus
San Luis Obispo County
lupine 1B.2 S1 G1
Malacothamnus gracilis slender bush-mallow 1B.1 S1 G1Q
Malacothamnus palmeri var.
involucratus Carmel Valley bush-mallow 1B.2 S3 G3T3Q
Malacothamnus palmeri var. palmeri San Lucia bush-mallow 1B.2 S2 G3T2Q
Monardella palmeri Palmer's monardella 1B.2 S2 G2
Monardella sinuata ssp. sinuata
southern curly-leaved
monardella 1B.2 S2 G3T2
Monardella undulata ssp. undulata San Luis Obispo monardella 1B.2 S2 G3T2
Monolopia gracilens woodland woolythreads 1B.2 S3 G3
Navarretia nigelliformis ssp.
radians shinning navarretia 1B.2 S2 G4T2
Nemacaulis denudata var. denudata coast woolly-heads 1B.2 S2 G3G4T2
Plagiobothrys uncinatus hooked popcorn-flower 1B.2 S2 G2
Poa diaboli Diablo Canyon blue grass 1B.2 S2 G2
Sanicula maritima adobe sanicle 1B.1 S2 G2 SR
Scrophularia atrata black-flowered figwort 1B.2 S2S3 G2G3
Senecio aphanactis chaparral ragwort 2B.2 S2 G3
Sidalcea hickmanii ssp. anomala Cuesta Pass checkerbloom 1B.2 S1 G3T1 SR
Streptanthus albidus ssp.
peramoenus most beautiful jewel-flower 1B.2 S2 G2T2
Suaeda californica California seablite 1B.1 S1 G1 FE
Sulcaria isidiifera splitting yarn lichen 1B.1 S1 G1
Trifolium hydrophilum saline clover 1B.2 S2 G2
Tropidocarpum capparideum caper-fruited tropidocarpum 1B.1 S1 G1
Key to numbers and symbols used in Table 6 are listed below and on the next page.
From: California Native Plant Society (CNPS). 2017. Inventory of Rare and Endangered Plants (online edition,
v8-01a). California Native Plant Society. Sacramento, CA.
California Rare Plant Rank 1A: Plants Presumed Extirpated in California and Either Rare or Extinct Elsewhere
Plants with a California Rare Plant Rank of 1A are presumed extirpated or extinct because they have not been seen or collected in the
wild in California for many years. A plant is extinct if it no longer occurs anywhere. A plant that is extirpated from California has been
eliminated from California but may still occur elsewhere in its range.
All of the plants constituting California Rare Plant Rank 1A meet the definitions of the California Endangered Species Act of the
California Department of Fish and Game Code and are eligible for state listing. Should these taxa be rediscovered, and impacts
proposed to individuals or their habitat, they must be analyzed during preparation of environmental documents relating to the California
Environmental Quality Act (CEQA), or those considered to be functionally equivalent to CEQA, as they meet the definition of Rare or
Endangered under CEQA Guidelines §15125 (c) and/or §15380.
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California Rare Plant Rank 1B: Plants Rare, Threatened, or Endangered in California and Elsewhere
Plants with a California Rare Plant Rank of 1B are rare throughout their range with the majority of them endemic to California. Most of
the plants that are ranked 1B have declined significantly over the last century. California Rare Plant Rank 1B plants constitute the
majority of taxa in the CNPS Inventory, with more than 1,000 plants assigned to this category of rarity.
All of the plants constituting California Rare Plant Rank 1B meet the definitions of the California Endangered Species Act of the
California Department of Fish and Game Code and are eligible for state listing. Impacts to these species or their habitat must be
analyzed during preparation of environmental documents relating to CEQA, or those considered to be functionally equivalent to CEQA,
as they meet the definition of Rare or Endangered under CEQA Guidelines §15125; (c) and/or §15380.
California Rare Plant Rank 2A: Plants Presumed Extirpated in California, But Common Elsewhere
Plants with a California Rare Plant Rank of 2A are presumed extirpated because they have not been observed or documented in
California for many years. This list only includes plants that are presumed extirpated in California, but more common elsewhere in their
range.
All of the plants constituting California Rare Plant Rank 2A meet the definitions of the California Endangered Species Act of the
California Department of Fish and Game Code and are eligible for state listing. Should these species be rediscovered, any impacts
proposed to individuals or their habitat must be analyzed during preparation of environmental documents relating to CEQA, or those
considered to be functionally equivalent to CEQA, as they meet the definition of Rare or Endangered under CEQA Guidelines §15125
(c) and/or §15380.
California Rare Plant Rank 2B: Plants Rare, Threatened, or Endangered in California, But More Common Elsewhere
Except for being common beyond the boundaries of California, plants with a California Rare Plant Rank of 2B would have been ranked
1B. From the federal perspective, plants common in other states or countries are not eligible for consideration under the provisions of
the Federal Endangered Species Act. With California Rare Plant Rank 2B, we recognize the importance of protecting the geographic
range of widespread species. In this way we protect the diversity of our own state's flora and help maintain evolutionary processes and
genetic diversity within species.
All of the plants constituting California Rare Plant Rank 2B meet the definitions of the California Endangered Species Act of the
California Department of Fish and Game Code and are eligible for state listing. Impacts to these species or their habitat must be
analyzed during preparation of environmental documents relating to CEQA, or those considered to be functionally equivalent to CEQA,
as they meet the definition of Rare or Endangered under CEQA Guidelines §15125 (c) and/or §15380.
California Rare Plant Rank 3: Plants About Which More Information is Needed - A Review List
Plants with a California Rare Plant Rank of 3 are united by one common theme - we lack the necessary information to assign them to
one of the other ranks or to reject them. Nearly all of the plants constituting California Rare Plant Rank 3 are taxonomically problematic.
For each California Rare Plant Rank 3 plant we have provided the known information and indicated in the “Notes” section of the CNPS
Inventory record where assistance is needed. Data regarding distribution, endangerment, ecology, and taxonomic validity are welcomed
and can be submitted by emailing the Rare Plant Botanist at asims@cnps.org.
All of the plants constituting California Rare Plant Rank 3 meet the definitions of the California Endangered Species Act of the California
Department of Fish and Game Code and are eligible for state listing. Impacts to these species or their habitat must be analyzed during
preparation of environmental documents relating to CEQA, or those considered to be functionally equivalent to CEQA, as they meet the
definition of Rare or Endangered under CEQA Guidelines §15125 (c) and/or §15380.
California Rare Plant Rank 4: Plants of Limited Distribution - A Watch List
Plants with a California Rare Plant Rank of 4 are of limited distribution or infrequent throughout a broader area in California, and their
status should be monitored regularly. Should the degree of endangerment or rarity of a California Rare Plant Rank 4 plant change, we
will transfer it to a more appropriate rank.
Some of the plants constituting California Rare Plant Rank 4 meet the definitions of the California Endangered Species Act of the
California Department of Fish and Game Code, and few, if any, are eligible for state listing. Nevertheless, many of them are significant
locally, and we strongly recommend that California Rare Plant Rank 4 plants be evaluated for impact significance during preparation of
environmental documents relating to CEQA, or those considered to be functionally equivalent to CEQA, based on CEQA Guidelines
§15125 (c) and/or §15380. This may be particularly appropriate for:
• The type locality of a California Rare Plant Rank 4 plant,
• Populations at the periphery of a species' range,
• Areas where the taxon is especially uncommon,
• Areas where the taxon has sustained heavy losses, or
• Populations exhibiting unusual morphology or occurring on unusual substrates.
Threat Ranks
• 0.1-Seriously threatened in California (over 80% of occurrences threatened / high degree and immediacy of threat)
• 0.2-Moderately threatened in California (20-80% occurrences threatened / moderate degree and immediacy of threat)
• 0.3-Not very threatened in California (less than 20% of occurrences threatened / low degree and immediacy of threat or no current
threats known)
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California Dept. of Fish & Game
Endangered Species (CE)
Plant taxa whose prospects for survival are in immediate jeopardy from one or more causes
Threatened Species (CT)
Plant taxa not presently threatened with extinction, but likely to become endangered within the foreseeable future
in the absence of special protection and management efforts
Rare Species (CR)
Plant taxa not presently threatened with extinction, but occurring in such small numbers throughout its range that
they may become endangered if habitat conditions worsen
State Ranking
S1 = Less than 6 EOs or less than 1,000 individuals or less than 2,000 acres
S2 = 6-20 EOs or 1,000–3,000 individuals or 2,000–10,000 acres
S3 = 21-100 EOs or 3,000-10,000 individuals or 10,000-50,000 acres
S4 = Apparently secure in California – No threat rank
S5 = Demonstrably secure in California – No threat rank
Number following S ranks:
1 – Very threatened
2 – Threatened
3 – No current threats
U. S. Dept. of Fish and Wildlife
Endangered Species (FE)
Taxa in danger of extinction throughout all or a significant portion of their range
Threatened Species (FT)
Taxa likely to become endangered within the foreseeable future throughout all or a significant portion of their range
Candidate Species (C)
Taxa for which the Service has on file enough substantial information on biological vulnerability and threat (s) to
support proposals to list them as endangered or threatened species, but such action has been delayed by other
listing activity
Global Ranking
GX Presumed Extinct
Believed to be extinct throughout its range. Not located despite intensive searches of historical sites and other
appropriate habitat, and virtually no likelihood that it will be rediscovered.
GH Possibly Extinct
Known from only historical occurrences but may nevertheless still is extant; further searching needed.
G1 Critically Imperiled
Critically imperiled globally because of extreme rarity or because of some factor (s) making it especially vulnerable to
extinction. Typically, 5 or fewer occurrences or very few remaining individuals (<1,000) or acres (<2,000) or linear
miles (<10).
G2 Imperiled
Imperiled globally because of rarity or because of some factor (s) making it very vulnerable to extinction or elimination.
Typically, 6 to 20 occurrences or few remaining individuals (1,000 to 3,000) or acres (2,000 to 10,000) or linear miles
(10 to 50).
G3 Vulnerable
Vulnerable globally either because very rare and local throughout its range, found only in a restricted range (even if
abundant at some locations), or because of other factors making it vulnerable to extinction or elimination. Typically,
21 to 100 occurrences or between 3,000 and 10,000 individuals.
G4 Apparently Secure
Uncommon but not rare (although it may be rare in parts of its range, particularly on the periphery), and usually
widespread. Apparently not vulnerable in most of its range, but possibly cause for long-term concern. Typically, more
than 100 occurrences and more than 10,000 individuals.
G5 Secure
Common, widespread, and abundant (although it may be rare in parts of its range, particularly on the periphery). Not
vulnerable in most of its range. Typically, with considerably more than 100 occurrences and more than 10,000
individuals.
T# Infraspecific Taxon (trinomial)
The status of infraspecific taxa (subspecies or varieties) are indicated by a "T-rank" following the species' global rank.
Rules for assigning T-ranks follow the same principles outlined above. For example, the global rank of a critically
imperiled subspecies of an otherwise widespread and common species would be G5T1.
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Table 6. List of Special Status Plants Found in the San Luis Obispo (246C), Pismo Beach
(221B), Lopez Mountain (246D), Port San Luis (222A), Morro Bay South (247D), Morro Bay
North (247A, Arroyo Grande NE (221A), Santa Margarita (246A), and Atascadero (246B).
along with life form, flowering period, and elevation range
Scientific Name Common Name Life Form
Flower
Period
Elevation
Range (m)
Low High
Agrostis hooveri Hoover's bent grass perennial herb Apr-Jul 6 610
Arctostaphylos cruzensis Arroyo de la Cruz manzanita
perennial evergreen
shrub Dec-Mar 60 310
Arctostaphylos luciana Santa Lucia manzanita
perennial
evergreen shrub Dec-Mar 350 850
Arctostaphylos morroensis Morro manzanita
perennial
evergreen shrub Dec-Mar 5 205
Arctostaphylos osoensis Oso manzanita
perennial evergreen
shrub Feb-Mar 95 500
Arctostaphylos pechoensis Pecho manzanita
perennial
evergreen shrub Nov-Mar 125 850
Arctostaphylos pilosula Santa Margarita manzanita
perennial
evergreen shrub Dec-May 75 1100
Arctostaphylos rudis sand mesa manzanita
perennial evergreen
shrub Nov-Feb 25 322
Arctostaphylos tomentosa ssp.
daciticola dacite manzanita
perennial evergreen
shrub Mar-May 100 300
Arenaria paludicola marsh sandwort
perennial
stoloniferous herb May-Aug 3 170
Astragalus didymocarpus var.
milesianus Miles' milk-vetch annual herb Mar-Jun 20 90
Atriplex coulteri Coulter's saltbush perennial herb Mar-Oct 3 460
Bryoria pseudocapillaris false gray horsehair lichen fruticose lichen epiphytic 0 90
Bryoria spiralifera twisted horsehair lichen fruticose lichen epiphytic 0 30
California macrophylla round-leaved filaree annual herb Mar-May 15 1200
Calochortus obispoensis San Luis mariposa lily
perennial
bulbiferous herb May-Jul 50 730
Calochortus simulans La Panza mariposa lily
perennial
bulbiferous herb Apr-Jun 325 1150
Calycadenia villosa dwarf calycadenia annual herb May-Oct 240 1350
Camissoniopsis hardhamiae Hardham's evening-primrose annual herb Mar-May 140 945
Carex obispoensis San Luis Obispo sedge
perennial
rhizomatous herb Apr-Jun 10 820
Castilleja densiflora var.
obispoensis
San Luis Obispo owl's-
clover
annual herb
hemiparasitic Mar-May 10 430
Centromadia parryi ssp.
congdonii Congdon's tarplant annual herb May-Nov 0 230
Chenopodium littoreum coastal goosefoot annual herb Apr-Aug 10 30
Chlorogalum pomeridianum
var. minus dwarf soaproot
perennial
bulbiferous herb May-Aug 305 1000
Chloropyron maritimum ssp.
maritimum salt marsh bird's-beak
annual herb
hemiparasitic May-Nov 0 30
Chorizanthe breweri Brewer's spineflower annual herb Apr-Aug 45 800
Chorizanthe rectispina straight-awned spineflower annual herb Apr-Jul 85 1035
Cirsium fontinale var.
obispoense
San Luis Obispo fountain
thistle perennial herb Feb-Sep 35 385
Cirsium occidentale var.
lucianum Cuesta Ridge thistle perennial herb Apr-Jun 500 750
continued on next page
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Scientific Name Common Name Life Form
Flower
Period
Elevation
Range (m)
Low High
Cirsium rhothophilum Surf thistle perennial herb Apr-Jun 3 60
Cirsium scariosum var.
loncholepis La Graciosa thistle perennial herb May-Aug 4 220
Cladium californicum Califonria sawgrass squamulose lichen terrestrial 30 75
Cladonia firma popcorn lichen annual herb May-Jul 25 185
Clarkia speciosa ssp. immaculata Pismo clarkia perennial herb Apr-Jun 0 200
Delphinium parryi ssp.
blochmaniae dune larkspur perennial herb Feb-Mar 75 500
Delphinium parryi ssp.
eastwoodiae Eastwood’s larkspur perennial herb Apr-Jun 400 1600
Delphinium umbraculorum umbrella larkspur
perennial
rhizomatous herb Mar-May 3 50
Dithyrea maritima beach spectaclepod perennial herb May-Jul 20 180
Dudleya abramsii ssp. bettinae Betty's dudleya
perennial
leaf succule
nt May-Jun 90 525
Dudleya abramsii ssp. murina mouse-gray dudleya perennial herb Apr-Jun 5 450
Dudleya blochmaniae ssp.
blochmaniae Blochman's dudleya annual herb May-Jun 290 1000
Eriastrum luteum yellow-flowered eriastrum
perennial
rhizomatous herb Jun-Aug 3 45
Erigeron blochmaniae Blochman's leafy daisy
perennial evergreen
shrub Mar-Jun 80 270
Eriodictyon altissimum Indian Knob mountainbalm
annual/perennial
herb Jun-Aug 3 45
Eryngium aristulatum var.
hooveri Hoover's button-celery annual herb Apr-Oct 1 835
Extriplex joaquinana San Joaquin spearscale
perennial bulbiferous
herb Feb-May 225 998
Fritillaria ojaiensis Ojai fritillary
perennial
bulbiferous herb Mar-May 200 1525
Fritillaria viridea San Benito fritillary perennial herb Jun-Sep 15 400
Grindelia hirsutula var.
maritima San Francisco gumplant perennial herb Feb-Sep 70 810
Horkelia cuneata var. puberula mesa horkelia perennial herb Apr-Sep 10 200
Horkelia cuneata var. sericea Kellogg's horkelia perennial herb Jan-Nov 5 520
Lasthenia californica ssp.
macrantha perennial goldfields annual herb Feb-Jun 1 1220
Lasthenia glabrata ssp. coulteri Coulter's goldfields annual herb Mar-May 5 400
Layia jonesii Jones' layia perennial herb Apr-Jul 50 525
Lupinus ludovicianus
San Luis Obispo County
lupine
perennial deciduous
shrub May-Oct 190 575
Malacothamnus gracilis slender bush-mallow
perennial deciduous
shrub Apr-Oct 30 1100
Malacothamnus palmeri var.
involucratus Carmel Valley bush-mallow
perennial deciduous
shrub May-Jul 60 360
Malacothamnus palmeri var.
palmeri San Lucia bush-mallow
perennial
rhizomatous herb Jun-Aug 200 800
Monardella palmeri Palmer's monardella annual herb Apr-Sep 0 300
Monardella sinuata ssp. sinuata
southern curly-leaved
monardella
perennial
rhizomatous herb May-Sep 10 200
Monardella undulata ssp.
undulata San Luis Obispo monardella annual herb Feb-Jul 100 1200
continued on next page
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Scientific Name Common Name Life Form
Flower
Period
Elevation
Range (m)
Low High
Monolopia gracilens woodland woolythreads annual herb Mar-Jul 65 1000
Navarretia nigelliformis ssp.
radians shinning navarretia annual herb Apr-Sep 0 100
Nemacaulis denudata var.
denudata coast woolly-heads annual herb Apr-May 300 760
Plagiobothrys uncinatus hooked popcorn-flower
perennial
rhizomatous herb Mar-Apr 120 400
Poa diaboli Diablo Canyon blue grass perennial herb Feb-May 30 240
Sanicula maritima adobe sanicle perennial herb Mar-Jul 10 500
Scrophularia atrata black-flowered figwort annual herb Jan-May 15 800
Senecio aphanactis chaparral ragwort perennial herb May-Jun 600 800
Sidalcea hickmanii ssp.
anomala Cuesta Pass checkerbloom annual herb Mar-Oct 95 1000
Streptanthus albidus ssp.
peramoenus most beautiful jewel-flower
perennial
evergreen shrub Jul-Oct 0 15
Suaeda californica California seablite fruticose lichen epiphytic 20 30
Sulcaria isidiifera splitting yarn lichen annual herb Apr-Jun 0 300
Trifolium hydrophilum saline clover annual herb Mar-Apr 1 455
Tropidocarpum capparideum caper-fruited tropidocarpum
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Table 7. Habitat Requirements of Special Status Plants Found in San Luis Obispo (246C), Pismo
Beach (221B), Lopez Mountain (246D), Port San Luis (222A), Morro Bay South (247D), Morro Bay
North (247A, Arroyo Grande NE (221A), Santa Margarita (246A), and Atascadero (246B). along with
Preferred Habitats and whether Potential Habitats Occur on site.
Scientific Name Habitat
Found or Expected on Site
Agrostis hooveri
Closed-cone coniferous forest, Chaparral,
Cismontane woodland, Valley and foothill
grassland/usually sandy
NO. Not reported from San Luis Obispo
quadrangle. Hoover's bent grass was not observed
on the subject lot and is not expected on the site
Arctostaphylos cruzensis
Broadleafed upland forest, Coastal bluff
scrub, Closed-cone coniferous forest,
Chaparral, Coastal scrub, Valley and foothill
grassland/sandy
NO. Not reported from San Luis Obispo
quadrangle. Endemic to northwestern corner of
San Luis Obispo County. Not expected on the site.
Potential habitat not present. This evergreen shrub
would have been readily recognizable during field
surveys.
Arctostaphylos luciana
Chaparral, Cismontane woodland on
shale
NO. Endemic to southern Santa Lucia Range.
Not expected on the site. Potential habitat not
present. This evergreen shrub would have been
readily recognizable during field surveys.
Arctostaphylos morroensis
Chaparral (maritime), Cismontane
woodland, Coastal dunes (pre-Flandrian),
Coastal scrub/Baywood fine sand
NO. Endemic to sandy soils around southern
end of Morro Bay. Not expected on the site.
Potential habitat not present. This evergreen
shrub would have been readily recognizable
during field surveys.
Arctostaphylos osoensis
Chaparral, Cismontane woodland on dacite
porphyry buttes
NO. Not reported from San Luis Obispo
quadrangle. Endemic to western portion of the
Morros east of Morro Bay. Not expected on the
site. Potential habitat not present. This evergreen
shrub would have been readily recognizable during
field surveys.
Arctostaphylos pechoensis
Closed-cone coniferous forest, Chaparral,
Coastal scrub on siliceous shale
NO. Endemic to western end of San Luis Range.
Not expected on the site. Potential habitat not
present. This evergreen shrub would have
been readily recognizable during field surveys.
Arctostaphylos pilosula
Broadleafed upland forest, Closed-cone
coniferous forest, Chaparral, Cismontane
woodland/Sometimes sandstone.
NO. Occurs from eastern end of San Luis
Range to west-central San Luis Obispo County.
Does not occur in the San Luis Obispo area.
This evergreen shrub would have been readily
recognizable during field surveys and it was
not found.
Arctostaphylos rudis Chaparral (maritime), Coastal scrub/sandy
NO. Not reported from San Luis Obispo
quadrangle. Occurs on old stabilized dunes. Not
expected on the site. Potential habitat not present.
This evergreen shrub would have been readily
recognizable during field surveys.
Arctostaphylos tomentosa ssp.
daciticola
Chaparral, Cismontane woodland on dacite
porphyry buttes
NO. Not reported from San Luis Obispo
quadrangle. Endemic to western portion of the
Morros east of Morro Bay. Not expected on the
site. Potential habitat not present. This evergreen
shrub would have been readily recognizable during
field surveys.
Arenaria paludicola
Marshes and swamps (freshwater or
brackish)/sandy, openings
NO. Not reported from San Luis Obispo
quadrangle. Highly restricted to freshwater
wetlands in western San Luis Obispo County;
nearly extinct. Potential wetland habitat not
present.
Astragalus didymocarpus var.
milesianus Coastal scrub (clay)
NO. Not expected on the site. Potential habitat
not present – no coastal scrub.
Continued on next page
Item 3
Packet Page 181
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 39
Scientific Name Habitat
Found or Expected on Site
Atriplex coulteri
Coastal bluff scrub, Coastal dunes, Coastal
scrub, Valley and foothill grassland/alkaline
or clay
NO. Not reported from San Luis Obispo
quadrangle. Occurs in coastal sites with salty soil.
Not expected on the site. Potential habitat not
present.
Bryoria pseudocapillaris
Coastal dunes (SLO Co.), North Coast
coniferous forest (immediate coast). Usually
on conifers
NO. Not reported from San Luis Obispo
quadrangle. Fruticose lichen epiphytic. No
appropriate host or habitats on site and not
expected on subject lot.
Bryoria spiralifera
North Coast coniferous forest (immediate
coast)/Usually on conifers
NO. Not reported from San Luis Obispo
quadrangle. Fruticose lichen epiphytic. No
appropriate host or habitats on site and not
expected on subject parcel.
California macrophylla
Cismontane woodland, Valley and foothill
grassland/clay
Not reported from San Luis Obispo quadrangle.
Potential habitat not present.
Calochortus obispoensis
Chaparral, Coastal scrub, Valley and
foothill grassland/often serpentinite
NO. Occurs in San Luis Range in serpentine
grasslands. Not expected on the site. Potential
habitat not present near subject site. Potential
habitat in Laguna Lake area.
Calochortus simulans
Chaparral, Cismontane woodland, Lower
montane coniferous forest, Valley and
foothill grassland/sandy, often granitic,
sometimes serpentinite
NO. Occurs in interior of San Luis Obispo
County, especially in La Panza Range. Not
expected on the site. Potential habitat not
present.
Calycadenia villosa
Chaparral, Cismontane woodland,
Meadows and seeps, Valley and foothill
grassland/rocky, fine soils
NO. Occurs in interior of San Luis Obispo
County in La Panza Range. Not expected on
the site. Potential habitat not present.
Camissoniopsis hardhamiae
Chaparral, Cismontane woodland/sandy,
decomposed carbonate, disturbed or burned
areas
NO. Not reported from San Luis Obispo
quadrangle. Occurs in interior of San Luis Obispo
County in hills east of Santa Margarita. Not
expected on the site. Potential habitat not present
and out of range.
Carex obispoensis
Closed-cone coniferous forest, Chaparral,
Coastal prairie, Coastal scrub, Valley and
foothill grassland/often serpentinite
seeps, sometimes gabbro; often on clay
soils
NO. Potential habitat not present on the site; so
not expected to occur. No serpentinite seeps or
gabbro or clay soils.
Castilleja densiflora var.
obispoensis
Meadows and seeps, Valley and foothill
grassland/sometimes serpentinite
NO. It was not observed on the site and not
expected to occur. Potential habitat if present
is marginal. No meadows, seeps, or
appropriate grasslands on the site and no
serpentinite.
Centromadia parryi ssp.
congdonii
Valley and foothill grassland (alkaline
soils)
NO. It was not observed on the site and not
expected to occur on the site. Potential habitat
(vernal or temporary pools, meadows, or seeps)
not present. No Centromadia species were
found on the site. Nearest population near
Laguna Lake.
Chenopodium littoreum Coastal dunes
NO. Never reported from San Luis Obispo
quadrangle. Known only from coastal dunes of
western San Luis Obispo and Santa Barbara
counties. No appropriate habitats on site and not
expected on subject lot.
Chlorogalum pomeridianum var.
minus Chaparral (serpentinite)
NO. Not found on the site. Potential habitat not
present on the site because there are no
serpentinite or chaparral.
Chloropyron maritimum ssp.
maritimum
Coastal dunes, Marshes and swamps
(coastal salt)
NO. Never reported from San Luis Obispo
quadrangle. Known only from coastal dunes and
salt marshes of western San Luis Obispo and
Santa Barbara counties. Not expected on the site.
Potential habitat not present and out of range
Chorizanthe breweri
Closed-cone coniferous forest, Chaparral,
Cismontane woodland, Coastal
scrub/serpentinite, rocky or gravelly
NO. It was not found on the site and not
expected to occur. This species is restricted to
serpentine-derived soils; so nearest potential
habitat in the Laguna Lake area.
Continued on next page
Item 3
Packet Page 182
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 40
Scientific Name Habitat
Found or Expected on Site
Chorizanthe rectispina
Chaparral, Cismontane woodland,
Coastal scrub
NO. Occurs in interior of San Luis Obispo
County in hills east of Santa Margarita. Not
expected on the site. Potential habitat not
present and out of range
Cirsium fontinale var.
obispoense
Chaparral, Cismontane woodland,
Coastal scrub, Valley and foothill
grassland/serpentinite seeps, creeks
NO. This species is known only from west
central San Luis Obispo County where it is
restricted to permanently wet seeps and
springs on soils derived from serpentine. Not
expected on the site. Potential habitat not
present. Nearest population in Irish Hills.
Cirsium occidentale var.
lucianum
Chaparral (openings)/Serpentinite. Often
steep rocky slopes and disturbed
roadsides.
NO. Endemic to southern Santa Lucia Range.
Not found on the site. No appropriate habitats
such as serpentinite chaparral or rocky slopes
on the project site. Not expected on the site.
Cirsium rhothophilum Coastal bluff scrub, Coastal dunes
NO. Never reported from San Luis Obispo
quadrangle. Known only from coastal dunes of
western San Luis Obispo and Santa Barbara
counties. Not expected on the site. Potential
habitat not present and out of range.
Cirsium scariosum var.
loncholepis
Cismontane woodland, Coastal dunes,
Coastal scrub, Marshes and swamps
(brackish), Valley and foothill
grassland/mesic, sandy
NO. Known only from coastal dunes and
wetlands of western San Luis Obispo and Santa
Barbara counties. Not expected on the site.
Potential habitat not present and out of range
Cladium californicum
Meadows and seeps, Marshes and swamps
Alkaline or Freshwater
NO. Never reported from San Luis Obispo
quadrangle. No meadows, seeps, or marshes on
the site. Not expected on the site. Potential habitat
not present
Cladonia firma
Coastal dunes (stabilized), Coastal scrub/On
soil, detritus, and/or moss
NO. Never reported from San Luis Obispo
quadrangle. Squamulose lichen terrestrial found on
sand dunes. Not expected on the site. Potential
habitat not present and out of range.
Clarkia speciosa ssp. immaculata
Chaparral (margins, openings), Cismontane
woodland, Valley and foothill
grassland/sandy
NO. Never reported from San Luis Obispo
quadrangle. Occurs in eastern San Luis Range
primarily in sandy soil around oak trees; potential
habitat not present on the site and not expected on
subject parcel.
Delphinium parryi ssp.
blochmaniae Chaparral (maritime), Coastal dunes
NO. Never reported from San Luis Obispo
quadrangle. Not found on the site. Not known from
hills north of Arroyo Grande. No appropriate
habitats such as coastal dunes on the project site.
No Delphinium species were encountered on the
site.
Delphinium parryi ssp.
eastwoodiae
Chaparral (openings), Valley and foothill
grassland/Serpentinite, coastal
NO. No appropriate soils (serpentinite) or
habitats (openings in chaparral) on site. Not
found on the site and not expected to occur on
the site. No Delphinium species were
encountered on the site.
Delphinium umbraculorum Chaparral, Cismontane woodland
NO. Not reported from San Luis Obispo
quadrangle. Known only from coastal dunes of
western San Luis Obispo and Santa Barbara
counties. Not expected on the site. Potential
habitat not present and out of range.
Dithyrea maritima Coastal dunes, Coastal scrub (sandy)
NO. Not reported from San Luis Obispo
quadrangle. No appropriate habitats of active
dunes with blowing sand. Not expected on the site.
Potential habitat not present and out of range.
Dudleya abramsii ssp. bettinae
Chaparral, Coastal scrub, Valley and
foothill grassland/serpentinite, rocky
NO. Not found on the site during appropriate
season. No appropriate habitats such as
serpentinite rock on the project site. Potential
habitat may occur in the Laguna Lake area.
Continued on next page
Item 3
Packet Page 183
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 41
Scientific Name Habitat
Found or Expected on Site
Dudleya abramsii ssp. murina
Chaparral, Cismontane woodland, Valley
and foothill grassland/serpentinite
NO. Not found on the site. No appropriate
habitats such as serpentinite rock on the
project site. Potential habitat may occur in the
Laguna Lake area.
Dudleya blochmaniae ssp.
blochmaniae
Coastal bluff scrub, Chaparral, Coastal
scrub, Valley and foothill
grassland/rocky, often clay or
serpentinite
NO. Known from central San Luis Obispo
County in Santa Lucia and La Panza ranges.
Not found on the site. Not expected on the site.
Potential habitat not present. Nearest
population around Laguna Lake and Prefumo
Canyon.
Eriastrum luteum
Broadleafed upland forest, Chaparral,
Cismontane woodland/sandy or gravelly
NO. Not reported from San Luis Obispo
quadrangle. No appropriate habitat. Not found on
the site.
Erigeron blochmaniae Coastal dunes, Coastal scrub
NO. Not reported from San Luis Obispo
quadrangle. Known from coastal areas of San Luis
Obispo County. Not expected on the site. Potential
habitat not present and out of range.
Eriodictyon altissimum
Chaparral (maritime), Cismontane woodland,
Coastal scrub/sandstone
NO. Not reported from San Luis Obispo
quadrangle. Known from sandy soils derived from
dunes or sandstone. Nearest site is Indian Knob.
Not expected on the site. Potential habitat not
present. It is readily recognizable and was not
found on the site.
Eryngium aristulatum var.
hooveri Vernal pools
NO. Occurs in low-lying sites around San Luis
Obispo. No appropriate vernal pool habitats on
the site. This species was not found on the site
and not expected to occur on the site.
Extriplex joaquinana
Chenopod scrub, Meadows and seeps,
Playas, Valley and foothill grassland/alkaline
NO. Not reported from San Luis Obispo
quadrangle. Occurs in interior sites with alkaline
soils. Not expected on the site. Potential habitat not
present and out of range.
Fritillaria ojaiensis
Broadleafed upland forest (mesic),
Chaparral, Cismontane woodland, Lower
montane coniferous forest/rocky
NO. Known in San Luis Obispo County from
western slopes of Santa Lucia Range; Not
reported from the area and not found on the
site. No appropriate habitats and not expected
on the site.
Fritillaria viridea
Chaparral (serpentinite)/Sometimes
stream banks, sometimes rocky
NO. Known in San Luis Obispo County from
western slopes of Santa Lucia Range; SLO
County reports may be misidentification of F.
ojaiensis; related F. affinis known from Prefumo
Canyon; Not found on the site. No chaparral or
serpentinite soils on site. Not expected on
subject parcel.
Horkelia cuneata var. puberula
Chaparral (maritime), Cismontane
woodland, Coastal scrub/sandy or
gravelly
NO. Known from sandy soil at eastern and
southern end of San Luis Range and
southward. Not expected on the site. This
species is readily recognizable and was not
found on the site.
Horkelia cuneata var. sericea
Closed-cone coniferous forest, Chaparral
(maritime), Coastal dunes, Coastal
scrub/sandy or gravelly, openings
NO. Not reported from San Luis Obispo
quadrangle. Known from sandy soil near coast in
southern part of SLO County. Not expected on the
site. Potential habitat not present and out of range.
This species is readily recognizable and was not
found on the site
Lasthenia californica ssp.
macrantha
Coastal bluff scrub, Coastal dunes, Coastal
scrub
Not reported from San Luis Obispo quadrangle.
Only occurs near the coast. Subject site is out of
range.
Lasthenia glabrata ssp. coulteri
Marshes and swamps (coastal salt), Playas,
Vernal pools
NO. Not reported from San Luis Obispo
quadrangle. In San Luis Obispo County known
from small area at southern end of Morro Bay Salt
Marsh. Not expected on the site. Potential habitat
not present and out of range.
Continued on next page
Item 3
Packet Page 184
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 42
Scientific Name Habitat
Found or Expected on Site
Layia jonesii
Chaparral, Valley and foothill
grassland/clay or serpentinite
NO. Not found on the site. No appropriate
serpentinite soils or habitats on site. No
species of Layia were found on the site. Not
expected on the site.
Lupinus ludovicianus
Chaparral, Cismontane woodland/sandstone
or sandy
NO. Not reported from San Luis Obispo
quadrangle. Endemic to west-central San Luis
Obispo County; known from eastern end of San
Luis Range (Indian Knob). Not found on the site.
Potential habitat not present. Nearest site is Indian
Knob. This species is readily recognizable and
was not found on the site
Malacothamnus gracilis Chaparral/Usually rocky
NO. Not reported from San Luis Obispo
quadrangle. Potential habitat not present on the
site. Out of species range Not found on the site and
potential habitat not present.
Malacothamnus palmeri var.
involucratus
Chaparral, Cismontane
woodland/serpentinite
NO. Not reported from San Luis Obispo
quadrangle. Potential habitat not present; no
serpentinite. Not found on the site.
Malacothamnus palmeri var.
palmeri
Chaparral, Cismontane woodland, Coastal
dunes, Coastal scrub (openings)/Sandy.
NO. Not reported from San Luis Obispo
quadrangle. Known only from coastal dunes of
western San Luis Obispo and Santa Barbara
counties; synonym of M. undulata subsp. crispa.
Not expected on the site. Potential habitat not
present and out of range.
Monardella palmeri
Chaparral, Cismontane woodland,
Coastal scrub
NO. Not found on site. Very marginal habitat if
present at all. Not expected on subject lot.
Monardella sinuata ssp. sinuata Chaparral (rocky)
NO. Not reported from San Luis Obispo
quadrangle. Habitat not present on the subject
site.
Monardella undulata ssp. undulata Coastal dunes, Coastal scrub (sandy)
NO. Not reported from San Luis Obispo
quadrangle. Known only from coastal sand hills
and dunes of western San Luis Obispo and Santa
Barbara counties. Not expected on the site.
Potential habitat not present and out of range.
Monolopia gracilens
Broadleafed upland forest (openings),
Chaparral (openings), Cismontane
woodland, North Coast coniferous forest
(openings), Valley and foothill
grassland/Serpentine
NO. Not reported from San Luis Obispo
quadrangle. Known from western end of San Luis
Range (Pecho Creek) northwest along coast and
into Santa Lucia Range; no appropriate habitats
and not expected on subject parcel.
Navarretia nigelliformis ssp.
radians
Cismontane woodland, Valley and foothill
grassland, Vernal pools/Sometimes clay
NO. No vernal pools on site. Not expected to
be on site.
Nemacaulis denudata var.
denudata Coastal dunes
NO. Not reported from San Luis Obispo
quadrangle. This coastal dune species has no
habitat on the subject lot. Not expected on the site.
Potential habitat not present and out of range.
Plagiobothrys uncinatus
Chaparral (sandy), Cismontane woodland,
Valley and foothill grassland
NO. Known from central north San Luis Obispo
County. Not expected on the site. Potential
habitat is very marginal if present and out of
range. Not found on the site.
Poa diaboli
Closed-cone coniferous forest, Chaparral
(mesic), Cismontane woodland, Coastal
scrub/shale; sometimes burned areas
NO. Not reported from San Luis Obispo
quadrangle. Known from westernmost portion of
San Luis Range. Not expected on the site.
Potential habitat not present and out of range.
Sanicula maritima
Chaparral, Coastal prairie, Meadows and
seeps, Valley and foothill grassland/clay,
serpentinite
NO. Known from seasonally wet areas of clay
soils often derived from serpentine in San Luis
Obispo area and along San Simeon coast; not
found on the site and no suitable habitat
observed on subject parcel.
Continued on next page
Item 3
Packet Page 185
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 43
Scientific Name Habitat
Found or Expected on Site
Scrophularia atrata
Closed-cone coniferous forest, Chaparral,
Coastal dunes, Coastal scrub, Riparian
scrub
NO. Not reported from San Luis Obispo
quadrangle. Known from eastern end of San Luis
Range (Indian Knob) southward into northwestern
Santa Barbara County; Potential habitat not
present. This species is easily recognized and was
not found on the site.
Senecio aphanactis
Chaparral, Cismontane woodland,
Coastal scrub/sometimes alkaline
NO. Known from widely scattered sites in
western half of San Luis Obispo County. No
appropriate habitats found on the subject lot
and not observed on site.
Sidalcea hickmanii ssp. anomala
Closed-cone coniferous forest,
Chaparral/rocky, serpentinite
NO. Endemic to southern Santa Lucia
Mountains of San Luis Obispo County. Not
expected on the site. Potential habitat not
present and out of range.
Streptanthus albidus ssp.
peramoenus
Chaparral, Cismontane woodland, Valley
and foothill grassland/serpentinite
NO. Synonym of Streptanthus glandulosus
subsp. glandulosus; known from serpentine
outcrops in Prefumo Canyon. Not expected on
the site. Potential habitat not present and out of
range.
Suaeda californica Marshes and swamps, (coastal salt)
NO. Not reported from San Luis Obispo
quadrangle. Endemic to salt marsh areas from
Cayucos to Morro Bay. Potential habitat not
present and out of range.
Sulcaria isidiifera
Coastal scrub (old growth). On branches of
oaks and shrubs
NO. Not reported from San Luis Obispo
quadrangle. Fruticose lichen epiphytic. Not found
on site. Potential habitat may be present but out of
range. No impacts to oaks as a result of the
proposed project.
Trifolium hydrophilum
Marshes and swamps, Valley and foothill
grassland (mesic, alkaline), Vernal pools
NO. Known in San Luis Obispo County from
serpentine-derived wet clay soils. These
habitats not found on the subject site. Not
expected on subject parcel.
Tropidocarpum capparideum Valley and foothill grassland (alkaline hills)
NO. Not reported from San Luis Obispo
quadrangle. Known in San Luis Obispo County
from Santa Margarita Ranch. Not expected on the
site. Potential habitat not present and out of range.
Item 3
Packet Page 186
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 44
APPENDIX 3. SPECIAL STATUS WILDLIFE SPECIES:
The list of the special status wildlife species that could potentially be present on the project
site based on a nine-quadrangle search is listed below. Reference: California Department
of Fish and Game Natural Diversity Data Base (CNDDB).
Table 8. CNDDB list of Special Status Wildlife Found in the San Luis Obispo (246C), Pismo
Beach (221B), Lopez Mountain (246D), Port San Luis (222A), Morro Bay South (247D), Morro
Bay North (247A, Arroyo Grande NE (221A), Santa Margarita (246A), and Atascadero (246B).
Current Rarity Status is also included.
Scientific Name Common Name
Fed.
Status
State
Status
CDFW
Status
Found
in
Study
Site
Effect of
proposed
project
MOLLUSKS
Helminthoglypta walkeriana
Morro shoulderband (=banded
dune) snail FE None None No None
Pyrgulopsis taylori San Luis Obispo pyrg None None None No None
Tryonia imitator
mimic tryonia (=California
brackish water snail) None None None No None
CRUSTACEANS No None
Branchinecta lynchi vernal pool fairy shrimp FT None None No None
Linderiella occidentalis California linderiella None None None No None
INSECTS No None
Bombus crotchii Crotch’s bumble bee None None None No None
Bombus occidentalis western bumble bee None None None No None
Cicindela hirticollis gravida sandy beach tiger beetle None None None No None
Coelus globosus globose dune beetle None None None No None
Danaus plexippus pop. 1
monarch - California
overwintering population None None None No None
Plebejus icarioides moroensis Morro Bay blue butterfly None None None No None
Polyphylla nubila Atascadero June beetle None None None No None
FISH No None
Eucyclogobius newberryi tidewater goby FE None SSC No None
Gasterosteus aculeatus williamsoni
unarmored threespine
stickleback FE SE FP No None
Lavinia symmetricus subditus Monterey roach None None SSC No None
Oncorhynchus mykiss irideus
steelhead - south-central
California coast DPS FT None None No None
AMPHIBIANS
Ambystoma californiense California tiger salamander FT
Threate
ned SSC No None
Anaxyrus californicus Arroyo toad FE None SSC No None
Batrachoseps incognitus
San Simeon slender
salamander None None None No None
Batrachoseps minor Lesser slender salamander None None SSC No None
Rana draytonii California red-legged frog FT None SSC No None
Rana boylii foothill yellow-legged frog None None SSC No None
Spea hammondii Western spadefoot None None SSC No None
Taricha torosa Coast Range newt None None SSC No None
Continued on next page
Item 3
Packet Page 187
BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 45
Scientific Name Common Name
Fed.
Status
State
Status
CDFW
Status
Found
in
Study
Site
Effect of
proposed
project
REPTILES
Anniella pulchra nigra black legless lizard None None SSC No None
Anniella pulchra pulchra silvery legless lizard None None SSC No None
Emys marmorata western pond turtle None None SSC No None
Thamnophis hammondii two-striped garter snake None None SSC No None
Phrynosoma blainvillii coast horned lizard None None SSC No None
BIRDS
Accipiter cooperii Cooper's hawk None None WL No None
Agelaius tricolor tricolored blackbird None None SSC No None
Aimophila ruficeps canescens
southern California rufous-
crowned sparrow None None WL No None
Ammodramus savannarum grasshopper sparrow None None SSC No None
Aquila chrysaetos golden eagle None None
FP ;
WL No None
Ardea alba great egret None None None No None
Ardea herodias great blue heron None None None No None
Artemisiospiza belli belli Bell’s sage sparrow None None WL No None
Athene cunicularia burrowing owl None None SSC No None
Baeolophus inornatus oak titmouse None None SSC No None
Branta bernicla brant None None SSC No None
Botaurus lentiginosus American bittern None None None No None
Buteo regalis ferruginous hawk None None WL No None
Chaetura vauxi Vaux’s swift None None SSC No None
Charadrius alexandrinus nivosus western snowy plover FT None SSC No None
Charadrius montanus mountain plover None None SSC No None
Coccyzus americanus occidentalis western yellow-billed cuckoo FT CE None No None
Egretta thula snowy egret None None None No None
Elanus leucurus white-tailed kite None None FP No None
Eremophila alpestris actia California horned lark None None WL No None
Falco columbarius merlin None None WL No None
Falco mexicanus prairie falcon None None WL No None
Falco peregrinus anatum American peregrine falcon Delisted Delisted FP No None
Gavia immer common loon None None SSC No None
Gymnogyps californianus California condor FE CE FP No None
Haematopus bachmani black oystercatcher None None None No None
Haliaeetus leucocephalus bald eagle Delisted CE FP No None
Ixobrychus exilis least bittern None None SSC No None
Lanius ludovicianus loggerhead shrike None None SSC No None
Larus californicus California gull None None WL No None
Laterallus jamaicensis coturniculus California black rail None CT FP No None
Numenius americanus long-billed curlew None None WL No None
Nycticorax nycticorax black-crowned night heron None None None No None
Pandion haliaetus osprey None None WL No None
Passerculus sandwichensis beldingi Belding's savannah sparrow None CE None No None
Pelecanus occidentalis californicus California brown pelican Delisted Delisted FP No None
Phalacrocorax auritus double-crested cormorant None None WL No None
Progne subis purple martin None None SSC No None
Rallus longirostris obsoletus California clapper rail FE CE FP No None
Rallus obsoletus obsoletus California Ridgway’s rail FE CE FP No None
Setophaga petechial yellow warbler None None SSC No None
Spinus lawrencei Lawrence's goldfinch None None None No None
Sternula antillarum browni California least tern FE CE FP No None
Thalasseus elegans elegant tern None None WL No None
continued on next page
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Scientific Name Common Name
Fed.
Status
State
Status
CDFW
Status
Found
in
Study
Site
Effect of
proposed
project
MAMMALS
Antrozous pallidus pallid bat None None SSC No None
Callorhinus ursinus northern fur-seal None None None No None
Corynorhinus townsendii Townsend's big-eared bat None
Cand.
CE SSC No None
Dipodomys heermanni morroensis Morro Bay kangaroo rat FE CE FP No None
Eumetopias jubatus Steller (=northern) sea-lion Delisted None None No None
Eumops perotis californicus western mastiff bat None None SSC No None
Macrotus californicus California leaf-nosed bat None None SSC No None
Myotis yumanensis Yuma myotis None None None No None
Neotoma lepida intermedia San Diego desert woodrat None None SSC No None
Neotoma macrotis luciana Monterey dusky-footed woodrat None None SSC No None
Nyctinomops macrotis big free-tailed bat None None SSC No None
Taxidea taxus American badger None None SSC No None
DISCUSSION AND CONCLUSIONS REGARDING SPECIAL STATUS WILDLIFE
SPECIES ON THE PROJECT SITE
To determine the special status wildlife species that could potentially be present on
the project site, I conducted a search for target special status species known to occur
within the San Luis Obispo (246C), Pismo Beach (221B), Lopez Mountain (246D),
Port San Luis (222A), Morro Bay South (247D), Morro Bay North (247A, Arroyo
Grande NE (221A), Santa Margarita (246A), and Atascadero (246B). 7.5
minute/24,000 scale quadrangles. The special status wildlife species revealed in the
nine-quadrangle search are listed in Table 8, Appendix 3. To generate this list, I
referred to the most recent edition of the California Department of Fish and Game
Natural Diversity Data Base (CNDDB) and other appropriate publications. A survey
for special status wildlife species was conducted on the 0.57-acre lot and surrounding
areas to determine actual and potential utilization of this site by wildlife species that
have special listing.
The project site is a developed, disturbed residential lot surrounded by commercial
developments. Only a few wildlife species would be expected to use the subject lot.
During my surveys no signs (scat, tracks, burrows, or live observations) of special
status wildlife species were observed. For the most part, special status animal
species that occur within the San Luis Obispo and surrounding quadrangles (Table
8; Appendix 3) are highly restricted both in distribution range and in habitat
requirements and are not expected to occupy the urban habitats found on and
around the subject lot. For example, some rare animal species occur in salt or
brackish water, e.g., the Tidewater goby; some require permanent standing water,
e.g., Steelhead; some occur in vernal pools, e.g., the fairy shrimp; some occur only
in specific soils and or other substrate conditions, e.g., the globose dune beetle (fore
dune sands) and Morro Bay shoulderband snail; some require specific roosting sites,
e.g., the bat species; some require large, deep bodies of water, e.g., the western
pond turtle and red-legged frogs; some require permanent standing water to lay their
eggs; e.g. coast range newt. In addition, the site is simply out of the geographic
range in which many special status species have been found, e.g., Atascadero June
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beetle. None of the specialized habitats listed above occur on or near the subject
lot.
Invertebrates: There will be no impacts to the special status invertebrate
species as a result of this subdivision.
The special status species of mollusks, insects, and crustaceans listed from the
San Luis Obispo and surrounding quadrangles (Table xxx) either do not have
appropriate habitat on the study site, or the site is located out of their known
ranges. The subject lot is out of range and does not have suitable habitats for the
listed mollusks. The Morro Bay shoulderband snail is only known to occur in limited
numbers on stabilized, vegetated, Flandrian and pre-Flandrian dunes in the general
vicinity of Morro Bay and Los Osos, California. The San Luis Obispo pyra occurs in
largely in brackish water, and the California brackish water snail only occurs in
brackish water. No wetlands or brackish water habitats occur on the subject parcel.
Fish: No fish were found on the subject lot. There will be no impacts to the
special status fish species as a result of this subdivision.
Steelhead is a species that is listed as threatened by the federal government. This
fish occurs in well-vegetated stream margins, gravel bedded rivers and streams
with shaded deep pools and perennial water available. Tidewater goby is a small
fish found in brackish, shallow lagoons and lower stream reaches where water is
relatively still. Monterey roach is a cyprinid fish that is mostly a bottom feeder on
filamentous algae, aquatic insects, and crustaceans. They move into shallow,
flowing water, over bottoms covered with small rocks, and form up into schools.
The three-spined stickleback usually inhabits coastal waters or freshwater bodies. It
can live in fresh, brackish, or salt water. It prefers slow-flowing water with areas of
emerging vegetation. It can be found in ditches, ponds, lakes, backwaters, quiet
rivers, sheltered bays, marshes, and harbors. Clearly the small ephemeral creek
does not provide habitat for any of these fish.
Amphibians: There will be no impacts to the special status amphibian
species as a result of this subdivision.
None of the special status species of amphibians were found or are expected to us
the subject lot because of the absence of appropriate habitat, or the site is located
out of their known ranges. These species are discussed in detail below.
The U.S. Fish and Wildlife Service (USFWS) and a California Special Concern
species by the California Department of Fish and Game (CDFG) list California red-
legged frog (Rana aurora draytonii) as Threatened. California red-legged frogs
(CRF hereafter) have historically been found in riparian habitats throughout the
coastal areas of California and in some inland areas. They were likely widespread
throughout San Luis Obispo County and were probably found in most streams with
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permanent pools, as well as permanent ponds, lakes, and marshes. Unfortunately,
today CRF have disappeared from almost all of its former range.
Jennings and Hayes (1985) and Tatarian (2008) report that CRF typically occur in
habitats with deep sheltered pools of water and stands of overhanging protective
vegetation. Typha (cat-tails), Scripus (tules), and Salix (willows) are typically
associated with the presence of CRF. Canopy cover keeps the water temperature
low, which is a particularly important habitat requirement for CRF according to
Hayes (1990). Accessibility to such habitat is important for the long-term survival of
this species and can be a factor limiting population density and distribution. Even in
intermittent stream habitats, CRF require pools of permanent standing water,
usually 20 inches deep with dense shoreline or emergent vegetation. U.S. Fish and
Wildlife Service (1996) found that incised stream channels with portions narrower
and deeper than 18 inches also provide habitat for CRF. Other studies have found
that individual CRF have been found using channels and pools of various depths;
however minimum depths of at least 12 to 18 inches, generally from late spring to
the fall, are required (M. Allaback , 2000).
CRF usually occur in habitats that typically lack introduced bullfrogs, non-native
fish, and other introduced predators and competitors (Hayes and Jennings 1989).
According to Stebbins (1985) and Tatarian (2008) sufficient pond depth and
emergent vegetation cover are both critical, because they offer means of escape
from predators and provide vegetation areas to deposit eggs during the breeding
season. Biological surveys of the creek channel and woodland areas on the
subject property indicate that these habitat requirements for CRF do not exist on
the site.
The Designation of Critical Habitat for the CRF, as described by the USFWS
(2006), consists of the following four main habitat elements. (1) For successful
breeding and reproduction, the aquatic habitat must have a permanent water
source that supports pools of water with a minimum depth of 20 inches (although
this may vary now). These pools must be able to maintain water for the entire
tadpole-rearing season, a minimum of 20 weeks. (2) The area must have a non-
breeding aquatic habitat that provides food, space, and vegetative cover that is
spatially distinct from breeding habitat. (3) The property must have upland areas
(up to 300 feet from the water’s edge) that is associated with the aquatic habitat
described above and provide shelter (i.e., boulders, rocks, trees, shrubs, or logs),
forage, maintenance of the water quality, and dispersal areas. (4) The adjacent
upland areas must also provide barrier-free dispersal habitat that is at least 300 feet
wide. The upland area must also connect at least two (or more) suitable breeding
habitats (as defined previously) that are within 1.25 miles of each other.
The small ephemeral creek along the project site does not provide habitat for
California red-legged frogs.
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The Coast Range newt is a California species that occurs in wet forests, oak
forests, chaparral, and rolling grasslands. It utilizes ponds, reservoirs, and pools in
streams to breed, typically beginning in December or January or with the first heavy
rains. Eggs are attached to submerged vegetation or stones. Larvae transform and
begin to live on land at the end of the summer or in early fall. In summer they can
be found in moist habitats under woody debris, or in rock crevices and animal
burrows, but can also sometimes be seen wandering overland in moist habitats any
time of the year. No appropriate habitats occur for this species on or near the
project site. The small ephemeral creek does not provide habitat for the coast
range newt.
The California tiger salamander is a California species that is restricted to
grasslands and low foothill regions (typically below 2000 feet but up to 3,500 in
coastal areas). They occur and breed in natural ephemeral or vernal pools but also
occur in seasonal ponds (e.g. stock ponds) that are allowed to go dry. In the
Coastal region, California tiger salamanders occur in scattered populations from
Sonoma County to Santa Barbara County. I found no vernal pools or ephemeral
ponds on or near the home site. The small ephemeral creek does not provide
habitat for the California tiger salamander.
Arroyo toad occurs in washes, arroyos, sandy riverbanks, and riparian areas. It has
extremely specialized habitat needs, which includes exposed sandy streamsides
with scattered vegetation for shelter, stable terraces for burrowing, and still pools
with no predatory fishes. For breeding, the arroyo toad requires still pools of water
with sandy or gravel bottoms that have not been heavily silted. The arroyo toad
was not found on or expected to use the subject site. The seasonal creek on site
does not provide the specialized habitat required by this species and is not suitable
for breeding.
Lesser slender salamander is endemic to a small area in the southern Santa Lucia
Mountains of San Luis Obispo County. It is found in moist locations above 1,300 ft. (400
m) in forests composed of mixed oak, tanbark oak, sycamore and laurel. It was not
found on or expected to use the site subject site. The site is out of the known range of
this species and is below 1,300 feet elevation.
The San Simeon slender salamander is endemic to the Santa Lucia Range in
southwestern Monterey and northern San Luis Obispo Counties. Its distribution is
not well known, but it is found in habitats that range from open oak woodlands near
the coast to closed-canopy forest including open yellow pine forest and the leaf-
litter of laurel and sycamore woodland on Pine Mountain and Rocky Butte in
northern San Luis Obispo County. This species was not found on the subject site,
which is not within its known range, and it not expected to use the site.
Western spadefoot occurs primarily in grassland habitats but can be found in oak
woodlands, chenopod scrub, alkali sink, and in sandy, gravelly washes and river
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floodplains. Must have vernal pools for breeding and egg lying. It was not found on
or expected to use the seasonal creek on the subject lot.
Foothill yellow-legged frog at one time was found from northern Oregon west of the
Cascades south to the San Gabriel Mountains in southern California, and along the
western side of the Sierra Nevada to the edge of the Tehachapi Mountains.
However, it is now absent or very rare along the California coast south of Monterey
County and only a few populations have survived in the foothills of the southern
Sierra Nevada Mountains. Foothill yellow-legged frog habitats include streams and
rivers with rocky substrate that traverse woodlands and forest and have exposed,
open sunny banks. This species was not found on the subject site, which is not
within its known range, and it not expected to use the ephemeral creek on the site.
Reptiles: There will be no impacts to the special status reptile species as a
result of this subdivision.
The listed special status reptiles (Table 8) have no or very limited potential habitat
on or around the subject lot; so, they are not expected to use the site. Black and
silvery legless lizards typically occur in sand dunes along the coast where they are
fairly common in sandy soils of Montana de Oro State Park, Los Osos, and Morro
Bay. These species of legless lizards are adapted for burrowing in sandy or loamy
soils but can also occur in leaf litter or under logs in moist environments. The
ephemeral creek on the subject property is dry much of the year and does not
provide suitable habitat for the legless lizards.
Black and silvery legless lizards are found in somewhat similar habitats as the
Coast Range newts, and neither of these occurs on the home site. The same is
true for the two-stripped garter snake, which prefers moist habitats. It is highly
unlikely that the two-stripped garter snake would utilize the creek. The subject lot
and ephemeral creek does not provide habitat for the coast range newt
The coast horned lizard is a California reptile species of concern whose populations
are in decline. Historically, the horned lizard was found along the Pacific coast from
Baja California north to the Bay Area, and inland as far north as Shasta Reservoir.
This species also extends inland to the Kern Plateau east of the crest of the Sierra
Nevada. However, its current range is more scattered and fragmented. Horned
lizards are found in open areas of loose or sandy soil and low vegetation and have
been found in various places in San Luis Obispo County. No horned lizards were
observed during field surveys, and no habitat for this species was found on the
project site.
Western pond turtles require ponds, lakes, or deeper waters to avoid predators and
to feed. They can live on land and will often travel overland in search of a source of
water or a place to over summer in underground burrows in dry years. No
appropriate aquatic or wetland habitats for western pond turtles occur on the project
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site, and no signs of them were found. This species was not found on the subject
site, and it not expected to use the ephemeral creek on the site.
Birds: There will be no impacts to the special status bird species as a result
of this subdivision.
There are several special status bird species reported from the San Luis Obispo
and surrounding quadrangles (Table 8) but most of them do not have appropriate
habitats on or near the home site. For example, all of the shore birds and those
associated with inland water sources, such as the gulls, rails, terns, plovers,
pelicans, brants, herons, egrets, oystercatchers, and loons, would not be expected
to use the subject site. In addition, condors could potentially do a rare fly over but
this is unlikely and condors would not use the site as habitat.
There are nine special status species of raptors reported from the San Luis Obispo
and surrounding quadrangles (Table 8). Most raptors, such as the golden eagles,
northern harriers, and bald eagles, hunt and forage in large open areas that are
away from development; therefore, they would not use the subject site other than
perhaps an occasional fly over.
The subject lot is also not appropriate habitat for ospreys, which prefers habitats
with open water or large streams. Coopers hawks and sharp shinned hawks may
visit the general area around the site but are not expected to use the subject lot.
The white-tailed kite might visit the general area occasionally or fly over the subject
lot but are not expected to use it. In conclusion, I would not expect any of the listed
special status raptors to utilize the subject lot other than perhaps an occasional fly
by. The proposed project will not affect these species
The two special status species of owls listed on Table 8 are not expected to utilize
the subject site. Burrowing owls range from the Mississippi to the Pacific and from
the Canadian Prairie Provinces into South America where they are found in dry,
open areas such as grasslands, prairies, savannas, deserts, and farmlands.
Burrowing owls gets their name because they live in underground burrows, which
provide shelter and a permanent nesting site. Unlike other owls, burrowing owls
are diurnal species that live in the ground utilizing the burrows of other burrowing
animals. This species is most generally associated with interior habitats of eastern
San Luis Obispo County (Carrizo plain, Elkhorn Plains, and Cuyama Valley) but
occasionally are seen near the coast. Occurrence of this species along the coast is
most generally expected along the northern county coast (Cambria area) and even
then occurrence is rare. There are no signs of burrowing owl activity on the subject
lot and they would not be expected on or near the site. Burrowing owls prefer open
areas with low ground cover and would not use the area on or immediately around
the subject lot. The proposed project will not affect burrowing owls.
California spotted owls occur in densely forested habitats. They are considered a
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resident species and bellwether species of old-growth forests. California spotted
owls nest in old abandoned nests of birds of prey, in tree holes, and sometimes in
rock crevices. They are nocturnal owls that feeds on small mammals and birds.
The forested habitat used by this species does not exist on the study site. The
proposed project will not affect the spotted owl.
A large number of special status passerine birds have been reported from the San
Luis Obispo and surrounding quadrangles (Table 9), but most would not find
appropriate habitats on the subject parcel. For example, tricolored blackbirds are
found in western coastal North America where they are native to California and
parts of Oregon, Washington, and Nevada. The largest populations are found in
the San Joaquin Valley of California, as well as coastal areas. Tricolored blackbirds
are typically found in freshwater marsh areas that have dense growths of cattails,
bulrushes, and tules. This vegetation provides nesting and foraging sites. The
tricolored blackbird populations have declined by over 80% in the last 80 years and
may continue to decline as a result of continued habitat loss and disturbance in
colonies established in agricultural fields of California (especially the San Joaquin
Valley). Currently, over 40% of the world’s population nests in agricultural fields of
the San Joaquin Valley, which are continuing to disappear or be disturbed. No
appropriate aquatic or wetland habitats for this species occur on and near the
project site. The proposed project will not affect this species.
Western yellow-billed cuckoo was once common along the streams and rivers of
the American West including California but is now a candidate for protection under
the Endangered Species Act. Most of the remaining breeding pairs are found in
Arizona, California, and New Mexico. Yellow-billed cuckoos prefer open woodlands
with clearings and dense, low vegetation. No western yellow-billed cuckoos were
observed on or near the study site, and no appropriate habitat for this species
occurs on or near the subject lot. The proposed project will not affect the western
yellow-billed cuckoo.
California horned lark is a species of concern that occupies coastal plains, open
fields, and grasslands from Sonoma County to San Diego County. It is also
occupies most of the San Joaquin Valley. In San Luis Obispo County, horned larks
occur primarily in open fields, short-grass grasslands, rangelands, saltbush scrub,
and salt flats (e.g. Carrizo Plain). Grasses, shrubs, forbs, rocks, litter, clods of soil,
and other surface irregularities provide cover. No signs of California horned larks
were found on the project site, and no appropriate habitat conditions are present on
the home site. The proposed project will not affect the California horned lark.
The grasshopper sparrow prefers large open expanses of grassland often near
water sources. This property lacks a permanent source of water. No signs of the
grasshopper sparrow were found on the project site, and it is highly unlikely that this
species will use the study site. No grassland habitats occur on the project site. The
proposed project will not affect the grasshopper sparrow.
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Oak titmouse is almost entirely restricted to the dry slopes of California that
surround the central San Joaquin Valley. This species prefers open woodlands of
warm, dry oak and oak-pine at low to mid-elevations but can also be found in
forests as long as adequate oak trees are present. This species was not found on
subject site. There is no suitable habitat for the oak titmouse on the project site. I
would not expect this species to use the subject site.
Vaux’s swift is found in habitats that include old growth coniferous or deciduous
forests. Vaux's Swifts typically nest in old growth forests in hollow tree snags. This
species was not found on or expected to use the subject site. No old growth or
appropriate forest habitats are present on the subject site.
American Bittern is mostly a coastal species, which is a common winter visitor to
coastal freshwater marshes that contain dense cattails or bulrushes and is also a
rare or irregular visitor to the salt marshes of Morro Bay. This species was not
found on or expected to use the subject site. No suitable wetland habitats occur on
site for this species.
Purple martin is a species of concern in California and is often in association with
human settlement. Their breeding habitat is throughout temperate North America in
open areas across eastern North America, and also some locations on the west
coast from British Columbia to Mexico. Purple martins are insectivores and are
attracted to the large populations of insects that occur near wetlands; therefore,
they prefer open spaces that are situated close to bodies of water. Due to urban
development and human interactions in their natural habitats, purple martins are
now accustomed to human interaction and live in close proximity with humans
today. They tend to find shelter in urban areas where humans put in birdhouse
specifically for purple martin’s nests. They are usually absent from areas where no
such nest sites are provided. Historically, this species inhabited forest edges,
montane forests, and deserts and nested in abandoned woodpecker cavities. Some
populations that breed in the western United States continue to live in these natural
settings, however, most utilize human-made birdhouses. Purple martins were not
observed on the site or expected to use the subject site.
The lark sparrow is a common bird in the United States and southern Canada.
These birds forage on the ground or in low bushes. They mainly eat seeds but also
prey on insects, including grasshoppers, in the breeding season. They will breed in
a variety of open habitats including grasslands and cultivated areas. They nest on
the ground close to clumps of grass or other vegetation. No habitat for lark
sparrows occurs on the project site.
Belding’s savanna sparrows are one of seventeen subspecies of savanna
sparrows. These birds forage on the ground or in low bushes, particularly in winter
when they are also found in grazed, low-growth grassland. They mainly eat seeds,
but also eat insects in the breeding season. They are typically encountered as pairs
or family groups in the breeding season and assemble in flocks for winter migration.
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Belding’s savanna sparrows were not found on or near the study site as no suitable
habitat occurs.
The southern California rufus-crowned sparrow habitat includes moderate to steep,
dry, rocky slopes vegetated with low growing scattered shrubs interspersed with
patches of grasses and forbs or rock outcrops. This sparrow often occurs in coastal
scrub dominated by Artemisia californica (California sagebrush) but also may occur
in coastal bluff scrub, low chaparral on serpentine outcrops, sparse chaparral
recovering from a burn, and edges of tall chaparral. It is generally absent from
dense, unbroken stands of coastal scrub and chaparral. Nests are on the ground at
the base of rocks, grass tufts, or saplings, or may be 0.3-1 meters above ground in
the branches of shrubs or trees. There is no suitable habitat for the southern
California rufus-crowned sparrow on the project site.
Lawrence gold finches nest along the central and southern California coastal
ranges, the Sierra Nevada foothills, and into Baja California. They overwinter in the
deserts of southern Arizona. The typical nesting habitat is dry and open woodlands
that are near both brushy areas and grassy fields, and usually within 0.5 mi
(0.80 km) of a small body of water. This species may nest in other habitats,
including rural residential areas, but not in deserts or dense forests. Outside the
nesting season it occurs in many open habitats including deserts, suburbs, and city
parks. There is no suitable habitat for Lawrence gold finches on the project site.
Loggerhead shrikes are often found in open pastures or grasslands and appear to
prefer trees like red cedar and hawthorn trees for nesting. The hawthorn’s thorns
and the cedar’s pin-like needles protect and conceal the shrike from predators.
Loggerhead shrikes may also nest in fencerows or hedgerows near open pastures.
They require elevated perches as lookout points for hunting, and they forage in
adjacent open pastures and grasslands with shorter vegetation. The shorter
vegetation increases their hunting efficiency while taller vegetation often requires
more time and energy to search for prey. As a result, these birds gravitate towards
areas of shorter vegetation. They are also more common in large areas of
grassland and oak savannas. There is no appropriate habitat for loggerhead shrike
on the project site.
Impacts to nesting birds during future project development need to be considered;
however, the construction of the home should not impact any special status and
other bird species that are protected by the Migratory Bird Treaty Act (MBTA)
and/or California Fish and Game Code.
Mammals: There will be no impacts to the special status mammal species as
a result of this subdivision.
There is no or very limited use of the subject site by mammals largely because the
site is highly disturbed, has continuous human activity, and does not provide
suitable habitat. I found nothing in the way of trails, scat, or diggings to suggest that
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small mammals use the subject lot area. There will be no significant negative
impacts to the mammals that currently use the habitats near the lot.
Most of the special status mammals reported from the San Luis Obispo and
surrounding quadrangles (Table 9), have specialized habitat requirements that are
not present on the subject parcel. For example, there are obviously no appropriate
habitats for marine mammals such as northern fur seals and Steller sea lions.
Other mammals such as the Morro Bay kangaroo rat have specialized habitat
needs as well as highly restricted ranges. Morro Bay kangaroo rats, which are
believed to be extirpated, only occur in the Baywood fine sands with coastal dune
scrub vegetation found around Morro Bay, Los Osos, and Montana de Oro State
Park . No Morro Bay kangaroo rats have been found since the 1980s. Clearly no
habitat for this species occurs on the subject parcel.
No wood rat nests were observed on or near the property and no potential wood rat
habitats will be affected by the proposed project.
The American badger is a species of special concern in California that inhabits the
western United States. Badgers are largely solitary and almost entirely nocturnal,
foraging at night and then remaining underground during the daylight hours. It
would be a vagrant that moved across the landscape, digging a new burrow every
day or two. Badgers can be found in grasslands where they often dig burrows and
forage for small mammals and reptiles; however, badgers can also visit a variety of
habitats. No signs of badgers were observed, and no diggings or burrows were
found. There is not suitable habitat for badgers on the subject lot.
No bat species were observed on or near the home site and no habitat for these
bats was found on the site. There is a remote possibility that Pallid bats,
Townsend’s big-eared bats, big free-tailed bats, western mastiff bat, big free-tailed
bats, California leaf-nosed bat and/ or Yuma bats might find habitat somewhere on
the hills in the general vicinity of the project site but they are not expected to use
the subject lot. The proposed project will not impact any special status bat species.
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APPENDIX 3. Photos of the 0.57-acre lot located at 830 Orcutt Road, San Luis
Obispo, CA
Photo 1. View of the front of the subject lot located at 830 Orcutt Road.
The lot is currently covered by landscape trees and shrubs along with
weedy grasses and forbs.
Photo 1. View of the front of the subject lot located at 830 Orcutt Road
showing the landscaping that currently covers the lot. The tall trees are
planted coastal redwoods..
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Photo 3. View of the ephemeral creek showing the culvert that runs under
Orcutt Road. The creek is lined mostly by ornamental plants and weedy
grasses and forbs.
Photo 4. View of the ephemeral creek showing the culvert that runs under
Orcutt Road. The creek is lined mostly by ornamental plants and weedy
grasses and forbs. A few native coast live oaks and toyons also occur
along the creek. The coast live oak and Peruvian pepper trees along the
upper bank (right side of photo) will not be removed.
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BIOLOIGCAL RESOURCES SURVEY OF 830 ORCUTT ROAD, SAN LUIS OBISPO, CA 58
Photo 5. Shows the large Eucalyptus trees at the base of the creek bank
near the creek channel that will be removed. The subject lot and home
are in the background.
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ORCUTT MIXED USE830 ORCUTT ROAD | SAN LUIS OBISPO | CALIFORNIAPLANNING COMMISSION20.1005bracketItem 3Packet Page 202
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Dgaribaldimcmillanduncan ORCUTTLAURELmutsuhitolawrence*PROJECT SITE830 ORCUTT ROADVICINITY MAPSITE AERIAL830 ORCUTTPROJECT TEAMDEVELOPER | OWNER830 Orcutt, LLC9275 N Forty RoadAtascadero, CA 93422ARCHITECTBracket Architecture OfficePO Box 1810San Luis Obispo, CA 93406Contact: Bryan Ridley | br@bracketao.com | 805 704 0535CIVIL ENGINEERAshley & Vance Engineering, Inc.1413 Monterey StreetSan Luis Obispo, CA 93401Contact: Ken Brown | ken@ashleyvance.com | 805 545 0010TABLE OF CONTENTSProject Information, Development Statement + Table of ContentsSite ContextProject Design + Design Exceptions + Revisions StatementProject DataExisting + Demolition Site PlanTree Removal PlanSite PlanOverall Building Floor PlansOverall Roof PlanSite + Building SectionsTypical Dwelling Unit Floor PlansCommercial Unit Floor PlanCharacter RenderingsElevationsSignageMaterials + ColorsLandscape PlanLandscape PaletteLandscape Water Use CalculationsSite + Building FurnishingsC-1.1 Demolition PlanC-1.2 Site PlanC-2.1 Grading and Drainage PlanPAGE23456789-11121314-161718-2425-2728-2930313233-3435363738DEVELOPMENT STATEMENTThis project proposes the demolition of the existing single-family residence and accessory buildings, to prepare the project site for the construction of a mixed-use collection of multi-family residential and commercial use buildings. The fifteen multi-family dwelling units are townhome apartments for rent, and parking is primarily provided in associated private garages with some supplemental surface parking.AFFORDABLE HOUSING + INCENTIVESThe project proposes to dedicate 10% of the dwelling units for low income households. Per the calculations that follow, 10% of the proposed dwelling units are reserved and rent-restricted for low income households in accordance with California Government code section 65915. Therefore two 1-bedroom apartments of the fifteen total apartments proposed are provided for such purposes. The density bonus provided for these low income dwelling units is 20%, though the project proposes to require a lesser density bonus of 4.3% to achieve these affordable housing goals on a mixed-use site. This is a privately funded project and does not utilize public funding.Affordable Housing Requirement for Density Bonus and Concession: Provide 10% Low Income 1.5 dwelling units [ 15 dwelling units × 10% ]Affordable Units Provided by this Project: 2 1-bedroom dwelling units 2.0 dwelling unitsPer SLOMC 17.140.070(A)(1) the developer shall receive one incentive or concession in addition to the density bonus requested. The incentive requested is a relaxation of creek setback standards for the subject property. The relaxation of the creek setback standards is necessary for the inclusion of the low income dwelling units and increased density. The 20’ creek setback combined with the 10’ 3rd story creek setback would result in the elimination of two 2-bedroom apartments which reduces the project’s density below the maximum and has the effect of making the inclusion of affordable housing untenable.This project DOES NOT request residential parking ratios as outlined in SLOMC 17.070.140(K).CEQA STATUSThis environmentally benign project is categorically exempt from CEQA per CEQA guideline 15332 as the project satisfies the conditions of a class 32 in-fill development project.PUBLIC ARTThe requirements of the Public Art Ordinance shall be met through payment of an in-lieu fee and are applicable only to the non-residential building identified in the project plans as Building D. The fee is determined by the amount equal to one-half of one percent (0.5%) of that portion of the total construction costs in excess of $100,000, not to exceed $50,000 for each building permit. The expected project cost is $214,250 for the 1,714 square foot building and therefore:($214,250-$100,000) × 0.5% = $571.252bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 203
SITE CONTEXTThe project site is 0.57 acres situated along the north side of a broad section of Orcutt Road in the Service Commercial (C-S) zone. The C-S zoning is applied in this vicinity only on the north side of Orcutt Road and only where properties abut the right-of-way. Further removed from the activity of Orcutt Road to the north Manufacturing zoning takes over, defined by a haphazard collection of simple utilitarian buildings. To the south, across the street, various residential planned developments have been constructed or are under construction, forming clusters of townhomes and apartments. Current pedestrian activity along Orcutt Road is limited but expected to increase with the construction of the nearby mixed use “Connect” project to the east and with this development as well, with many services available to the west centered around the intersection of Orcutt Road and Broad Street.Presently, a single-story home built in 1949 (per SLO County Assessor’s Office) occupies the site with an accessory detached garage. The home is setback from the right-of-way, screened by vegetation, and does not create any sense of neighborhood or prominence. It is a leftover structure that has outlived the changes in development patterns and land use updates and therefore will be demolished or removed entirely from the site to allow for the proposed development. It lacks character defining features and doesn’t demonstrate any need for preservation.3197 DUNCAN3076 DUNCANCORNER OF ORCUTT + MACMILLAN3055 MACMILLAN3195 MACMILLAN810 ORCUTT830 ORCUTT3138 MACMILLAN3bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 204
PROJECT DESIGNOrcutt Mixed Use is a collection of four buildings -three residential (A, B, C), one commercial (D)- to establish a mixed use site in the Service-Commercial (C-S) zone along Orcutt Road. The buildings are arranged to provide and maintain “logical and safe access to the site” [CDG 3.1.A(5)] along with clear pedestrian circulation paths in between to well-defined individual townhome and commercial suite entries. [CDF 3.1.B(2g)] The simplicity of the building footprints allows for subtle and clever patterning of pronounced building offsets from unit to unit, with larger scale roof slope gestures carving a serrated roofline against the sky. The composite roof form offers a collection of pitched roofs that are “multi-planed to avoid large monotonous expanses”.” [CDG 3.1.B(5b)] At all times the building walls and roofs harmonize rhythmically and express dynamic variation without adding unnecessary complexity and decoration.The public frontage of the project is framed by a building of rowhouses to the west, and the commercial building to the east. The 3-story mass of residential building A is softened with material shifts, patterning, and smaller projecting masses to scale down and create “interesting rooflines, building shapes, and patterns of shade and shadow.” [CDG 3.1.A(1)] This building utilizes the affordable housing incentive request to relax the 50’ setback for ground floor residential in mixed use projects. Building design and style in the immediate surroundings is eclectic with largely scaled, simple, and boxy structures comprising the manufacturing and service-commercial areas. Flat and pitched roofs are common, as are broad walls with simple offsets for shade and shadow. Orcutt Mixed Use adopts a contemporary interpretation of the surrounding context, [CDG 3.1.C] translating the simple forms through the lens of residential and small scale commercial patterns. This results in a collection of buildings compatible with the immediate context but that also positions a modern architecture appropriate for denser, mixed use developments.Materials in use at nearby properties on the north side of Orcutt Road include stucco, pigmented and painted concrete masonry units, horizontal clapboard siding, corrugated sheet metal, and vertical formed sheet metal panels. Across the street, where development has formed in residential clusters detached from the streetscape, materials are far more traditionally applied in what could be called Mediterranean and Cottage flavors. The project borrows from and interprets the contextual palette of materials from the industrial use of sheet metal to a more appropriate and durable use of stucco and fiber cement boards and panels for this mixed use site. Ribbed integral color fiber cement panels echo the scale of corrugated sheet metal. Fiber cement vertical board and batten follows the pattern of formed sheet metal panels. Stucco offers a clean background and avoids excessive and competing textures. Scaled, textured, and integrally colored fiber cement planks present a durable and warm vision of natural wood without the maintenance and durability concerns. Body colors are light with medium to medium-dark tones joining the architecture for differentiation and emphasis.Landscape is part of the overall site design and balances the buildings and hardscape with the living and seasonable beauty of various plantings. [CDG 3.1.C(3)] Along with the five street trees proposed along Orcutt Road, several additional trees are proposed to provide soft balance with the multi-story buildings. At the grade plane a blend of meadow grasses and shrubs establish layered transitions to building surfaces and guide circulation paths. All landscape plantings are drought-tolerant.Signs are located to identify the specific uses on site and offer an appropriate scale of identification both to pedestrians and vehicles. [CDG 3.1.A(6)]The trash enclosure is located adjacent to the vehicular entry of the site for ease of access and to minimize disruption to the residential community on pick up days. The design of the enclosure echoes the form and material palette of the buildings and conceals the waste bins from view, while also screening the surface lot parking from the public sidewalk.DESIGN EXCEPTIONSFollowing the City of San Luis Obispo’s Mixed-Use Development Guidelines the project was designed so that the pedestrian environment is enhanced along Orcutt Road with dense landscaping, human scaled building and site entry elements. [17.70.130(D)(1)(a)]Because of the relatively narrow frontage width of the site the buildings do not orient parallel to the street -if they did they would wall off the entire depth of the site- instead the two lead buildings present narrower facades with pedestrian entries and leave the center of the site open visually and for vehicular and pedestrian circulation. Although the Community Design Guidelines discourage building lengths exceeding 150’ in length, [CDG 3.1.C(1)] building A is proposed at 160’ from front to back. This marginal extra length allows for the inclusion of the second low income dwelling unit and will be largely imperceptible as the extra building length is located 165’ from the right-of-way and at the rear of adjacent properties. This perpendicular building arrangement also allows for the garages to not dominate visually as they do not directly face the street. Many of the nearby properties employ this site configuration of building length perpendicular to the street.REVISIONS STATEMENTFollowing the public hearing of the San Luis Obispo Architectural Review Commission on July 6, 2020, the Orcutt Mixed Use project was revised to provide dedicated common outdoor space, enhanced landscaping, and additional material definition to visually activate the building elevations interior to the site. This was accomplished by:• Reducing the depth of the commercial building to create open space between Building D and Building C.• The open space in between the building is divided by a structured planter into a sheltered residential walkway and an active common courtyard with enhanced paving, landscaped edges, and accent trees.• Extended lengths of concrete walkways were narrowed to allow for a pairing of hardscape and walkable ground cover while maintaining 6’ minimum width.• The area adjacent to Sydney Creek along side residential Buildings B and C provides an elongated passive open space between the buildings and the adjacent off-site vegetation and new drought-tolerant plantings.• The variety of plantings was increased by adding walkable ground cover and another accent tree specimen.• The building elevations interior to the project were modified in material placement to create an aggregate patterning of the indigo and wood-look fiber cement siding elements. This reduces repetition and provides a visual “downbeat” when entering the mixed use site.Following the 2nd public hearing of the ARC on August 17, 2020 and Tree Committee on September 28, 2020:• The rhythm of the building materials along the drive aisle was changed to an A-B-A-B pattern for the indigo and wood-look fiber cement siding elements.• In-ground planters were added along the drive aisle to add soft landscape separations between the garages.• The street tree species was updated to a larger growth specimen, Chinese Pistache.• Two more Coast Live Oaks were added to the ephemeral creek area.4bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 205
PROJECT DATAAddress: 830 Orcutt RoadAPN: 053-202-026Zoning: C-S Service CommercialAdjacent Zoning: C-S (east and west) M (north) R-4-PD and C-C-PD (south across right-of-way)Lot Area: 24,920 square feet (0.57 acres)Current Use: Single Family ResidentialProposed Use: Mixed-Use Site with Residential and Commercial BuildingsGross Building Areas: Building A 3,031 sf Garage, 13,230 sf Residential Building B 1,122 sf Garage, 5,011 sf Residential Building C 1,122 sf Garage, 5,011 sf Residential Building D 1,500 sf General Retail and Personal ServicesLot Coverage: 75% Allowed 18,690 square feet 46% Proposed 11,436 square feetFloor Area Ratio: 1.5 Allowed 37,380 square feet 1.1 Proposed 26,971 square feet [ 31,171 sf total area – 4,200 sf for required parking ]Density Allowed: C-S Zone 13.7 density units [ 24 du/ac × 0.57 ac ] Density Bonus 16.48 density units [ 13.7 du × 20% for 10% low income per Table 8-2 ] 17.0 density units when rounded per SLOMC 17.140.040(B)Density Proposed: 2 1-bedroom dwelling units 1.32 density units [ 2 x 0.66 du ] 13 2-bedroom dwelling units 13.0 density units [ 13 x 1.0 du ] 15 total dwelling units 14.32 density unitsAffordable Housing: Requirement Provide 10% Low Income dwelling units, 1.5 dwelling units [ 15 dwelling units × 10% ] Provided 2 Low Income 1-bedroom dwelling units, Unit 01 and Unit 09Building Height: Allowed 20’ at 10’ street yard setback, 35’ at 15’ street yard setback Proposed 20’ maximum at 10’ street yard setback, 35’ maximum at 15’ street yard setbackConstruction Type + Occupancy: Type VB Occupancy Townhouses R-3 [ Buildings A-C ], Business B and Mercantile M [ Building D ]Common Open Space Active Residential Courtyard 640sf Passive Pedestrian Walk 1,240 sf Total 1,880 sfVehicle Parking Required: 2 1-bedroom dwelling units 1.5 [ 2 × 0.75 per bedroom ] 13 2-bedroom dwelling units 19.5 [ 26 × 0.75 per bedroom ] Guest 3.0 [ 1 per 5 dwellings × 15 dwellings ] Commercial 5.0 [ 1 per 300 sf x 1,500 sf ] Subtotal 30 spaces Bicycle Reduction 3 spaces [ 1 per 5 bicycles × 15 addition bicycle spaces to reduce commercial and guest parking demand, 10% maximum ] Total after reductions 27 spacesVehicle Parking Provided: Standard Spaces in Garages 28 [ 2 per 2-bedroom dwelling, 1 per 1-bedroom dwelling] Surface Parking 3 standard, 1 van accessible Total 32 spacesElectric Vehicle Charging: EV Ready 3 [ 10% of 30 required spaces ] EV Capable 15 [ one space for each residential garage provided per CalGreen ]Motorcycle Parking: Required 2 [ 1 per 20 parking spaces × 30 spaces required ] Provided 2 accounted for in any of the private garages where there is an excess of 7 parking spaces provided over the requirement of 21 parking spacesBicycle Parking: Residential 30 [ 2 per dwelling × 15 dwellings located in garages] Guest 3 [ 1 per 5 dwellings × 15 dwellings ] Commercial 1.5 [ 1 per 1,000 sf × 1,500 sf ] For Parking Reduction 15 [ equivalent to 3 vehicle parking space reduction ] Total 50 bicycle spaces [ 30 located in garages, 5 long-term, 15 short-term ]Accessible Dwelling Units: Required 2 dwellings [ 15 dwellings × 10%, per CBC 1102A.3.1 at least 10% of the number of multi-story apartments in buildings with no elevator on a site must comply with subsections 1-4 as applicable ] Provided Unit 10 and Unit 11 fulfill accessible dwelling unit requirements with entry level powder room and habitable room5bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 206
EXISTING + DEMOLITION SITE PLAN1” = 20’-0”EXISTING RESIDENCETO BE DEMOLISHEDEXISTING PAVED AREASTO BE DEMOLISHED, TYPICALORCUTT ROADEXISTING GARAGETO BE DEMOLISHEDTREE, SHRUBS, AND GROUNDCOVER TO BE REMOVED, TYPICAL OF ALL LANDSCAPE ON-SITE.SEE TREE REMOVAL PLAN FOR SIZE AND SPECIES.SEE LANDSCAPE PLAN FOR NEW TREES AND OTHER PLANTINGSSITE UTILITIES TO BE INSTALLED PER CIVIL ENGINEERING DESIGNOVERHEAD UTILITIES TO BE REMOVEDEUCALYPTUS TREES TO BE REMOVEDOFF-SITE TREES TO REMAIN20’ CREEK SETBACKTOP OF BANK CONTOUR -AND-LINE OF AVERAGED TOP OF BANK PER SITE VISIT WITH NATURAL RESOURCES MANAGER ON JANUARY 13, 2020 [SLOMC 17.70.030(C)]6bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 207
TREE REMOVAL PLAN1” = 20’-0”ORCUTT ROADONSITE TO REMOVE68” EUCALYPTUS56” EUCALYPTUS60” EUCALYPTUS36” PEPPER24” OAK10” PINE12” REDWOOD10” REDWOOD6”, 8”, 10” PALM14” REDWOOD13” REDWOOD16” PEPPER 16” PEPPER8” PEPPER14” PEPPER6” PEPPER20” PEPPER8” PEPPEROFFSITE TO REMAIN24” OAK72” PEPPER18” OAK12” OAK8”, 12”, 12” EUCALYPTUS1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.A.B.C.D.E.TREE INDEX123BACD657891011121314161718E154ALL SHRUBS AND GROUNDCOVER ON-SITE TO BE REMOVEDNEIGHBORING TREES OVERHANGING THE PROPERTY LINE TO BE PRUNED UNDER THE SUPERVISION OF A CERTIFIED ARBORISTNEIGHBORING TREES OVERHANGING THE PROPERTY LINE TO BE PRUNED UNDER THE SUPERVISION OF A CERTIFIED ARBORIST7bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 208
UNIT 08 SINGLE-STORYCOMMERCIALUNIT 15UNIT 14UNIT 12UNIT 11UNIT 13FIRE ACCESS ROADUNIT 10UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT01UNIT09SITE PLAN1” = 20’-0”SPLIT RAIL FENCESETBACK FROM TOP OF BANK NOTED AT EACH BUILDING CORNERSITE PRIVACY FENCE AT NORTH PROPERTY LINESINGLE MANEUVER FROM GARAGE (REVERSE)SINGLE MANEUVER FROM GARAGE (REVERSE)ELECTRIC UTILITYTRANSFORMEREV READY PARKING(3) REQUIRED10’ SETBACK FOR BUILDINGS< 20’ IN HEIGHT50’ SETBACK FOR GROUND LEVEL DWELLING UNITS, DESIGN EXCEPTION PER SLOMC 17.70.130(D)(1)(a)15’ SETBACK FOR BUILDINGS> 20’ IN HEIGHTBICYCLE PARKING, (4) LONG TERMBICYCLE PARKING, (1) LONG TERMSTREET LIGHT PER ENGINEERING STANDARDS 7520 + 7910 FIRE RISER ROOM WITH EXTERIOR DOOR ACCESS, FDC AT SOUTH WALLDOUBLE-DETECTOR CHECK VALVE SCREENED BY LANDSCAPECOMMON OPEN SPACE COURTYARDCOMMON OPEN SPACEPASSIVE PEDESTRIAN WALKBICYCLE PARKING, (12) SHORT TERMBICYCLE PARKING, (3) SHORT TERM5’ SETBACK FOR PARKING LOTS AND SIGNSSITE PRIVACY FENCE + GATEAT WEST PROPERTY LINE6’ WIDE PATHWAYS INCLUDING 18” WALKABLE GROUND COVER STRIPIN GROUND PLANTER, SEE LANDSCAPE PLANTRASH, RECYCLING + ORGANICS ENCLOSURE, COVEREDREQUESTED EXCEPTION OF CREEK SETBACKS [ 20’ + 10’ AT UPPER LEVEL ] BYAFFORDABLE HOUSING INCENTIVETOP OF BANK CONTOUR -AND-LINE OF AVERAGED TOP OF BANK PER SITE VISIT WITH NATURAL RESOURCES MANAGER ON JANUARY 13, 2020 [SLOMC 17.70.030(C)]80 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 209
SINGLE-STORYCOMMERCIALUNIT 15UNIT 14UNIT 12UNIT 11UNIT 13UNIT 10FIRST FLOOR OVERALL PLAN1” = 20’-0”UNIT01UNIT09UNIT 08 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02SEE PAGES 14-17 FOR PLAN ENLARGEMENTSLOWINCOMELOWINCOMEACCESSIBLEACCESSIBLE90 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 210
SECOND FLOOR OVERALL PLAN1” = 20’-0”SINGLE-STORYCOMMERCIALUNIT 15UNIT 14UNIT 12UNIT 11UNIT 13UNIT 10UNIT 08 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT01UNIT09MECHSEE PAGES 14-17 FOR PLAN ENLARGEMENTSMECHANICAL EQUIPMENT AREA, TYPICAL, SET IN FROM PERIMETER TO LIMIT VISIBILITY.100 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 211
THIRD FLOOR OVERALL PLAN1” = 20’-0”UNIT 15UNIT 14UNIT 12UNIT 11UNIT 13 UNIT 10UNIT 08 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT01UNIT09SEE PAGES 14-17 FOR PLAN ENLARGEMENTS110 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 212
ROOF OVERALL PLAN1” = 20’-0”MECHANICAL EQUIPMENT AREA, TYPICAL, SET IN FROM PERIMETER TO LIMIT VISIBILITY.ROOF APERTURE120 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 213
EAST-WEST SECTION1/16”=1’0”NORTH-SOUTH SECTION1/16”=1’0”BUILDING CBUILDING BBUILDING ABUILDING DBUILDING DMECHANICAL EQUIPMENT AREA, TYPICAL, SET IN FROM PERIMETER TO LIMIT VISIBILITY.13bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 214
2ND FLOOR653 sf3RD FLOOR653 sfUNIT AREA1,598 sf TOTAL1ST FLOOR292 sf [368 GARAGE]BED 2STAIRSSTAIRSSTAIRSTYPICAL 2-BEDROOM TOWNHOME FLOOR PLANS | UNITS 02-07 AND 12-151/8”=1’0”BED 1LIVINGKITCHEN+DININGDENGARAGEENTRYBATHSTORAGE14bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 215
1ST FLOOR292 sf [368 GARAGE]2ND FLOOR672 sf3RD FLOOR672 sfUNIT AREA1,636 sf TOTALACCESSIBLE 2-BEDROOM TOWNHOME FLOOR PLANS | UNITS 10 + 111/8”=1’0”BED 2STAIRSSTAIRSSTAIRSBED 1LIVINGKITCHEN+DININGDENGARAGEENTRYBATHSTORAGE2-BICYCLE OVER-HEAD HOIST15bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 216
TYPICAL ONE-BEDROOM UNIT TOWNHOME FLOOR PLAN | UNITS 01 + 091/8”=1’0”1ST FLOOR161 sf [195 GARAGE]UNIT AREA734 sf TOTAL2ND FLOOR335 sf3RD FLOOR238 sfBATHLDRYSTAIRSKITCHENGARAGEENTRYLIVINGPWDRBEDROOFSTORAGE16bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 217
GROUND FLOOR1,500 sfRESTROOMRESTROOMSUITE 02SUITE 01COMMERCIAL UNIT FLOOR PLAN1/8”=1’0”FIRE RISER CLOSETELECTRICAL CLOSET17bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 218
ORCUTT ROAD VIEW AT BUILDING A18bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 219
ORCUTT ROAD VIEW AT BUILDING D19bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 220
SITE ENTRY AT BUILDING D20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 221
SITE ENTRY AT BUILDING A21bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 222
SITE ENTRY AT DRIVE AISLE22bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 223
MIXED-USE CONNECTION23bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 224
RESIDENTIAL COURTYARD LOOKING WEST24 AbracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 225
RESIDENTIAL COURTYARD LOOKING EAST24 BbracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 226
EAST ELEVATION 1/16”=1’-0”SOUTH ELEVATION 1/16”=1’0”NICHIHA VINTAGEWOOD FIBER CEMENT PANEL- SPRUCEVINYL WINDOW FRAME- WHITEMERLEX STUCCO FINISH MEDIUM SAND TEXTURE- CRYSTAL SKYNICHIHA RIBBED FIBER CEMENT PANEL- INDIGO SHEEET METAL MECHANICAL SCREENWALL MOUNTED GREENSCREEN PANELSMERLEX STUCCO FINISH -TITANIUM NICHIHA FIBER CEMENT BOARD + BATTEN - IRON ORE EAVES | MERLEX STUCCO FINISH -TITANIUM 25bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 227
WEST ELEVATION 1/16”=1’0”NORTH ELEVATION 1/16”=1’0”MERLEX STUCCO FINISH MEDIUM SAND TEXTURE- CRYSTAL SKYNICHIHA VINTAGEWOOD FIBER CEMENT PANEL- SPRUCECONTROL JOINT PATTERININGNICHIHA RIBBED FIBER CEMENT PANEL- INDIGO 26bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 228
EAST ELEVATION DRIVE AISLE1/16”=1’0”WEST ELEVATION DRIVE AISLE1/16”=1’0”27bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 229
SOUTH ELEVATION SIGNS1/8”=1’0”SIGN SUMMARYWALL SIGN 0111’ x 3’ = 33 sf [ approx. 8% of wall area ]WALL SIGN 02 [ see next page ]4’ x 4’ = 16 sfWALL SIGN 03 [ see next page ]4’ x 4’ = 16 sfMONUMENT | SITE SIGN4’ x 4’ = 16 sfTOTAL SIGN AREA81 sf [ 200 sf allowed in C-S zone ]METAL NUMBERS WITH STANDOFFSWALL SIGN 01TENANT AMONUMENT | SITE SIGN28bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 230
WEST ELEVATION SIGNS1/8”=1’0”DIMENSIONAL NUMBERS + LETTERSWALL SIGN 02TENANT AWALL SIGN 03TENANT B29bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 231
LEGEND1-2 Merlex Stucco Finish Medium Sand Texture - X-50 Crystal White3-4 Nichiha Vintagewood Fiber Cement Panel - Spruce5-6 Nichiha Ribbed Fiber Cement Panel - Indigo7 Nichiha Fiber Cement Board + Batten 8 Wall Mounted Greenscreen Panels9 Merlex Stucco Finish - P.1661 Titanium [Trash Enclosure]10 Dark Gray - SW 7069 Iron Ore [Fascia, Trim, And Garage]11 Light Gray - SW 7660 Earl Grey12 Accent Pink - SW6605 Charisma [Exterior Doors]13 Vinyl Window Frames, White51788613234MATERIALS + COLORS121091130bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 232
LANDSCAPE PLAN1/16”=1’0”BUILDING ABUILDING DBUILDING CBUILDING BACCENT TREESACCENT TREESGROUNDCOVER EDGE TO 6’ WALKWAYSSHADE TREEIN-GROUND PLANTERSSITE PRIVACY FENCE6’ MAX.BORDER SHRUBASPHALT DRIVE AISLECONCRETE FLATWORKCONCRETE APRONSTREET TREE, TYP OF (5)CONCRETE PADS WITH GROUNDCOVER BETWEENRAISED PLANTERMEADOW GRASSESSCREEN SHRUBSSPLIT RAIL FENCESHADE TREES310 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 233
LANDSCAPE PALETTE1343456LEGENDUse | Common Name Botanical Name Water Use1 Street Tree | Chinese Pistache Pistacia chinensis L2 Shade Tree | Coast-Live Oak Quercus agrifolia L3 Accent Tree | Western Redbud Cercis occidentalis L4 Planter Shrub | New Zealand Flax Phormium ‘Black Adder’ M5 Planter Shrub | New Zealand Flax Phormium ‘Yellow Wave’ M6 Border Shrub | Hummingbird Sage Salvia spathacea L7 Border Shrub | Mediterranean Spurge Euphorbia characias L8 Screen Shrub | Pittosporum Pittosporum tenuifolium M9 Meadow | Orange New Zealand Sedge Carex testacea L10 Meadow | Berkeley Sedge Carex divulsa L11 Groundcover | Silver Carpet Dymondia margaretae L12 Accent Tree | Golden Spirit Smoke Cotinus coggygria ‘Ancot’ L 109287121132bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 234
InstructionsCells with blue background are for entering dataResults show in cells with tan backgroundErrors will show in RED text.1) Select type of project from drop down menuType of Project (ETAF)*Non-ResidentialFor mixed-use projects please select Non-residential.ETo of City from MWELO data43.80ETo (inches/year) 2) Enter spray irrigated landscape area in square feet0Overhead Landscape Area (ft2)3) Enter drip irrigated landscape area in square feet3212Drip Landscape Area (ft2)4) Enter Special Landscape Area (SLA) in square feet0SLA (ft2)Total Landscape Area (LA)3,212ft2If project is using only Recycled Water, enter all data in SLA field. Do not enter values in Overhead and Drip Landscape fields.*Residential projects will have an Evapotranspiration Adjustment Factor (ETAF) of 0.55. Non-residential projects will have an ETAF of 0.45. Results:4) MAWA results appear in the tan cells (ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA] 39,251.3Gallons per year52HCF (Hundred Cubic Feet) per year0.120Acre-feet per yearDefinitionsMAWAMaximum Applied Water AllowanceEToEvapotranspiration Reference Value. Standard measurement of environmental parameters which affect the water use of plants. Taken from State MWELO.0.62Conversion Factor (acre-inches/acre per year converted to gallons/square foot per year)ETAFA factor given to project types, when applied to ETo, adjusts for plant factors and irrigation efficiency. The ETAF for new and existing (non-rehabilitated) Special Landscape Areas shall not exceed 1.0. The ETAF for existing non-rehabilitated landscapes is 0.8.LALandscape Area. All planting areas, turf areas, and water features in a landscape design plan.SLASpecial Landscape Area. An area of the landscape dedicated solely to edible plants, recreational areas, areas irrigated with recycled water, or water features using recycled water, and areas dedicated to active play such as parks, sports fields, golf courses, and where turf provides a playing surface.San Luis ObispoTan Cells Show Results Enter Value in Blue CellsMaximum Applied Water Allowance CalculationsLANDSCAPE WATER USE CALCULATIONS33bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 235
InstructionsPlant Water Use TypePlant FactorCells with blue background are for entering dataVery Low 0 - 0.1Results show in cells with tan backgroundLow 0.1 - 0.3Errors will show in RED text.Moderate 0.3 - 0.6High 0.6 - 1.01) Enter Plant Factor (PF)The plant factor used shall be from WUCOLS or from horticultural researchers with academic institutions or professional associations as approved by the California Department of Water Resources (DWR). (23 CCR § 492.4)HydrozonePlant Water Use Type (low, moderate, high)Plant Factor (PF)Hydrozone Area (HA) (ft2) Without SLAEnter Irrigation Type (PF x HA (ft2))/IEZone 1 Low0.15605 Drip Irrigation112.042) Enter non-SLA Hydrozone Area (HA) in square feet.Zone 2 Low0.152,224 Drip Irrigation411.85If project uses Recycled Water exclusively, enter all Hydrozone information.Zone 3 Moderate0.45275 Drip Irrigation152.783) Select Irrigation Type from drop-down menu.Zone 4 Moderate0.45108 Drip Irrigation60.00Drip System Irrigation Efficiency (IE) 0.81Zone 5Spray System Irrigation Efficiency (IE) 0.75Zone 6Zone 74) ETWU results show at the bottom of the pageZone 8Zone 9Total Landscape Area (LA) must be equal to the LA in the MAWA calculator.Zone 10ETWU must be equal to or less than MAWA. Mistakes will show in RED.Zone 11Zone 12Zone 13DefinitionsZone 14ETWUEstimated Total Water Use. Total water used for lanscape.Zone 15EToEvapotranspiration Reference ValueZone 160.62Conversion Factor. Acre-inches to Gallons-Square foot.Zone 17PFPlant Factor. Multiplied by ETo to estimate amount of water needed by plantsZone 18HAHydrozone. Lanscaped area having plants with similar water needs.Zone 19IEIrrigation Efficiency. 0.75 for overhead spray and 0.81 for drip systems.Zone 20SLASpecial Lanscape AreaHA3,212736.67SLATotal LA3,212 Results:MAWA= 39,251.3ETWU= 20,004.9Gallons26.7HCF (Hundred Cubic Feet) per year0.0614Acre-feet per yearEstimated Total Water UseEnter Values in Blue CellsTan Cells Show ResultsETWU complies with MAWA ETo x 0.62 x [((PF x HA)/IE) + SLA]LANDSCAPE WATER USE CALCULATIONS34bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 236
SITE + BUILDING FURNISHINGS145623LEGEND1 Wall Mount Downlighting, Night-Sky Compliant2 Vertical Board Fence3 Split Rail Fence4 Bicycle Hoist (2 per dwelling unit, mounted to garage ceiling), by RAD5 Bicycle Rack, by Peak6 Bicycle Locker, by Madrax35bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.1005Planning CommissionItem 3Packet Page 237
XXXXXXXXXXXXXXXXWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEGGSSSSSSSSSSSSSSSSABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2019 All Jobs\19607 - 830 Orcutt (Civil)\02_Working Drawings\Preliminary\02_ONSITE\DEMOLITION SHEET.dwg, C-1.1, Jul 23, 2020 4:46pm, FernandoPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method,in whole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LRevisions:Project Engineer:Project Manager:Date:AV Job No:Scale: PER PLANSheet Size:24" x 36"Ext:N010 10 20HORIZONTAL SCALE: 1" = 10' DEMOLITION NOTESEXISTING TREE TO BE REMOVED AND DISCARDED.EXISTING FENCE TO BE REMOVED AND DISCARDEDEXISTING CONCRETE/BRICK WORK/ ROACK TO BE REMOVED AND DISCARDEDEXISTING OVERHEAD UTILITY TO BE REMOVED PER PG&E HANDOUT PACKAGEAND SPECIFICATIONSEXISTING STRUCTURE TO BE DEMOLISHED, REMOVED, AND DISCARDEDEXISTING ASPHALT TO BE DEMOLISHED, REMOVED, AND DISCARDEDEXISTING GAS LINE/GAS METER TO BE REMOVED AND DISCARDEDEXISTING TO REMAIN. PROTECT IN PLACEEXISTING CONCRETE DRIVEWAY AND/OR SIDEWALK TO BE REMOVED ANDDISCARDEDEXISTING WATER METER TO BE REMOVED AND SALVAGEDEXISTING UTILITY VAULT TO BE REMOVED AND DISCARDED PER UTILTY HANDOUTAND SPECIFICATIONSEXISTING LANDSCAPING TO BE REMOVED AND DISCARDED123456789101112GENERAL NOTES: 1. ALL DEMOLITION AND GRADING SHALL BE IN COMPLIANCE WITH THERECOMMENDATIONS CONTAINED IN THE SOILS REPORT PREPARED BY GEO SOLUTIONS,INC. FILE NO. SL11240-1, DATED JUNE 18, 2019 AND ALL ADDENDA TO THE REPORTSHALL BE CONSIDERED PART OF THESE PLANS. CONTRACTOR SHALL CONTACT SOILSENGINEER PRIOR TO START OF DEMOLITION WORK.2. SEE ARCHITECT'S PLAN FOR ADDITIONAL DEMOLITION AND REMOVAL INFORMATION.3. SEE TREE PROTECTION AND REMOVAL PLAN FOR ADDITIONAL TREE PROTECTION ANDREMOVAL INFORMATION.DIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGORCUTT MIXED USE830 ORCUTT STREETSAN LUIS OBISPO, CAKBBFG307.23.202019607DEMOLITION PLANC-1.11.2.3.4.5.119111111111111111114" REDWOODBRUSHBRUSH10" REDWOOD12" REDWOODBRUSHBRUSH24" OAK36" PEPPERWOOD60" EUCALYPTUS56" EUCALYPTUS68" EUCALYPTUS111222211222FENCEFENCEFENCEFENCEFENCEFENCEDOGRUN2FENCE4OVERHEADUTILITIES33BRICKCONCRETE3CONCRETE3ROCK3BRICK3BRICK3BRICK3CONCRETE16" PEPPERWOOD16" PEPPERWOOD18" PEPPERWOOD6" TREE14" PEPPERWOOD8" PEPPERWOOD5HOUSE5GARAGESHED56AC6AC6AC6AC6AC6AC2GAS8999910731212121211ORCUTT ROAD36Item 3Packet Page 238
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234 1 XXXXXXXXXXXXXXXXWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGSSSSSSSSSSSSSSSSABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2019 All Jobs\19607 - 830 Orcutt (Civil)\02_Working Drawings\Preliminary\02_ONSITE\DEMOLITION SHEET.dwg, C-1.2, Jul 23, 2020 4:46pm, FernandoPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method,in whole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LRevisions:Project Engineer:Project Manager:Date:AV Job No:Scale: PER PLANSheet Size:24" x 36"Ext:N010 10 20HORIZONTAL SCALE: 1" = 10' DIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGORCUTT MIXED USE830 ORCUTT STREETSAN LUIS OBISPO, CAKBBFG307.23.202019607SITE PLANC-1.21.2.3.4.5.119ORCUTT ROADSINGLE STORYCOMMERCIALUNIT 12UNIT 11UNIT 10UNIT 15UNIT 14UNIT 13TRASHENCLOSURE/RECYCLINGLSLSLSLSLSLS COURTYARDLSLSLSLSLSLSTRANSFORMERRAISED PLNTRPLNTRPLNTRPLNTRPLNTRPLNTRDRIVE AISLEEV READYPARKINGEV READYPARKING20.0'4'6'6.0'8.0'9.0'8.5'8.5'8.5'26.0'26.0'24.0'7.0'10.0'26.0'UNIT 01UNIT 02UNIT 03UNIT 04UNIT 05UNIT 06UNIT 07UNIT 08UNIT 09CONCRETE WALKCONCRETE WALKCONCRETE WALKCONCRETE WALKCONCRETE WALKCONCRETE SIDEWALKCONCRETE SIDEWALKSTD CITYDRIVEWAYDRIVE AISLEDRIVE AISLECONCRETE WALKCONCRETE WALKCONCRETE WALKLS15.0'BUILDINGSETBACK (>20' H)10.0'BUILDINGSETBACK (<20' H)BIKEPARKINGBIKEPARKING18.5'TYP.WALL WITH WEEP HOLES AND HANDRAILS.SEE ARCHITECTURAL PLAN ANDSTRUCTURAL PLANTOP OF BANK PER CITY OFSLO ORDINANCE NO. 1269(1994 SERIES)37Item 3Packet Page 239
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SWWWWWWWGGGGGGGGGSDSDSDSDSD SDSDSDSDSDSDSSSSSSSEEEEEFWWXXXXXXXXXXXXXXXWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGSSSSSSSSSSSSSSSSABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2019 All Jobs\19607 - 830 Orcutt (Civil)\02_Working Drawings\Preliminary\02_ONSITE\GRADING SHEET.dwg, C-2.1, Jul 23, 2020 4:46pm, FernandoPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method,in whole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LRevisions:Project Engineer:Project Manager:Date:AV Job No:Scale: PER PLANSheet Size:24" x 36"Ext:NDIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGSITE CONSTRUCTION NOTES:CONSTRUCT ASPHALT DRIVEWAY SECTIONCONSTRUCT TRASH ENCLOSURE. SEE ARCHITECTURAL PLANSCONSTRUCT 4" PCC FLATWORK.LANDSCAPING. SEE LANDSCAPE ARCHITECT PLANSINSTALL ADA PARKING AND SIGNAGE. SEE ARCHITECTURAL PLANSCONSTRUCT 0-INCH CONCRETE CURBCONSTRUCT 6-INCH CONCRETE CURBCONSTRUCT CONCRETE SITE WALL. SEE ARCHITECTURAL PLANS AND STRUCTURAL PLANS12345678GENERAL NOTES:SEE DEMOLITION AND PROTECTION PLAN FOR ADDITIONAL INFORMATION.ALL DEMOLITION AND GRADING SHALL BE IN COMPLIANCE WITH THE RECOMMENDATIONS CONTAINED INTHE SOILS REPORT PREPARED BY GEO SOLUTIONS , FILE NO. SL0xxxx-1, DATED xxxxxxx xx, 201x AND ALLADDENDA TO THE REPORT SHALL BE CONSIDERED PART OF THESE PLANS. CONTRACTOR SHALL CONTACTSOILS ENGINEER PRIOR TO START OF DEMOLITION WORK.CONTACT: KRAIG R. CROZIER, PE PHONE: (805) 543-8539RIGHT OF WAY CONSTRUCTION NOTES:CONSTRUCT 6" OF A.C. PAVING OVER 6" OF CLASS II BASE PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 2210 AND PUBLIC WORKS INSPECTOR.CONSTRUCT 20' WIDE DRIVEWAY PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 2110, 2111,2115, 2116.CONSTRUCT 6' ATTACHED SIDEWALK PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4110 AND4910.REMOVE AND REPLACE EXISTING CONCRETE CURB AND GUTTER AND REPLACE WITH 6"CONCRETE CURB AND 18" GUTTER PER CITY OF SAN LUIS OBISPO STANDARD 4030. MATCHEXISTING FLOWLINE.1234010 10 20HORIZONTAL SCALE: 1" = 10' ORCUTT MIXED USE830 ORCUTT STREETSAN LUIS OBISPO, CAKBBFG307.23.202019607GRADING ANDDRAINAGE PLANC-2.11.2.3.4.5.119STORM DRAIN CONSTRUCTION NOTES:INSTALL ROOF DRAIN CONNECTIONINSTALL 4-INCH PEDESTRIAN RATED ATRIUM GRATE DRAININSTALL 12-INCH TRAFFIC RATED FLAT GRATE DRAININSTALL STORM DRAIN MANHOLEINSTALL 4-INCH CLASS 100 PVC STORM DRAIN LINE PER MANUFACTURERS SPECIFICATIONS ANDRECOMMENDATIONSINSTALL 6-INCH CLASS 100 PVC STORM DRAIN LINE PER MANUFACTURERS SPECIFICATIONS ANDRECOMMENDATIONSSD1SD2SD3SD4SD5SD6STORM CHAMBERS2600 CU FTNEW TRANSFORMER. SEEPG&E HANDOUT PACKAGE4'TYP.4'(218.75) TC(218.2) FLMATCH (E)220.97 FS12341134(218.85) ESMATCH (E)(218.33) ESMATCH (E)(219.15) TC(218.7) FLMATCH (E)(218.80) ESMATCH (E)(218.8) ESMATCH (E)(E) SANITARY SEWER(E) 12" C.I.P. WATER MAIN(E) GASMAINNEW UNDERGROUNDELECTRIC LINE. SEEPG&E HANDOUTSD2SD3SD5SD612567SD1SD1SD1SD1SD1SD1SD1SD2SD2SD3SD4(E) FIRE HYDRANTAPPROX. 150' AWAYSD5SD5SD31111333333333333444444444444SINGLE STORYCOMMERCIAL221.0 FFBUILDING A222.0 FFBUILDING B222.5 FFBUILDING C222.0 FFBUILDING A222.5 FFBUILDING A221.5 FF220.5 FS219.0 FS221.47 FS221.47 FS221.97 FS221.97 FS222.47 FS222.47 FS222.47 FS222.47 FS(E) CURB, GUTTER, ANDSIDEWALK TO REMAIN(E) CURB, GUTTER, ANDSIDEWALK TO REMAIN(E) 8" SEWER MAIN221.47 FS221.4 FS221.4 FS221.9 FS221.9 FS222.4 FS222.4 FS222.4 FS222.4 FS222.47 FS222.27 FS222.24 FS222.27 FS222.24 FS222.27 FS222.24 FS221.77 FS221.74 FS221.77 FS221.74 FS222.47 FS222.47 FS221.97 FS221.97 FS222.47 FS222.27 FS221.47 FS221.47 FS221.47 FS221.27 FS221.27 FS221.24 FS221.24 FS221.27 FS221.24 FS222.24 FS218.6 FL218.7 FL219.2 FS219.1 FS219.3 FS219.2 FS220.9 FSMAX10%MAX2%7%2 - 1 FT. STEPS - 6" EA.LANDSCAPE WALL -SEE ARCH. PLAN10%220.6 FS220.97 FS220.7 FS220.4 TG220.8 FS6.8%220.4 FSMAX2%MAX2%220.6 FS220.9 FG2%2%221.5 FSMAX2%MAX2%MAX2%MAX2%219.5 FS219.4 FS219.7 FSSS P.O.C.SS P.O.C.SSP.O.C.SSP.O.C.SS C.O.WATERP.O.C.GASP.O.C.GAS P.O.C.GAS P.O.C.WATER P.O.C.WATER P.O.C.221.77 FS221.74 FS221.97 FS221.77 FS221.74 FS221.77 FS221.73 FS221.97 FS221.97 FS221.97 FS221.97 FS221.97 FS222.27 FS222.23 FS222.47 FS222.27 FS222.24 FS222.27 FS222.24 FS222.47 FS222.47 FS222.47 FS222.47 FS222.47 FS222.3 FS222.3 FS222.3 FS222.3 FS223.0 TW217.0 FG223.0 TW217.0 FG223.0 TW219.0 FG223.0 TW222.5 FG222.5 TW219.5 FG222.5 TW220.0 FGWALL WITH WEEP HOLES AND HANDRAILS.SEE ARCHITECTURAL PLAN ANDSTRUCTURAL PLANLANDSCAPE WALL WITH WEEP HOLES.SEE ARCHITECTURAL PLAN220.2 FG221.5 FS221.6 FS221.5 FS221.4 TG220.4 FS220.2 TG221.7 FS221.9 FS220.0 FG220.0 FGNEW COMMERCIAL WATERMETER AND VAULTNEW DOMESTICWATER METERLANDSCAPEWATER METER887INSTALL 30 SF x 2' DEEP OF FACING CLASSRSP PER CALIFORNIA STD. SPECIFICATIONSSECTION 72 - METHOD CLASS B220.7 IE(E) SS LATERAL TO BEABANDONED(E) GAS LINE TO BEABANDONEDTOP OF BANKTOP OF BANK PER CITY OFSLO ORDINANCE NO. 1269(1994 SERIES)(218.46) EG(219.0) EG(219.45) EG(211.53) EG(218.68) EGFLOOD ZONE LIMIT - ZONEX PER NATIONAL FLOODHAZARD FIRMETTE PLANFLOOD ZONELIMIT - ZONE X(215.9) EG(213.7) EG(217.0) EG(214.86) EGFLOOD ZONELIMIT - ZONE XFLOOD ZONELIMIT - ZONE XNEW STREET LIGHTPER CITY OF SLOSTD. 7910WATER CONSTRUCTION NOTES:INSTALL 2" WATER SERVICE WITH COMMERCIAL METER PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 6210, 6110, AND 6020. SEE MECHANICAL PLANS FOR SIZE FROM METER TOBUILDING.INSTALL 2" WATER SERVICE TO MANIFOLD WITH TWO 1" METERS PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 6020, 6110, 6210 AND 6260. SEE MECHANICAL PLANS FOR SIZE FROM METERTO BUILDING.INSTALL 4" PVC FIRE LINE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6330, 6530 AND6020. FIRE SPRINKLER ENGINEER TO VERIFY SERVICE SIZE PRIOR TO COMMENCEMENT OFCONSTRUCTION.INSTALL 4" FIRE DOUBLE CHECK VALVE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6420.EXISTING WATER METER TO BE REUSED FOR IRRIGATION PURPOSES ONLY. SEE LANDSCAPEPLAN FOR ADDITIONAL INFORMATION.INSTALL 4" PVC FIRE LINE FROM BACFLOW PREVENTER TO FIRE RISER IN BUILDING. SEE FIRESPRINKLER PLANS AND ARCHITECTURAL PLANS.FIRE SPRINKLER RISER PER FIRE PROTECTION PLANS. CONTRACTOR TO VERIFY SERVICE SIZEWITH FIRE SPRINKLER ENGINEER PRIOR TO COMMENCEMENT OF CONSTRUCTION.INSTALL THRUST BLOCK PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 8610 AND COUNTYOF SAN LUIS OBISPO STANDARD W-1, W-1A.INSTALL FIRE HYDRANT ASSEBLY PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6310.W1W2W3W4W5W6W7W8W9W1W2W5W3W4W68'02SD36" SS PVCLATERAL6" LANDSCAPE CURB WALL WITH WEEPHOLES AND HANDRAILS. SEEARCHITECTURAL PLANRWRW(E) 8" RECYCLED WATER MAINW3W9220.97 FSW3W3W3W3RAISED PLANTER -SEE ARCH PLANS220.2 FG38Item 3Packet Page 240
Meeting Date: July 6, 2020
Item Number: 3
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 830 Orcutt Road FILE NUMBER: ARCH-0764-2019, AFFH-0210-
2020, & USE-0209-2020
APPLICANT: 830 Orcutt, LLC REPRESENTATIVE: Bryan Ridley
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
PROJECT DESCRIPTION AND SETTING
The proposed project includes the redevelopment of an existing commercial property to include two
three-story residential structures consisting of 15 residential units and a one-story 1,714 square-foot
commercial building. The project will include demolishing the existing single-family residence and
detached garage. The project includes a density bonus of 5% and includes a request for an alternative
incentive to relax development standards for the creek setback requirement to allow a 2-foot setback,
where 20 feet is normally required. The project also includes requests to allow residential uses on the
ground floor within the first 50 feet of the structure along the street frontage, and a request for a 10
percent parking reduction to reduce the required parking by 3 spaces by providing 15 additional
bicycle parking spaces (Attachment 1, Project Plans).
General Location: The 24,920-square foot
project site is located on developed property
along Orcutt Road, with direct access from
Orcutt Road. The site is adjacent to Sydney
Creek along the east property line.
Present Use: single-family residence and
detached garage
Zoning: Service Commercial (C-S) zone
General Plan: Services & Manufacturing
Surrounding Uses:
East: Commercial Services
West: Vacant Commercial
North: Auto Services
South: Multi-Family Housing & Mixed-Use
PROPOSED DESIGN
Architecture: Contemporary
Design details: Shed roof system, upper level balconies, greenscreen panels, and extended eaves.
Materials: Fiber cement vertical and horizontal panel siding, stucco with sand finish, vinyl window
frames, and anodized aluminum storefront.
Colors: Light gray (primary), dark gray, black, and wood siding (secondary), with accent pink doors and
white window frames.
Figure 1: Subject Property
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FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community
Design Guidelines (CDG), Sign Regulations, and applicable City Standards and 2) provide comments
and recommendations to the Planning Commission.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Sign Regulations: https://www.slocity.org/home/showdocument?id=24661
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and CDG. Staff has identified the discussion items below related to consistency with CDG
Chapters 2 (General Design Principles), and Chapter 3.1 (Commercial Project Design).
Highlighted Sections Discussion Items
Chapter 2 – General Design Principles
§2.1 - Site Design
The project site is located on a parcel zoned C-S, with residential uses
to the north, east, and south, and commercial uses to the west. The CDG
state that each project should be designed with careful consideration
of site character and constraints and minimize changes to natural
features. The ARC should discuss how the project fits in with the best
examples of appropriate site design and architecture in the vicinity of
the site. The ARC should discuss whether the project site activities
(residential on the ground level along the street frontage) are logically
oriented so that the project will operate efficiently and effectively for
all users.
§2.1.C – Building Design
The CDG state that the building designs should exhibit proportion,
continuity, harmony, simplicity, rhythm, and balance; present well-
articulated building elevations relieved by shadow or texture interest;
demonstrate attention to detailing and articulation to visually reduce
apparent mass; and employ materials appropriately for durability and
authenticity. The CDG states that “elevations which do not directly face
a street should not be ignored or receive only minimal architectural
treatment”; the ARC should discuss whether the proposed
development demonstrates a consistent use of colors, materials, and
detailing throughout all elevations of the buildings.
Figure 2: Rending of the project as seen from Orcutt Road
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Chapter 3.1 – Commercial Project Design Guidelines
§ 3.1.B.2 Neighborhood
Compatibility
The CDG notes that new development should maintain its own identify
and be complementary to its surroundings. A new building can be
unique and interesting and still show compatibility with the
architectural styles and scale of other buildings in the vicinity. The ARC
should discuss whether the mixed-use development provides sufficient
design factors to contribute to neighborhood compatibility; design
theme, building scale/size, setbacks and massing, colors, textures, and
building materials.
PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Front Yard
Side Yard
Rear Yard
10 feet
6 feet
2 feet
10 feet
None Required
None Required
Creek Setback 2 feet 20 feet
Upper Story Step back
Creek Frontage
Street Frontage
2 feet
15 feet
10 feet along the third level
15 feet for structures over 35-
feet in height
Ground Floor Residential uses
Setback
0 feet 50 feet
Maximum Height of Structures 35 feet 35 feet
Density 14.39 (5% bonus) 13.7
Affordable Housing 2 Units (Low-income) 2 Units
Building Coverage 47% 75%
Floor Area Ratio (FAR) 1.1 1.5
Signage
Number of Signs
Area of Signs
2 per tenant
81 square feet
2 per tenant
200 square feet
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
32
3 EV Ready; 15 EV Capable
50
2
30
3 EV Ready; 15 EV Capable
35
2
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
Section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations
ACTION ALTERNATIVES
6.1 Recommend approval based on consistency with Community Design Guidelines (CDG). An
action recommending consistency of the application will be forwarded to the Planning
Commission for final action. This action may include recommendations for conditions to
address further consistency with the CDG.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues, with references to specific CDG.
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6.3 Recommend denial based on findings of inconsistency with CDG. An action recommending
inconsistency of the application should include recommended findings that cite the basis for
denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations
or other policy documents.
ATTACHMENTS
1. Project Description
2. Project Plans
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, July 6, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday, July
6, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini (5:08 p.m.), Mandi Pickens, Vice
Chair Christie Withers and Chair Allen Root
Absent: Commissioner Micah Smith
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
CONSIDERATION OF MINUTES
1.Minutes of the Architectural Review Commission meeting of June 1, 2020 and June 15,
2020.
ACTION: MOTION BY VICE CHAIR WITHERS SECOND BY COMMISSIONER
PICKENS, CARRIED 5-0-1 (Commissioner Smith absent), to approve the minutes of the
Architecture Review Commission meetings of June 1, 2020 and June 15, 2020.
PUBLIC HEARING
2.Project Address: 1035 Madonna Road; Case #: ARCH-0796- 2019; Zone: Neighborhood-
Commercial Zone (N-C) San Luis Ranch Specific Plan; Arris Studio, Thom Jess,
applicant. Review of a four-story, 200 room dual brand hotel in the San Luis Ranch Specific
Plan area; The project is consistent with the previously certified FEIR and SEIR for the San
Luis Ranch Specific Plan and no additional environmental review is required per CEQA.
Contract Planner John Rickenbach presented the staff report and responded to Commissioner
inquiries.
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Applicant representative, Heather Wiebe, responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER PICKENS SECOND BY VICE CHAIR
WITHERS CARRIED 5-0-1 (Commissioner Smith absent), to recommend that the Planning
Commission approve the project with the following recommendations:
Consider using a commercial-grade lap siding product to ensure durability
3.Project Address: 830 Orcutt Road; Case #: ARCH-0764-2019, AFFH-0210-2020, USE-
0209-2020; Zone: Commercial Services (C-S) zone; 830 Orcutt, LLC, owner/applicant.
Review of a mixed-use project consisting of 15 residential units and 1,714 square feet of
commercial space within the Commercial Services (C-S) zone. The project includes a density
bonus of 5% including a request for an alternative incentive to relax development standards
for the creek setback requirement and a request to allow residential uses on the ground floor
within the first 50 feet of the structure along the street frontage, the project also includes a
request for a 10 percent parking reduction. Project is categorically exempt from environmental
review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Bryan Ridley, responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER SECOND BY COMMISSIONER
DEMARTINI, CARRIED 5-0-1 (Commissioner Smith absent), to recommend that the project
be continued to a date uncertain with the following recommendations to the applicant and staff:
Provide additional information regarding the applicability of the Housing Accountability
Act in relation to the project’s requested exceptions.
Consider providing a residential gate along the pedestrian entrance to the residential units
along the east property line, for the safety of the residents.
The project should address consistency with Community Design Guideline 2.1.C, where
site activities are logically located so that the project will operate efficiently and effectively
for the needs of all uses, specifically the relationship to open space and the adjacent creek.
Consider providing community space oriented toward the creek.
The project should be revised to provide further articulation of each building’s mass along
the drive aisle.
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Additional landscaping should be provided to soften and create a counterpoint to the
architectural design, landscaping should include organic elements.
The project should be redesigned to provide private or common open spaces for residents,
consideration should be provided for common open space between the commercial and
residential units, and along the creek, balconies should also be added to the residential
units.
Consider adding alternative pavers along the drive aisle and parking areas that coordinates
with landscaping and open areas.
4.Project address: 1137 Peach Street; Case #: ARCH-0568-2019, SBDV-0571-2019, EID-
0800-2019; Zone: R-2-H; Levi Seligman, owner/applicant. Review of five new two-
bedroom, two-story single-family residences, each with an attached two-car garage. The
project site is within the Mill Street Historic District and includes the retention of five, two-
bedroom, single-story residences, which are on the Contributing List of Historic Properties.
The project also includes a common-interest subdivision to create ten lots, each will contain
one of the ten residences. The applicant has requested exceptions from development standards
to allow interior side setbacks to be reduced and to allow required parking to be provided in
tandem. A Mitigated Negative Declaration of environmental review (CEQA) is proposed.
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to
Commissioner inquiries.
Applicant representative, Will Ruoff, responded to Commissioner inquiries.
Public Comments:
Levi Seligman
Jeremy Weintraub
Timothy & Sharon Watson
Josh Frantz
End of Public Comment--
ACTION: MOTION BY VICE CHAIR WITHERS SECOND BY COMMISSIONER
PICKENS, CARRIED 3-2-1 (Commissioners Beller and DeMartini dissenting, Commissioner
Smith absent), to recommend that the Planning Commission approve the project with the
following recommendation:
Consider adding trees from the approved “street tree” list along the fence of the shared
driveway with similar spacing as required for street trees, adding shade to the driveway
and a more organic separation between the existing properties.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
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ADJOURNMENT
The meeting was adjourned at 8:02 p.m. The next Regular Meeting of the Architectural Review
Commission is scheduled for Monday, July 20, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 08/03/2020
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Meeting Date: August 17, 2020
Item Number: 3
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 830 Orcutt Road FILE NUMBER: ARCH-0764-2019, AFFH-0210-
2020, & USE-0209-2020
APPLICANT: 830 Orcutt, LLC REPRESENTATIVE: Bryan Ridley
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
PROJECT DESCRIPTION AND SETTING
The project consists of a proposed redevelopment of an existing commercial property to include three
three-story residential structures consisting of 15 residential units and a one-story 1,500 square-foot
commercial building. The project will include demolishing the existing single-family residence. The
project includes a density bonus of 20% and includes a request for an alternative incentive to relax
development standards for the creek setback requirement to allow a minimum 2-foot setback, where
20 feet is normally required (Attachment 1, Biological Resources Report). The project also includes
requests to allow residential uses on the ground floor within the first 50 feet of the structure along
the street frontage, and a request for a 10 percent parking reduction to reduce the required parking
by 3 spaces by providing 15 additional bicycle parking spaces (Attachment 2, Project Plans).
General Location: The 24,920-square foot
project site is located on developed property
along Orcutt Road, with direct access from
Orcutt Road. The site is adjacent to Sydney
Creek along the east property line.
Present Use: Single-family residence and
detached garage
Zoning: Service Commercial (C-S) zone
General Plan: Services & Manufacturing
Surrounding Uses:
East: Commercial Services
West: Vacant Commercial
North: Auto Services
South: Multi-Family Housing & Mixed-Use
PROPOSED DESIGN
Architecture: Contemporary
Design details: Shed roof system, upper level balconies, greenscreen panels, and extended eaves.
Materials: Fiber cement vertical and horizontal panel siding, stucco with sand finish, vinyl window
frames, and anodized aluminum storefront.
Colors: White (primary), light gray, black, indigo (ribbed siding) and wood-look siding (secondary), with
accent pink doors and white window frames.
Figure 1: Subject Property
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FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community
Design Guidelines (CDG), Sign Regulations, and applicable City Standards and 2) provide comments
and recommendations to the Planning Commission.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Sign Regulations: https://www.slocity.org/home/showdocument?id=24661
BACKGROUND
The ARC reviewed the project on July 6, 2020 and continued the project to a date uncertain to address
concerns related to consistency with the CDG (Attachment 3, ARC Report and Minutes). During their
review the ARC identified seven directional items to the applicant to address specific concerns related
to building and site design, as discussed in detail in the section below.
Previous ARC Report and Attachments, July 6, 2020:
https://opengov.slocity.org/WebLink/DocView.aspx?id=124548&dbid=0&repo=CityClerk
DESIGN GUIDELINES/DISCUSSION ITEMS
The ARC recommended seven directional items to be reviewed and evaluated prior to taking final
action on the project. The applicant has updated the project plans and made the following changes in
response to the directional items:
ARC Directional Item #1: Provide additional information regarding the applicability of the Housing
Accountability Act in relation to the project’s requested exceptions.
Response: Staff has provided a summary of the Housing Accountability Act and Density Bonus law as
it pertains to this project and the requested creek setback exception (also referred to as
incentive/waiver) (Attachment 4, Housing Accountability Act Summary).
ARC Directional Item #2: Consider providing a residential gate along the pedestrian entrance to the
residential units along the west property line, for the safety of the residents.
Response: The applicant considered the incorporation of a residential gate along the west property
Figure 2: Rending of the project as seen from Orcutt Road
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line; however, the applicant and owner decided not to incorporate the gate fea ture as it was their
intent to provide the same level of access for all residential units throughout the development
(ungated access for all units).
Discussion Item #1: The ARC should provide feedback to the PC on whether or not the residential
gate along the west property line should be incorporated as a condition for the project.
ARC Directional Item #3: The project should address consistency with Community Design Guideline
2.1.C, where site activities are logically located so that the project will operate efficiently and effectively
for the needs of all uses, specifically the relationship to open space and the adjacent creek. Consider
providing community space oriented toward the creek.
Response: The applicant has revised the project to reduce the area of commercial space in order to
provide a shared common open space area for the residences adjacent to the creek. The open space
between the buildings is divided by a structured planter and provides an active common courtyard
with enhanced paving, landscaped edges, and accent trees. The area adjacent to Sydney Creek
provides an elongated passive open space between the buildings and the adjacent off-site vegetation
and new drought-tolerant plantings for the enjoyment of all users of the property.
ARC Directional Item #4: The project should be revised to provide further articulation of each building’s
mass along the drive aisle.
Response: The applicant has revised the design by incorporating the wood siding into the elevations
along the drive aisle to reduce repetition and soften the visual mass of the structures . CDG 3.1.B.3
states that the design of a project should demonstrate a consistent use of colors, materials, and
detailing throughout all elevations of the building.
Discussion Item #2: The ARC should provide feedback to the PC on whether or not the applicant’s
revisions to the interior site elevations are sufficient in response to the CDG 3.1.B for commercial
project design. Staff recommends the ARC provide direction to the applicant to consider
landscape planters between every other garage door that may provide for vertical landscaping
(i.e. evergreen ivy).
ARC Directional Item #5: Additional landscaping should be provided to soften and create a
counterpoint to the architectural design, landscaping should include organic elements.
ARC Directional Item #6: The project should be redesigned to provide private or common open spaces
for residents, consideration should be provided for common open space between the commercial and
residential units, and along the creek, balconies should also be added to the residential units.
Response: The applicant has revised the plans to incorporate additional landscaping and common
open space between the commercial and residential units as well as along the creek walk, as described
under Directional Item #3. The applicant considered the incorporation of balconies for the residential
units, however, due to fire separation requirements between the structures and the property lines,
balconies along the exterior property lines was not viable. The applicant also considered the
incorporation of balconies along the interior elevations; however, the balconies could not be designed
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to be structurally supported to provide reasonable outdoor space without reducing the area of the
residential units. Staff does not recommend any requirement that would result in a reduction of the
floor area of the residences. Balconies are not an objective standard or requirement under the City’s
Municipal Code, and imposing a requirement that results in a reduction of residential area would not
be compliant with the Housing Accountability Act and Density Bonus law, as previously discussed (refer
to Attachment 4 for additional information).
ARC Directional Item #7: Consider adding alternative pavers along the drive aisle and parking areas
that coordinates with landscaping and open areas.
Response: The primary drive aisle is required to provide paving material that can accommodate fire
truck equipment, the applicant did not incorporate any changes to the proposed paving plan . CDG
5.4.B.2 states that the main vehicle access into a multi-family site should be through an attractive
entry drive where colored and textured paving treatment is encouraged . There are several types of
alternative pavement materials that could comply with the weight requirements for fire truck access.
Discussion Item #3: The ARC should provide feedback to the PC on whether or not the project
should incorporate any alternative paving materials that may accommodate fire truck access.
PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Front Yard
Side Yard
Rear Yard
10 feet
6 feet
2 feet
10 feet
None Required
None Required
Creek Setback 2-9 feet 20 feet
Upper Story Step back
Creek Frontage
Street Frontage
2 feet
15 feet
10 feet along the third level
15 feet for structures over 35feet
in height
Ground Floor Residential uses
Setback
0 feet 50 feet
Maximum Height of Structures 35 feet 35 feet
Density Units (DU) 14.32 (20% bonus – 17.0 DU) 13.7 DU
Affordable Housing 2 Units (Low-income) 2 Units
Building Coverage 47% 75%
Floor Area Ratio (FAR) 1.1 1.5
Signage
Number of Signs
Area of Signs
2 per tenant
81 square feet
2 per tenant
200 square feet
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
32
3 EV Ready; 15 EV Capable
50
2
30
3 EV Ready; 15 EV Capable
35
2
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
Section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations
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ACTION ALTERNATIVES
6.1 Recommend approval based on consistency with Community Design Guidelines (CDG). An
action recommending consistency of the application will be forwarded to the Planning
Commission for final action. This action may include recommendations for conditions to
address further consistency with the CDG.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues, with references to specific CDG. This action is not
recommended to ensure consistency with the Housing Accountability Act, noting that this
law allows for a maximum of five hearings for housing development projects, and the
project still requires review by the Tree Committee and the Planning Commission , with the
standing potential of an appeal to City Council.
6.3 Recommend denial based on findings of inconsistency with CDG. An action recommending
inconsistency of the application should include recommended findings that cite the basis for
denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations
or other policy documents.
ATTACHMENTS
1. Biological Resources Report
2. Project Plans
3. Previous ARC Report and Minutes 7.6.20
4. Housing Accountability Act
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, August 17, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
August 17, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Michael DeMartini, Micah Smith, Vice Chair Christie Withers and
Chair Allen Root
Absent: Commissioners Richard Beller and Mandi Pickens
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
CONSIDERATION OF MINUTES
1.Minutes of the Architectural Review Commission meeting of August 3, 2020.
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
SMITH CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to approve the minutes
of the Architectural Review Commission meeting of August 3, 2020.
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PUBLIC HEARINGS
2.Project address: 650 Tank Farm Road; Case #: ARCH-0755-2019; Zone: C-S-SP; Agera
Grove Investments, LLC, owner/applicant. Review of a mixed-use development that
includes a 17,500 square foot, two-story commercial structure, 249 residential units that are
housed within 18, three-story structures, and a 4,325 square-feet single story clubhouse with a
creek setback exception request to allow a third-floor creek setback of 0 feet where 10 feet is
normally required. The project is consistent with a Mitigated Negative Declaration of
Environmental Review, adopted on February 5, 2019.
Contract Planner Brandi Cummings presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Pam Ricci and Scott Martin with RRM Design Group, responded to
Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
DEMARTINI CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to recommend
that the Planning Commission approve the project with the following recommendations:
Vary the backside elevations of Townhome Buildings A and F (the side where garages
interface with the drive aisle) to address articulation and massing.
Suggestions include: adjusting tonality and brickwork, providing contrast, providing
materiality, applying a mix of techniques and aesthetic details, and demonstrating a higher
level of attention to provide four-sided architecture.
3.Project address: 600 Tank Farm Road; Case #: ARCH-0216- 2020; Zone: BP-SP;
Covelop Holdings, LLC, applicant. Conceptual review of a mixed-use project consisting of
280 residential units and 15,000 square feet of commercial space, the project also includes an
amendment to the Airport Area Specific Plan to rezone the property from Business Park (BP -
SP) to Commercial Services (C-S-SP), and an associated and a General Plan Map Amendment.
The project will include preparation of an Environmental Impact Report.
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Scott Martin with RRM Design Group and Damien Mavis with
Covelop, responded to Commissioner inquiries.
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Public Comments:
None
End of Public Comment--
ACTION: BY CONSENSUS (COMMISSIONERS BELLER AND PICKENS ABSENT)
THE COMMISSION PROVIDED THE FOLLOWING RECOMMENDATIONS TO THE
APPLICANT:
Incorporate more open space between the parking area and the commercial building
creating a plaza for patrons of the commercial businesses.
Incorporate more recessed windows to add articulation.
Identify fencing along Acacia Creek, promote Acacia Creek to be accessible to residents
as open space.
Consider ways to engage the street along the commercial building to encourage exterior
space along Tank Farm.
Consider adding small patios that relate to the retail use.
The residential and retail buildings would benefit from a common color pallet or more
compatible architectural styles.
Incorporate a serpentine pattern to the drive aisles on the site plan.
Create an interfacing element between the wood siding and the shed roof on the residential
units.
Incorporate a pronounced rafter tail (similar to the SESLOC building) on the edges of the
buildings to tie the commercial space with the residential.
4.Project Address: 830 Orcutt Road; Case #: ARCH-0764-2019, AFFH-0210-2020, USE-
0209-2020; Zone: Commercial Services (C-S) zone; 830 Orcutt, LLC, owner/applicant.
Continued review of a mixed-use project consisting of 15 residential units and 1,500 square
feet of commercial space within the Commercial Services (C-S) zone. The project includes a
density bonus of 20% including a request for an alternative incentive to relax development
standards for the creek setback requirement to allow a two foot setback, where 20 feet is
normally required, a request to allow residential uses on the ground floor within the first 50
feet of the structure along the street frontage, and a request for a 10 percent parking reduction.
Project is categorically exempt from environmental review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Bryan Ridley with Bracket Architecture, responded to Commissioner
inquiries.
Public Comments:
Karla Hodgson
End of Public Comment--
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ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY VICE CHAIR
WITHERS CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to recommend that
the Planning Commission approve the project with the following recommendations to the
applicant:
Consider improving the rhythm of the siding over the drive aisle by changing the material
pattern to A-B-A-B (wood versus Indigo) rather than A-B-B-B.
Considering incorporating planters to create a vehicle buffer around the garages and to
introduce vertical landscaping to soften the architecture along the drive aisle.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 7:35 p.m. The next rescheduled Regular Meeting of the
Architectural Review Commission is scheduled for Monday, September 14, 2020 at 5:00 p.m. via
teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 09/14/2020
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TREE COMMITTEE AGENDA REPORT
SUBJECT: Review of 18 tree removals and replanting plan of 19 trees as part of a mixed-use project
located at 830 Orcutt Road consisting of approximately 1,500 square feet of commercial/office space and
15 residential dwelling units.
PROJECT ADDRESS: 830 Orcutt Road BY: Kyle Bell, Associate Planner
Phone: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-0764-2019,
AFFH-0210-2020, & USE-0209-2020 FROM: Ron Combs, City Arborist
RECOMMENDATION: Recommend the Planning Commission find the proposed tree removal and
replanting plan as part of the mixed-use development project at 830 Orcutt Road consistent with the Tree
Regulations.
SITE DATA
SUMMARY
The project consists of a proposed redevelopment of an existing commercial property to include three three-
story residential structures consisting of 15 residential units and a one-story 1,500 square-foot commercial
building. The project will include demolishing the existing single-family residence.
The project site does not contain any heritage trees or significant native vegetation, with the exception of
one coast live oak. The project includes the removal eighteen (18) trees on site; 3 Eucalyptus (56” - 68”), 8
Pepper trees (6” – 36”), 4 Redwood trees (10” – 14”), 1 Pine tree (10”), 1 Palm tree (6”, 8”, 10”), 1 Oak
(24”). The project proposes to replace the trees with 14 onsite trees and 5 street trees, resulting in a total of
19 new trees (Attachment 1, Landscape Plans).
Applicant 830 Orcutt, LLC
Representative Bryan Ridley
Zoning C-S (Commercial Services)
General Plan Commercial Services and
Manufacturing
Site Area ~24,920 square feet
Environmental
Status
Categorically exempt from
environmental review under CEQA
Guidelines Section 15332 (In-Fill
Development Projects)
Meeting Date: September 28, 2020
Item Number: 8
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1.0 COMMITTEE PURVIEW
The Tree Committee’s role is to review the project and provide a recommendation to the Planning
Commission regarding consistency with the policies and standards set forth in San Luis Obispo Municipal
Code (SLOMC) §12.24 (Tree Regulations).
2.0 PROJECT DESCRIPTION
The project includes the frontage improvements
along Orcutt Road, the project includes the
proposed removal 18 trees: 3 Eucalyptus (56” -
68”), 8 Pepper trees (6” – 36”), 4 Redwood trees
(10” – 14”), 1 Pine tree (10”), 1 Palm tree (6”, 8”,
10”), and 1 Oak tree (24”).
The project includes five new 24” box street trees
(Strawberry tree). The project also includes the
additional planting of twelve 15-gallon trees
throughout the project site (Coast-Live Oak,
Western Redbud, and Golden Spirit Smoke), see
Figure 1.
4.0 TREE REGULATIONS
The City’s Tree Ordinance (Municipal Code Chapter 12.24) was adopted in 2010 and recently updated in
2019 with the purpose of establishing a comprehensive program for installing, maintaining, and preserving
trees within the City. This ordinance establishes policies, regulations, and specifications necessary to govern
installation, maintenance, removal, and preservation of trees to beautify the city; to purify the air; to provide
shade and wind protection; to add environmental and economic value; and to preserve trees with historic or
unusual value.
Process for Tree Removals Related to Ministerial or Discretionary Property Development Permits. SLOMC
§12.24.090 subsection F.4 requires review by the Tree Committee for tree removal requests related to
discretionary permit applications for Major Development Review1, to make a recommendation based on
criteria set forth in subsections G and J. The criteria are provided below with a description of how the
proposed project responds.
• Size of Tree. The size of the trees proposed for removal range from 6 inches diameter at breast
height (DHB) to 36 inches DBH. There are also three Eucalyptus trees proposed for removal that
range between 56 inches to 68 inches DBH.
• Location of Tree on Private Property. All trees proposed for removal are located on private property.
The trees are located throughout the property; some trees are visible from the public right-of-way,
1 Zoning Regulations § 17.106.030. Levels of Development Review. (D) Major. Major Development Review is a
discretionary Planning Commission review process that includes public notice with a public hearing conducted as is
required for all Planning Commission actions. (1) Multi-unit residential developments with more than 10 units... (3)
Nonresidential development with more than 10,000 gross square feet of new construction…
Figure 1: Replanting plan
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including most prominently the Redwood trees located along the street frontage, and the Eucalyptus
which are located toward the rear of the property.
• Species of Tree. The species of trees proposed for removal include three Eucalyptus, eight Pepper
trees, four Redwood trees, one Pine tree, one Palm tree, and one Oak tree. With the exception of the
Redwood and Oak trees, the other trees proposed for removal are not native tree species to
California.
• Forestry Best Practice. With the exception of the Eucalyptus trees and one of the Pepper trees (36”),
the remaining trees proposed for removal are relatively young, which have not reached full maturity.
Typically, in accordance with the Tree Regulations (§ 12.24.090.C) tree removals located within the
R-1 and R-2 zones do not require a permit for trees that are below a specific DHB based on native
or nonnative species2. The subject property is located within the C-S zone, however, 10 of the trees
proposed for removal as part of this project would not have required a tree removal permit if the
zoning of the subject property was R-1 or R-2. The Tree Regulations do not indicate why some
removals are except from permits based on zoning.
• Public Right-of-Way Obstruction or Displacement. No street trees are proposed for removal.
• Compliance Regarding Compensatory Plantings. The applicant is proposing to provide
compensatory plantings as discussed in greater detail below.
• Heritage Trees. None of the trees proposed for removal have been designated Heritage trees.
Compensatory Tree Planting. Per the Tree Regulations, tree removal shall be compensated by planting a
minimum of one new tree for each tree removed onsite (1:1 replanting ratio). There are 18 trees proposed
for removal throughout the site. The applicant is proposing to replant 14 trees on-site five trees along the
street frontage, resulting in 19 new trees; this is a replanting ratio of 1.06:1. The compensatory planting plan
complies exceed the compensatory planting requirements of the Tree Regulations.
5.0 ACTION ALTERNATIVES
5.1 Recommend approval based on consistency with Tree Regulations. An action
recommending consistency of the application will be forwarded to the Planning
Commission for final action. This action may include recommendations for conditions to
address further consistency with the Tree Regulations.
5.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues, with references to specific Tree Regulations. This
action is not recommended to ensure consistency with the Housing Accountability Act,
noting that this law allows for a maximum of five hearings for housing development
projects, the project has been reviewed twice by the Architectural Review Commission and
2 Municipal Code § 12.24.090 Tree Removal (C) Permit Not Required. Removing a tree in R-1 and R-2 zones does not
require a permit if all of the following conditions exist: (1) The tree is a designated native species and the trunk is less
than ten inches in diameter as measured by diameter standard height…, or when the tree is nonnative and the trunk is
less than twenty inches DSH; and (2) The tree is not located within a creek setback area…; and (3) The tree is not a
designated street tree, and is not located within ten feet of the back of the sidewalk; and (4) Planting or retention of the
tree was not a condition of development; or (5) The tree is a palm and the t runk is less than twelve inches DSH.
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830 Orcutt Road
Page 4
proceeding this review by the Tree Committee still requires review Planning Commission,
with the standing potential of an appeal to City Council.
5.3 Recommend denial based on findings of inconsistency with Tree Regulations. An action
recommending inconsistency of the application should include recommended findings that
cite the basis for denial and should reference inconsistency with the General Plan, CDG,
Zoning Regulations or other policy documents.
6.0 ATTACHMENTS
1. Landscaping Plan
2. Biological Resources Report
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Minutes – Tree Committee Meeting of September 28, 2020 Page 1
Minutes
TREE COMMITTEE
Monday, September 28, 2020
Special Meeting of the Tree Committee
CALL TO ORDER
A Special Meeting of the San Luis Obispo Tree Committee was called to order on Monday,
September 28, 2020 at 5:30 p.m. via teleconference by Chair Allen Bate.
ROLL CALL
Present: Committee Members Scott Loosley, Elizabeth Lucas, Allen Root, Rodney
Thurman, Vice Chair Jane Worthy, and Chair Alan Bate
Absent: Committee Members Scott Loosley, Sean O’Brien, Allen Root
Staff: Ron Combs, City Arborist and Megan Wilbanks, Deputy City Clerk
APPROVAL OF MINUTES
1. Consideration of the Tree Committee Meeting Minutes of August 25, 2020.
ACTION: UPON MOTION OF COMMITTEE MEMBER THURMAN, SECONDED BY
COMMITTEE MEMBER LUCAS, CARRIED 4-0-3 (Members Loosley, O’Brien, and Root
absent), the Tree Committee approved the Minutes of August 25, 2020.
PUBLIC COMMENT ON NON-AGENDA ITEMS
Will Powers
--End of Public Comment--
TREE REMOVAL APPLICATIONS
2. 675 Stoneridge Dr.
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant, Thor Krichevsky, provided a brief overview of the tree removal project.
Public Comment:
None
--End of Public Comment—
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ACTION: UPON MOTION OF VICE CHAIR WORTHY, SECONDED BY CHAIR BATE,
CARRIED 4-0-3 (Members Loosley, O’Brien, and Root absent), to deny the Tree Removal
Application based on insufficient findings to support removal.
3. 4421 Brookpine (HOA Pathway Trees)
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant, Casey Guenther and Christine Noffz with Islay Hill HOA, provided a brief
overview of the tree removal project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF COMMITTEE MEMBER THURMAN, SECONDED BY
COMMITTEE MEMBER LUCAS, CARRIED 4-0-3 (Members Loosley, O’Brien, and Root
absent), allow removal of four Cottonwoods trees and replace 1:1 with 15gal or greater.
4. 529 Hathway Ave.
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant, Alvin White, and Ron Rinell with Bunyon Bros provided a brief overview of
the tree removal project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF CHAIR BATE, SECONDED BY COMMITTEE MEMBER
THURMAN, CARRIED 4-0-3 (Members Loosley, O’Brien, and Root absent), continue
review of this item to the October 26, 2020 Tree Committee meeting.
5. 1348 Alder St.
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant, Lisa Ajanel, provided a brief overview of the tree removal project.
Public Comment:
Bill Nevins
Marcia Nevins
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--End of Public Comment—
ACTION: UPON MOTION OF COMMITTEE MEMBER LUCAS, SECONDED BY
COMMITTEE MEMBER THURMAN, CARRIED 3-1-3 (Vice Chair Worthy dissenting,
Members Loosley, O’Brien, and Root absent), to allow removal of the tree and replace it with
a 24-inch box.
6. 880 Leff St.
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant’s representative, Ron Rinell with Bunion Bros, provided a brief overview of the
tree removal project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF COMMITTEE MEMBER LUCAS, SECONDED BY
CHAIR BATE, CARRIED 3-1-3 (Member Thurman dissenting, Members Loosley, O’Brien,
and Root absent), to deny removal of the tree based on insufficient findings.
7. 1159 Islay St.
City Arborist Combs provided a presentation and responded to Committee inquiries.
The applicant, Chris Knauer, provided a brief overview of the tree removal project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF VICE CHAIR WORTHY, SECONDED BY COMMITTEE
MEMBER LUCAS, CARRIED 4-0-3 (Members Loosley, O’Brien, and Root absent), to deny
removal of the tree based on insufficient findings to support removal.
BUSINESS ITEMS
8. New Business: Tree removals at a Mixed-Use project located at 830 Orcutt Road, ARCH-
0764-2019.
City Arborist Combs provided a presentation and responded to Committee inquiries. Associate
Planner Kyle Bell presented the staff report and PowerPoint presentation and responded to
Committee inquiries.
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The applicant, Bryan Ridley, provided a brief overview of the tree removal project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF COMMITTEE MEMBER THURMAN, SECONDED BY
CHAIR BATE, CARRIED 4-0-3 (Vice Chair Worthy abstaining, Members Loosley, O’Brien,
and Root absent), the Tree Committee is in support of the project with the following
recommendations to the Planning Commission:
• Replace the street trees designated as Strawberry Midrones with Chinese Pistache
• Along the creek, incorporate two additional Coast Live Oaks (all oaks 36-inch box), to
bring the number of total replacement trees onsite to 21.
9. New Business: Tree removals for a Residential Care Facility at 1691 Fredericks Street
(ARCH-0073-2020)
City Arborist Combs provided a presentation and responded to Committee inquiries. Associate
Planner Kyle Bell presented the staff report and PowerPoint presentation and responded to
Committee inquiries.
The applicants, Tim Ronda and Scott Wright, provided a brief overview of the tree removal
project.
Public Comment:
None
--End of Public Comment—
ACTION: UPON MOTION OF COMMITTEE MEMBER THURMAN, SECONDED BY
COMMITTEE MEMBER LUCAS, CARRIED 4-0-3 (Members Loosley, O’Brien, and Root
absent) the Tree Committee is in support of the project with the following recommendations
to the Planning Commission:
• Switch the proposed planting list for the parking lot trees from London Plane to Chinese
Pistash
• Consider changing the proposed planting list for the driveway trees from Chinese Pistach
to Tristania or Crape Myrtle
• Move the London Planes to a different part of the site plan to allow a larger planting area
10. Old Business: Tree Removal Application review process.
ACTION: By consensus, the Committee moved to continue this item to the next Special Tree
Committee meeting on October 26, 2020.
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COMMENT AND DISCUSSION
11. Arborist Report: Tree Committee Goal Setting discussion
• Budget for maintenance of trees
• Budget for a Development Review Arborist staff member
• Update the tree inventory or Urban Forest Master Plan
• Disseminating service request tasks to contracted Arborists and other support staff
ADJOURNMENT
The meeting was adjourned at 8:55 p.m. The next Special Meeting of the Tree Committee is
scheduled for Monday , October 26, 2020 at 5:30 p.m. via teleconference.
APPROVED BY THE TREE COMMITTEE: XX/XX/2020
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State Housing Accountability Act and Density Bonus Law Summary
State Housing Accountability Act and Density Bonus Law . The Housing Accountability Act (HAA),
codified in Government Code § 65589.5, applies to any “housing development project”, and was
amended last year to include “mixed-use developments consisting of residential and nonresidential
uses with at least two-thirds of the square footage designated for residential use.” Government
Code § 65589.5(h)(2)(B)1. The proposed project is a mixed-use project where more than two thirds
of the project’s square footage is devoted to residential use. As such, if the project complies with all
applicable objective standards, then certain findings are required in order for the agency to lawfully
(1) deny the project; or ( 2) reduce or impose conditions which have the effect of reducing the
project’ s density. In 2017, the State legislature amended the HAA to require that the findings be
supported by a preponderance of the evidence in the record and the agency bears the burden of
proof. By design, the legislature has crafted the findings to be difficult for agencies to make findings
to deny a project. Specifically, in order to deny a HAA project or reduce density, the agency must
find that:
“The housing development project would have a specific, adverse impact upon the
public health or safety unless the project is disapproved or approved upon the
condition that the project be developed at a lower density...and there is no feasible
method to satisfactorily mitigate or avoid the adverse impact…other than
disapproval…or the approval…at a lower density” Gov. Code § 65589.5(j)(1)(A)&(B)
A “specific, adverse impact” is defined to mean a “significant, quantifiable, direct, and unavoidable
impact, based on objective, identified written public health or safety standards, policies, or
conditions as they existed on the date the application was deemed complete.” Government Code §
65589.5(j)(1). Accordingly, the City Council may only lawfully deny the project or reduce its density
if it determines the project or the additional density causes a specific adve rse health or safety
impact. Standards such as “compatibility” can be lawfully used to impose design conditions but
cannot be used to deny a housing project or reduce density. The reason is because the standard of
compatibility is subjective in nature and not necessarily related to public health and safety and the
HAA requires the specific adverse impact be based on objective health and safety standards. Also,
even if the City identifies a specific adverse impact, the City has the obligation to prove that “there
is no feasible method to satisfactorily mitigate or avoid the adverse impact… other than the
disapproval of the housing development project or the approval of the project upon the condition
that it be developed at a lower density.” Government Code § 65589.5(j)(1)(B).
Density Bonus Law. It should be noted that the protections in the HAA and the density bonus
provisions in the Density Bonus Law (DBL), discussed below, work in concert with one another.
1 Government Code § 65589.5 (h)(2)(B) Mixed-use developments consisting of residential and nonresidential uses with
at least two thirds of the square footage designated for residential use.
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Specifically, Government Code § 65589.5(j)(3) states that: “…the receipt of a density bonus pursuant
to § 65915 shall not constitute a valid basis on which to find a proposed housing development
project is inconsistent, not in compliance, or not in conformity, with an applicable plan, program,
policy, ordinance, standard, requirement, or other similar provision specified in this subdivision.” In
other words, the legislature has determined that the benefits afforded by the DBL do not render the
protections in the HAA inapplicable.
The DBL, codified in Government Code § 65915, mandates that public agencies provide a density
bonus and relax development standards through incentives, concessions or waivers if a proposed
project includes a prescribed percentage of affordable housing. The level of the density bonus and
the number of incentives or concessions is dependent on the amount of affordable housing provided
and the level of affordability. A city cannot require a developer to provide a greater percentage of
units or deeper level of affordability than prescribed by the statute in order to qualify for the density
bonus. See Latinos Unidos del Valle de Napa y Solano v. County of Napa, 217 Cal. App. 4th 1160
(2013). For this project, the applicant is requesting a density bonus that would increase the total
number of density units to 16.48, rounded up to 17 density units pursuant to Section 17.140.040.B,
resulting in a 20% density bonus. To receive a 20% density bonus (Gov. Code § 69515(f)(2)), the
applicant must provide 10% of base units restricted to low income households, as outlined in Zoning
Regulation Chapter 17.140.040(E), which equals 2 low income units. The applicant has proposed 2
one-bedroom units to be dedicated to low income units. Gov. Code § 65915(d)(2)(C) and Zoning
Regulations Chapter 17.140.070(A) states that one (1) incentive or concession shall be granted for
housing developments that include at least 10% for low income households. The City must also
ensure that the affordable units will remain affordable for 55 years and that the rents will not exceed
those permitted by State law (Gov. Code § 65915(c)(1). On top of this requirement, Gov. Code §
65915(e)(1) mandates that “in no case may a city…apply any development standard that will have
the effect of physically precluding the construction of a development meeting the criteria of
subdivision (b) at the densities or with the concessions or incentives permitted by this [the DBL].” In
other words, the DBL law requires a city to relax its development standards in order for the project
to physically incorporate the additional units permitted under the law.
Similar to the HAA, there are protections for projects using the DBL. No grounds are provided that
would allow a city to deny a density bonus; rather, "a city … shall grant one density bonus…." (Gov.
Code § 65925(b)(1); see also Wollmer v. City of Berkeley, 193 Cal. App. 4th 1329, 1330 (2011)
("Wollmer") ("Section 65915 mandates that local governments provide a density bonus…"
(emphasis added).
Developers can also request modifications of development standards by requesting either
incentives/concessions (they are the same) or waivers. Incentives or concessions refer to
“regulatory incentives” that provide “identifiable and actual cost reductions” to provide for the
affordable housing (Gov. Code § 65915(k)); in other words, they are provided to allow for
modifications that result in an actual reduction of costs to the project so the affordable housing is
economically feasible. Waivers of development standards are provided under Government Code §
65915(e) if the usual development standards would “physically preclude” a development from being
constructed with the density bonus requested; a project with a 35% greater density may require
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modifications of development standards to fit on a site. Necessary waivers may only be denied if
the agency can make a finding based on substantial evidence that the waiver is contrary to state or
federal law, would have an adverse impact on property listed on the California Historica l Register,
or would cause a “specific, adverse impact” upon the public health, safety, or the physical
environment, and for which there is no feasible method to satisfactorily mitigate or avoid the
specific adverse impact. The definition of “specific, adverse impact” is the same as that in the HAA
– i.e. a “significant, quantifiable, direct, and unavoidable impact, based on objective, identified
written public health or safety standards, policies, or conditions as they existed on the date the
application was deemed complete.”
This project includes one waiver of otherwise applicable property development standards to allow
structures within the creek setback area for up to 2 feet from the top of the creek bank, where 20
feet is normally required. The stated purpose of these modifications is to allow for the physical
construction of the additional density units. Under density bonus law, th is modification is properly
analyzed as a waiver, not an incentive. In order to deny these waivers, the City would be required
to make the statutory findings based on the standards as discussed and defined above. Again, to
use the example noted above, the City cannot simply deny the waivers based on findings that the
reduction in site development standards is not “compatible” with the neighborhood. Under State
law, the City must identify either a violation of state or federal law, an impact on a historic property,
or a specific adverse impact on the public health, safety, or the physical environment that is directly
caused by the waiver, and determine that there is no feasible way to satisfactorily mitigate it or find
an alternative.
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830 Orcutt Road
Orcutt Mixed Use
ARCH-0764-2019 & USE-0209-2020
Review of a three-story mixed-use project within the
Commercial Services zone, consisting of 15 residential
units and 1,500 -square feet of commercial space.
October 14, 2020
Applicant: 830 Orcutt, LLC
Recommendation
Find the project consistent with the General Plan,
Community Design Guidelines, and Zoning Regulations
to approve the project, subject to findings and
conditions.
3
Project Background
4
On July 6, 2020, the ARC continued the project and identified
concerns for consistency with the design guidelines and provided
seven directional items.
On August 17, 2020 The ARC review findings of consistency with
the Community Design Guidelines and provided two directional
items for consideration by the PC.
On September 28, 2020, the Tree Committee reviewed the re -
planting plan and recommended findings of consistency with the
City’s Tree Removal Ordinance with two conditions for
consideration by the PC.
Project Description
5
Two new 3-story residential structures, and one 1 -story
commercial structure consisting of:
▪Demolition of existing residence and garage
▪15 new apartments (2 affordable units)
▪28 parking spaces within garages
▪4 surface parking spaces
▪Associated landscaping and site improvements
6
Alternative incentives
When a developer agrees to construct housing for
households of low-income … and desires an incentive
other than a density bonus the developer shall receive
the following number of incentives or concessions:
“One incentive or concession for housing developments
that include … at least ten (10) percent for low -income
households…”
Creek Setback –Alternative Incentive/waiver
7
Parking Requirements
8
Type Sq. Ft./
Units
Parking
Ratio
Parking Spaces
Required*Provided
One-bed 2 .75/Bed 1.5 2
Two-bed 13 .75/Bed 19.5 26
Guest Parking 15 1/5units 3 -
Commercial 1,500 1/300 5 4
Total:30 32
10% Parking Reduction:27 32
Recommendation
Find the project consistent with the General Plan,
Community Design Guidelines, and Zoning Regulations
to approve the project, subject to findings and
conditions.
10
Government Code Section 65915
In order to deny the requested incentives, State law requires
specific findings;
1.The concession or incentive is not required in order to
provide for affordable housing costs.
2.The concession or incentive would have a specific
adverse impact…upon public health and safety or
the physical environment … which there is no
feasible method to satisfactorily mitigate or avoid the
specific adverse impact without rendering the
development unaffordable to low-and moderate-income
households.
3.The concession or incentive would be contrary to state
or federal law.
Density Bonus
11
Type Number of
Units
Density
Ratio
Density
Proposed
One-bed 2 0.66 1.32
Two-bed 13 1 13
Total Proposed:14.32
Density C-S zone (24/acre):13.7
Density Bonus (20%):2.74
Total Including Bonus:16.48 rounds to 17
Density Bonus of 20% shall provide 10% as
affordable (low income):1.3 rounds to 2
Section 17.140.040(B) fractional units shall be rounded up to the next whole number
ARC Discussion Items
#1 -Consider improving the rhythm of the siding over
the drive aisle by changing the material pattern to A -B-
A-B (wood versus Indigo) rather than A -B-B-B.
#2 -Considering incorporating planters to create a
vehicle buffer around the garages and to introduce
vertical landscaping to soften the architecture along the
drive aisle.
12
Building Design
13
TC Discussion Items
#1 -Replace the street trees designated as Strawberry
Madrone with Chinese Pistache.
#2 -Along the creek, incorporate two additional Coast
Live Oaks (all oaks 36-inch box), to bring the number of
total replacement trees onsite to 21.
14
Site Plan
15
Potential Condition Modification No. 20
Prior to the issuance of construction permits, the city and the
project owners shall enter into an Affordable Housing Agreement,
to be recorded in the office of the county recorder. The agreement
shall specify mechanisms or procedures to assure the continued
affordability and availability of a minimum of two dwelling unit to
low-income households that are of a comparable size and quality
to the market-rate units, to the satisfaction of the Community
Development Director. The agreement shall also set forth those
items required by Section 17.140.030(B) or any alternative
incentives granted pursuant to Section 17.140.070. The agreement
shall run with the land and shall be binding upon all heirs,
successors or assigns of the project or property owner, and shall
ensure affordability for a period of not less than fifty-five years, or
as otherwise required by state law.
16
Creek setback findings
As conditioned, the location and design of the project receiving the exception will not impact any scenic resources as the ex ception occurs on
private property surrounded by urban development. The erosion control plan will prevent any adverse impacts to water quality within the creek,
the project does not impact any native biological resources within the creek setback area as the trees and vegetation removed from the site
within the creek setback is non-native riparian woodland and that there are no suitable habitats for any special status species were identified on
or near the project site
As conditioned, the exception will not limit the City’s design options for providing flood control measures that are needed t o achieve adopted
City flood policies such as requiring that finish floors of the structures positioned a minimum of one foot above the Base Fl ood Elevation (BFE)
or be floodproofed to a comparable height.
The exception will not prevent the implementation of City-adopted plans, as this specific creek is identified as a drainage channel that is only
exposed intermittently between culverts. The City does not have any adopted plans which outline specific plans for this creek .
There are circumstances applying to the site, such as site constraints necessary to provide the proposed residential density associated with the
density bonus and affordable housing, which does not apply generally to land in the vicinity with the same zoning, which incl udes a requested
concession or waiver from specific development standards for the creek setback which may also be enjoyed by other properties in the vicinity
subject to the provisions of the Housing Accountability Act and Density Bonus Law.
The exception will not constitute a grant of special privilege, because the exception request is associated with a residential density bonus that is
available for any development project which includes a density bonus and affordable housing for any other properties in the v icinity with the
same zoning.
As conditioned, the exception will not be detrimental to the public welfare or injurious to other property in the area of the project or downstream,
because the project is consistent with the neighborhood prevailing setback pattern that will have no greater effect on traffic, vehicular or
pedestrian safety, water quality, noise, aesthetic, or lighting that would be inconsistent with development opportunity of neighboring properties.
No useful purpose would be realized by requiring the full creek setback because no significant fire protection, emergency access, privacy or security impacts would occur, and the exception is consistent with the character of the neighborhood. The site development cannot be feasibly accomplished with a redesign of the project, because the Density Bonus Law mandates that concessions from development standards shall not be denied in which would result in a reduction of residential units, and requiring compliance with the full setback requirement would result in design constraints that would result in a reduction of the number of units requested which would violate Government Code §65915.
Redesign of the project would deny the property owner reasonable use of the property, because requiring full compliance with setback
requirements would result in a reduction of the number of residential units requested and the Density Bonus Law mandates that concessions
shall be permitted to physically incorporate the additional units permitted under the law (Gov. Code §65915(e)(1).
17
ORCUTT MIXED
USE830 ORCUTT ROAD | SAN LUIS OBISPO |
CALIFORNIA PLANNING COMMISSION
20.1014
BRACKET ARCHITECTURE
OFFICE
1
UNIT
08
SINGLE-
STORY
COMMERCI
AL
UNIT
15
UNIT
14
UNIT
12
UNIT
11
UNIT
13
UNIT
10
UNIT
07
UNIT
06
UNIT
05
UNIT
04
UNIT
03
UNIT
02
UNI
T01
UNI
T09
SITE
PLAN
SPLIT RAIL
FENCE
SETBACK FROM TOP OF
BANKNOTED AT EACH BUILDING
CORNER
SITE PRIVACY FENCE
AT NORTH PROPERTY
LINE
SINGLE MANEUVER
FROM GARAGE
(REVERSE)
ELECTRIC
UTILITY
TRANSFORMER
EV READY
PARKING
(3)REQUIRED
10’ SETBACK FOR BUILDINGS
< 20’ IN HEIGHT
15’ SETBACK FOR BUILDINGS
> 20’ IN HEIGHT
5’ SETBACK FOR PARKING
LOTS AND SIGNS
50’ SETBACK FOR GROUND
LEVEL DWELLING UNITS,
DESIGN EXCEPTION PER
SLOMC 17.70.130(D)(1)(a)
IN GROUND PLANTER,
SEE LANDSCAPE PLAN
BICYCLE PARKING, (3) SHORT
TERM
6’ WIDE PATHWAYS INCLUDING
18” WALKABLE GROUND COVER
STRIP
SITE PRIVACY FENCE +
GATE AT WEST PROPERTY
LINE
BICYCLE PARKING, (4) LONG
TERM
COMMON OPEN SPACE
PASSIVE PEDESTRIAN
WALK COMMON OPEN
SPACE COURTYARD
BICYCLE PARKING, (1) LONG
TERM DOUBLE-DETECTOR
CHECK VALVE SCREENED BY
LANDSCAPE
STREET LIGHT PER
ENGINEERING STANDARDS
7520 +7910
FIRE RISER ROOM WITH
EXTERIOR DOOR ACCESS, FDC
AT SOUTH WALL
BICYCLE PARKING, (12) SHORT
TERM
TRASH, RECYCLING +
ORGANICS ENCLOSURE,
COVERED
REQUESTED EXCEPTION
OFCREEK SETBACKS [ 20’ + 10’AT
UPPER LEVEL ] BY
AFFORDABLE
HOUSING INCENTIVE
TOP OF BANK
CONTOUR
-AND-LINE OF AVERAGED
TOPOF BANK PER SITE VISIT
WITH NATURAL
RESOURCES MANAGER
ON JANUARY 13, 2020
[SLOMC 17.70.030(C)]
0
ORCUTT MIXED USE
830 ORCUTT ROAD | SAN LUIS
OBISPO
20.1014 | PLANNING COMMISSION
BRACKET ARCHITECTURE
OFFICE
2
5 10 20
LANDSCAPE
PALETTE
13
4
5 6
LEGE
ND
Botanical Name
Pistacia chinensis
Quercus agrifolia
Cercis occidentalis
Phormium ‘Black Adder’
Phormium ‘Yellow
Wave’
Use | Common Name
1 Street Tree | Chinese Pistache
2 Shade Tree | Coast-Live Oak
3 Accent Tree | Western Redbud
4 Planter Shrub | New Zealand Flax
5 Planter Shrub | New Zealand Flax
6 Border Shrub | Hummingbird Sage
Water
Use
L
L
L
M
M
L
L
M
L
L
L
L
Salvia
spathacea7 Border Shrub | Mediterranean Spurge Euphorbia characias
8 Screen Shrub | Pittosporum Pittosporum tenuifolium
9 Meadow | Orange New Zealand Sedge Carex
testacea
10 Meadow | Berkeley Sedge Carex divulsa11Groundcover | Silver Carpet Dymondia margaretae
12 Accent Tree | Golden Spirit Smoke Cotinus coggygria
‘Ancot’
10
ORCUTT MIXED USE
830 ORCUTT ROAD | SAN LUIS
OBISPO
20.1014 | PLANNING COMMISSION
BRACKET ARCHITECTURE
OFFICE
3
9
2
8
7 12
11
LANDSCAPE
PLAN
BUILDIN
G A
BUILDIN
G D
BUILDIN
G C
BUILDIN
G B
ACCENT
TREES
ACCENT TREES
GROUNDCOVER EDGE TO 6’
WALKWAYS
CONCRETE APRON
ASPHALT DRIVE
AISLE
IN-GROUND
PLANTERS
SHADE TREE
SITE PRIVACY
FENCE 6’MAX.
BORDER SHRUB
CONCRETE
FLATWORK
STREET TREE, TYP OF
(5)
CONCRETE PADS WITH
GROUNDCOVER
BETWEEN
RAISED
PLANTER
MEADOW
GRASSES
SCREEN
SHRUBS
SPLIT RAIL
FENCESHADE
TREES
0
ORCUTT MIXED USE
830 ORCUTT ROAD | SAN LUIS
OBISPO
20.1014 | PLANNING COMMISSION
BRACKET ARCHITECTURE
OFFICE
4
5 10 20
ORCUTT MIXED USE
830 ORCUTT ROAD | SAN LUIS
OBISPO
20.0817 | ARCHITECTURAL REVIEW
II
BRACKET ARCHITECTURE
OFFICE
5
PEDESTRIAN SITE
ENTRY
ORCUTT MIXED USE
830 ORCUTT ROAD | SAN LUIS
OBISPO
20.1014 | PLANNING COMMISSION
BRACKET ARCHITECTURE
OFFICE
6
VEHICULAR SITE
ENTRY
COMMON OPEN SPACE COURTYARD
LOOKING WEST
ORCUTT MIXED USE
830 ORCUTT ROAD | SAN LUIS
OBISPO
20.0817 | ARCHITECTURAL REVIEW
II
BRACKET ARCHITECTURE
OFFICE
7
COMMON OPEN SPACE COURTYARD
LOOKING EAST
ORCUTT MIXED USE
830 ORCUTT ROAD | SAN LUIS
OBISPO
20.0817 | ARCHITECTURAL REVIEW
II
BRACKET ARCHITECTURE
OFFICE
8
EAST
ELEVATION
SOUTH
ELEVATION
NICHIHA VINTAGEWOOD
FIBER CEMENT PANEL-
SPRUCE
VINYL WINDOW FRAME-
WHITE
MERLEX STUCCO FINISH
MEDIUM SAND TEXTURE-
CRYSTAL SKY
SHEEET METAL
MECHANICAL SCREEN
NICHIHA RIBBED FIBER
CEMENT PANEL-INDIGO
WALL MOUNTED
GREENSCREEN PANELS
MERLEX STUCCO FINISH
-TITANIUM
NICHIHA FIBER CEMENT BOARD
+BATTEN -IRON
ORE
EAVES | MERLEX STUCCO
FINISH -TITANIUM
ORCUTT MIXED USE
830 ORCUTT ROAD | SAN LUIS
OBISPO
20.1014 | PLANNING COMMISSION
BRACKET ARCHITECTURE
OFFICE
9
WEST
ELEVATION
NORTH
ELEVATION
MERLEX STUCCO FINISH
MEDIUM SAND TEXTURE-
CRYSTAL SKY
NICHIHA VINTAGEWOOD
FIBER CEMENT PANEL-
SPRUCE
NICHIHA RIBBED FIBER
CEMENT PANEL-INDIGO
CONTROL JOINT PATTERINING
ORCUTT MIXED USE
830 ORCUTT ROAD | SAN LUIS
OBISPO
20.1014 | PLANNING COMMISSION
BRACKET ARCHITECTURE
OFFICE
10
EAST ELEVATION DRIVE
AISLE
ORCUTT MIXED USE
830 ORCUTT ROAD | SAN LUIS
OBISPO
20.1014 | PLANNING COMMISSION
BRACKET ARCHITECTURE
OFFICE
11
WEST ELEVATION DRIVE
AISLE