Agenda packet — San Luis Obispo City Council, May 5, 2026 (part 2 of 3)

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LIMITED
TERM
$ 3,385 $ 4,155 $ 3,385 $ 3,563 $ 3,750 $ 3,947 $ 4,155 $ - $ - $ - $ - FIREFIGHTER 52500 612 FFA $ 3,153 $ 4,300 $ 3,153 $ 3,503 $ 3,687 $ 3,881 $ 4,085 $ 4,300 $ - $ - $ - FLEET MAINTENANCE SUPERVISOR 25203 300 MME $ 3,294 $ 4,117 $ - $ - $ - $ - $ - $ - $ - $ - $ - FLEET SERVICES SPECIALIST 42414 405 CEA $ 2,147 $ 2,636 $ 2,147 $ 2,260 $ 2,379 $ 2,504 $ 2,636 $ - $ - $ - $ - FORENSIC SPECIALIST DIGITAL EVIDENCE 62300 715 POA $ 3,851 $ 5,239 $ 3,851 $ 4,054 $ 4,267 $ 4,492 $ 4,728 $ 4,977 $ 5,239 $ - $ - GOLF SUPERVISOR 25218 300 MME $ 3,294 $ 4,117 $ - $ - $ - $ - $ - $ - $ - $ - $ - HAZARDOUS MATERIALS COORDINATOR 54501 617 FFA $ 4,313 $ 5,296 $ 4,313 $ 4,540 $ 4,779 $ 5,031 $ 5,296 $ - $ - $ - $ - HEAVY EQUIPMENT MECHANIC 42800 411 CEA $ 2,509 $ 3,080 $ 2,509 $ 2,641 $ 2,780 $ 2,926 $ 3,080 $ - $ - $ - $ - HOMELESSNESS RESPONSE MANAGER 26304 323 MME $ 4,120 $ 5,150 $ - $ - $ - $ - $ - $ - $ - $ - $ - HOUSING COORDINATOR 44300 422 CEA $ 3,337 $ 4,098 $ 3,337 $ 3,513 $ 3,698 $ 3,893 $ 4,098 $ - $ - $ - $ - HUMAN RESOURCES ADMINISTRATIVE ASSISTANT I 31700 240 CNF $ 2,123 $ 2,607 $ 2,123 $ 2,235 $ 2,353 $ 2,477 $ 2,607 $ - $ - $ - $ - HUMAN RESOURCES ADMINISTRATIVE ASSISTANT II 32700 245 CNF $ 2,235 $ 2,744 $ 2,235 $ 2,353 $ 2,477 $ 2,607 $ 2,744 $ - $ - $ - $ - HUMAN RESOURCES ADMINISTRATIVE ASSISTANT III 33700 257 CNF $ 2,530 $ 3,106 $ 2,530 $ 2,663 $ 2,803 $ 2,951 $ 3,106 $ - $ - $ - $ - HUMAN RESOURCES ANALYST 21300 300 MME $ 3,294 $ 4,117 $ - $ - $ - $ - $ - $ - $ - $ - $ -

HUMAN RESOURCES INFORMATION SYSTEM

TECHNICIAN
32402 245 CNF $ 2,235 $ 2,744 $ 2,235 $ 2,353 $ 2,477 $ 2,607 $ 2,744 $ - $ - $ - $ - HUMAN RESOURCES MANAGER 26301 340 MME $ 4,867 $ 6,083 $ - $ - $ - $ - $ - $ - $ - $ - $ - HUMAN RESOURCES SPECIALIST 32401 261 CNF $ 2,617 $ 3,214 $ 2,617 $ 2,755 $ 2,900 $ 3,053 $ 3,214 $ - $ - $ - $ - INFORMATION SERVICES SUPERVISOR 25204 326 MME $ 4,246 $ 5,307 $ - $ - $ - $ - $ - $ - $ - $ - $ - INFORMATION TECHNOLOGY ASSISTANT 42407 410 CEA $ 2,446 $ 3,003 $ 2,446 $ 2,575 $ 2,710 $ 2,853 $ 3,003 $ - $ - $ - $ - INFORMATION TECHNOLOGY MANAGER 26001 354 MME $ 5,577 $ 6,972 $ - $ - $ - $ - $ - $ - $ - $ - $ - INFORMATION TECHNOLOGY SECURITY ENGINEER 42413 428 CEA $ 3,902 $ 4,791 $ 3,902 $ 4,107 $ 4,323 $ 4,551 $ 4,791 $ - $ - $ - $ - INFORMATION TECHNOLOGY SYSTEM ENGINEER 42408 426 CEA $ 3,705 $ 4,548 $ 3,705 $ 3,900 $ 4,105 $ 4,321 $ 4,548 $ - $ - $ - $ - LABORATORY ANALYST SBP 42301 484 CEA $ 2,762 $ 4,162 $ 2,762 $ 2,907 $ 3,060 $ 3,221 $ 3,390 $ 3,568 $ 3,756 $ 3,954 $ 4,162 LABORATORY MANAGER 26204 333 MME $ 4,546 $ 5,683 $ - $ - $ - $ - $ - $ - $ - $ - $ - LEAD POLICE RECORDS CLERK 64700 706 POA $ 2,667 $ 3,628 $ 2,667 $ 2,807 $ 2,955 $ 3,111 $ 3,275 $ 3,447 $ 3,628 $ - $ - LEAD PROPERTY AND EVIDENCE TECHNICIAN 62400 713 POA $ 2,926 $ 3,981 $ 2,926 $ 3,080 $ 3,242 $ 3,413 $ 3,593 $ 3,782 $ 3,981 $ - $ - LEAD UTILITY BILLING ASSISTANT 45202 408 CEA $ 2,322 $ 2,851 $ 2,322 $ 2,444 $ 2,573 $ 2,708 $ 2,851 $ - $ - $ - $ - LEGAL ANALYST 23314 300 MME $ 3,294 $ 4,117 $ - $ - $ - $ - $ - $ - $ - $ - $ - LEGAL ASSISTANT I 31701 240 CNF $ 2,123 $ 2,607 $ 2,123 $ 2,235 $ 2,353 $ 2,477 $ 2,607 $ - $ - $ - $ - LEGAL ASSISTANT II 32701 245 CNF $ 2,235 $ 2,744 $ 2,235 $ 2,353 $ 2,477 $ 2,607 $ 2,744 $ - $ - $ - $ - MAINTENANCE CONTRACT COORDINATOR 42303 414 CEA $ 2,714 $ 3,332 $ 2,714 $ 2,857 $ 3,007 $ 3,165 $ 3,332 $ - $ - $ - $ - MAINTENANCE SUPERINTENDENT 26213 323 MME $ 4,120 $ 5,150 $ - $ - $ - $ - $ - $ - $ - $ - $ - MAINTENANCE SUPERVISOR 26211 300 MME $ 3,294 $ 4,117 $ - $ - $ - $ - $ - $ - $ - $ - $ - MAINTENANCE WORKER I 41900 402 CEA $ 1,988 $ 2,441 $ 1,988 $ 2,093 $ 2,203 $ 2,319 $ 2,441 $ - $ - $ - $ - MAINTENANCE WORKER II 42913 404 CEA $ 2,092 $ 2,568 $ 2,092 $ 2,202 $ 2,318 $ 2,440 $ 2,568 $ - $ - $ - $ - MAINTENANCE WORKER II - PARKS 42901 404 CEA $ 2,092 $ 2,568 $ 2,092 $ 2,202 $ 2,318 $ 2,440 $ 2,568 $ - $ - $ - $ - MAINTENANCE WORKER III 43901 406 CEA $ 2,206 $ 2,708 $ 2,206 $ 2,322 $ 2,444 $ 2,573 $ 2,708 $ - $ - $ - $ - MAINTENANCE WORKER III - PARKS 43900 406 CEA $ 2,206 $ 2,708 $ 2,206 $ 2,322 $ 2,444 $ 2,573 $ 2,708 $ - $ - $ - $ - MAJOR CITY PROJECTS MANAGER 26123 358

LIMITED
TERM
$ 5,802 $ 7,253 $ - $ - $ - $ - $ - $ - $ - $ - $ -
MAYOR 18001 110 CCM $ 1,349 $ 1,349 $ - $ - $ - $ - $ - $ - $ - $ - $ - MECHANIC HELPER 41800 402 CEA $ 1,988 $ 2,441 $ 1,988 $ 2,093 $ 2,203 $ 2,319 $ 2,441 $ - $ - $ - $ - MOBILITY SERVICES BUSINESS MANAGER 26303 323 MME $ 4,120 $ 5,150 $ - $ - $ - $ - $ - $ - $ - $ - $ -

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CITY OF SAN LUIS OBISPO REGULAR AND LIMITED TERM EMPLOYEE SALARY SCHEDULE Effective April 9, 2026 Title Job Code Grade Bargaining
Unit
Biweekly
Minimum
Biweekly
Maximum
Biweekly
Step 1
Biweekly
Step 2
Biweekly
Step 3
Biweekly
Step 4
Biweekly
Step 5
Biweekly
Step 6
Biweekly
Step 7
Biweekly
Step 8
Biweekly
Step 9
NETWORK SERVICES SUPERVISOR 25206 331 MME $ 4,456 $ 5,571 $ - $ - $ - $ - $ - $ - $ - $ - $ - PARALEGAL I 31702 261 CNF $ 2,617 $ 3,214 $ 2,617 $ 2,755 $ 2,900 $ 3,053 $ 3,214 $ - $ - $ - $ - PARALEGAL II 32702 266 CNF $ 2,761 $ 3,389 $ 2,761 $ 2,906 $ 3,059 $ 3,220 $ 3,389 $ - $ - $ - $ - PARKING COMPLIANCE OFFICER I 41403 405 CEA $ 2,147 $ 2,636 $ 2,147 $ 2,260 $ 2,379 $ 2,504 $ 2,636 $ - $ - $ - $ - PARKING COMPLIANCE OFFICER II 44405 408 CEA $ 2,322 $ 2,851 $ 2,322 $ 2,444 $ 2,573 $ 2,708 $ 2,851 $ - $ - $ - $ - PARKING COMPLIANCE SUPERVISOR 25400 300 MME $ 3,294 $ 4,117 $ - $ - $ - $ - $ - $ - $ - $ - $ - PARKING METER REPAIR AND COLLECTIONS WORKER 42801 407 CEA $ 2,262 $ 2,777 $ 2,262 $ 2,381 $ 2,506 $ 2,638 $ 2,777 $ - $ - $ - $ - PARKING OPERATIONS COORDINATOR 44200 411 CEA $ 2,509 $ 3,080 $ 2,509 $ 2,641 $ 2,780 $ 2,926 $ 3,080 $ - $ - $ - $ - PARKING OPERATIONS SUPERVISOR 25207 300 MME $ 3,294 $ 4,117 $ - $ - $ - $ - $ - $ - $ - $ - $ - PARKING PROGRAM MANAGER 26205 323 MME $ 4,120 $ 5,150 $ - $ - $ - $ - $ - $ - $ - $ - $ - PARKS CREW COORDINATOR 44901 415 CEA $ 2,786 $ 3,420 $ 2,786 $ 2,933 $ 3,087 $ 3,249 $ 3,420 $ - $ - $ - $ - PARKS MAINTENANCE SPECIALIST SBP 42902 470 CEA $ 2,043 $ 3,078 $ 2,043 $ 2,150 $ 2,263 $ 2,382 $ 2,507 $ 2,639 $ 2,778 $ 2,924 $ 3,078 PARKS MAINTENANCE SUPERVISOR 25208 300 MME $ 3,294 $ 4,117 $ - $ - $ - $ - $ - $ - $ - $ - $ - PARKS MAINTENANCE TECHNICIAN 43903 413 CEA $ 2,645 $ 3,247 $ 2,645 $ 2,784 $ 2,931 $ 3,085 $ 3,247 $ - $ - $ - $ - PAYROLL ANALYST 22315 300 MME $ 3,294 $ 4,117 $ - $ - $ - $ - $ - $ - $ - $ - $ - PAYROLL SPECIALIST 32404 261 CNF $ 2,617 $ 3,214 $ 2,617 $ 2,755 $ 2,900 $ 3,053 $ 3,214 $ - $ - $ - $ - PERMIT TECHNICIAN I 41404 402 CEA $ 1,988 $ 2,441 $ 1,988 $ 2,093 $ 2,203 $ 2,319 $ 2,441 $ - $ - $ - $ - PERMIT TECHNICIAN II 42409 405 CEA $ 2,147 $ 2,636 $ 2,147 $ 2,260 $ 2,379 $ 2,504 $ 2,636 $ - $ - $ - $ - PERMIT TECHNICIAN III 43405 409 CEA $ 2,383 $ 2,925 $ 2,383 $ 2,508 $ 2,640 $ 2,779 $ 2,925 $ - $ - $ - $ - PLANNING TECHNICIAN 41405 407 CEA $ 2,262 $ 2,777 $ 2,262 $ 2,381 $ 2,506 $ 2,638 $ 2,777 $ - $ - $ - $ - PLANS EXAMINER 43403 420 CEA $ 3,170 $ 3,893 $ 3,170 $ 3,337 $ 3,513 $ 3,698 $ 3,893 $ - $ - $ - $ - POLICE CADET 61500 714 POA $ 3,607 $ 3,607 $ 3,607 $ - $ - $ - $ - $ - $ - $ - $ - POLICE CHIEF 27007 230 DPH $ 8,491 $ 10,614 $ - $ - $ - $ - $ - $ - $ - $ - $ - POLICE COMMUNITY SERVICE OFFICER 62501 709 POA $ 2,815 $ 3,829 $ 2,815 $ 2,963 $ 3,119 $ 3,283 $ 3,456 $ 3,638 $ 3,829 $ - $ - POLICE LIEUTENANT 75500 805 PSO $ 6,488 $ 7,964 $ 6,488 $ 6,829 $ 7,188 $ 7,566 $ 7,964 $ - $ - $ - $ - POLICE OFFICER 62502 720 POA $ 4,008 $ 5,180 $ 4,008 $ 4,219 $ 4,441 $ 4,675 $ 4,921 $ 5,180 $ - $ - $ - POLICE PUBLIC AFFAIRS MANAGER 26600 318 MME $ 3,925 $ 4,905 $ - $ - $ - $ - $ - $ - $ - $ - $ - POLICE RECORDS CLERK I 61700 700 POA $ 2,164 $ 2,944 $ 2,164 $ 2,278 $ 2,398 $ 2,524 $ 2,657 $ 2,797 $ 2,944 $ - $ - POLICE RECORDS CLERK II 62700 703 POA $ 2,397 $ 3,261 $ 2,397 $ 2,523 $ 2,656 $ 2,796 $ 2,943 $ 3,098 $ 3,261 $ - $ - POLICE RECORDS SUPERVISOR 75201 850 PSO $ 3,144 $ 4,062 $ 3,144 $ 3,309 $ 3,483 $ 3,666 $ 3,859 $ 4,062 $ - $ - $ - POLICE SERGEANT 74500 800 PSO $ 4,985 $ 6,442 $ 4,985 $ 5,247 $ 5,523 $ 5,814 $ 6,120 $ 6,442 $ - $ - $ - POLICY AND PROJECT MANAGER 25101 328 MME $ 4,328 $ 5,407 $ - $ - $ - $ - $ - $ - $ - $ - $ - PRINCIPAL BUDGET ANALYST 26201 323 MME $ 4,120 $ 5,150 $ - $ - $ - $ - $ - $ - $ - $ - $ - PRINCIPAL PLANNER 26302 333 MME $ 4,546 $ 5,683 $ - $ - $ - $ - $ - $ - $ - $ - $ - PROPERTY AND EVIDENCE TECHNICIAN 62503 706 POA $ 2,667 $ 3,628 $ 2,667 $ 2,807 $ 2,955 $ 3,111 $ 3,275 $ 3,447 $ 3,628 $ - $ - PUBLIC ART COORDINATOR 44302 408

LIMITED
TERM
$ 2,322 $ 2,851 $ 2,322 $ 2,444 $ 2,573 $ 2,708 $ 2,851 $ - $ - $ - $ - PUBLIC COMMUNICATIONS MANAGER 26114 318 MME $ 3,925 $ 4,905 $ - $ - $ - $ - $ - $ - $ - $ - $ - PUBLIC SAFETY DISPATCH SUPERVISOR 75200 855 PSO $ 3,764 $ 4,864 $ 3,764 $ 3,962 $ 4,171 $ 4,390 $ 4,621 $ 4,864 $ - $ - $ - PUBLIC SAFETY DISPATCHER 62500 712 POA $ 2,970 $ 4,040 $ 2,970 $ 3,126 $ 3,291 $ 3,464 $ 3,646 $ 3,838 $ 4,040 $ - $ - RANGER SERVICE WORKER SBP 42903 470 CEA $ 2,043 $ 3,078 $ 2,043 $ 2,150 $ 2,263 $ 2,382 $ 2,507 $ 2,639 $ 2,778 $ 2,924 $ 3,078 RECREATION COORDINATOR 44600 408 CEA $ 2,322 $ 2,851 $ 2,322 $ 2,444 $ 2,573 $ 2,708 $ 2,851 $ - $ - $ - $ - RECREATION MANAGER 26206 333 MME $ 4,546 $ 5,683 $ - $ - $ - $ - $ - $ - $ - $ - $ - RECREATION SUPERVISOR 25209 300 MME $ 3,294 $ 4,117 $ - $ - $ - $ - $ - $ - $ - $ - $ - RECYCLED WATER SPECIALIST 42417 421 CEA $ 3,255 $ 3,996 $ 3,255 $ 3,426 $ 3,606 $ 3,796 $ 3,996 $ - $ - $ - $ - RISK AND BENEFITS MANAGER 26306 340 MME $ 4,867 $ 6,083 $ - $ - $ - $ - $ - $ - $ - $ - $ - SAFETY MANAGER 23300 313 MME $ 3,741 $ 4,676 $ - $ - $ - $ - $ - $ - $ - $ - $ -

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CITY OF SAN LUIS OBISPO REGULAR AND LIMITED TERM EMPLOYEE SALARY SCHEDULE Effective April 9, 2026 Title Job Code Grade Bargaining
Unit
Biweekly
Minimum
Biweekly
Maximum
Biweekly
Step 1
Biweekly
Step 2
Biweekly
Step 3
Biweekly
Step 4
Biweekly
Step 5
Biweekly
Step 6
Biweekly
Step 7
Biweekly
Step 8
Biweekly
Step 9
SENIOR ACCOUNTANT 24300 310 MME $ 3,633 $ 4,542 $ - $ - $ - $ - $ - $ - $ - $ - $ - SENIOR BUSINESS ANALYST 24301 310 MME $ 3,633 $ 4,542 $ - $ - $ - $ - $ - $ - $ - $ - $ - SENIOR CIVIL ENGINEER 24302 331 MME $ 4,456 $ 5,571 $ - $ - $ - $ - $ - $ - $ - $ - $ - SENIOR FINANCIAL ANALYST 24304 310 MME $ 3,633 $ 4,542 $ - $ - $ - $ - $ - $ - $ - $ - $ - SENIOR HUMAN RESOURCES ANALYST 22305 310 MME $ 3,633 $ 4,542 $ - $ - $ - $ - $ - $ - $ - $ - $ - SENIOR LABORATORY ANALYST 44304 425 CEA $ 3,610 $ 4,432 $ 3,610 $ 3,800 $ 4,000 $ 4,210 $ 4,432 $ - $ - $ - $ - SENIOR LEGAL ANALYST 24306 310 MME $ 3,633 $ 4,542 $ - $ - $ - $ - $ - $ - $ - $ - $ - SENIOR PAYROLL ANALYST 23301 310 MME $ 3,633 $ 4,542 $ - $ - $ - $ - $ - $ - $ - $ - $ - SENIOR PLANNER 24303 323 MME $ 4,120 $ 5,150 $ - $ - $ - $ - $ - $ - $ - $ - $ - SIGNAL AND STREET LIGHTING TECHNICIAN 42802 416 CEA $ 2,858 $ 3,508 $ 2,858 $ 3,008 $ 3,166 $ 3,333 $ 3,508 $ - $ - $ - $ - SOLID WASTE AND RECYCLING COORDINATOR 44301 421 CEA $ 3,255 $ 3,996 $ 3,255 $ 3,426 $ 3,606 $ 3,796 $ 3,996 $ - $ - $ - $ - SOLID WASTE AND RECYCLING PROGRAM MANAGER 26118 323 MME $ 4,120 $ 5,150 $ - $ - $ - $ - $ - $ - $ - $ - $ - STORMWATER CODE ENFORCEMENT OFFICER 44502 419 CEA $ 3,089 $ 3,793 $ 3,089 $ 3,252 $ 3,423 $ 3,603 $ 3,793 $ - $ - $ - $ - STORMWATER PROGRAM MANAGER 26122 323 MME $ 4,120 $ 5,150 $ - $ - $ - $ - $ - $ - $ - $ - $ - STREETS CREW COORDINATOR 44902 415 CEA $ 2,786 $ 3,420 $ 2,786 $ 2,933 $ 3,087 $ 3,249 $ 3,420 $ - $ - $ - $ - STREETS MAINTENANCE OPERATOR SBP 42904 470 CEA $ 2,043 $ 3,078 $ 2,043 $ 2,150 $ 2,263 $ 2,382 $ 2,507 $ 2,639 $ 2,778 $ 2,924 $ 3,078 STREETS MAINTENANCE SUPERVISOR 25210 300 MME $ 3,294 $ 4,117 $ - $ - $ - $ - $ - $ - $ - $ - $ - SUPERVISING ADMINISTRATIVE ASSISTANT 45201 408 CEA $ 2,322 $ 2,851 $ 2,322 $ 2,444 $ 2,573 $ 2,708 $ 2,851 $ - $ - $ - $ - SUPERVISING BUILDING INSPECTOR 25200 313 MME $ 3,741 $ 4,676 $ - $ - $ - $ - $ - $ - $ - $ - $ - SUPERVISING CIVIL ENGINEER 25211 346 MME $ 5,160 $ 6,449 $ - $ - $ - $ - $ - $ - $ - $ - $ - SUPERVISING FIRE VEHICLE MECHANIC 52800 614 FFA $ 3,761 $ 4,617 $ 3,761 $ 3,959 $ 4,167 $ 4,386 $ 4,617 $ - $ - $ - $ - SUSTAINABILITY AND NATURAL RESOURCES ANALYST 22313 300 MME $ 3,294 $ 4,117 $ - $ - $ - $ - $ - $ - $ - $ - $ - SUSTAINABILITY AND NATURAL RESOURCES OFFICIAL 26110 340 MME $ 4,867 $ 6,083 $ - $ - $ - $ - $ - $ - $ - $ - $ - SUSTAINABILITY MANAGER 25302 318 MME $ 3,925 $ 4,905 $ - $ - $ - $ - $ - $ - $ - $ - $ - SWEEPER OPERATOR 42905 406 CEA $ 2,206 $ 2,708 $ 2,206 $ 2,322 $ 2,444 $ 2,573 $ 2,708 $ - $ - $ - $ - SYSTEM APPLICATION SPECIALIST CONFIDENTIAL 32403 299 CNF $ 3,900 $ 4,787 $ 3,900 $ 4,105 $ 4,321 $ 4,548 $ 4,787 $ - $ - $ - $ - SYSTEM APPLICATION SPECIALIST I 42415 422 CEA $ 3,337 $ 4,098 $ 3,337 $ 3,513 $ 3,698 $ 3,893 $ 4,098 $ - $ - $ - $ - SYSTEM APPLICATION SPECIALIST II 42401 426 CEA $ 3,705 $ 4,548 $ 3,705 $ 3,900 $ 4,105 $ 4,321 $ 4,548 $ - $ - $ - $ - TECHNOLOGY PROJECT MANAGER 22308 326 MME $ 4,246 $ 5,307 $ - $ - $ - $ - $ - $ - $ - $ - $ - TOURISM AND COMMUNITY PROMOTIONS MANAGER 25303 318 MME $ 3,925 $ 4,905 $ - $ - $ - $ - $ - $ - $ - $ - $ - TRANSIT COORDINATOR 44406 408 CEA $ 2,322 $ 2,851 $ 2,322 $ 2,444 $ 2,573 $ 2,708 $ 2,851 $ - $ - $ - $ - TRANSPORTATION MANAGER 26207 341 MME $ 4,902 $ 6,127 $ - $ - $ - $ - $ - $ - $ - $ - $ -

TRANSPORTATION MANAGER PROFESSIONAL
ENGINEER/TRAFFIC ENGINEER 26215 346 MME $ 5,160 $ 6,449 $ - $ - $ - $ - $ - $ - $ - $ - $ - TRANSPORTATION PLANNER ENGINEER I 41301 419 CEA $ 3,089 $ 3,793 $ 3,089 $ 3,252 $ 3,423 $ 3,603 $ 3,793 $ - $ - $ - $ - TRANSPORTATION PLANNER ENGINEER II 42302 423 CEA $ 3,429 $ 4,209 $ 3,429 $ 3,609 $ 3,799 $ 3,999 $ 4,209 $ - $ - $ - $ - TRANSPORTATION PLANNER ENGINEER III 43302 426 CEA $ 3,705 $ 4,548 $ 3,705 $ 3,900 $ 4,105 $ 4,321 $ 4,548 $ - $ - $ - $ - UNDERGROUND UTILITIES LOCATOR 42803 409 CEA $ 2,383 $ 2,925 $ 2,383 $ 2,508 $ 2,640 $ 2,779 $ 2,925 $ - $ - $ - $ -

URBAN FOREST PROGRAM COORDINATOR CITY

ARBORIST
44303 422 CEA $ 3,337 $ 4,098 $ 3,337 $ 3,513 $ 3,698 $ 3,893 $ 4,098 $ - $ - $ - $ - URBAN FORESTER SBP 42906 473 CEA $ 2,195 $ 3,308 $ 2,195 $ 2,310 $ 2,432 $ 2,560 $ 2,695 $ 2,837 $ 2,986 $ 3,143 $ 3,308 UTILITIES BUSINESS MANAGER 26111 333 MME $ 4,546 $ 5,683 $ - $ - $ - $ - $ - $ - $ - $ - $ - UTILITIES SPECIAL PROJECTS MANAGER 25304 326 MME $ 4,246 $ 5,307 $ - $ - $ - $ - $ - $ - $ - $ - $ -

UTILITIES SPECIAL PROJECTS MANAGER PROFESSIONAL

ENGINEER
25306 331 MME $ 4,456 $ 5,571 $ - $ - $ - $ - $ - $ - $ - $ - $ - UTILITY BILLING ASSISTANT 42702 402 CEA $ 1,988 $ 2,441 $ 1,988 $ 2,093 $ 2,203 $ 2,319 $ 2,441 $ - $ - $ - $ - VOLUNTEER COORDINATOR 44603 408 CEA $ 2,322 $ 2,851 $ 2,322 $ 2,444 $ 2,573 $ 2,708 $ 2,851 $ - $ - $ - $ - WASTEWATER ASSOCIATE 41902 400

LIMITED
TERM
$ 1,887 $ 2,317 $ 1,887 $ 1,986 $ 2,091 $ 2,201 $ 2,317 $ - $ - $ - $ - WASTEWATER COLLECTION SYSTEM CHIEF OPERATOR 44908 423 CEA $ 3,429 $ 4,209 $ 3,429 $ 3,609 $ 3,799 $ 3,999 $ 4,209 $ - $ - $ - $ -

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LIMITED
TERM
$ 2,092 $ 2,568 $ 2,092 $ 2,202 $ 2,318 $ 2,440 $ 2,568 $ - $ - $ - $ -

WATER RESOURCE RECOVERY FACILITY CHIEF

MAINTENANCE TECHNICIAN
44904 425 CEA $ 3,610 $ 4,432 $ 3,610 $ 3,800 $ 4,000 $ 4,210 $ 4,432 $ - $ - $ - $ - WATER RESOURCE RECOVERY FACILITY CHIEF OPERATOR 44905 427 CEA $ 3,801 $ 4,667 $ 3,801 $ 4,001 $ 4,212 $ 4,434 $ 4,667 $ - $ - $ - $ -

WATER RESOURCE RECOVERY FACILITY MAINTENANCE

TECHNICIAN SBP
42909 485 CEA $ 2,861 $ 4,315 $ 2,861 $ 3,012 $ 3,171 $ 3,338 $ 3,514 $ 3,699 $ 3,894 $ 4,099 $ 4,315 WATER RESOURCE RECOVERY FACILITY OPERATOR SBP 42910 485 CEA $ 2,861 $ 4,315 $ 2,861 $ 3,012 $ 3,171 $ 3,338 $ 3,514 $ 3,699 $ 3,894 $ 4,099 $ 4,315 WATER RESOURCE RECOVERY FACILITY SUPERVISOR 25215 333 MME $ 4,546 $ 5,683 $ - $ - $ - $ - $ - $ - $ - $ - $ - WATER RESOURCES PROGRAM MANAGER 26208 323 MME $ 4,120 $ 5,150 $ - $ - $ - $ - $ - $ - $ - $ - $ - WATER RESOURCES TECHNICIAN 42411 415 CEA $ 2,786 $ 3,420 $ 2,786 $ 2,933 $ 3,087 $ 3,249 $ 3,420 $ - $ - $ - $ - WATER SUPPLY OPERATOR SBP 42911 480 CEA $ 2,510 $ 3,783 $ 2,510 $ 2,642 $ 2,781 $ 2,927 $ 3,081 $ 3,243 $ 3,414 $ 3,594 $ 3,783

WATER TREATMENT PLANT CHIEF MAINTENANCE

TECHNICIAN
44906 425 CEA $ 3,610 $ 4,432 $ 3,610 $ 3,800 $ 4,000 $ 4,210 $ 4,432 $ - $ - $ - $ - WATER TREATMENT PLANT CHIEF OPERATOR 44907 427 CEA $ 3,801 $ 4,667 $ 3,801 $ 4,001 $ 4,212 $ 4,434 $ 4,667 $ - $ - $ - $ -

WATER TREATMENT PLANT MAINTENANCE TECHNICIAN
SBP
44909 485 CEA $ 2,861 $ 4,315 $ 2,861 $ 3,012 $ 3,171 $ 3,338 $ 3,514 $ 3,699 $ 3,894 $ 4,099 $ 4,315 WATER TREATMENT PLANT OPERATOR SBP 42912 485 CEA $ 2,861 $ 4,315 $ 2,861 $ 3,012 $ 3,171 $ 3,338 $ 3,514 $ 3,699 $ 3,894 $ 4,099 $ 4,315 WATER TREATMENT PLANT SUPERVISOR 25216 333 MME $ 4,546 $ 5,683 $ - $ - $ - $ - $ - $ - $ - $ - $ - WHALE ROCK RESERVOIR SUPERVISOR 25217 323 MME $ 4,120 $ 5,150 $ - $ - $ - $ - $ - $ - $ - $ - $ - YOUTH SERVICES COORDINATOR 44602 412 CEA $ 2,577 $ 3,164 $ 2,577 $ 2,713 $ 2,856 $ 3,006 $ 3,164 $ - $ - $ - $ -

YOUTH SERVICES PROGRAM SPECIALIST CHILDCARE SITE

DIRECTOR
42600 406 CEA $ 2,206 $ 2,708 $ 2,206 $ 2,322 $ 2,444 $ 2,573 $ 2,708 $ - $ - $ - $ -

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6g Item 6g
Department: Utilities
Cost Center: 6102
For Agenda of: 5/5/2025
Placement: Consent
Estimated Time: N/A
FROM: Aaron Floyd, Public Works & Utilities Director
Prepared By: Shawna Scott, Assistant Utilities Director SUBJECT: FINAL ADOPTION OF ORDINANCE NO. 1756 (2026 SERIES) AMENDING MUNICIPAL CODE SECTION 13.08.395 (PRIVATE SEWER LATERALS/SYSTEMS) AND SECTION 13.08.396 (WASTEWATER FLOW

OFFSET)

RECOMMENDATION

1. Adopt Ordinance No. 1756 (2026 Series) entitled “An Ordinance of the City Council of the City of San Luis Obispo, California, Amending Section 13.08.395 (Private Sewer Laterals/Systems) and Section 13.08.396 (Wastewater Flow Offset) of the City of San Luis Obispo Municipal Code”, which modifies the Citywide Sewer Lateral Inspection Program to include repair or replacement of poor or failed condition laterals as determined through the Inspection Upon Sale process and dissolves the mandatory Wastewater Flow (Private Sewer Lateral) Offset Program requirements. (Attachment A)

2. Find the action exempt from the California Environmental Quality Act (CEQA).

POLICY CONTEXT
Consistent with the General Plan Water and Wastewater Element, the primary goals of the Wastewater Flow Offset (Private Sewer Lateral) and Inspection Upon Sale Programs continue to be the reduction of inflow and infiltration from private sewer laterals and the associated potential for sewer spills and impacts to public health, safety, and general welfare, while accommodating housing development and furthering the Major City Goal of Housing and Neighborhood Livability‐Healthy, Safe, and Affordable.

Changes to the Municipal Code require two public hearings: 1) introduction of the draft Ordinance, which occurred at the Council Meeting held on April 21, 2026, and 2) second reading and adoption of the proposed Ordinance.

DISCUSSION
At the April 21, 2026 City Council Meeting, the Council voted unanimously (ayes [3], recused [1], and absent [1]) to adopt the proposed changes to Section 13.08.395 (Private

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Sewer Laterals/Systems) and Section 13.08.396 (Wastewater Flow Offset) of the City of San Luis Obispo Municipal Code, which will result in the following:

1. Modification of the Citywide Sewer Lateral Inspection Program to include repair or replacement of poor or failed condition laterals as determined through the Inspection Upon Sale process.

2. Dissolution of mandatory Wastewater Flow (Private Sewer Lateral) Offset Program requirements.

3. Continued discretionary review and determination of conditional wastewater flow offsets for specified entitlements based on modeling and analysis.

The City Council also approved (by Resolution) Public Works and Utilities Director discretion to waive pending offset improvements for entitled projects and building permits in process. In addition, the City Council discussed and requested a subsequent Memorandum from staff consisting of an evaluation of potential modifications to existing rebate programs, including: potential opportunities to expand rebates for sewer lateral inspections from the capacity-constrained area only to citywide; increasing the amount of rebates and potential impacts on the Sewer Fund and associated Sewer Rates; and the timing and process for the consideration of these potential modifications.

Background
Detailed background regarding the existing Sewer Lateral Inspection, Repair, and Replacement Program and Wastewater Offset Program can be found in the April 21, 2026 Council Agenda Report and associated presentation by staff.

Previous Council or Advisory Body Action
At the April 21, 2026 City Council Meeting, the Council moved to adopt the proposed changes to Section 13.08.395 (Private Sewer Laterals/Systems) and Section 13.08.396 (Wastewater Flow Offset) of the City of San Luis Obispo Municipal Code.

Public Engagement
As described in detail in the April 21, 2026 Council Agenda Report, staff have met with various community stakeholders and key partners to generate discussion and feedback.

Staff will continue to conduct outreach and education regarding the Municipal Code and Program changes, and will continue to collaborate with our community partners and stakeholders. The public provided public comment both in writing prior to the Council meeting and public comment during the public hearing for Council’s consideration of amendments.

In accordance with the City’s noticing requirements for proposing amendments to the Municipal Code, a legal ad was published in the New Times 10 days prior (on April 9, 2026) to introduction of the ordinance and 5 days prior to final adoption (on April 30, 2026). Additionally, contents of the ad(s) will be published to the City’s website, with ePage 156 of 414 Item 6g
notifications sent to subscribers of City News. The public will have an opportunity to provide public comment in writing prior to the meeting or as public comment during the meeting.

CONCURRENCE
The Community Development Department concurs with the proposed Municipal Code amendment. Developers have noted that the current sewer lateral program is a barrier to the development of housing, and the proposed changes could help facilitate housing development and achievement of Major City and General Plan Housing Element goals and policies. The proposed amendments also allow the continuing discretionary review and conditioned approvals for specified entitlements in order to ensure public health, safety and wellness. The City Attorney's Office has reviewed the Ordinance and has approved to form.

ENVIRONMENTAL REVIEW
The Municipal Code amendment and associated Council-authorized discretion to the Public Works and Utilities Director is exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines Sections 15307 (Actions by Regulatory Agencies for Protection of Natural Resources) and 15308 (Actions by Regulatory Agencies for the Protection of the Environment) because the proposed modifications are anticipated to result in a significantly greater number of replacements of private sewer laterals in failed or poor condition (both within capacity-constrained areas and citywide), which will result in a reduction in inflow and infiltration from groundwater and stormwater affecting the City’s wastewater collection system, a reduction in wet weather sewer spills within capacity-constrained areas, and a reduction in private sewer lateral spills citywide.

In addition, currently, property sales require inspection of the private sewer lateral, only.

If that lateral is in poor or failed condition, there is no current requirement to replace the lateral (unless other actions trigger the requirement, such as intensification through a permitting process). These failed or poor-conditioned laterals contribute to inflow and infiltration and have the potential to result in a sewage spill. Requiring replacement of private sewer laterals in failed or poor condition as a requirement of a property sale would avoid the potential for resulting private lateral sewage spills, which would have a beneficial effect on the environment. As evident in the data,1these modifications to the program, including elimination of the mandatory offset requirements for projects currently meeting the definition of “intensification”, would have an overall beneficial impact on the environment. Furthermore, the Municipal Code amendment does not eliminate the requirement for discretionary review for specified entitlements, review for consistency with General Plan policies regarding wastewater collection system capacity, and CEQA

1 From August 2019 to March 2026, 114 private sewer laterals have been replaced as a requirement of the Wastewater Flow Offset Program. This is significantly less than the 341 private sewer laterals that were conditioned as poor/failed (but not replaced) through the Inspection Upon Sale Program during the same time period (Source: City of San Luis Obispo, 2026).

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compliance, which requires consideration of a project’s impact on water quality and a determination that the project can be adequately served by all required utilities and public services.

The physical construction of private sewer lateral replacements resulting from the Municipal Code amendment would be exempt from CEQA pursuant to State CEQA Guidelines Sections 15301 (Existing Facilities), and 15303 (New Construction or Conversion of Small Structures) as the new lateral would have substantially the same purpose as the lateral to be replaced, and would involve negligible or no expansion of the existing use.

FISCAL IMPACT
Budgeted: NA Budget Year: 2025-26
Funding Identified: NA
Fiscal Analysis:

While there are no fiscal impacts directly associated with this item, the Utilities Branch will continue to administer private sewer lateral rebates through the currently adopted programs or until appropriated funds are exhausted each fiscal year.

Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $0 $0 $0 $0
State
Federal
Fees
Other:

Total $0 $0 $0 $0

ALTERNATIVE

1. Council could direct staff to make additional changes to the Municipal Code amendment. If Council chooses this alternative, unless the changes are minor and administrative in nature, the Ordinance would need to be reintroduced and the second reading rescheduled to another date.

ATTACHMENT
A –Ordinance No. 1756 (2026 Series) entitled “An Ordinance of the City Council of the City of San Luis Obispo, California, Amending Section 13.08.395 (Private Sewer Laterals/Systems) and Section 13.08.396 (Wastewater Flow Offset) of the City of San Luis Obispo Municipal Code.”

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ORDINANCE NO. 1756 (2026 SERIES)

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, AMENDING TITLE 13, CHAPTER 13.08,
SECTION 13.08.395 (PRIVATE SEWER LATERALS/SYSTEMS) AND
SECTION 13.08.396 (WASTEWATER FLOW OFFSET) OF THE SAN

LUIS OBISPO MUNICIPAL CODE
WHEREAS, the City’s General Plan supports development and redevelopment of sites that will accommodate the community’s future growth in areas with capacity constraints in the wastewater collection system; and
WHEREAS, General Plan Water and Wastewater Element Policies state that the City’s wastewater collection system shall support population and related service demands consistent with the General Plan (Policy B 2.2.2), and the City shall collect and convey all wastewater under safe and sanitary conditions to the Water Resource Recovery Facility (Goal B 4.1); and
WHEREAS, the City must provide capacity assurance consistent with its adopted Sewer System Management Plan and Statewide General Waste Discharge Requirements; and
WHEREAS, the City of San Luis Obispo has completed the 2025 Wastewater Collections System Infrastructure Renewal Strategy, which includes an updated wastewater flow model and data analysis; and
WHEREAS, private sewer laterals in failed and poor condition contribute significant inflow and infiltration contributing to capacity constraints, surcharging, and overflows in the wastewater collection system during peak wet weather events; and WHEREAS, private sewer laterals in failed and poor condition are at high risk for backups and overflow due to roots and debris that enter the system, which poses a significant risk to the property owner, tenants, public and environment; and WHEREAS, in combination with the implementation of capital sewer projects, the replacement of failed and poor-condition private sewer laterals will improve capacity in the municipal collection system during peak wet weather events and reduce potential for sewer surcharging and overflows.

NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo that:

SECTION 1. Environmental Review. The proposed Municipal Code amendment is exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines Sections 15307 (Actions by Regulatory Agencies for Protection of Natural Resources) and 15308 (Actions by Regulatory Agencies for the Protection of the

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Environment) because the proposed modifications are anticipated to result in a significantly greater number of replacements of private sewer laterals in failed or poor condition (both within capacity-constrained areas and citywide), which will result in a reduction in inflow and infiltration from groundwater and stormwater affecting the City’s wastewater collection system, and a reduction in wet weather sewer spills within capacityconstrained areas. The physical construction of private sewer lateral replacements resulting from the Municipal Code amendment would be exempt from CEQA pursuant to State CEQA Guidelines Sections 15301 (Existing Facilities), and 15303 (New Construction or Conversion of Small Structures) as the new lateral would have substantially the same purpose as the lateral to be replaced, and would involve negligible or no expansion of the existing use.

SECTION 2. Municipal Code Section 13.08.395 of the San Luis Obispo Municipal Code and Ordinance Number 1734 (2024 Series) is hereby amended to read as follows and superseded to the extent inconsistent herewith:

13.08.395 Private sewer laterals/systems.

A. Purpose. Inflow and infiltration (I/I) is a serious problem for the city in that during wet weather events, a significant amount of water is introduced into the city’s wastewater collection system from breaches in the public and private sewer pipeline system. Studies have shown that private sewer laterals are a significant source of I/I for the city. The city has determined that it is in the interest of the public’s health, safety, and welfare to address I/I contributed by private sewer laterals and, as such, it is a city priority to require the inspection of private sewer laterals.

B. Ownership, Maintenance, and Repair.

1. The entire lateral, from the building connection up to and including the “wye” connection or other tie-in to the city-owned sewer main, shall fall within the owner’s responsibility for installation, maintenance, repair, and replacement.

2. Each property owner shall be responsible for maintenance and repair of their private sewer lateral in compliance with this section in a safe and sanitary condition, including:
a. Private sewer laterals shall be free of displaced joints, breaks, offsets, structural defects, damage, open joints, missing portions of pipe, root intrusion, cracks, leaks, sediment deposits, bellies in the pipe or any other similar conditions, defects or obstructions likely to cause or contribute to blockage of the private sewer lateral or the public sewer.
b. Private sewer laterals shall be equipped with cleanouts. c. Private sewer laterals shall not be constructed, either in whole or in part, of “Orangeburg pipe.”

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d. As described in Section 13.08.030(A), it is unlawful for any individual to connect the following to a private sewer lateral: storm drains, roof drains, yard drains, surface or subsurface drainage, groundwater, or other non-sewage pipes or drains.

3. If a property owner fails to maintain the abovementioned wastewater facilities in a safe and sanitary condition, the director may order and require termination of water service to the parcel and all structures connected to the sewer outlet subject to these conditions. The water service shall not be reinstated until the maintenance or installation of appropriate wastewater disposal facilities has been approved by the director.

4. Before granting any permit authorizing construction of a private sewer lateral or private sewer main serving multiple properties, the city shall require a private easement setting forth responsibilities for each parcel served (including responsibility for maintenance, inspection, and improvement of the shared sewer lateral).

C. Inspection of Existing Private Sewer Laterals.

1. Except as set forth in subsection (C)(2) of this section, after January 1, 2020, all private sewer laterals connected to the city’s sewer system shall be inspected per subsection F of this section at the property owner’s sole expense, when any of the following events occur:
a. Whenever the city has issued a notice of violation following a sanitary sewer overflow event from a property’s private sewer lateral. b. Upon submittal of a building permit for the addition of a bedroom, bathroom, or kitchen in a residential structure or the addition of nonresidential space or an additional plumbing fixture unit in nonresidential structures. c. A change of the use of the structure from: (i) residential to nonresidential use; (ii) to a nonresidential use that will result in a higher flow than the previous nonresidential use; or (iii) to a nonresidential use where the structure served has been vacant or unoccupied for more than three years. d. Increase in size of the domestic water meter serving the property or adding a new domestic water meter.
e. Whenever property located in the city and containing one or more structures which are served by a private sewer lateral or laterals is subdivided. The inspection shall occur prior to recordation of the final map. f. Within thirty days of notification by the city that “smoke testing” or closedcircuit television (CCTV) sewer main inspection indicates the presence of inflow or infiltration from private property that impacts the operation of the public wastewater collection system.
g. Upon any change in ownership of real property within the city, which shall be implemented as follows:
i. “Change in ownership” shall have the meaning set forth in California Revenue and Taxation Code Sections 60 and 61. A change in ownership

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shall not include those transactions as set forth in California Revenue and Taxation Code Section 62.
ii. Before close of escrow for any change in ownership of real property within the city, the seller(s) of such property shall disclose to the buyer(s) the results of the private sewer lateral inspection as set forth in subsection F of this section.
h. For events identified in subsections (C)(1)(a) through (C)(1)(g) of this section, repair or replacement shall be made pursuant to subsection G of this section.
i. For events identified in subsection (C)(1)(g), repair or replacement requirements pursuant to subsection G of this section shall not be effective until January 1, 2027.

D. Private Sewer Laterals Within Common Interest Developments.

1. For purposes of this section, the term “common interest development” shall include any community apartment project, condominium project, planned development, or stock cooperative.

2. Private sewer laterals located within a common interest development shall be inspected pursuant to the requirements of subsection F of this section as follows:
a. Whenever the city has issued a notice of violation following a sanitary sewer overflow event from a common interest development’s private sewer lateral. b. Increase in size of the water meter serving the common interest development.

3. Exceptions. An inspection required pursuant to subsection (D)(1) of this section shall not be required in the following circumstances:
a. Prior Replacement of Lateral. If the private sewer lateral serving the common interest development in its entirety was installed or replaced within the twenty years prior to the date the inspection would otherwise be required. b. Prior Inspection or Repair of a Lateral. If the private sewer lateral serving the common interest development in its entirety was inspected in accordance with the inspection requirements of subsection F of this section within the five years prior to the date the inspection would otherwise be required.

E. Inspection of Shared Private Sewer Laterals. Each property owner served by a shared private sewer lateral shall be responsible for compliance with subsection B of this section and shall be subject to the inspection requirements identified in subsection C of this section. For purposes of this subsection E, a “shared private sewer lateral” shall mean laterals serving more than one property that are not part of a common interest development.

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F. Inspection Requirements.

1. Property owners must submit documentation of the sewer lateral inspection to the city prior to the close of escrow. Testing may be accomplished by either a water exfiltration test, an air test, or closed-circuit video recording observation. Installation of cleanouts and removal of existing P-traps may be necessary to accomplish the video inspection. If a closed-circuit video recording observation is selected as the method of inspection, then the video shall meet the following requirements:
a. Shall be in digital format.
b. Shall be in color (black and white or otherwise unclear video will not be accepted).
c. Shall show the address of the lateral.
d. Shall show the date the video was taken.
e. Shall inspect the entire lateral from the house connection to the city-owned sewer main.
f. Shall have a running foot or time marker clearly visible on the screen. g. Where joints are present, shall briefly stop the camera at each to clearly indicate their integrity.
h. Shall have the telephone number for the point of contact for the company providing the inspection.
i. A map shall be provided with the video inspection to clearly show the lateral location including the cleanout or access point at the house connection used to insert the camera into the lateral and the wye connection to the city-owned sewer main.

2. The lateral inspection and lateral inspection report shall be prepared and signed by a contractor, plumber, or a person experienced in lateral inspections who shall declare that the report is true and correct. At a minimum, the inspection report shall include the information in Exhibit A:

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EXHIBIT A: PRIVATE SEWER LATERAL INSPECTION REPORT
Lateral Length (in
feet):_________________________
Lateral
Material:______________________________
Installation date (if
known):______________________
Lateral
Age:_________________________________
Describe deficiencies (if
any):____________________________________________________________________ Plumber/Contractor
Signature:___________________________________________________________________ License # of
Plumber/Contractor:___________________________________________________________ Property Owner
Signature:___________________________________________________________________ Property Owner interest in participating in city Wastewater Flow Offset Program: * YES NO * If Property Owner indicates “Yes”, city would include address on eligibility list for Wastewater Flow Offset Mitigation requirement.

3. A contractor, plumber, or a person experienced in lateral inspections who prepares a false lateral inspection report shall be subject to punishment under Article XII of this chapter in addition to any other legal remedies or punishment provided by law.

4. Verification. The city reserves the right to verify the sewer lateral inspection results prior to being accepted.

G. Sewer Lateral Repair or Replacement Requirements. Upon receipt of the private sewer lateral inspection report pursuant to this chapter, the city shall review the private sewer lateral inspection and lateral inspection report to verify the plumber/contractor findings and provide the owner with a determination on whether the lateral meets the criteria described in subsection B of this section. If the private sewer lateral is not in compliance with subsection B of this section, then it shall be repaired or replaced to conform to such standards within one hundred eighty days of the city’s determination. If an inspection of a noncompliant lateral was conditioned due to a sanitary sewer overflow

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or from findings of infiltration and intrusion, or a lateral with defects having not met the required pipe material requirements, it must be completely replaced rather than repaired.

No person shall repair or replace a sewer lateral without first obtaining a permit from the city.

H. Punishment for Violation of This Chapter. Violations of this article shall be punishable pursuant to the remedies identified in Article XII of this chapter. It is considered a violation for any property owner to have a sewer lateral system that does not comply with subsection B of this section, unless the repair or replacement of such system is being pursued in good faith. The city may withhold building permits or other discretionary approvals for a property with a private sewer lateral that is determined to be not in compliance with subsection B of this section until the private sewer lateral is brought into compliance with city standards. Final building approval will be conditioned upon repair or replacement of any noncompliant lateral systems to the satisfaction of the director.

I. Rebate Programs. The city may establish by resolution one or more programs to assist owners with the replacement of private sewer laterals.

J. Fees. The city council may from time to time establish, by resolution, fees for issuing permits, reviewing inspection reports and other activities of the city performed pursuant to this chapter.

SECTION 3 Municipal Code Section 13.08.396 of the San Luis Obispo Municipal Code and Ordinance Number 1734 (2024 Series) is hereby amended to read as follows and superseded to the extent inconsistent herewith:

13.08.396 Wastewater flow offset.

A. Discretionary Review. As contemplated and consistent with the City’s Wastewater Collection System Infrastructure Renewal Strategy, current and as may be amended, the City reserves the right to conduct discretionary review of development, subdivision, and land use entitlements that contribute wastewater flow to the municipal wastewater collection system. Nothing in this Municipal Code Chapter shall prohibit the City from imposing conditions of approval for wastewater flow capacity offsets deemed proportional, reasonable, and necessary to protect the public health, safety, and general welfare and ensure compliance with this Chapter and all applicable City regulations and policies.

1. Major development review entitlements and General Plan and Zoning Amendments citywide and Moderate development review projects within wastewater system capacity constrained areas shall be subject to engineering analysis, such as wastewater flow estimates and wastewater flow modeling provided by the applicant with the entitlement application to determine available sewer system capacity and the project’s effect on the municipal wastewater collection system. Subdivision and use permit entitlements resulting in the range of development as identified in the Major and Moderate Development review tiers shall be subject to this requirement.

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2. The results of the engineering analysis and flow modeling shall determine associated conditions of approval, which may include but not be limited to public or private sewer improvements, such as upsizing sewer mains, and/or replacing private sewer laterals to offset capacity deficiencies.

SECTION 4. A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage, in The New Times, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage.

INTRODUCED on the 21st day of April, 2026, AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the 5th day of May, 2026, on the following vote:

AYES:

NOES:

ABSENT:
___________________________
Mayor Erica A. Stewart
ATTEST:
______________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
______________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, on ______________________. ___________________________
Teresa Purrington
City Clerk

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EXHIBIT A
SECTIONS 13.08.395 AND 13.08.396

LEGISLATIVE DRAFT

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13.08.395 Private sewer laterals/systems.

B. Ownership, Maintenance, and Repair.

4. Before granting any permit authorizing construction of a private sewer lateral or private sewer main serving multiple properties, the city shall require a private easement setting

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forth responsibilities for each parcel served (including responsibility for maintenance, inspection, and improvement of the shared sewer lateral).

C. Inspection of Existing Private Sewer Laterals.

1. Except as set forth in subsection (C)(2) of this section, after January 1, 2020, all private sewer laterals connected to the city’s sewer system shall be inspected per subsection F of this section at the property owner’s sole expense, when any of the following events occur:
a. Whenever the city has issued a notice of violation following a sanitary sewer overflow event from a property’s private sewer lateral. b. Upon submittal of a building permit for the addition of a bedroom, bathroom, or kitchen in a residential structure or the addition of nonresidential space or an additional plumbing fixture unit in nonresidential structures.
c. A change of the use of the structure from: (i) residential to nonresidential use; (ii) to a nonresidential use that will result in a higher flow than the previous nonresidential use; or (iii) to a nonresidential use where the structure served has been vacant or unoccupied for more than three years.
d. Increase in size of the domestic water meter serving the property or adding a new domestic water meter.
e. Whenever property located in the city and containing one or more structures which are served by a private sewer lateral or laterals is subdivided. The inspection shall occur prior to recordation of the final map.
f. Within thirty days of notification by the city that “smoke testing” or closed-circuit television (CCTV) sewer main inspection indicates the presence of inflow or infiltration from private property that impacts the operation of the public wastewater collection system.
g. Upon any change in ownership of real property within the city, which shall be implemented as follows:
i. “Change in ownership” shall have the meaning set forth in California Revenue and Taxation Code Sections 60 and 61. A change in ownership shall not include those transactions as set forth in California Revenue and Taxation Code Section

62.

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ii. Before close of escrow for any change in ownership of real property within the city, the seller(s) of such property shall disclose to the buyer(s) the results of the private sewer lateral inspection as set forth in subsection F of this section. h. For events identified in subsections (C)(1)(a) through (C)(1)(f) (C)(1)(g) of this section, repair or replacement shall be made pursuant to subsection G of this section. i. For events identified in subsection (C)(1)(g), repair or replacement requirements pursuant to subsection G of this section shall not be effective until January 1, 2027.

2. Exceptions. An inspection required pursuant to subsection (C)(1) of this section shall not be required in the following circumstances:
a. New Construction or Prior Replacement of Lateral. If the owner(s) (or the owner’s predecessor-in-interest) has originally installed or has replaced the private sewer lateral within the twenty years prior to the date the inspection would otherwise be required. b. Prior Inspection of a Lateral. If the owner(s) (or the owner’s predecessor-in-interest) has completed an inspection of the sewer lateral in accordance with the inspection requirements of subsection F of this section within the past five years. c. The private sewer lateral is located within a common interest development system that is not owned and operated by the city, which is regulated under subsection D of this section and serves more than two separate units or properties within the common interest development.

The owner shall bear the burden of proving that the inspection requirements of subsection (C)(1) of this section do not apply. The owner shall provide proof of any prior replacement, inspection or repair of a private sewer lateral in the form of a validly issued permit or other documentation that ensures such prior replacement, repair or inspection of a private sewer lateral occurred pursuant to the exceptions above. The form and content of the document or proof must be deemed sufficient by the city’s utilities director.

D. Private Sewer Laterals Within Common Interest Developments.

1. For purposes of this section, the term “common interest development” shall include any community apartment project, condominium project, planned development, or stock cooperative.

2. Private sewer laterals located within a common interest development shall be inspected pursuant to the requirements of subsection F of this section as follows:

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a. Whenever the city has issued a notice of violation following a sanitary sewer overflow event from a common interest development’s private sewer lateral. b. Increase in size of the water meter serving the common interest development.

F. Inspection Requirements.

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g. Where joints are present, shall briefly stop the camera at each to clearly indicate their integrity.
h. Shall have the telephone number for the point of contact for the company providing the inspection.
i. A map shall be provided with the video inspection to clearly show the lateral location including the cleanout or access point at the house connection used to insert the camera into the lateral and the wye connection to the city-owned sewer main.

EXHIBIT A: PRIVATE SEWER LATERAL INSPECTION REPORT
Property Address (or
Addresses):_________________________________________________________________ Inspection
Date:_______________________________
Inspection
Method:______________________________
Company Name/Point of
Contact:__________________________________________________________________ Phone Number/Email
Address:____________________________________________________________________ Lateral Length (in
feet):_________________________
Lateral
Material:________________________________
Installation date (if
known):______________________
Lateral
Age:___________________________________
Describe deficiencies (if
any):____________________________________________________________________

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EXHIBIT A: PRIVATE SEWER LATERAL INSPECTION REPORT
Plumber/Contractor
Signature:____________________________________________________________________ License # of
Plumber/Contractor:__________________________________________________________________ Property Owner
Signature:_______________________________________________________________________ Property Owner interest in participating in city Wastewater Flow Offset Program: * YES NO * If Property Owner indicates “Yes”, city would include address on eligibility list for Wastewater Flow Offset Mitigation requirement.

4. Verification. The city reserves the right to verify the sewer lateral inspection results prior to being accepted.

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sewer lateral that is determined to be not in compliance with subsection B of this section until the private sewer lateral is brought into compliance with city standards. Final building approval will be conditioned upon repair or replacement of any noncompliant lateral systems to the satisfaction of the director.

I. Rebate Programs. The city may establish by resolution one or more programs to assist owners with the replacement of private sewer laterals.

J. Fees. The city council may from time to time establish, by resolution, fees for issuing permits, reviewing inspection reports and other activities of the city performed pursuant to this chapter. (Ord. 1734 § 8, 2024; Ord. 1704 §§ 16—18, 2021; Ord. 1665 § 3, 2019)

13.08.396 Wastewater flow offset.

Nothing in this Municipal Code Chapter shall prohibit the City from imposing conditions of approval for wastewater flow capacity offsets deemed proportional, reasonable, and necessary to protect the public health, safety, and general welfare and ensure compliance with this Chapter and all applicable City regulations and policies.

A. Purpose. The city experiences surcharging in the wastewater collection system and sanitary sewer overflows during wet weather events due to inflow and infiltration. The purpose of these regulations is to establish a methodology whereby new or intensified development in capacity constrained areas as established by the city council could offset new wastewater flow to

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mitigate capacity constraints in the existing wastewater collection system to accommodate the project’s additional demand. Without a reduction in inflow and infiltration in these areas, the city will not be able to serve new or intensified development until a significant number of private sewer laterals are replaced or public sewer mains are upsized. Wastewater flow offset through private lateral replacement provides a benefit to the wastewater collection system and the community by reducing public and environmental health concerns by reducing potential SSOs.

B. Application. The provisions of this article shall apply to new or intensified development in capacity constrained areas of the wastewater collection system as established by the city council.

C. Calculating the Wastewater Flow Offset. An applicant shall calculate a development’s wastewater flow offset (Exhibit B) using the domestic sewage generation factors and peaking factor identified in the uniform design criteria, found in the city’s adopted engineering standards.

D. Wastewater Flow Offset Through Private Lateral Replacement. The city determined that replacement of a private sewer lateral serving an existing single-family residence (one equivalent dwelling unit) would create a wastewater flow offset of three hundred ninety gallons per day. This is equal to the wastewater generation rate of one single-family residence (one hundred fifty gallons per day), at a peaking factor of 2.6.

EXHIBIT B: Wastewater Flow Offset Calculation Worksheet Residential Development:

Studio Units: ____________________________
Multi-Family Units: ____________________________
Single-Family Units: ____________________________
Residential Wastewater
Flow:

Studio Units: ____________________________
Multi-Family Units: ____________________________
Single-Family Units: ____________________________

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EXHIBIT B: Wastewater Flow Offset Calculation Worksheet RESIDENTIAL FLOW TOTAL (gallons per
day):
____________________________
Non-Residential
Development:

Commercial Square
Footage:
____________________________
Industrial Square Footage: ____________________________ Manufacturing Square
Footage:
____________________________
Business Park Square
Footage:
____________________________
Hotel/Motel Rooms: ____________________________
Non-Residential
Wastewater Flow:

Commercial: ____________________________
Industrial: ____________________________
Manufacturing: ____________________________
Business Park: ____________________________
Hotel/Motel: ____________________________
NON-RESIDENTIAL FLOW TOTAL (gallons per
day):
____________________________
(Proposed Residential Flow + Proposed Non-Residential Flow) x Peaking Factor =

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EXHIBIT B: Wastewater Flow Offset Calculation Worksheet Total Wastewater Flow Offset

TOTAL WASTEWATER FLOW OFFSET
(gallons per day):
____________________________
* Replacement of a private sewer lateral serving an existing single-family residence (one equivalent dwelling unit) would offset 390 gallons per day of additional wastewater flow.

E. Wastewater flow offset must occur off-site, within the same capacity constrained wastewater flow basin as the proposed new or intensified development. Developers required to complete an offset must complete a wastewater flow offset program application to obtain a building permit for the offset. Underlying building permits for the project triggering the offset may be withheld until completion of the wastewater offset.

F. Construction of off-site public sewer main improvements, including replacement or rehabilitation of sewer manholes, providing the equivalent or greater reduction in inflow and infiltration within the same capacity constrained wastewater flow basin may be allowed as an alternative to wastewater flow offsets (replacement of private sewer laterals) at the discretion of the utilities director.

G. Single-family residences applying for an ADU building permit may be allowed to submit for an offset in a different capacity constrained basin, provided there is an equivalent or greater reduction in inflow and infiltration, at the discretion of the utilities director.

H. Sewer capacity offsets within the same parcel boundary (on-site) may be considered as an offset credit for a residential intensification project, at the discretion of the utilities director. (Ord. 1734 § 8, 2024; Ord. 1704 § 19, 2021; Ord. 1665 § 3, 2019)

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Department: Community Development
Cost Center: 4006
For Agenda of: 5/5/2025
Placement: Public Hearing
Estimated Time: 60 minutes
FROM: Timmi Tway, Community Development Director
Prepared By: Ethan Estrada, Assistant Planner; David Amini, Senior Planner SUBJECT: INTRODUCE AN ORDINANCE AMENDING TITLE 5 (PERMITS, LICENSES, AND REGULATIONS), TITLE 16 (SUBDIVISION
REGULATIONS), AND TITLE 17 (ZONING REGULATIONS) OF THE
MUNCIPAL CODE.

RECOMMENDATION
As recommended by the Planning Commission, introduce a Draft Ordinance entitled, “An Ordinance of the City Council of the City of San Luis Obispo, California, Amending Title 16 (Subdivision Regulations), Title 17 (Zoning Regulations), and Title 5 (Licenses, Permits, and Regulations) of the Municipal Code regarding Accessory Dwelling Units, Junior Accessory Dwelling Units, Urban Lot Splits, Mobile Homes, and other Clarifications and Changes to Regulations Associated with Housing, with an Exemption from Environmental Review (CEQA).”

REPORT-IN-BRIEF
In 2025, several bills implementing changes to state law regarding accessory dwelling units (ADUs), junior accessory dwelling units (JADUs), and urban lot splits went into effect, with the continued intention of streamlining and incentivizing housing production statewide. Some of these changes, in turn, require modifications to the City’s Municipal Code to maintain compliance with state law.

The City of San Luis Obispo is designated as a Prohousing city by the California Department of Housing and Community Development (HCD). This designation is assigned to cities that implement local policies beyond what is provided by the state that seek to remove barriers to new housing development. This designation allows the City to receive priority processing and additional points when applying for state funding programs. Therefore, staff continue to reevaluate the City’s Municipal Code and its review processes for improvements to continue facilitating housing development beyond the changes required by new legislation. This process is further aided by public feedback received throughout the past year, which contributed to some of the proposed amendments.

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Lastly, City staff have continued to evaluate the efficacy of existing standards and procedures instituted through the Municipal Code. Based on staff and community feedback, this update contains several miscellaneous amendments to the Municipal Code to clarify City standards and procedures. The changes to the code include the following:
 Clean-up of ADU code items relating to heights, setbacks, procedural requirements, lot coverage, and definitions for state law compliance.  Update to Mobile Home Park Rent Stabilization Ordinance to remove long-term lease exemption for state law compliance.
 Clarifying fractional density requirements for density bonus project calculations.  Update of minor urban lot split regulations to comply with state law regarding properties in historic districts and/or containing historic structures.  Minor revisions to language in the Homestay regulations, clarifying that failure to submit required information annually constitutes grounds for revocation of permit.  Revisions to Accessory Structure regulations to clarify definitions and achieve compliance with ADU requirements.
 Addition of language to the Driveway Standards for driveway approach sight triangles for consistency with the Engineering Standards.

POLICY CONTEXT
The California State Legislature has passed several bills requiring updates to the City’s Municipal Code to maintain consistency with state housing law. The proposed amendments are necessary to comply with state law, as well as provide for more efficient processing or clarification, and are supported by City policy as described below.

On November 17, 2020, the City Council adopted the 6th Cycle Housing Element (HE), which includes housing policies and programs for 2020-2028. Accessory Dwelling Units (ADU) are an important part of the City’s housing production, addressing state mandated Regional Housing Needs Allocation (RHNA) and helping the City meet housing policy goals. The current Housing Element contains the following policies that encourage housing production.

HE Policy 2.4: Encourage housing production for all financial strata of the City’s population, as allocated in the Regional Housing Needs Allocation, for the 6th cycle planning period. The number of units per income category are: extremely low and very low income, 825 units; low income, 520 units; moderate income, 604 units; and above moderate income, 1,405 units.

HE Policy 8.1: Encourage housing development that meets a variety of special needs, including large families, single parents, disabled persons, the elderly, students, veterans, farmworkers, the homeless, or those seeking congregate care, group housing, singleroom occupancy, or cohousing accommodations, utilizing universal design.

HE Policy 6.8: To help meet the 6th cycle RHNA production targets, the City will support residential infill development and promote higher residential density where appropriate.

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Community Development Department (CDD) staff also periodically review the City’s Zoning Regulations to identify possible barriers to housing development. Several of the proposed amendments aim to resolve identified barriers to development, as well as provide for additional clarifications on regulations. This is especially important as housing production is an integral part of the Housing and Neighborhood Livability Major City Goals to “promote the expansion and diversification of housing opportunities for all” and “Facilitate sustainable growth that aligns with climate, economic, and housing goals.”

DISCUSSION
New State Legislation
Provided below is a brief review of the various laws that went into effect in 2025 or at the beginning of 2026 that this update integrates into the City’s Municipal Code. The provisions introduced or altered by this legislation require amendments to Chapters 16.15 and 5.44 of the Municipal Code. These specific amendments are discussed later in the report and can be viewed in Attachment A, respectively.

Senate Bill 1211
Senate Bill No. 1211 introduced several changes to Government Code sections 66313, 66314, and 66323, which deal with state ADU law. This bill prohibits local agencies from requiring the replacement of off-street parking spaces if an uncovered parking space is demolished in conjunction with the construction of, or conversion to, an ADU. It also prohibits local agencies from imposing any objective development or design standard not authorized by the provisions listed in state ADU law and provides a definition for the phrase “livable space” as being “a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.” Lastly, this bill allows up to eight detached ADUs to be developed on a lot with an existing multifamily dwelling, provided that the number of ADUs does not exceed the number of existing units on the lot.

Assembly Bill 1061
Assembly Bill 1061 introduced several changes to California Government Code Section 66852.21 that contain provisions pertaining to minor urban lot splits (a.k.a., SB-9 Lot Splits). These changes allow for housing development pursuant to Section 66852.21 and minor urban lot splits on properties within a historic district, which was previously prohibited. State law still prohibits this type of development and subdivision on properties that are listed as historic by the state and/or the City.

Assembly Bill 2782
Prior to January 1, 2025, state law (Civil Code Section 798.17) required that long-term leases (those longer than twelve months) be excluded from local mobile home park rent stabilization ordinances. Assembly Bill 2782, which was enacted in 2020, eliminated this requirement effective January 1, 2025, meaning that these local ordinances may now

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include long-term leases in their rent stabilization protections. This allows most long-term residents of mobile home parks to be protected from unauthorized rent increases in violation of the City’s rent stabilization ordinance.

Summary of Proposed Changes
The table below contains a brief summary of the proposed changes to the Municipal Code. Each change is broken down in detail following the table.

Table 1: Municipal Code Changes
Municipal Code
Section Change Description
State Law
Requirement?
Zoning Regulations
(Title 17)
Miscellaneous ADU changes to clarify setbacks
and height, additional height allowances,
procedural requirements, exceptions to
discretionary review, clarifying ADU definitions,
and lot coverage requirements. Yes (SB 1211)
Mobile Home
Regulations (Ch 5.44)
Remove long-term lease exemption from mobile
home rent stabilization ordinance. Remove
duplicitous exemption section 5.44.040, which
should have been deleted per a 1992 amendment. Yes (AB 2782) Zoning Regulations
(Title 17)
Revise fractional density calculation to prioritize the production of the maximum number of affordable
housing units for density bonus projects. No
Subdivision
Regulations (Title 16)
Update Minor Urban Lot Split regulations to allow
lot splits on properties located within a historic
district that are not designated historic resources
by the state or City. Yes (AB 1061)
Zoning Regulations
(Title 17)
Cleanup to Accessory Structures chapter to
accommodate development of ADUs. Yes (SB 1211)
Zoning Regulations
(Title 17)
Update intersection visibility requirements to
include driveway approaches per new Engineering
Standards. No
Zoning Regulations
(Title 17)
Correct Table 2-1 to show that General Retail is
allowed by right in the C-N zone, per a previous
approved amendment to zoning code. No
Zoning Regulations
(Title 17)
Clarify that decks with a height of 30 inches or less
above grade are not subject to setback
requirements. No
Zoning Regulations
(Title 17)
Minor revisions to language in the Homestay
regulations, clarifying that failure to submit required information annually constitutes grounds for
revocation of permit. No

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Miscellaneous ADU-Related Changes
Staff has proposed several miscellaneous amendments related to ADUs. These changes were identified as possible barriers to housing development, possible inconsistencies with state law, or items that would benefit from further clarification. These proposed amendments are as follows:
 Setbacks & Height: Both state law and the Zoning Regulations currently require that new ADUs that include the creation of new square footage (i.e., new floor space) with a side and rear setback of 4 feet are limited to a maximum height of 16 feet. The Zoning Regulations provide an additional pathway that allows higher heights by allowing ADUs to be built to a maximum height of 25 feet (in excess of state limits) so long as they comply with the setback standards required in the underlying zone, beginning at a minimum of 5 feet for all residential zones.

However, state law also permits a height maximum of 18 feet with a side and rear setback of 4 feet for a detached ADU on a property with a multistory multifamily dwelling, as well as a height maximum of 25 feet with a side and rear setback of 5 feet for attached ADUs. Therefore, the current Zoning Regulations described above are inconsistent with these additional height and setback allowances provided by state law.

Section 17.86.020 is proposed to be amended to more clearly call out the height and setback allowances permitted under state law. (Attachment A –

17.86.020(B)(3)(c).)
 Additional Height Allowance: As stated above, the Zoning Regulations currently allow ADUs a maximum height limit of 25 feet in any zone, if the ADU is compliant with the underlying zone’s setback requirements. The City has received feedback from the public to consider deferring ADU height limits to the underlying zone, as is done for all other standards not accounted for in Section 17.86.020. Staff considered this input and have updated this provision of Section 17.86.020 to defer to the underlying zone standards for ADU height limits.

Deferring to the underlying zone standards is more permissive than state law and could potentially increase ADU development in certain zoning districts, such as the R-2 and R-3 zones, by allowing ADU designs to be more consistent with the typical development pattern in said zones, which allow heights of up to 35 feet. This change would not impact ADUs in the R-1 zone, as the current ADU maximum height limit of 25 feet matches the height limit for structures in the R-1 zone. ADUs that are built with a height in excess of state law allowances described above will be required to comply with the setback standards of the underlying zone. (Attachment A – 17.86.020(B)(3)(d).)
 Procedural Requirements: In a previous update to the Zoning Regulations pertaining to ADUs (adopted on April 1, 2025), staff introduced a provision under

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the “Procedural Requirements” subsection of Section 17.86.020 that attempted to address issues related to attached ADUs and a “two-step” process that was occurring with the development of ADUs pursuant to California Government Code Section 66323.

The “two-step” process was utilized by developers to build an accessory structure (step 1) and then take advantage of the state law requirement allowing construction of an ADU by converting the accessory structure (step 2). This was necessary for the development of attached ADUs, particularly on properties that had an existing ADU, prior to 2025 when ADU development was restricted to 1 per lot.

Upon feedback from developers and the community of the difficulty in utilizing the “two-step” process, staff updated the “Procedural Requirements” to allow for a onestep process for attached ADUs, eliminating the need to complete the construction of the accessory structure before conversion to an ADU.

Since its implementation, this portion of the Procedural Requirements subsection of the Zoning Regulations has not been widely utilized and it may potentially conflict with state law which expressly allows for the construction of attached ADUs in addition to detached ADUs on a parcel with a single-family residence. Staff’s change to remove the 1 ADU per lot restriction in 2025 addressed this problem.

Therefore, this update proposes an amendment to Section 17.86.020 to remove this provision entirely. (Attachment A – 17.86.020(B)(4)(c).)  Exceptions from Discretionary Review: The Zoning Regulations provide instances in which additional discretionary review is required for ADU development. These include properties that are subject to the Hillside Development Standards (Section 17.70.090(E)) and additions to nonconforming structures (Section 17.92.020(F)). However, state law prohibits the use of a discretionary process to review ADUs that are compliant with all applicable ADU state standards.

This update includes changes to Sections 17.70.090 and 17.92.020 that would provide clear exceptions to the discretionary review process requirement under the Hillside Development Standards and additions to nonconforming structures for ADUs that are compliant with applicable ADU standards. (Attachment A –

17.70.090(E) & 17.92.020(G))
 Expanding the ADU Definition: The Zoning Regulations provide a general definition for ADUs. The City has received feedback from the public that additional clarification is needed for an attached versus detached ADU. This update adds additional language to the ADU definition provided under Section 17.156.004 that further describes what constitutes an attached versus a detached ADU. (Attachment A – 17.156.004)
 Lot Coverage: The Zoning Regulations provide ADUs an exception to lot coverage requirements as required by state law. The first 800 square feet of lot coverage on a property for an ADU is exempt and anything in excess of that first 800 square feet is included in a property’s lot coverage calculation. This update

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would modify the current language under Section 17.70.120 to more clearly articulate this lot coverage exception for ADUs. (Attachment A – 17.70.120(B)) Mobile Home Update
With Civil Code Section 798.17 repealed by AB 2782, the City is no longer required to exclude long-term space leases from its mobile home park rent stabilization ordinance (MHPRSO) found in Chapter 5.44 of the Municipal Code. Since the MHPRSO expressly includes the long-term lease exemption in Section 5.44.030, rather than simply referring to state law exemptions,1removal of this exemption requires an amendment to the ordinance (by deleting SLOMC § 5.44.030(E)). The long-term lease exemption has been a significant loophole utilized by mobile home park owners across the state, and Council directed staff at the 2025 Study Session on Renter Protections to bring this amendment forward so that long-term mobile home residents are protected by the rent stabilization ordinance.

Staff also recommends deletion of Section 5.44.040 as a clean-up of the MHPRSO to reflect a 1992 amendment modifying the Ordinance’s exemptions. In 1988, the City adopted a voter-approved version of the MHPRSO, in which Section 5.44.030(F) was an exemption for “spaces in a mobile home park in which at least 66.67% of said spaces are governed by a lease with an initial term of more than one year.” (see Ord. 1117 (1988 Series).) In 1989, the City adopted Ordinance 1146, establishing Section 5.44.040, the procedures for “claiming an exemption under Section 5.44.030(F),” which, at the time, was the 2/3 long-term lease exemption established by Ordinance 1117. Section 5.44.040 has not been modified since 1989. In 1992, the City adopted Ordinance 1228, which deleted Subsections F and G and created a new subsection F (which is the same as its current iteration, related to factory-built housing.), however, Section 5.44.040 was not concurrently deleted and still sets forth procedures for a Subsection F exemption that no longer exists. Deletion of Section 5.44.040 and the reference to the 66.67% exemption in Section 5.44.060(A) will clarify the intent of the 1992 amendment. (Attachment D –

5.44.030 & 5.44.040)
Fractional Density
Currently, the City’s Affordable Housing Incentives in Section 17.140.040 do not specify whether to use fractional density units (fractional density units are established in the City’s municipal code and measure density based on the number of bedrooms in each unit) or dwelling units per acre (general number of units provided, regardless of the number of

1 Some jurisdictions have taken the position that AB 2782 automatically repealed the long-term lease exemption within their rent stabilization ordinances. For jurisdictions like the City of Petaluma, this makes sense because their ordinance simply included the exemptions in Civil Code Section 798.17 by reference instead of codifying a separate exemption for long-term leases. Rather than referring to state law, San Luis Obispo’s municipal code sets forth a standalone long-term lease exemption that requires removal by amendment to the MHPRSO.

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bedrooms in each unit) when calculating the amount of density bonus units awarded and/or the amount of affordable units to be provided by the developer.

Under Section 17.70.040, the City calculates the maximum allowed density for a property based on fractional density units, not dwelling units per acre. Density for a studio/onebedroom dwelling is 0.50 density units if less than 600 square feet in size or 0.66 density units if over 600 square feet but no more than 1,000 square feet in size, a two-bedroom dwelling is 1.00 unit, a three-bedroom dwelling is 1.50 units, and a four or more-bedroom dwelling is 2.00 units. For example, the following density bonus project uses fractional density units:
 The developer for a residential project that would provide five density units worth of dwellings applies for a 50 percent density bonus. This bonus would allow for a total of 8 density units (after rounding), where two density units of affordable units must be provided (after rounding). Under fractional density, the market-rate units could be provided as eight two-bedroom units, with two of them provided as affordable units.

However, there are two issues that occur under the current provisions provided in Section

17.140.040. Because this section does not clarify when and how fractional density can be used, an applicant may maximize the number of market rate units built under fractional density (e.g., six two-bedroom units) while minimizing the number of affordable units (e.g., two studio units, where under fractional density, two two-bedroom units would be required).

Another issue is the way fractional density units can be applied to decrease the total number of affordable units provided. Referring to the density bonus project example above, the applicant is required to provide two density units of affordable housing to qualify for a 50 percent density bonus. They provide six market-rate two-bedroom units, but instead of two affordable two-bedroom units, they provide one four-bedroom dwelling unit. Although under Section 17.70.140 a four-bedroom unit is worth two density units, Density Bonus Law, Government Code Section 65915(r), states that the intent of this law is to be interpreted as favoring the production of the maximum number of total housing units, including the affordable units. Therefore, to comply with Density Bonus Law, the applicant should be required to provide two, two-bedroom dwellings.

This update would add language to Section 17.140.040 requiring fractional density units to be applied consistently for both the market rate and affordable units within a density bonus project, and that fractional density shall only be utilized in favor of producing the maximum number of affordable housing units provided. (Attachment A - 17.140.040) Minor Urban Lot Splits and Housing Development In Historic Districts Currently, the Subdivision Regulations prohibit minor urban lot splits, and in turn, housing development pursuant to the same state laws that govern urban lot splits, in historic districts and on properties listed as a historic resource by the state and/or City. This restriction was consistent with state law at the time it was instituted.

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With the passage of Assembly Bill 1061, this restriction was modified, specifically allowing minor urban lot splits and associated housing development on properties located within a historic district. The restriction still remains for properties that are designated as historic resources by the state and/or City. This update would adjust this provision in Section

16.15.020 to maintain compliance with state law. (Attachment A – 16.15.020(C)) Homestay Regulations
Section 17.86.160 provides requirements that operating Homestays must comply with to apply for a Homestay permit. The requirements include the following:
 Operators of homestays in all zones are required to obtain a homestay permit and a business license.
 The operator of the homestay shall pay transient occupancy tax and tourism business improvement district tax as required by the municipal code.  The operator of the homestay shall annually provide verification of primary residence through the homeowner’s property tax exemption or other appropriate documentation.
 The operator of the homestay shall provide the name and contact information of a responsible party in the application if the owner-occupier anticipates he or she may not be on the premises at all times during the homestay rental.

This update would add language to Section 17.86.160 clarifying that these requirements must be complied with on a continuous basis and that Homestays that do not comply with applicable requirements shall automatically expire, rather than the previous regulations which necessitated a revocation hearing. This change will allow staff to proactively monitor active homestays and ensure they are complying with requirements on a regular basis, leading to more effective compliance for homestays in the City. (Attachment A –

17.86.160(E))
Accessory Structures
In review of Chapter 17.70 of the Municipal Code, staff identified outdated and restrictive provisions in Section 17.70.010 pertaining to accessory structures. This update includes changes to Section 17.70.010 to address these items and are as follows (Attachment A – 17.70.010):
 Modifying the term “secondary dwelling unit” used in this section to “accessory dwelling unit.” The term “secondary dwelling unit” was used to refer to accessory habitable space, which is now known as an ADU.
 This section currently limits the number of accessory structures to three per lot, only one of which may include a habitable accessory structure like an ADU. This is inconsistent with both Section 17.86.020 of the City’s Municipal Code and state

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law. This language would be removed and replaced with a provision specifically stating that the limit on accessory structures would not apply to ADUs and JADUs.  This section contains a provision requiring a property owner to record a covenant agreement disclosing the accessory structure’s approved floor plan and status and allowing for annual inspections by the City. The City has received feedback that this requirement is particularly restrictive for what are otherwise minor projects.

The purpose of this requirement was to prevent the illegal conversion of accessory structures into habitable spaces. However, since this provision was added to the Zoning Regulations, ADUs and JADUs have become highly regulated and pathways for “illegal” ADUs to become permitted units have been instituted by state law. This update would remove this provision entirely.

Driveway Visibility Clarification
Section 17.70.210 provides provisions for intersection visibility requirements at roadway intersections not controlled by a stop sign or traffic signal that prohibit plants, structures, or other solid objects over three feet tall to be located within “sight triangles” further described in this section. These provisions are based on Engineering Standard 7950, which was updated in 2025, expanding this same requirement to driveway approaches.

This update would add a provision and figure specifically for driveway approach visibility requirements to Section 17.70.210. This update will achieve consistency with current Engineering Standard 7950. (Attachment A – 17.70.210)
Use Permit Clarification for General Retail
Section 17.26.030(A) provides maximum gross floor area limits for retail uses in the C-N (Neighborhood Commercial) zone. It also provides that exceptions to these limits may be granted through the approval of a Minor Use Permit. However, Table 2-1 of Chapter 17.10 (Use Regulations) indicates a Minor Use Permit is required for approval of a general retail use in the C-N zone.

General retail is allowed by right in the C-N zone, and staff have determined that the “MUP” note in Table 2-1 was mistakenly provided. Previous versions of this table included individual line items describing what was allowed by right or what required discretionary review based on the gross floor area limits. In 2018, Table 9 (now referred to as Table 2- 1) was updated, which included the reduction of these items to one line referring to “General Retail” as a whole, with a note to Section 17.26.030(A) to defer to the exceptions allowed. However, this use was marked as requiring a Minor Use Permit in the C-N zone where it should have been marked as allowed by right. This update would remove the “MUP” designation from Table 2-1 for general retail uses in the C-N zone. (Attachment A – 17.10.020)

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Setback Clarification for Decks
Section 17.70.170 contains provisions that permit decks with a height that exceeds 30 inches above grade to encroach into side and rear yard setbacks no more than four feet or one-half the required setback, whichever is less. At the same time, it also provides that certain structures, including decks with a height of 30 inches or less, may also be located within required setbacks. However, the Municipal Code does not clearly state this, and staff have received feedback from the public requesting this point be clarified. This update would include changes to Section 17.70.170 that clearly specify that decks with a height of 30 inches or less above grade are not subject to setback requirements. (Attachment A – 17.70.010(C))
Feedback Received Regarding Additional Zoning Code Updates During the year, staff has received questions and suggestions from the community and individual Councilmembers regarding additional desired changes to the Zoning Regulations, generally related to commercial uses. These Included allowing office use in manufacturing zones, whether there are any necessary child care business related changes to facilitate more childcare uses and allowing massage or physical therapy uses in the office zones. Staff analyzed these changes to potentially include in this zoning code update, however, they were not included at this time.

Family day cares are already an allowed use in all zones except the Conservation/Open Space and Public Facilities zones, and it has not been staff’s experience that there are zoning barriers prohibiting the establishment of daycare uses in the City. Physical therapy uses are allowed in the Office zone as they are typically operated by licensed medical professionals, meeting the classification of a Medical/Dental Office under the existing regulations. However, massage services fall under the Personal Services classification, which are not allowed in the Office zone. Allowing this classification would best be considered as part of a larger General Plan update that considers the potential ramifications, as personal services cover a wide range of uses such as barber shops, beauty salons, tailors, day spas, dry cleaners, tattoo shops, etc. Similarly, allowing certain office uses in the manufacturing zone would also be best to consider as part of a larger General Plan update to ensure that there is sufficient space for manufacturing uses in the City as outlined in the General Plan, and that there are not unintended consequences of making this change. These topics warrant more in-depth study and analysis than was possible for this item.

Previous Council or Advisory Body Action
On April 8, 2026, the Planning Commission, on a 6-0 vote (Tolle absent) adopted a Resolution (Attachment B) which recommended that City Council introduce and adopt an Ordinance amending Title 16 (Subdivision Regulations), Title 17 (Zoning Regulations), and Title 5 (Permits, Licenses, and Regulations) of the Municipal Code regarding accessory dwelling units, junior accessory dwelling units, urban lot splits, mobile homes, and other clarifications and changes to regulations associated with housing, with an

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exemption from environmental review (CEQA), as represented in the staff report and attachments.

Public Engagement
Public notice was provided for the April 8th Planning Commission meeting and no public comment was received on the item. Public notice of this hearing has been published in a widely circulated local newspaper, and hearing agendas for this meeting were posted at City Hall, consistent with adopted notification procedures. Email notices have been provided for each public meeting to those on the interested parties list.

CONCURRENCE
Planning, Building, and Engineering Division staff from the Community Development Department, as well as the City Attorney’s Office, have reviewed the proposed changes to Titles 16, 17, and 5 and provided feedback that has been incorporated into the proposed amendments.

ENVIRONMENTAL REVIEW
The proposed code amendments to Title 16, Title 17, and Title 5 of the Municipal Code have been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. Specifically, the proposed amendments have been determined to be exempt from further environmental review pursuant to CEQA Guidelines Section 15061(b)(3), the “Common Sense” exemption, because the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment, and it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment.

Individual discretionary developments will still be required to conduct environmental analyses as appropriate. The proposed code amendments pertaining to ADUs and JADUs are also exempt under Public Resourced Code Section 21080.17 that applies to local ordinances implementing state regulations related to accessory dwelling units.

FISCAL IMPACT
Budgeted: Yes Budget Year: 2026-27
Funding Identified: N/A
Fiscal Analysis:

Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $0 $0 $0 $0
State
Total $0 $0 $0 $0

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The Municipal Code changes implemented by this ordinance would not have a direct fiscal impact on the City.

ALTERNATIVES

1. Continue consideration of the proposed amendments. An action continuing the project should include direction for staff on pertinent issues that should be further studied or analyzed for future Council consideration.

2. Do not approve the proposed amendments. Not approving the amendments would result in the City’s Municipal Code not being consistent with state law.

Denying the proposed amendments would also not address the potential barriers to housing production that have been identified within the City’s Municipal Code.

3. Modify the proposed amendments. Any modifications to the proposed amendments would need to be sent back to the Planning Commission for approval, then re-introduced at City Council, followed by a second reading before implementation. This would create significant delays in implementing the proposed updates to Titles 5, 16, and 17, several of which are necessary to maintain compliance with state law requirements.

ATTACHMENTS
A - Draft Ordinance adopting amendments to Titles 16, 17, and 5 B - Signed Planning Commission Resolution recommending that City Council adopt amendments to Titles 5, 16, and 17

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O ______
ORDINANCE NO. _____ (2026 SERIES)

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, AMENDING TITLE 16 (SUBDIVSION
REGULATIONS), TITLE 17 (ZONING REGULATIONS), AND TITLE 5 (LICENSES, PERMITS, AND REGULATIONS) OF THE MUNICIPAL

CODE REGARDING ACCESSORY DWELLING UNITS, JUNIOR

ACCESSORY DWELLING UNITS, URBAN LOT SPLITS, MOBILE

HOMES, AND OTHER CLARIFICATIONS AND CHANGES TO

REGULATIONS ASSOCIATED WITH HOUSING, WITH AN EXEMPTION
FROM ENVIRONMENTAL REVIEW (CEQA) (CODE-0149-2026)
WHEREAS, on August 31, 2020, Governor Newsom approved AB 2782 implementing numerous changes to the Mobilehome Residency Law, primarily repealing an exemption from rent control measures for long-term mobile home leases; and
WHEREAS, on October 10, 2025, Governor Newsom approved AB 1061 to allow minor urban lot splits on properties located in a historic district; and WHEREAS, the City of San Luis Obispo desires to update Title 16 (Subdivision Regulations) and Title 5 (Licenses, Permits, and Regulations) so that they may be consistent with current state law; and
WHEREAS, a number of changes have been identified in order to clarify or change processes related to housing development to more efficiently implement policies and programs of the City of San Luis Obispo’s General Plan that are implemented through Title 17 (Zoning Regulations) and align with state housing law; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California on April 8, 2026, for the purpose of recommending various amendments to Title 16, Title 17, and Title 5 of the Municipal Code to ensure consistency with state law, as well as to clarify City standards and procedures; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California on May 5, 2026, for the purpose of introducing various amendments to Title 16, Title 17, and Title 5 of the Municipal Code regarding accessory dwelling units, junior accessory dwelling units, urban lot splits, mobile homes, and other clarifications and changes to regulations associated with housing; and
WHEREAS, notice of said public hearing were made at the time and in the manner required by the law; and
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:

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SECTION 1. Findings. Based upon all evidence, and as recommended by the Planning Commission, the City Council makes the following findings:

1. The proposed amendments to Titles 16, 17, and 5 will not cause significant health, safety, or welfare concerns since the amendments are consistent with the General Plan and directly implement City goals and polices.

2. The proposed amendments to Title 17 are consistent with the 6th Cycle Housing Element in promoting Goal 5 (Housing Variety) and Goal 6 (Housing Production).

3. The proposed amendments to Titles 16, 17, and 5 are consistent with state law.

SECTION 2. Environmental Determination. The proposed code amendments to Title 16, Title 17, and Title 5 of the Municipal Code have been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City.

Specifically, the proposed amendments have been determined to be exempt from further environmental review pursuant to CEQA Guidelines Section 15061(b)(3), the “Common Sense” exemption, because the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment, and it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. Individual discretionary developments will still be required to conduct environmental analyses as appropriate. The proposed code amendments pertaining to ADUs and JADUs are also exempt under Public Resourced Code Section 21080.17 that applies to local ordinances implementing state regulations related to accessory dwelling units.

SECTION 3. Title 5 LICENSES, PERMITS, AND REGULATIONS: Section

5.44.030 Exemptions is hereby amended as follows:

5.44.030 Exemptions.

The provisions of this chapter shall not apply to the following tenancies in mobile home parks:

A. Mobile home park spaces rented for nonresidential uses; B. Mobile home parks managed or operated by the United States Government, the state of California, or the county of San Luis Obispo; C. Tenancies which do not exceed an occupancy of twenty days and which do not contemplate an occupancy of more than twenty days;

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D. Tenancies for which any federal or state law or regulation specifically prohibits rent regulation;
E. Tenancies covered by leases or contracts which provide for a tenancy of more than a year, but only for the duration of such lease or contract. Upon the expiration of or other termination of any such lease or contract, this chapter shall immediately be applicable to the tenancy. No rent increases other than that allowed under the provisions of the lease shall be allowed during the duration of such a lease or contract.

F. E. Spaces in a mobile home park which sells lots for factory-built or manufactured housing, or which provides condominium ownership of such lots, but only when the dwelling unit and the underlying interest in the space it is located upon are in the same ownership. (Ord. 1228 § 1, 1992; Ord. 1117, 1988) SECTION 4. Title 5 LICENSES, PERMITS, AND REGULATIONS: Section

5.44.040 Mobile home park owner exemptions under Section 5.44.030(F) is hereby repealed.

SECTION 5. Title 16 SUBDIVISION REGULATIONS: Section 16.15.020 Qualifying requirements is hereby amended as follows:

16.15.020 Qualifying requirements.

Minor and major urban lot splits must meet all of the following requirements, unless otherwise stated in this chapter, in order to be an eligible urban lot split under their respective government code sections. It shall be the responsibility of the applicant to demonstrate to the satisfaction of the director that each of these requirements is satisfied. The applicant and/or owner of the property shall provide a sworn statement, in a form approved by the director, attesting to all facts necessary to establish that each requirement is met.

A. Maximum Number of Dwellings.

1. A minor urban lot split shall not result in more than two dwelling units of any kind on the resulting parcels. As described by California Government Code Section 66411.7(j), the two-unit limitation applies to any combination of primary dwelling units, ADUs, or JADUs.

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2. A major urban lot split shall contain at least one dwelling unit on each resulting parcel (see California Government Code Section 66499.41(e)). A maximum of ten dwelling units may be developed on the parcel to be subdivided. As described by California Government Code Section 66499.41(g), the city may deny an application which proposes accessory dwelling units and/or junior accessory dwelling units on the resulting parcel(s).

B. Hazardous and Protected Areas.

1. A minor urban lot split shall not be located on any site identified in California Government Code Section 65913.4(a)(6)(B) through 65913.4(a)(6)(K), inclusive, unless the development satisfies the requirements specified therein. Such sites include, but are not limited to, prime farmland, wetlands, very high fire hazard severity zones, special flood hazard areas, regulatory floodways, and lands identified for conservation or habitat preservation as specifically defined in California Government Code Section 65913.4.

2. A major urban lot split shall not be located on any site identified in California Government Code Section 66499.41(a)(9)(A) through 66499.41(a)(9)(J), inclusive, unless the development satisfies the requirements specified therein. Such sites include, but are not limited to, prime farmland, wetlands, very high fire hazard severity zones, special flood hazard areas, regulatory floodways, and lands identified for conservation or habitat preservation.

C. Historic Properties. A minor urban lot split shall not be located within a historic district or on property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the California Public Resources Code, or within a site that is designated or listed as a historic resource pursuant to the city’s historic preservation ordinance.

D. Demolition or Alteration of Housing. A minor urban lot split shall not require the demolition or alteration of the types of housing identified in California Government Code Section 66411.7(a)(3)(D) and (F). A major urban lot split shall not require the demolition or alteration of the types of housing identified in California Government Code Section 66499.41(a)(8).

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E. Subsequent Urban Lot Splits. In the case of an urban lot split, the lot proposed to be subdivided shall not have been established through a prior urban lot split.

F. Adjacent Urban Lot Splits. In the case of a minor urban lot split, the lot proposed to be subdivided (“subject lot”) shall not be adjacent to any lot that was established through a minor urban lot split by the owner of the subject lot or by any person acting in concert with the owner of the subject lot.

G. Subdivision Map Act. An urban lot split must conform to all applicable objective requirements of the Subdivision Map Act, including implementing requirements in this code, except as otherwise provided in this chapter.

Notwithstanding the foregoing, no dedication of rights-of-way or construction of off-site improvements is required solely for a minor urban lot split.

H. Lot Requirements and Limits.

1. A minor urban lot split application may subdivide an existing lot to create no more than two new lots of approximately equal lot area; provided, that one lot shall not be smaller than forty percent of the lot area of the original lot proposed for subdivision. Both newly created lots must each be no smaller than one thousand two hundred square feet.

2. A major urban lot split may subdivide an existing lot to create no more than ten new lots, with each lot being no smaller than six hundred square feet. If the property subject to a major urban lot split is zoned for singlefamily use, each lot shall be no smaller than one thousand two hundred square feet. The average total area of floorspace for the proposed dwelling units to be located on lots created via a major urban lot split shall not exceed one thousand seven hundred fifty net habitable square feet, as defined by California Government Code Section 66499.41.

I. Easements. The owner must enter into an easement agreement with each utility/public service provider to establish necessary easements that are sufficient for the provision of public services and facilities to each of the resulting lots.

1. Each easement must be shown on the tentative parcel map and the final parcel map.

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2. Copies of the unrecorded easement agreements must be submitted with the application. The easement agreements must be recorded against the property prior to or concurrent with final parcel map approval.

J. Required Affidavit. The applicant for a final parcel map for a minor urban lot split must sign an affidavit provided by the city stating that the applicant intends to occupy one of the dwelling units on one of the resulting lots as the applicant’s principal residence for a minimum of three years from the date of approval of the minor urban lot split, or in the case of a vacant property a minimum of three years from the date of issuance of occupancy certification of any new residential dwellings on either of the resulting lots.

K. Rental Term. Rental of any unit created pursuant to this section shall be for a term longer than thirty days.

L. Housing Unit Specifications. Housing units on a major urban lot split shall be one of the housing unit types identified in California Government Code Section 66499.41(a)(4).

M. Housing Element. The proposed housing development associated with a major urban lot split shall meet one of the following, as applicable:

1. If the parcel is identified in the city’s housing element for the current planning period, the housing development will result in at least as many units as projected for that parcel. Additionally, if the parcel is identified to accommodate any portion of the city’s share of the regional housing need for low- or very-low-income households, the development will result in at least as many low- or very-low-income units as projected in the housing element and shall be subject to a recorded affordability restriction of at least forty-five years.

2. If the parcel is not identified in the city’s housing element for the current planning period, the development will result in at least sixty-six percent of the maximum allowable residential density or sixty-six percent of the applicable residential density specified in California Government Code Section 65583.2(c)(3)(B), whichever is greater.

N. Water and Sewer Requirement. All parcels created through a major urban lot split shall be served by a public water system and municipal sewer system.

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O. Separately Alienable. A major urban lot split shall not result in any existing dwelling unit being alienable separate from the title to any other existing dwelling unit on the lot.

P. Floor Area Ratio. For major urban lot splits, a floor area ratio standard not less than 1.0 shall apply for housing development projects consisting of three to seven units, inclusive, and a floor area ratio standard not less than 1.25 shall apply for housing development projects consisting of eight to ten units, inclusive. (Ord. 1743 § 5, 2025; Ord. 1729 § 4 (Exh. A), 2023)
SECTION 6. Title 17 ZONING REGULATIONS: Section 17.10.020 Use regulations by zone is hereby amended as follows:

17.10.020 Use Regulations by zone.

Retail Sales See Secs.

17.26.030(A),

17.30.030(A),

17.32.030,

17.34.030(A)
and

17.36.030(A)
Building
Materials
and
Services—
Indoor

A A A A A
Building
Materials
and
Services—
Outdoor

MUP A MUP A A
Extended
Hour
Retail

MUP MUP MUP MUP MUP MUP MUP MUP
General
Retail

A A A A MUP MUP

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MUP
LargeScale
Retail

CUP CUP CUP
Nurseries
and
Garden
Centers

CUP A A
Theaters CUP MUP MUP MUP MUP Only
nonprofit
theaters are
allowed in
the PF zone.

See also Sec.

17.86.030
SECTION 7. Title 17 ZONING REGULATIONS: Section 17.26.030 Additional regulations is hereby amended as follows:

17.26.030 Additional regulations.

A. Maximum Retail Sales Building Size in the C-N Zone. A retail sales use in the C-N zone shall not exceed a gross floor area of two thousand square feet for each establishment, or a combined floor area of fifteen thousand square feet for all retail sales establishments within a shopping center, unless an approved minor use permit finds the use is consistent with applicable policies of the General Plan Land Use Element and is compatible with surrounding uses. A general retail sales use that does not exceed the floor area thresholds above is allowed and does not require a minor use permit. Exceptions to the floor area limitations above require minor use permit approval to ensure consistency with policies of the General Plan Land Use Element and compatibility with surrounding uses.

B. Food and Beverage Sales in the C-N Zone.

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1. General Markets and Convenience Stores. General markets and convenience stores with a gross floor area under three thousand square feet are allowed by right. Such uses with a gross floor area exceeding three thousand square feet may be approved by a minor use permit.

2. Liquor Stores. Liquor stores shall be limited to three thousand square feet of gross floor area, subject to a minor use permit.

C. Number of Parking Spaces Required in the C-N Zone. See Section

17.72.030(C) (Minimum Number of Spaces Required in the C-N Zone). (Ord. 1705 § 14, 2021; Ord. 1650 § 3 (Exh. B), 2018)
SECTION 8. Title 17 ZONING REGULATIONS: Section 17.70.010 Accessory structures is hereby amended as follows:

17.70.010 Accessory structures.

A. Purpose.

1. Regulations on accessory structures are established to provide a distinction between nonhabitable accessory structures (e.g., garage, storage shed, shop building) and accessory living spaces (e.g., accessory dwelling unit secondary dwelling units, guest quarters, office, pool house, etc.). These regulations establish standards which prevent the conversion of accessory structures into unpermitted living space to ensure that such structures are not used as separate dwelling units.

2. Unpermitted conversion of accessory structures is detrimental to the public health, safety, and welfare of the community.

B. Applicability.

1. Application. This section shall apply to:
a. New Structures. All new structures, as defined in the building code, located on the same site as the primary structure or use to which it is accessory, including, but not limited to, garages, carports, portecocheres, sheds, workshops, gazebos, greenhouses, cabanas, trellises, play structures, aviaries, covered patios, etc.

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b. Decks and Patios. Decks and patios that are 30 inches above the ground elevation, excluding aboveground pools.

2. Exclusion. This section shall not apply to legally established dwellings, accessory dwelling units as defined in Section 17.156.004 (A Definitions), and guest quarters as defined in Section 17.158.018 (G Definitions).

Accessory structures that include habitable space, as defined by the California Building Code, shall be regulated by Section 17.86.020 (Accessory Dwelling Units and Guest Quarters).

C. Development Standards.

1. General Development Standards. Accessory structures shall conform to all applicable zoning regulations such as height, yards, parking, building coverage, setbacks (unless otherwise allowed, see Section 17.70.170(C)), etc.

2. Incidental Use. The use of an accessory structure is incidental, and subordinate to the use of the principal structure, or to the principal land use of the site.

3. Form. Accessory structures may consist of detached structures or additions to primary structures.

4. No Bathing Facilities. No bathing facilities (e.g., shower, bathtub) may be installed. Plans submitted for a building permit may not include spaces within a bathroom designed for the later addition of bathing facilities.

5. Limit on Total Number in Residential Zones. In residential zones, no more than three accessory structures shall be permitted per lot, only one of which may include a habitable accessory structure such as an accessory dwelling unit or guest quarters. This limit does not apply to accessory and junior accessory dwelling units.

D. Process Requirements.

1. Building Permit. Development of an accessory structure shall require approval of a building permit from the city’s building division.

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2. Design Review. Plans submitted for a building permit shall be reviewed for consistency with the city’s community design guidelines and general development requirements of the zoning regulations.

3. Owners Agreement with the City. Prior to the issuance of construction permits, a covenant agreement shall be recorded that discloses the structure’s approved floor plan and status as an “accessory structure” which cannot contain living space, including bathing facilities or a kitchen. This agreement shall be recorded in the office of the county recorder to provide constructive notice to all future owners of the property. The covenant agreement also may contain authorization for annual inspections, and to allow the city upon reasonable time and notice to inspect the premises for compliance with the agreement and to verify continued compliance with requirements of this section and Health and Safety Codes. (Ord. 1650 § 3 (Exh. B), 2018)
SECTION 9. Title 17 ZONING REGULATIONS: Section 17.70.070 Fences, walls, and hedges is hereby amended as follows:

17.70.070 Fences, walls, and hedges.

A. Purpose. The purpose of these regulations is to achieve a balance between concerns for privacy and public concerns for enhancement of the community appearance, visual image of the streetscape, overall character of neighborhoods, and to ensure the provision of adequate light, air, and public safety.

B. Application. These regulations apply to any type of visible or tangible obstruction that has the effect of forming a physical or visual barrier between properties or between property lines and the public right-of-way, including but not limited to: any type of artificially constructed barriers of wood, metal, or concrete posts connected by boards, rails, panels, wire or mesh, and any type of natural growth such as hedges and screen plantings.

C. Standards for Fences Located within Required Setbacks. Fences, walls or hedges may be placed within required setbacks, provided they do not exceed maximum height limitations and comply with the following standards:

1. Fence Height within Front Setback. The maximum height of a fence, wall, or hedge shall not exceed six feet; except within any front setback, the

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maximum fence, wall, or hedge height shall be as shown in Figure 3-4:

Fence, Wall, and Hedge Height in Front Setbacks. See also Section

17.70.210 (Vision Clearance Triangle at Intersections).

Figure 3-4. Fence, Wall, and Hedge Maximum Height in Front Setbacks

2. Corner Lots Fence Height within Street Side Setbacks. On corner lots, the maximum height of a fence, wall, or hedge shall not exceed six feet; except within any street side setback, the maximum fence, wall, or hedge height shall be as shown in Figure 3-5: Fence, Wall, and Hedge Height in Street Side Setbacks (Corner Lots). See also Section 17.70.210 (Vision Clearance Triangle at Intersections).

Figure 3-5. Fence, Wall, and Hedge Maximum Height in Street Side Setbacks (Corner Lots)

3. Driveway Gates. In the R-1 zone, gates across driveways shall be set back a minimum of ten feet behind the property line. In all other zones, gates across driveways shall allow for adequate space to queue vehicles

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entering the property consistent with Section 12.38.040 (Parking and driveway standards).

4. Interior Side and Rear Setback Height. The maximum height of a fence, wall, or hedge in any interior side or rear setback shall be six feet.

5. Arbors, Trellises, and Ornamental Features.
a. General. Arbors, trellises, and other similar ornamental features are allowed within a required setback subject to the same height limits that apply to fences, walls, and hedges, except as provided in subsection (C)(5)(b) of this section.
b. Street Side and Front Setback. Up to one arbor, trellis, or other similar ornamental feature per street frontage is allowed with a maximum height of nine feet, and an area of not more than forty square feet as measured by the perimeter formed by the vertical projection to the ground of the outermost elements of the feature, and no horizontal dimension shall exceed eight feet in length. Any portion of such a feature wider than eighteen inches and that exceeds the usual fence height requirements of this section shall be of an open design such that a person standing on the adjacent public right-of-way can see completely through at least fifty percent of the structure to the depth of the required street yard (see Figure 3-6: Arbors in Front and Street Side Setbacks). Such features within required setbacks shall not be connected to another structure or building. For the purposes of this section, the term “connected” shall include structures that are rigidly joined by structural components. Such features within required setbacks shall not be constructed of heavy materials such as masonry or metal. Such features within required setbacks comply with Section

17.70.210 (Vision Clearance Triangle at Intersections).

Figure 3-6. Arbors in Front and Street Side Setbacks

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6. Pilasters. Decorative pilasters, statuary, flower pots, and similar ornamental elements attached to or incorporated into the design of conforming fences or walls may exceed the required height limit up to 18 inches, provided that the decorative element is not wider than eighteen inches and that such elements are used to define a gateway or other entryway or are otherwise at least four feet apart.

D. Standards for Fences Located Outside of Required Setback Areas. Fences, walls, and arbors may be placed outside required setbacks, provided:

1. The maximum fence, wall, arbor or hedge height is eight feet.

2. Where the fence, wall, or arbor is connected to and a part of a building, it may be any height allowed in the underlying zone.

E. Fence Height with Difference in Grade. Fence height is measured from the adjacent grade along the lower side of the wall, fence, or hedge, directly at the base of the wall or fence.

F. Measurement of Height Where Fences or Walls Are Located on Retaining Walls.

1. Where fences or walls are located on retaining walls, the height of the retaining wall shall be considered as part of the overall height of the fence or wall. Walls or fences must have a minimum spacing of five feet between each other to be considered separate structures for purposes of measuring overall height.

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2. Where fences are located on a berm or mound, the height of the fence shall include the berm or mound directly beneath the fence and above natural grade in the overall height measurement.

3. Where fences are located on retaining walls within interior side or rear setbacks, fences shall not exceed six feet as measured from the uphill side if erected or replaced on top of the retaining walls, and the combined fence and retaining wall height shall not exceed nine feet from the lower side, provided no modification of grade has occurred from the original subdivision improvements and/or design approvals. A building permit is required for the combined fence and retaining wall height that exceeds six feet. If there is evidence that a modification to the grade has occurred from the original subdivision/design approvals, the height must be authorized through a fence height exception pursuant to Chapter 17.108 (Director’s Action). For retaining walls in hillside areas, see also Section 17.70.090(C)(3) (Retaining Walls).

G. Intersection and Driveway Visibility. Notwithstanding other provisions of this section, fences, walls, and hedges shall comply with Section 17.70.210 (Vision Clearance Triangle at Intersections and Driveways).

H. Director’s Action. The director, through a director’s action, may grant exceptions to standards of this section as set forth in Chapter 17.108 (Director’s Action) when there is no practical way to comply with the provisions and no other feasible alternatives will result in better implementation of other zoning regulations or general plan policies while allowing reasonable use of sites.

Circumstances where a director’s action may be approved include, but are not limited to, issues related to topography and privacy. (Ord. 1705 §§ 17, 22, 2021; Ord. 1650 § 3 (Exh. B), 2018)
SECTION 10. Title 17 ZONING REGULATIONS: Section 17.70.090 Hillside development standards is hereby amended as follows:

17.70.090 Hillside development standards.

A. Purpose and Application.

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1. Purpose. The purpose of this section is to implement goals of the Conservation and Open Space and Land Use Elements of the General Plan:
a. To protect and preserve scenic hillside areas and natural features such as the volcanic morros, ridge lines, plant communities, rock outcroppings and steep slope areas that function as landscape backdrops for the community;
b. To avoid encroachment into sensitive habitats or unique resources as defined in the Conservation and Open Space Element;
c. To protect the health, safety and welfare of community residents by directing development away from areas with hazards such as landslides, wildland fires, flooding and erosion; and
d. To protect the city’s scenic setting.

2. Application. The provisions of this section shall apply to all lots and sites that have an average cross slope of sixteen percent or more (see Section

17.70.090(B): Average Slope Calculation). The director may require a survey and slope analysis to determine whether the provisions of this section apply to a specific property or development. Notwithstanding the requirements of this section, a lot created pursuant to the Subdivision Map Act and Title 16 (Subdivisions) of the San Luis Obispo Municipal Code prior to the effective date of this division may be developed with a single unit structure in compliance with other applicable requirements of these zoning regulations.

B. Average Cross-Slope Calculation. Average cross-slope is the ratio, expressed as a percentage of the difference in elevation to the horizontal distance between two points on the perimeter of the area for which slope is being determined. The line along which the slope is measured shall run essentially perpendicular to the contours.

1. Where a site does not slope uniformly, average cross-slope is to be determined by proportional weighting of the cross-slopes of uniformly sloping subareas, as determined by the director.

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2. Cross-slope determinations shall be based on the existing topography of the net site area after subtracting the area for any future on-site grading necessary to accommodate proposed right-of-way improvements and other on-site improvements.

3. Cross-slope shall be calculated only for the net area as defined in Section 17.70.110 (Lot Area).

C. Hillside Development Standards.

1. General Site Planning Standards. To assist in maintaining a natural appearance for hillsides and ridgelines, each structure shall be located in the most accessible, least visually prominent, most geologically stable portion or portions of the site, at the lowest feasible elevation, and shall, at a minimum, meet the following requirements:
a. See Section 17.70.040(A)(2) (Maximum Development Density— Sloped Sites) for maximum density in hillside areas.
b. See Section 17.70.090(B) (Building Height on Slopes with Sixteen Percent Grade or Greater) for maximum height in hillside areas.

2. Site Access and Driveways. Each driveway shall not have a grade steeper than five percent within ten feet of a garage or carport entry.

Driveway finished grade shall not exceed an average of fifteen percent, or twenty percent at any point.

3. Retaining Walls. Retaining walls that are twenty feet in length shall be limited to six feet in height (above ground/visible portion). Retaining walls longer than twenty feet shall be limited to four feet in height (above ground/visible portion). A minimum five-foot horizontal separation is required between retaining walls. For exceptions, see subsection D of this section.

4. Downhill Building Walls. No single building wall on the downhill side of a house shall exceed fifteen feet in height above grade. Additional building height on a downhill side is allowed in fifteen-foot increments, where each increment is stepped-back from the lower wall a minimum of ten feet.

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5. Height of Lowest Floor Level, Decks, and Support Structures. See Figure 3-9: Height Limit for Lowest Floor, Decks, and Support Structures. a. Lowest Floor Level. The vertical distance between the lowest point where the foundation meets grade and the lowest floor line of the structure shall not exceed six feet.
b. Decks. No portion of the walking surface of a deck with visible underpinnings shall exceed a height of six feet above grade. c. Support Structures. Support structures (e.g., columns, pilings, etc.) below the lowest floor on the downhill side of a house shall be enclosed unless visible structural members are an integral feature of the architectural design. Support structure wall surfaces shall not exceed six feet in height.

Figure 3-9. Height Limit for Lowest Floor, Decks, and Support Structures

6. Exterior Wall Surfaces.
a. Single-story and small-scale elements, setbacks, overhangs, roof pitches, and/or other means of horizontal and vertical articulation shall be used to create shade and shadow and break up otherwise massive forms to minimize the apparent size of exterior wall surfaces visible from public rights-of-way.

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b. Large flat building planes are prohibited; the spatial arrangement of the building, including roof overhangs, shall be used to achieve alternating light and dark building surfaces that will blend with similar contrasts found in the surrounding natural vegetation.

7. Mechanical Equipment. Mechanical equipment may be placed on rooftops or below a deck only if the equipment is not visible from the public right-of-way or adjacent properties, except for solar collectors that are compatible with the roof line and architecturally integrated with the structure.

8. Fencing. Hillside area perimeter fencing that is visible from off-site vantages, except on side and rear yards that are directly adjacent to living areas on adjacent lots, shall be of a semitransparent, rather than solid, design.

Semitransparent material includes, but is not limited to, wrought iron, split rail, and four-inch square welded wire. In side and rear yards between living areas on adjacent lots, solid, opaque fencing is allowed. However, the preference is for a more naturalistic approach to screening in the side yards, with semi-transparent fencing combined with landscaping, or landscaping alone.

D. Director’s Action. The director may grant exceptions to standards of this section as set forth in Chapter 17.108 (Director’s Action), subject the following additional findings:

1. Intent. The director, through a director’s action, may act to approve an exception to the hillside requirements of this section only where the applicant can provide clear and substantiated evidence 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 sites subject to hillside regulations.

2. Application Type. A hillside regulation less than required by this section may be approved by city action on a plan for public facilities approved by the council or on a specific plan, development plan under planned development zoning, land division, use permit, or architectural review.

Where one of these types of applications is not otherwise required for the proposed feature, an exception request shall be in the form of a director’s action.

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3. Findings. Each director’s action to grant an exception to a required hillside regulation shall be subject to each of the following findings, regardless of the type of project application under which the request is considered:
a. The proposed alternative complies with and furthers the intent of this section; and
b. The proposed alternative provides a design solution that is equivalent to or better than the standards prescribed in this section for quality, effectiveness, durability, and safety; and
c. The location and design of the feature receiving the exception will minimize impacts to scenic resources and will not hinder opportunities for wildlife habitation, rest, and movement; and
d. The exception will not prevent the implementation of city-adopted plans, nor increase the adverse environmental effects of implementing such plans; and
e. There are circumstances applying to the site, such as size, shape, or topography, which do not apply generally to land in the vicinity with the same zoning, that would deprive the property of privileges enjoyed by other property in the vicinity with the same zoning; and f. The exception will not constitute a grant of special privilege—an entitlement inconsistent with the limitations upon other properties in the vicinity with the same zoning; and
g. The exception will not be detrimental to the public welfare or injurious to other property in the area of the project; and h. Site development cannot be feasibly accomplished with a redesign of the project or redesign of the project would deny the property owner reasonable use of the property. “Reasonable use of the property” in the case of new development may include less development than indicated by zoning. In the case of additional development on an already developed site, “reasonable development” may mean no additional

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development considering site constraints and the existing development’s scale, design, or density.

E. Process Requirements.

1. Minor Development Review. Except as provided in state law, hillside Hillside development shall require approval of minor development review from the city’s planning division.

2. Design Review. Except as provided in state law, plans Plans submitted for hillside development shall be reviewed for consistency with the city’s community design guidelines, this section, and general development standards of the zoning regulations. (Ord. 1705 § 17, 2021; Ord. 1650 § 3 (Exh. B), 2018)
SECTION 11. Title 17 ZONING REGULATIONS: Section 17.70.120 Lot coverage is hereby amended as follows:

17.70.120 Lot coverage.

A. Purpose and Application. As defined in Chapter 17.158 (General Definitions), lot coverage is the ratio of the total area of a lot covered by the footprint of all structures to the net lot area, typically expressed as a percentage of the total lot area, including all buildings, decks, balconies, porches, accessory structures and accessory dwellings, and similar architectural features. Maximum coverage shall be as provided in the specific property development standards for the various zones in Chapters 17.12 through 17.60, inclusive.

Figure 3-11. Lot Coverage

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B. Excluded from Lot Coverage. The following structures shall be excluded from the lot coverage calculation:

1. Uncovered decks, porches, landings, balconies, and stairways that are thirty inches or less in height, as measured from the adjacent existing grade.

Figure 3-12. Decks Excluded from Coverage

2. Roof eaves which project thirty inches or less from the structure are not included in the determination of coverage.

3. Swimming pools and hot tubs that are not enclosed in roofed structures or decks.

4. One small, nonhabitable accessory structure under one hundred twenty square feet and under seven feet high. Any additional structures above quantity of one shall be included in lot coverage.

5. The first Up to eight hundred square feet of an accessory dwelling unit lot coverage. Any additional square footage of an accessory dwelling unit lot coverage shall be subject to applicable requirements included in lot coverage. (Ord. 1705 §§ 17, 23, 2021; Ord. 1677 § 2, 2020; Ord. 1657 § 9, 2019; Ord. 1650 § 3 (Exh. B), 2018)
SECTION 12. Title 17 ZONING REGULATIONS: Section 17.70.170 Setbacks is hereby amended as follows:

17.70.170 Setbacks.

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A. Purpose. This section establishes standards for the measurement of setbacks and required setback areas. These provisions, in conjunction with other applicable provisions of the zoning regulations, are intended to help determine the pattern of building masses and open areas within neighborhoods. They also provide separation between combustible materials in neighboring buildings.

Setback areas are further intended to help provide landscape beauty, air circulation, views, and exposure to sunlight for both natural illumination and use of solar energy.

B. Measurement of Setbacks.

1. General. All setback distances shall be measured at right angles from the designated property line to the building or structure, and the setback line shall be drawn parallel to and at the specified distance from the corresponding front, side, or rear property line. Exception: Where the front property line is located beyond the curb (i.e., within a street or common driveway), the front setback is defined as the minimum distance between a structure and the edge of curb.

2. Building Height and Setbacks. The height of a building in relation to setback standards is the vertical distance from the ground to the top of the roof, measured at a point that is a specific distance (the setback distance) from the property line. Height measurements shall be based on the existing topography of the site before grading for proposed on-site improvements.

Where building height is linked to a minimum setback, that setback shall apply to the building incrementally and shall not require a clear-to-sky setback for the entire building. Rather, the setback requirements allow the building to be stepped back incrementally consistent with the required setback distance based on building height.

3. Sloped Lots. For sloped lots, the measurement shall be made as a straight, horizontal line from the property line to the edge of the structure, not up or down the hill slope.

4. Flag Lots. For flag lots, the pole portion of the parcel shall not be used for defining setback lines.

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C. Allowed Projections into Required Setback Areas. The following features are allowed projections into required setback areas:

1. Utility Structures. Adequately screened components of public utility systems may be located within front and street side setbacks when approved by director’s action.

2. Fences, Walls, and Hedges. Fences, walls, and hedges may occupy setbacks to the extent provided in Section 17.70.070 (Fences, Walls, and Hedges). Vegetation may also be controlled by the California Solar Shade Control Act.

3. Arbors and Trellises. Arbors and trellises may occupy setbacks subject to the extent provided in Section 17.70.070 (Fences, Walls, and Hedges).

Arbors and trellises shall not be connected to or supported by a building, nor be designed to support loads other than vines or similar plantings. They are not considered structures for zoning purposes and shall not be used as patio covers.

4. Signs. Signs in conformance with the sign regulations codified in Chapter 15.40 (Sign Regulations) may occupy setbacks to the extent provided in that chapter.

5. Architectural Features. The following and similar architectural features may extend into a required setback:
a. Cornices, canopies, eaves, buttresses, chimneys, solar collectors, shading louvers, reflectors, water heater enclosures, and bay or other projecting windows that do not include usable floor space may extend no more than thirty inches into a required setback (see Figure 3-13:

Architectural Feature Projections into Required Setbacks).

Figure 3-13. Architectural Feature Projections into Required Setbacks

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b. Uncovered balconies, uncovered porches, and decks over thirty inches in height may extend into the required setback not more than four feet or one-half the required setback distance, whichever is less.

Fire escapes, exit stairs, or other required exits may be required to meet greater setbacks to comply with building code requirements. c. Planters and similar features (e.g., patios and decks) less than thirty inches in height may be located within the required setbacks.

6. Mechanical Equipment. Mechanical equipment shall comply with required setbacks, with the following exceptions:
a. Ground-mounted heating and air conditioning equipment, and tankless water heaters shall be set back not less than thirty inches from the side and rear property lines and shall comply with Chapter 9.12 (Noise Control).
b. Mechanical equipment serving swimming pools, spas, and water features shall be set back not less than three feet from a side or rear property line. All such equipment shall be acoustically shielded to comply with Chapter 9.12 (Noise Control).

7. Trash Enclosures. Enclosures that have been approved in conjunction with Development Review or a discretionary review process may be located within a required side or rear setback, provided no part of the enclosure is less than three feet from any right-of-way or adopted setback line.

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8. Vehicle Parking. Vehicle parking in front yard areas (as defined in Section 17.158.016: F Definitions) of residential properties shall conform to Section 17.76.040 (Front Yard Parking). No person shall stop, park, or leave standing any vehicle, whether attended or unattended, within any front or street side setback or upon any unpaved surface as defined in this section and Section 12.38.040 (Parking and Driveway Standards).

9. Unenclosed Parking Spaces in Side and Rear Setbacks. Unenclosed parking spaces and parking aisles may be located within side and rear setbacks. For residential properties, parking spaces may not be located within the front yard area unless consistent with Section 17.76.040 (Front Yard Parking).

10. Enclosed and Unenclosed Parking Spaces in Front and Street Side Setback Prohibited. In no case shall an enclosed parking space or required parking space from which vehicles exit directly onto the street be located less than twenty feet from the street right-of-way or property line, except as provided in subsection D (Exceptions to Setback Requirements) of this section, or as provided in Section 17.76.040(D) (Single Car Garages and Single Car Parking). In no case shall a parking space encroach on a public sidewalk.

11. Landscaping in Setbacks. Required setbacks with city-required landscape plans and stormwater facilities shall be landscaped and maintained in compliance with approved plans.

12. Second Story Setback in R-1 Zone. Up to fifty percent of the upper story side wall may align with the lower floor wall, provided such alignment occurs within the rear half of the structure (see Figure 3-14: Second Story Setback Allowed Projection).

Figure 3-14. Second Story Setback Allowed Projection

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D. Exceptions to Setback Requirements.

1. Exceptions Entitled to Property Due to Physical Circumstances. a. Front and/or Street Side Setback Averaging in Developed Areas.

Where these zoning regulations require front and/or street side setbacks and where buildings have been erected on at least one-half of the lots in a block as of the effective date of the regulations codified in this section, the minimum required front and/or street side setback shall be the average of the front and/or street side (as applicable) setback of the developed lots, but in no case less than ten feet nor more than would otherwise be required. Averaging does not apply to enclosed parking structures.
b. Reduced Front or Street Side Setback for New Structure Providing Additional Creek Setback. Where a new structure provides a rear or side creek setback larger than required by these Zoning Regulations, the required front and/or street side setback, respectively, shall be reduced by one foot for each one foot of additional creek setback, so long as the front and street side setback is at least one-half that required by the zone in which the property is located. Refer to the front and street side setback standards for each zone in Chapters 17.12 through 17.60, inclusive.
c. Setbacks Adjacent to an Alley. The standards required for interior side and rear setbacks shall apply along alleys. However, zero setback is allowed for required surface parking spaces.

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d. Rear Setback on Through Lots. On through lots, the minimum rear setback shall be the equivalent to the minimum required front setback.

2. Discretionary Exceptions. Discretionary exceptions to setback requirements shall require a director’s action and meet the findings required for a director’s action (Chapter 17.108), as well as any findings indicated below for an individual exception.
a. Reduced Front and Street Side Setbacks. Upon approval of a director’s action, or in conjunction with tandem parking approval, the director may allow front and/or street side setbacks to be reduced to zero for unenclosed parking spaces. Front and street side setbacks may be reduced to ten feet for structures, including side-loaded carports and garages. However, no driveway shall be less than 18 feet six inches deep, as measured from the sidewalk to face of a garage, or where no sidewalk exists, the outer edge of the street, to accommodate a parked car in the driveway without overhanging onto the public rightof-way. b. Variable Front Setbacks in Subdivisions. In new residential subdivisions, the review authority may approve variable front setbacks, to be noted on the approved map, provided the average of the front setbacks on a block is at least fifteen feet and no front setback is less than ten feet. Garages or carports that back directly onto the public right-of-way shall maintain a minimum setback of at least eighteen feet six inches, as measured from the sidewalk or where no sidewalk exists, as measured from the outer edge of the public right-of-way, to accommodate a parked car in the driveway without overhanging onto the public right-of-way.
c. Variable Side and Rear Setbacks in New Subdivisions. In new residential subdivisions, the review authority may approve exceptions to the side and rear setback standards, with the exceptions to be noted on the map, provided a separation of at least ten feet between buildings on adjacent lots will be maintained and an acceptable level of solar exposure will be guaranteed by alternative setback requirements or private easements to ensure the development will comply with solar

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access standards of General Plan Conservation and Open Space Element Policy 4.5.1.
d. Other Setback Variations in Previously Subdivided Areas. Upon approval of a director’s action, the director may allow side and rear setbacks to be reduced to zero under either of the following circumstances:
i. When there exists recorded agreement, to the satisfaction of the city attorney, running with the land to maintain at least ten feet of separation between buildings on adjacent parcels and the development will comply with solar access standards of General Plan Conservation and Open Space Element Policy 4.5.1; or ii. When the reduction is for either a minor addition to an existing legal structure that is nonconforming with regard to side and rear setback requirements or for a detached single-story accessory structure; provided, that all such minor additions and new accessory structures shall comply with applicable provisions of Title 15, Building and Construction (see also Chapter 17.92, Nonconforming Structures) and the director makes the following findings:
(a) In the case of a minor addition, that the minor addition is a logical extension of the existing nonconforming structure; (b) In the case of a detached single-story accessory structure (either new or replacing a previously approved nonconforming structure), that the accessory structure is consistent with the traditional development pattern of the neighborhood and will have a greater front and/or street side setback than the main structure; (c) That adjacent affected properties will not be deprived of reasonable solar exposure, and the development will comply with solar access standards of General Plan Conservation and Open Space Element Policy 4.5.1;
(d) That no useful purpose would be realized by requiring the full setback;

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(e) That no significant fire protection, emergency access, privacy, or security impacts are likely from the addition; and (f) That it is impractical to obtain a ten-foot separation easement in compliance with subsection (D)(2)(d)(ii)(a) of this subsection. e. Side and Rear Setback Building Height Exceptions. Upon approval of a director’s action, the director may allow exceptions to the side and rear setback standards provided in Article 2 for each zone. Such exceptions may be granted in any of the following and similar circumstances, but in no case shall exceptions be granted for less than the minimum setback required:
i. When the property that will be shaded by the excepted development will not be developed or will not be deprived of reasonable solar exposure, considering its topography and zoning; ii. When the exception is of a minor nature, involving an insignificant portion of total available solar exposure;
iii. When the properties at issue are within an area where use of solar energy is generally infeasible because of landform shading; iv. When adequate recorded agreement running with the land exists to protect established solar collectors and probable collector locations;
v. When the property to be shaded is a street;
vi. Where no significant fire protection, emergency access, privacy or security impacts are likely to result from the exception. vii. The development will comply with solar access standards of General Plan Conservation and Open Space Element Policy 4.5.1.

Any other exception to the height limits requires approval of a variance as provided in Chapter 17.114 (Variances). For height limits of signs, see Chapter

15.40, Sign Regulations. (Ord. 1705 §§ 17, 27, 28, 2021; Ord. 1657 § 10, 2019; Ord. 1650 § 3 (Exh. B), 2018)

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SECTION 13. Title 17 ZONING REGULATIONS: Section 17.70.210 Vision clearance triangle at intersections is hereby amended as follows:

17.70.210 Vision clearance triangle at intersections and driveways.

A. Intersection Visibility. At roadway intersections not controlled by a stop sign or traffic signal, no plant, structure, or other solid object over three feet high that would obstruct visibility may be located within the area indicated in Figure 3-15:

Intersection Visibility. At controlled intersections, the director shall determine visibility requirements for proper sight distance.

Figure 3-15. Intersection Visibility
B. Driveway Visibility. At driveway approaches, no plant, structure, or other solid object over three feet high that would obstruct visibility may be located within the area indicated in Figure 3-16: Driveway Visibility.

Figure 3-16. Driveway Visibility

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(Ord. 1705 § 17, 2021; Ord. 1650 § 3 (Exh. B), 2018)
SECTION 14. Title 17 ZONING REGULATIONS: Section 17.86.020 Accessory dwelling units, and junior accessory dwelling units, and guest quarters is hereby amended as follows:

17.86.020 Accessory dwelling units, and junior accessory dwelling units, and guest quarters.

A. Purpose and Applicability. The purpose of this chapter is to prescribe development and site regulations that apply, except where specifically stated, to accessory dwelling units, junior accessory dwelling units, and guest quarters, as defined in Chapter 17.156 (Land Use Definitions).

B. Accessory Dwelling Units. The provisions in this subsection shall apply to accessory dwelling units as defined in Chapter 17.156 (Land Use Definitions) and where allowed in compliance with Chapter 17.10 (Use Regulations).

1. Purpose. The purpose of this chapter is to provide for the creation of accessory dwelling units in a manner that is consistent with requirements identified in Chapter 13 of Division 1 of Title 7 of the California Government Code, as amended from time to time. Implementation of this section is meant to expand housing opportunities by increasing the number of smaller units available within existing neighborhoods.

2. General Requirements.

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a. Application. Where this section does not contain a particular type of standard or procedure, conventional zoning standards and procedures shall apply.
b. No Subdivision of Property. Except as provided in state law, no subdivision of property shall be allowed where an accessory dwelling unit has been established and the resulting subdivision does not maintain the primary residence on the same lot as the accessory dwelling unit(s).
c. Sale of Property. This section shall apply to new owners of property where an accessory dwelling unit has been established. All conditions of director’s action (if applicable), restrictive covenants and other contractual agreements with the city shall apply to the property and the new owners, except as allowed or prohibited by state law. d. Applicability of Building Codes. Accessory dwelling units shall conform to all applicable building and construction codes.

3. Specific Requirements and Standards.
a. Zones Where Allowed. An accessory dwelling unit, as defined in Chapter 17.156 (Land Use Definitions), can be created in the AG, C/OS, C-N, C-C, C-R, C-D, C-T, C-S, M, R-1, R-2, R-3, R-4, or O (Office) zone on lots with an existing or proposed residential structure. b. Size of Accessory Dwelling Unit. Except as provided in state law, the gross floor area of an accessory dwelling unit shall be no less than one hundred fifty square feet and shall not exceed eight hundred fifty square feet for a studio or one-bedroom unit, or one thousand square feet for a unit containing two or more bedrooms.
i. The director may authorize an exception to the square footage standards to allow an accessory dwelling unit up to one thousand two hundred square feet through the director’s action process. In the R-1 zone, this exception can only be approved on lots that are at least twelve thousand square feet in area. In all other zones, exceptions shall be based on compatibility with the development pattern of the neighborhood.

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c. Accessory Dwelling Unit Setbacks. Except as provided in state law, the following minimum setbacks from side and rear lot lines shall apply to accessory dwelling units:
i. Four feet for a detached accessory dwelling unit that is no taller than sixteen feet on a lot with an existing or proposed single-family or multifamily dwelling unit.
ii. Four feet for a detached accessory dwelling unit that is no taller than eighteen feet on a lot with an existing or proposed multifamily, multistory dwelling unit.
iii. Four feet for an accessory dwelling unit that is attached to a primary dwelling that is no taller than twenty-five feet. iv. No setback shall be required for an existing permitted structure that is converted to an accessory dwelling unit, or for an accessory dwelling unit that is constructed in replacement of an existing permitted structure, provided it is in the same location and has the same dimensions including height.
d. Additional Height Allowance. Except as provided in state law, accessory dwelling units are subject to the maximum height limits provided by the underlying zone. Except as allowed in subsection (c) of this section, accessory dwelling units shall be consistent with the setback requirements provided by the underlying zone.
e. c. Other Design Standards. Except as provided in state law or otherwise stated in this section, accessory Accessory dwelling units shall conform to all applicable development standards of the underlying zone, including but not limited to height, setback area, parking, and building coverage, unless otherwise stated in this section or prohibited by state law.
i. No passageway, defined as a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit, shall be required in conjunction with the construction of an accessory dwelling unit.

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ii. No setback shall be required for an existing permitted structure that is converted to an accessory dwelling unit, or for an accessory dwelling unit that is constructed in replacement of an existing permitted structure, provided it is in the same location and has the same dimensions including height.
iii. A setback of no more than four feet from the side and rear lot lines is required for an accessory dwelling unit, for walls up to sixteen feet in height.
iv. Accessory dwelling units that include the creation of new square footage shall be limited to sixteen feet in height. Up to one hundred fifty square feet of new square footage may be exempted from this requirement in connection to a conversion of existing upper floor square footage, but only as needed to accommodate ingress and egress.
(a) In order to provide additional design options for accessory dwelling units, units that include the creation of new square footage can be constructed up to twenty-five feet in height if consistent with the setback standards provided in Article 2 of this title (Zones, Allowable Uses and Development and Design Standards).
ii. v. The minimum required setback for any balcony or terrace above the first floor shall be increased to ten feet from the adjacent property line(s). Upper-level private or common open space areas provided as accessory to an accessory dwelling unit shall not exceed an aggregate area of fifty square feet. Roof decks or rooftop open spaces are prohibited.
iii. vi. Exceptions to these design standards can be approved by the director, through director’s action, subject to required findings (Section 17.108.040).
f. d. Fire Sprinklers. Accessory dwelling units shall not be required to provide fire sprinklers if fire sprinklers are not required for the primary residence. The construction of an accessory dwelling unit shall not require fire sprinklers to be installed in the existing primary dwelling.

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g. e. Parking Requirements. No additional parking spaces shall be required for an accessory dwelling unit. If a garage or carport is converted or removed to accommodate an accessory dwelling unit, replacement parking is not required.
h. f. Historic Resources. Accessory dwelling units on listed historic properties and in historic districts shall be consistent with the historic preservation ordinance, including historic preservation guidelines and Secretary of the Interior standards for the treatment of historic properties.
i. g. Utility Connection Fees. Where an accessory dwelling unit is created within an existing structure (primary or accessory), no new utility connection or payment of impact fees shall be required. For all other accessory dwelling units, a new utility connection for the accessory dwelling unit and payment of impact fees may be required if the accessory dwelling unit is seven hundred fifty square feet or more.

New accessory dwelling units located in sewer capacity constrained areas are subject to Section 13.08.396 (Wastewater flow offset). j. h. Additional Accessory Dwelling Unit Configurations. Accessory dwelling units that are consistent with Government Code Section 66323 shall receive ministerial approval. Building permit applications to create accessory dwelling units consistent with Government Code Section 66323 shall clearly be labeled as such (e.g., “ADU-66323”).

4. Procedural Requirements. An accessory dwelling unit that meets the standards contained in this section shall be subject to ministerial review (building permit) and approval without discretionary review (i.e., use permit, architectural review, etc.) or public hearing.
a. Within sixty days of receiving a complete application, the city shall approve any such application which complies with all applicable requirements and development standards identified in this chapter or deny any such application that does not. If the proposed accessory dwelling unit(s) does not comply with the requirements and standards identified in this chapter, the applicant shall receive a full set of comments with a list of items that are defective or deficient and a

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description of how the application can be remedied by said applicant.

When an accessory dwelling unit is proposed within a new residential structure, this sixty-day requirement shall only apply once all other aspects of the permit are approved.
b. Building permit applications for accessory dwelling units on lots containing an existing primary dwelling or dwellings shall not include other changes or improvements to the property unless those improvements are required to facilitate the creation of the accessory dwelling unit.
c. Building permit applications that propose the expansion/alteration of an existing single-family or multifamily dwelling, or the conversion of existing space within a single-family or multifamily dwelling, for the purpose of creating an accessory dwelling unit or junior accessory dwelling unit are permissible under this chapter. Said expansion or alteration to an existing single-family or multifamily dwelling shall be consistent with the city’s objective design standards and any applicable zoning regulations. The number of ADUs within the existing or proposed converted space of a multifamily dwelling shall not exceed twenty-five percent of the existing number of multifamily units. The provisions of this section do not apply to new construction multifamily dwellings.

5. No Short-Term Rental. An accessory dwelling unit cannot be rented for a period of less than thirty days. Homestay use of an accessory dwelling unit is prohibited.

6. Violations. Violation of any of the provisions of this chapter shall be subject to basic code enforcement action as provided in Title 1.

C. Junior Accessory Dwelling Units. The provisions in this subsection shall apply to junior accessory dwelling units as defined in Chapter 17.156 (Land Use Definitions) and where allowed in compliance with Chapter 17.10 (Use Regulations).

1. Purpose. The purpose of this chapter is to provide for the creation of junior accessory dwelling units in a manner that is consistent with

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requirements identified in Chapter 13 of Division 1 of Title 7 of the California Government Code, as amended from time to time. Implementation of this section is meant to expand housing opportunities by increasing the number of smaller units available within existing neighborhoods.

2. General Requirements.
a. Application. Where this section does not contain a particular type of standard or procedure, conventional zoning standards and procedures shall apply.
b. Areas Where Junior Accessory Dwelling Units Are Allowed. Upon meeting the requirements of this section, junior accessory dwelling units may be established in any zone where the use of the property is a single-unit dwelling, either existing or proposed.
c. Sale of Property. A junior accessory dwelling unit shall not be sold independently of the primary dwelling on the parcel.
d. Location. A junior accessory dwelling unit must be created within the walls of a proposed or existing primary dwelling.
i. Conversion of an existing garage into a junior accessory dwelling unit shall only be permitted if replacement parking is provided consistent with Sections 17.70.170 (Setbacks) and 17.76.040 (Front yard parking). No setback exception shall be approved to accommodate replacement parking.
e. Size of Junior Accessory Dwelling Unit. The gross floor area of a junior accessory dwelling unit shall not exceed five hundred square feet.
f. Limitation on Number. Only one junior accessory dwelling unit may be located on any lot zoned for single-family residences with existing or proposed single-family residence(s). A junior accessory dwelling unit may be located on the same lot as an accessory dwelling unit under one of the following circumstances:

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i. The accessory dwelling unit was constructed at the same time as the single-family residence.
ii. The accessory dwelling unit was created through the conversion of existing space within a single-family residence or accessory structure.
iii. The accessory dwelling unit, either new or existing, is a detached unit, and the detached accessory dwelling unit is no larger than eight hundred square feet, no taller than sixteen feet in height and has setbacks of no less than four feet from side and rear lot lines. g. Applicability of Building Codes. Junior accessory dwelling units shall conform to all applicable building and construction codes.

3. Performance Standards and Compatibility.
a. Design Standards. Junior accessory dwelling units shall conform to all applicable development standards of the underlying zone, including but not limited to height, setback area, parking, and building coverage and shall be subject to the provisions below. A junior accessory dwelling unit that conforms to this section shall not be considered a dwelling unit for the purpose of calculating density.
i. A separate exterior entry shall be provided to serve a junior accessory dwelling unit.
ii. A separate entrance from the main entrance to the primary structure, with an interior entry to the main living area, shall be provided if the junior accessory dwelling unit does not include a separate bathroom.
iii. At a minimum, junior accessory dwelling units shall include an efficiency kitchen, which shall contain a cooking facility, food preparation counter, and storage cabinets.
iv. Junior accessory dwelling units shall not be required to provide fire sprinklers if fire sprinklers are not required for the primary residence. The construction of a junior accessory dwelling unit shall

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not require fire sprinklers to be installed in the existing primary dwelling.
v. No additional parking spaces shall be required for a junior accessory dwelling unit.
b. Utility Connection Fees. Where a junior accessory dwelling unit is created no new utility connection or payment of impact fees shall be required.
c. Fire and Life Protection. For purposes of any fire or life protection ordinance or regulation, a junior accessory dwelling unit shall not be considered a separate or new dwelling unit.

4. Procedural Requirements. A junior accessory dwelling unit that meets the standards contained in this section shall be subject to ministerial review (building permit) and approval without discretionary review (i.e., use permit, architectural review, etc.) or public hearing.
a. Within sixty days of receiving a complete application, the city shall approve any such application which complies with all applicable requirements of this section.
b. Building permit applications for junior accessory dwelling units on lots containing an existing single-family residence shall not include other changes or improvements to the property unless those improvements are required to facilitate the creation of the junior accessory dwelling unit.

5. Owner Occupancy. Except as provided by state law, the owner of the property shall occupy either the primary residence or the junior accessory dwelling unit.

6. Covenant Agreement. Except as provided by state law, prior to the issuance of building permits for a junior accessory dwelling unit, a covenant agreement shall be recorded which discloses the structure’s approved floor plan and status as a “junior accessory dwelling unit” and agreeing that the owner of the property will occupy either the primary residence or the junior accessory dwelling unit. This agreement shall be recorded in the office of

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the county recorder to provide constructive notice to all future owners of the property.

7. No Short-Term Rental. A junior accessory dwelling unit cannot be rented for a period of less than thirty days. Homestay use of a junior accessory dwelling unit is prohibited.

8. Violations. Violation of any of the provisions set forth in this chapter shall be subject to code enforcement action as provided in Title 1.

D. Guest Quarters.

1. Purpose and Intent. The purpose of this section is to establish regulations for the development of guest quarters as an approved accessory use to a primary residential unit in accordance with Section

17.70.010 (Accessory structures).

2. Applicability. This section does not apply to legally established dwellings or accessory dwelling units, or accessory structures, which are separately defined in Chapter 17.158 (General Definitions).

3. General Requirements. Guest quarters shall conform to all applicable zoning regulations such as height, yards, parking, building coverage, etc., and shall be subject to the following provisions:
a. Accessory to Primary Residence. Guest quarters may only be used in conjunction with a primary residence that contains a kitchen and may consist of detached structures or additions to primary structures. Only one guest quarters may be permitted per property.
b. Size. Guest quarters shall be no larger than four hundred fifty square feet.
c. Density and Development Standards. Guest quarters shall be consistent with density provisions and development standards of the underlying zone. For the purposes of calculating density in multi-unit residential zones, guest quarters will be considered an additional bedroom, accessory to the primary unit. The structure may not exceed

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four hundred fifty square feet and shall remain in an open floor plan (studio configuration).
d. Zones in Which Guest Quarters May Be Allowed. Upon meeting the requirements in this section, guest quarters may be established in the following zones: R-1, R-2, R-3, R-4, and O, when the primary use on the site is a single-unit residential dwelling.
e. Areas Prohibited. Guest quarters shall not be established in any condominium or planned development project unless specifically addressed in the planned development ordinance as adopted or amended, or any mobile home subdivision or trailer park. Guest quarters shall not be allowed on lots with an existing accessory dwelling unit.
f. Owner Occupancy. The property must be occupied by the property owner as the owner’s primary place of residence. If a property can no longer be occupied as the owner’s primary place of residence, the guest quarters may continue to be used as habitable space (e.g., office, pool house, art studio) but can no longer be used as overnight sleeping quarters.
g. No Separate Rental. Guest quarters may not be rented separately from the primary dwelling unit.
h. No Kitchen Facilities. No facilities meeting the definition of a “kitchen” as defined in Chapter 17.158 (General Definitions) may be installed and plumbing shall be provided for bathroom use only. No plumbing may be provided to “wet bars,” dishwashers, or any features that could be used for a kitchen. Plans approved for construction of guest quarters shall not include countertops or plumbing designed for subsequent installation of sinks, dishwashers, garbage disposals, or any other features consistent with the definition of a “kitchen.”

4. Procedural Requirements. Prior to filing building plans with the city building division, the following shall be met:
a. Design Review. All requests shall be reviewed for consistency with the city’s community design guidelines and this section. All new

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development projects within historic districts or within properties that contain designated historic structures shall be referred to the cultural heritage committee to be reviewed for consistency with Secretary of the Interior standards for treatment of a historic property. b. Owner’s Agreement with the City. Prior to the issuance of construction permits, a covenant agreement shall be recorded that discloses the structure’s approved floor plan and status as “guest quarters,” which cannot be used as an independent dwelling unit, and may only be used in conjunction with the primary residence that contains a kitchen. This agreement shall be recorded in the office of the county recorder to provide constructive notice to all future owners of the property. The covenant agreement also may contain authorization for annual inspections, and to allow the city upon reasonable time and notice to inspect the premises for compliance with the agreement and to verify continued compliance with requirements of this section and health and safety codes. If a property can no longer be occupied as the owner’s primary place of residence, the guest quarters may continue to be used as habitable space (e.g., office, pool house, art studio) but shall no longer be used as overnight sleeping quarters. c. Conversion of Guest Quarters to an Accessory Dwelling Unit. A legally established guest quarters may either be retained in its configuration or be converted to an accessory dwelling unit in compliance with the provisions of this chapter. (Ord. 1743 § 13, 2025; Ord. 1705 § 44, 2021)
SECTION 15. Title 17 ZONING REGULATIONS: Section 17.86.160 Homestay rentals is hereby amended as follows:

17.86.160 Homestay rentals.

A. Purpose and Intent. The purpose of this section is to allow owner-occupied homestay rentals as defined in Chapter 17.156 (Land Use Definitions) and where permitted in Chapter 17.10 (Use Regulations) with reasonable standards to preserve neighborhood character and quality of life.

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B. Permit Required. The conduct of a homestay rental requires the approval of a homestay permit by the director, who may establish additional conditions to further the intent of this section. If anyone informs the community development department of a reasonable objection concerning the proposed homestay within the public notification period, the director may schedule a hearing for the application pursuant to the requirements of a minor use permit.

C. Application Requirements.

1. Operators of homestays in all zones are required to obtain a homestay permit and a business license.

2. The operator of the homestay shall pay transient occupancy tax and tourism business improvement district tax as required by the municipal code.

3. The operator of the homestay shall annually provide verification of primary residence through the homeowner’s property tax exemption or other appropriate documentation.

4. The operator of the homestay shall provide the name and contact information of a responsible party in the application if the owner-occupier anticipates he or she may not be on the premises at all times during the homestay rental.

D. Performance Standards.

1. Homestays shall comply with the property development and performance standards set forth in Articles 2 (Zones, Allowable Uses, and Development and Design Standards) and 3 (Regulations and Standards Applicable to All Zones) of this title.

2. All building and fire code regulations shall be met.

3. The number of overnight guests shall be limited to four adults.

Bedrooms shall meet the minimum size requirements as defined in the building code.

4. At all times when a homestay rental is occurring, the owner or responsible party shall be within a fifteen-minute drive of the property. The

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owner or responsible party shall be available via telephone twenty-four hours a day, seven days a week, to respond to complaints regarding the homestay. Contact information for the owner and responsible party shall be provided to homestay guests, adjacent neighbors and stated on the application.

5. Upon sale or transfer of the home for which a homestay permit has been granted, a new homestay application shall be required within sixty days of the transfer. Failure to submit a new application as required within sixty days shall result in the termination of the existing allowed use.

6. The homestay shall be limited to only the owner-occupied dwelling unit on the property. Homestays shall not be permitted within recreational vehicles or within accessory dwelling units.

7. Any advertisements for the homestay shall include the business license number. On-site advertising of the homestay is prohibited.

E. Revocation of a Permit.

1. Violation of these requirements and standards shall constitute grounds for revocation of the homestay permit. Failure to comply with ongoing operation requirements and annual verification processes shall render the homestay permit expired.

2. At any time, the permit can be referred to an administrative review hearing if determined by the director upon receipt of substantiated written complaints from any resident, code enforcement officer, or police department officer, which includes information and/or evidence supporting a conclusion that a violation of the permit, or of city ordinances or regulations applicable to the property or operation of the homestay, has occurred. At the time of the permit review, to ensure compliance with applicable laws and conditions of permit, conditions of approval may be added, deleted or modified, or the permit may be revoked. (Ord. 1705 § 50, 2021; Ord. 1650 § 3 (Exh. B), 2018)

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SECTION 16. Title 17 ZONING REGULATIONS: Section 17.92.020 Limits on reconstruction - Exceptions is hereby amended as follows:

17.92.020 Limits on reconstruction - Exceptions.

A. A nonconforming structure that is involuntarily damaged to an extent of seventy-five percent or more of its replacement cost immediately prior to such damage, as determined by the chief building official, may be restored only if made to conform.

B. Notwithstanding subsection A of this section, nonconforming residences in the R-1, R-2, R-3, R-4, O, C-N, C-C, C-R, C-T, C-D, and C/OS zones that have been involuntarily damaged to an extent of seventy-five percent or more of their replacement value cost immediately prior to such damage, as determined by the chief building official, may be rebuilt at the same density and up to the same size under the following circumstances:

1. All construction must conform to current building codes, zoning regulations, and design guidelines, except that the previously existing number of dwelling units and size of buildings will be allowed.

2. A building permit for the replacement structure(s) must be obtained within three years of the date of the damage or destruction.

3. Exceptions to the above provisions may be granted by the director for historic structures designated as such in any list or plan element adopted by the city, or for buildings that are over fifty years old where the existing building and any proposed additions or modifications are consistent with the historic preservation guidelines and community design guidelines, as determined by the director.

4. Notwithstanding the above provisions, application for replacement structures of the same density and size may be denied if the director makes one of the following findings:
a. The reconstruction, restoration, or rebuilding will be detrimental or injurious to the health, safety, or general welfare of persons living or working in the neighborhood.

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b. The reconstruction, restoration, or rebuilding will be detrimental or injurious to property and improvements in the neighborhood. c. There no longer exists a zone in which the existing nonconforming use is permitted.

C. Changes to interior partitions or other nonstructural improvements and repairs may be made to a nonconforming building. However, demolition, as defined in Section 17.158.012 (D Definitions), and reconstruction shall be permitted only if the structure is made to conform.

D. The value of additions allowed pursuant to subsections (F)(1) and (F)(2) of this section shall be excluded from calculation of replacement cost of the nonconforming structure.

E. Decisions of the chief building official regarding replacement cost may be appealed to the council.

F. Additions to nonconforming structures that further the intent of this chapter may be permitted through a director’s action, subject to a finding of consistency with the intent of this chapter as follows:

1. Additions conform to current building codes, zoning regulations, and design guidelines, where the addition and associated modifications do not result in demolition of the existing structure, as defined in Section

17.158.012 (D Definitions).

2. The director may allow certain setbacks to be reduced to zero in some instances for minor additions to existing legal nonconforming structures (see Section 17.70.170(D)(2)(d)). (Ord. 1705 § 54, 2021; Ord. 1657 § 20, 2019; Ord. 1650 § 3 (Exh. B), 2018)
G. Additions to nonconforming structures that conform to current building codes, zoning regulations, and design guidelines for the purpose of creating an accessory dwelling unit may be permitted ministerially.

SECTION 17. Title 17 ZONING REGULATIONS: Section 17.140.040 Standard incentives for housing projects is hereby amended as follows:

17.140.040 Standard incentives for housing projects.

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A. This section shall apply only to housing projects consisting of five or more dwelling units, including mixed-use developments. Per state law, projects that provide affordable housing are allowed up to a fifty percent density bonus based on the tables outlined below for the respective affordability levels. In addition, the director may approve a density bonus in excess of fifty percent at the request of the developer, as well as other concessions and incentives outlined in Section

17.140.070.

B. Density bonus calculations that use fractional density (see Section 17.70.040) shall apply fractional density consistently for both the market rate and affordable units within a project. The application of fractional density shall only be utilized in favor of producing the maximum number of affordable housing units.

B. C. All density calculations resulting in fractional units shall be rounded up to the next whole number.

C. D. For the purpose of this section, “total units” or “total dwelling density units” does not include units added by a density bonus awarded pursuant to this section or any local law granting a greater density bonus.

D. E. Ten Percent Low-Income Dedication. When a developer agrees to construct at least ten percent of the total units of a housing development for persons or families of lower income, the director shall grant the developer, upon the developer’s request, a density bonus; the density bonus shall be calculated as follows:

Table 8-3: Density Bonus for Percentage of LowIncome Dedicated Units Percentage Low-Income
Units
Percentage Density
Bonus
10 20
11 21.5
12 23

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Table 8-3: Density Bonus for Percentage of LowIncome Dedicated Units Percentage Low-Income
Units
Percentage Density
Bonus
13 24.5
14 26
15 27.5
16 29
17 30.5
18 32
19 33.5
20 35
21 38.75
22 42.5
23 46.25
24 50
E. F. Five Percent Very Low-Income Dedication. When a developer agrees to construct at least five percent of the total units of a housing development for very low-income households, the director shall grant the developer, upon the developer’s request, a density bonus; the density bonus shall be calculated as follows:

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Table 8-4: Density Bonus for Percentage of Very LowIncome Dedicated Units Percentage Very LowIncome Units Percentage Density Bonus 5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
12 38.75
13 42.5
14 46.25
15 50
F. G. Twenty Percent Senior Citizen Housing Development Dedication. When a developer agrees to construct a senior citizen housing development, or mobile home park that limits residency based on age requirements for housing for older persons, the director shall grant the developer, upon the developer’s request, a density bonus; the density bonus shall be twenty percent of the number of senior housing units.

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G. H. Ten Percent Common Interest Development for Moderate-Income Dedication. If a developer agrees to construct at least ten percent of the total dwelling units in a common interest development for persons or families of moderate income, provided that all units in the development are offered to the public for purchase, the director shall grant the developer, upon the developer’s request, a density bonus; the density bonus shall be calculated as follows:

Table 8-5: Density Bonus for Percentage of ModerateIncome Dedicated Units Percentage ModerateIncome Units Percentage Density Bonus 10 5
11 6
12 7
13 8
14 9
15 10
16 11
17 12
18 13
19 14
20 15

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Table 8-5: Density Bonus for Percentage of ModerateIncome Dedicated Units Percentage ModerateIncome Units Percentage Density Bonus 21 16
22 17
23 18
24 19
25 20
26 21
27 22
28 23
29 24
30 25
31 26
32 27
33 28
34 29

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Table 8-5: Density Bonus for Percentage of ModerateIncome Dedicated Units Percentage ModerateIncome Units Percentage Density Bonus 35 30
36 31
37 32
38 33
39 34
40 35
41 38.75
42 42.5
43 46.25
44 50
H. I. Land Donation Dedication. If a developer for a tentative subdivision map, parcel map, or other residential development approval donates land to the city for affordable housing in accordance with this chapter and the provisions set forth in Government Code Sections 65915 through 65918, the applicant shall be entitled to a fifteen percent increase above the otherwise maximum allowable residential density for the entire development. The director shall grant the applicant, upon the applicant’s request, a density bonus; the density bonus shall be calculated as follows:

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Table 8-6: Density Bonus for Land Donation
Dedication for Affordable Housing
Percentage Very LowIncome UnitsPercentage Density
Bonus
10 15
11 16
12 17
13 18
14 19
15 20
16 21
17 22
18 23
19 24
20 25
21 26
22 27
23 28

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Table 8-6: Density Bonus for Land Donation
Dedication for Affordable Housing
Percentage Very LowIncome UnitsPercentage Density
Bonus
24 29
25 30
26 31
27 32
28 33
29 34
30 35
I. J. Housing for Transitional Foster Youth, Disabled Veterans, and Homeless Persons. If a developer agrees to construct as least ten percent of the total dwelling units in a housing development for transitional foster youth, as defined in Education Code Section 66025.9, or for disabled veterans, as defined in Government Code Section 18451, or for homeless persons, as defined in the Federal McKinney-Vento Homeless Assistance Act, the director shall grant the developer, upon the developer’s request, a density bonus of twenty percent. The units shall be subject to a recorded affordability restriction of fifty-five years and shall be provided at the same affordability level as very low-income units.

J. K. An applicant may elect to accept a lesser percentage of density bonus.

K. L. Parking Requirements.

1. Upon the request of the developer, parking ratios of a development meeting the criteria of this section, inclusive of handicapped and guest parking, shall be as follows:

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a. Studio to one bedroom: one on-site parking space per unit. b. Two to three bedrooms: two on-site parking spaces per unit. c. Four or more bedrooms: two and one-half parking spaces per unit. d. Senior housing: 0.5 spaces per bedroom.

2. Housing developments occupied exclusively by extremely low, very low, or low income households, as defined by the state, may provide one car and one bicycle space per dwelling unit.

3. If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.

4. For purposes of this section, a development may provide on-site parking through tandem or uncovered parking, but not through on-street parking.

5. An applicant may request additional parking incentives or concessions beyond those provided in this section. (Ord. 1719 § 3, 2022; Ord. 1705 §§ 80—83, 2021; Ord. 1657 § 22, 2019; Ord. 1650 § 3 (Exh. B), 2018) SECTION 18. Title 17 ZONING REGULATIONS: Section 17.156.004 A definitions is hereby amended as follows:

17.156.004 A definitions.

Accessory Dwelling Unit (ADU). An attached or detached dwelling unit that is no more than one thousand two hundred square feet in size, provides complete independent living facilities for one or more persons, and is located on a lot with a proposed or existing primary residence. An ADU includes permanent provisions for living, sleeping, eating, cooking and sanitation on the same lot as a single-family or multifamily structure is or will be situated. An ADU may be structured as one efficiency unit, as defined in Health and Safety Code Section 17958.1, and/or a manufactured home, as defined in Health and Safety Code Section 18007, among other formats. An ADU is considered “attached” to a primary dwelling (existing or proposed) when the ADU structurally abuts and connects to a primary dwelling unit, sharing at least one wall with the unit to which it is attached. An ADU is considered “detached” when it does not share a common wall

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with a primary dwelling. A detached ADU can stand alone or be attached to other accessory structures or ADUs.

Accessory Use. See “Use, Accessory.”
Adult Entertainment Businesses. See Section 17.86.030 (Adult Business Uses).

Agricultural Accessory Structure. Incidental and accessory structures and uses located on the same site with a permitted agricultural use including farm offices, barns, stables, coops, tank houses, storage tanks, wind machines, windmills, silos and other farm outbuildings, private garages and carports, storehouses, garden structures, produce stands, greenhouses, recreation rooms, private swimming pools, and tennis courts for the use of the persons residing on the site.

Airport. An area approved by the Federal Aviation Administration (FAA) for the take-off and landing of aircraft, which may include appurtenant areas for airport buildings, aircraft operations, and related facilities, aprons and taxiways, control towers, hangars, safety lights, navigation, and air traffic control facilities and structures. These may also include facilities for aircraft manufacturing, maintenance, repair, and reconditioning.

Where approved, an airport may also include aircraft sales and dealerships, car rental establishments, gift shops, hotels and motels, personal services, restaurants and bars, tobacco and newsstands, and other similar commercial uses serving the air-traveling public and airport employees.

Animal Care, Sales and Services.

Animal Boarding/Kennels. The commercial provision of shelter and care for dogs, cats, other household animals, and horses (where allowed), including activities associated with such shelter and care (e.g., feeding, exercising, grooming, and incidental medical care) of four or more dogs four months of age or older, or four or more cats, except for dogs or cats in pet shops.

Animal Grooming. The commercial provision of bathing and trimming services for dogs, cats, and other household animals permitted by the municipal code. Overnight boarding is not included with this use (see “Animal Boarding/Kennels”).

Animal Retail Sales. The retail sales of household animals within an entirely enclosed building. These uses include grooming, if incidental to the retail use, but

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specifically excludes boarding of animals other than those for sale (see “Animal Boarding/Kennels”).

Veterinary Services, Large Animal. Veterinary services for livestock, farm animals, and other large animals. This classification allows twenty-four-hour accommodation of animals receiving medical services.

Veterinary Services, Small Animal. Veterinary services for household pets. This classification allows twenty-four-hour accommodation of animals receiving medical services, but does not include kenneling of animals not receiving medical services (see “Animal Boarding/Kennels”).

Animal Husbandry and Grazing. Raising and breeding of animals or production of animal products. Typical uses include grazing, ranching, dairy farming, poultry farming, beekeeping, and enclosed fisheries, but excludes slaughterhouses and feedlot operations. Does not include animal sales, boarding, and grooming (see “Animal Care, Sales and Services”).

Auto Repair. See “Vehicle Repair and Service.”
Auto Sales and Rental. See “Vehicle Repair and Service.” (Ord. 1705 § 91, 2021; Ord. 1679 § 4, 2020; Ord. 1650 § 3 (Exh. B), 2018)
SECTION 19. A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage, in The New Times, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage.

INTRODUCED on the 5th day of May, 2026, on the following vote:

AYES:

NOES:

ABSENT:
___________________________
Mayor Erica A. Stewart
ATTEST:
_______________________
Teresa Purrington

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City Clerk
APPROVED AS TO FORM:
_______________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, on ______________________. ___________________________
Teresa Purrington
City Clerk

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RESOLUTION NO. PC-1118-26

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

SAN LUIS OBISPO RECOMMENDING THE CITY COUNCIL INTRODUCE AND ADOPT AN ORDINANCE AMENDING TITLE 16 (SUBDIVISION
REGULATIONS), TITLE 17 (ZONING REGULATIONS), AND TITLE 5 (LICENSES, PERMITS, AND REGULATIONS) OF THE MUNICIPAL

CODE REGARDING ACCESSORY DWELLING UNITS, JUNIOR

ACCESSORY DWELLING UNITS, URBAN LOT SPLITS, MOBILE

HOMES, AND OTHER CLARIFICATIONS AND CHANGES TO

REGULATIONS ASSOCIATED WITH HOUSING, WITH AN EXEMPTION

FROM ENVIRONMENTAL REVIEW (CEQA) AS REPRESENTED IN THE
STAFF REPORT AND ATTACHMENTS DATED APRIL 8, 2026 (CODE0149-2026) WHEREAS, on August 31, 2020, Governor Newsom approved AB 2782 implementing numerous changes to the Mobilehome Residency Law, primarily repealing an exemption to rent control measures for long-term mobile home leases; and WHEREAS, on October 10, 2025, Governor Newsom approved AB 1061 to allow minor urban lot splits on properties located in a historic district; and WHEREAS, the City of San Luis Obispo desires to update Title 16 (Subdivision Regulations) and Title 5 (Licenses, Permits, and Regulations) so that they may be consistent with current state law; and
WHEREAS, a number of changes have been identified in order to clarify or change processes related to housing development to more efficiently implement policies and programs of the City of San Luis Obispo’s General Plan that are implemented through Title 17 (Zoning Regulations) and align with state housing law; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California on April 8, 2026, for the purpose of recommending various amendments to Title 16, Title 17, and Title 5 of the Municipal Code to ensure consistency with state law, as well as to clarify City standards and procedures; and
WHEREAS, notice of said public hearing were made at the time and in the manner required by the law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of interested parties and the evaluation and recommendations by staff, presented at said hearing.

NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of San Luis Obispo as follows:

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Planning Commission Resolution No. PC-1118-2026
CODE-0149-2026 (Citywide)

Page 2 ends

SECTION 1. Findings. Based upon all evidence, the Planning Commission makes the following findings:

2. The proposed amendments to Title 17 are consistent with the 6th Cycle Housing Element in promoting Goal 5 (Housing Variety) and Goal 6 (Housing Production).

3. The proposed amendments to Title 16, 17, and 5 are consistent with state law.

SECTION 3. Action. The Planning Commission hereby recommends to the City Council the introduction and adoption of an ordinance to amend Title 16 (Subdivision Regulations), Title 17 (Zoning Regulations), and Title 5 (Licenses, Permits, and Regulations) of the City’s Municipal Code regarding accessory and junior accessory dwelling units, urban lot splits, mobile homes, and other clarifications and changes to regulations associated with housing, as set forth in Attachments B, C, and D.

Upon motion of Commissioner Cooley, seconded by Commissioner Flores and on the following roll call vote:

AYES: Commissioner Cooley, Commissioner Munoz-Morris, Commissioner Jorgenson, Commissioner Kahn, Commissioner Flores, Chair Houghton NOES: None
REFRAIN: None
ABSENT: Vice Chair Tolle

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Planning Commission Resolution No. PC-1118-2026
CODE-0149-2026 (Citywide)

Page 3 ends

The foregoing resolution was passed and adopted this 8th day of April, 2026. _________
Tyler Corey, Secretary
Planning Commission

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Item 7b
Department: Public Works
Cost Center: 9501
For Agenda of: 5/5/2026
Placement: Public Hearing
Estimated Time: 90 min
FROM: Aaron Floyd, Public Works & Utilities Director
Prepared By: Bobby Browning, Engineer III and Luke Schwartz, Transportation Manager SUBJECT: AUTHORIZATION TO ADVERTISE 2026 ROADWAY SEALING PROJECT, SPECIFICATION NO. 2000617

RECOMMENDATION

1. Approve the project plans and special provisions for the 2026 Roadway Sealing Project, Specification Number 2000617; and,

2. Authorize staff to advertise for bids for the 2026 Roadway Sealing Project; and,

3. Authorize the City Manager to award the construction contract for the 2026 Roadway Sealing Project pursuant to Section 3.24.190 of the Municipal Code for the bid total, if the lowest responsible bid is within the Publicly Disclosed Funding Limit of $3,932,000; and,

4. Appropriate $236,542 from the unreserved SB1 Fund balance to the project; and,

5. Adopt a Resolution (Attachment C) entitled, “A Resolution of the City Council of the City of San Luis Obispo, California, Authorizing Appropriation of $236,542 from unreserved SB1 Fund Balance to support the 2026 Roadway Sealing Project, Specification Number 2000617; and,

6. Authorize the Finance Director to make the following transfers to the 2026 Roadway Sealing Project Account (2000617):
a. Transfer $62,000 of Capital Outlay LRM from Bridge Maintenance (2000029); and,
b. Transfer $100,000 of Capital Outlay LRM from the Traffic Maintenance and Replacement Project Account (No. 2001003); and,
c. Transfer $150,000 from Completed Projects; and,

7. Authorize the City Engineer to approve Contract Change Orders up to the available project budget, including any amendments authorized by the City Manager.

REPORT-IN-BRIEF
Following the City of San Luis Obispo's (City) Pavement Management Plan (PMP), staff recommends advertisement of the 2026 Roadway Sealing Project (“Project”) to provide maintenance and striping improvements to the streets shown in Attachment A.

Pavement maintenance projects often involve complete removal and replacement of roadway striping and pavement markings, which provides excellent opportunities to incorporate planned safety and complete street improvements as part of these larger

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Item 7b
roadway maintenance efforts. The 2026 Roadway Sealing Project will implement several street modifications from the City’s adopted Active Transportation Plan (ATP) to improve safety and mobility for all road users. These strategies include design elements intended to improve pedestrian crossing safety, increase separation between bicyclists and motor vehicle traffic, and measures to calm traffic and reduce speeds on certain streets.

This Project will be funded in Fiscal Year 2026-27. Allocated funds per the recommendations of this staff report are anticipated to be sufficient for this project. The Project will be advertised during the late spring, and construction is planned to begin in the late summer.

POLICY CONTEXT
On May 17, 2022, Council approved a Purchasing Policy Update to the Financial Management Manual that required Council approval for Public Projects that cost over $200,000.

Implementation of the Project aligns directly with several City plans, policies and goals, including the application of various elements identified in the City’s 2021 Active Transportation Plan (ATP) aimed at improving walking and bicycling infrastructure, as well as transportation safety improvements identified in the City’s Draft Vision Zero Action Plan1. Additionally, the project contributes to the Major City Goal of Infrastructure and Sustainable Transportation. The project also supports the ongoing maintenance of City streets as outlined in the Pavement Management Plan.

DISCUSSION
Background
The 2026 Roadway Sealing Project (the “Project”) continues implementation of the City’s Pavement Management Plan, an ongoing effort to maintain and extend the useful life of the City’s roadways. The Pavement Management Plan, originally adopted in 1998, establishes nine zones (“Pavement Management Areas”) within the City. The City’s annual sealing projects typically alternate between roadway sealing on local and collector streets within two Pavement Management Areas in one year and then focusing on arterial street work in the second year, thereby alternating between neighborhood areas and arterials biennially to maintain the over 140 miles of City-owned roadways in a state of good repair.

This year’s pavement maintenance project will focus on slurry sealing local streets in Pavement Management Areas 2 and 3. The Project also includes pavement maintenance and restriping on other roadways that were either (a) scheduled previously, but deferred due to construction conflicts, or (b) collector or arterials streets not scheduled for pavement maintenance, but with road markings that are badly faded and in need of restriping. The Additive Alternative A of the project includes only the following:

1 The Vision Zero Action Plan is currently in draft form and scheduled for final review and potential adoption by the City Council on May 19, 2026. Visit the City’s Traffic Safety (Vision Zero) Website for more information on the Action Plan and traffic safety data.

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1. Slurry seal on South Broad Street from Tank Farm Road to Farmhouse Lane

2. New thermoplastic striping with no change to the current striping configuration.

The project plans and special provisions are structured with a Base Bid and one Bid Additive Alternative A to maximize the scope of work that can be completed within available funding. The strategy is to award the construction contract with the Base Bid and Additive Alternative A as funding will allow, up to the Publicly Disclosed Funding amount of $3,932,000 in compliance with Public Contract Code Section 20103.8(c). If the lowest responsive total bid is in excess of the Publicly Disclosed Funding Amount but the Base Bid is within the funding amount, then the Base Bid will be recommended for award without the Additive Alternative. Figure 1 below illustrates the streets included in the 2026 Roadway Sealing Project, while a larger-size map is provided as Attachment A.

Figure 1: 2026 Roadway Sealing Project Map
Design Details
While the Project is focused on prioritizing essential maintenance by slurry sealing and restriping select streets, staff has incorporated additional design elements where feasible

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and as funding allows to advance the City’s traffic safety, active transportation, and neighborhood traffic management goals. These additional design elements are summarized further below.

All Streets
All streets within the Project limits will incorporate elements such as the addition of high visibility “ladder style” crosswalk markings at all existing and newly proposed pedestrian crosswalks. The project will also add red curb paint and/or “NO PARKING” signage to “daylight” crosswalks, with a focus on priority intersections near schools and parks, along arterial and collector streets, on designated neighborhood greenways, and in areas with high pedestrian activity. In addition, all existing traffic calming features that currently exist within the project limits will be retained.

Mill Street Neighborhood Greenway
Mill Street is identified in the ATP as a Tier 1 (highest priority) project, with a recommendation to establish a neighborhood greenway from Chorro Street to Grand Avenue. There will be no impacts to existing parking. This greenway will improve walking and bicycling access between downtown, the North Chorro Greenway, the Morro (Bill Roalman) Greenway, the Railroad Safety Trail, and Cal Poly. A portion of this greenway was implemented on Mill Street between Pepper Street and Grand Avenue as part of the 2024 Sealing Project. The 2026 Roadway Sealing Project will complete the remaining segment between Chorro and Pepper Streets, and include the following improvements:
 Greenway guide signage and pavement markings
 Pedestrian crossing warning signage, striped corner bulbouts, and daylighting at Mill/Morro intersection
 Striping refinements at the intersection of Mill Street and Santa Rosa Street to improve turning maneuverability for SLO Transit buses
 Additional on-street ADA parking stalls
 Installation of an all-way stop at the intersection of Mill Street and Toro Street, replacing the existing pilot neighborhood traffic circle (see more discussion below)  Installation of speed cushions to reduce vehicle speeds (see below for further discussion)
Figure 2: Example Images of Neighborhood Greenway Markings and Guide Signs

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Mill Street and Toro Street Intersection Configuration
A temporary neighborhood traffic circle was installed as a pilot project at the intersection of Mill Street and Toro Street (see Figure 3 below) using temporary materials in late 2024 to address safety concerns reported by the community. Prior to installation, there were two reported crashes at this intersection in the past 10 years. In addition, frequent close calls had been reported and confirmed via in-person observations by staff, typically involving drivers on Toro Street (who have a stop sign) failing to yield right-of-way to Mill Street traffic and pedestrians. Since installation of the circle, there have been no reported crashes and no significant impacts to transit or emergency vehicle access. Staff have, however, received feedback from community members expressing the following concerns:
a) Unattractive aesthetics of the temporary materials
b) Continued pattern of illegal turns and right-of-way violations, despite the traffic circle.

While traffic circles have effectively reduced speeding and conflicts at other intersections in the city, staff are proposing to replace the pilot traffic circle at this location with all‑ way stop control and high‑ visibility crosswalk markings. This recommendation is based on current observations, analysis of traffic conditions, public input, and consideration of aesthetics within the Mill Street Historic District. Although the intersection does not meet all‑ way stop warrants based solely on traffic volumes or collision history, the level of pedestrian and bicycle activity across Mill Street combined with documented close calls and observed user behavior provides adequate engineering justification consistent with the California Manual on Uniform Traffic Control Devices. This recommendation reflects the application of engineering judgment in a context with high multimodal activity and is not intended to establish a blanket precedent for locations that do not present similar conditions. This proposal is also aligned with the recommendations of the City’s Active Transportation Committee and most public comments received on this topic. (See Figure 3: Existing Neighborhood Traffic Circle at Mill/Toro to be Replaced with All-Way Stop Control

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“Previous Advisory Body Approval” section later in this report for further discussion on ATC input).

Mill Street Speed Cushions
In addition to the elements described above on Mill Street, staff recommends installation of speed cushions to address speeding concerns and improve comfort for people driving, walking, and bicycling. While existing traffic volumes on Mill Street are suitable for a low‑ stress shared street environment, prevailing vehicle speeds range from 25-30 mph, exceeding the City’s General Plan and ATP targets for a residential collector serving as a neighborhood greenway (20-25 mph).

Speed cushions are similar to speed humps or tables but include wheel cutouts that reduce impacts to fire trucks, ambulances, and buses, making them appropriate for streets like Mill that serve as primary emergency response and transit routes. Staff propose installing the cushions using pre‑ formed rubber bolt‑ down materials, which will provide consistent control of the cushion shape and configuration while allowing adjustments based on performance and feedback from emergency services and transit providers. These speed cushions will be installed under a separate contract after sealing is complete to allow greater flexibility in scheduling and refinement as needed. Because these elements are not included in the current bid package, the proposed locations of these speed cushions are shown on a separate exhibit shown in Attachment D.

Figure 4: Example Image of Speed Cushions

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Johnson Avenue
Johnson Avenue between Buchon Street and Bishop Street is identified in the ATP as a Tier 2 (medium priority) active transportation corridor, with long term plans to implement protected bike lanes. The ATP notes, however, that achieving this may require roadway widening or removal of existing auto travel lanes, requiring further feasibility analysis.

During early planning for the 2026 Roadway Sealing Project, staff evaluated whether protected bike lanes could be incorporated on Johnson Avenue, or whether buffered bike lanes could be added as an interim step to increase separation from traffic and support future protected facilities if current project funding cannot accommodate them. While a few short segments, such as the block between Buchon Street and San Luis Drive, have adequate width for buffered bike lanes, most of the corridor does not have sufficient right of way to provide buffered or protected lanes without widening the roadway or removing one or more existing travel lanes. Staff also note that some residents have advocated for a road diet on Johnson Avenue for reasons beyond bicycle improvements, including a desire to accommodate on-street parking, bus loading, commercial deliveries, or to calm traffic and improve overall roadway safety.

Because widening Johnson Avenue is not feasible at this time, staff prepared a traffic operations analysis to evaluate whether lane removal (a “road diet”) could be a viable option to reallocate roadway width. This preliminary analysis assessed auto Level of Service (LOS) and projected vehicle queueing to compare the following scenarios:

1. Existing Road Configuration

2. Full Road Diet (Remove one travel lane in both the northbound and southbound directions)

3. Partial Road Diet (Remove one northbound travel lane only)

4. Partial Road Diet (Remove one southbound travel lane only) Analysis details and findings are documented in the Johnson Avenue Traffic Operations Analysis Memo (Attachment B).

Based on current traffic analysis, all road diet scenarios are projected to increase congestion, with LOS and vehicle queueing that would not meet the City’s adopted performance standards. Under each scenario, one or more key intersections along Johnson Avenue are expected to operate below the City’s minimum LOS standard of D, with some approaches potentially experiencing LOS F conditions, resulting in increased delays and queueing.

While these findings do not support implementation of a road diet at this time, the concept could be revisited in the future as part of a more comprehensive corridor study that evaluates updated traffic conditions, potential intersection improvements, and broader multimodal design options.

Furthermore, the San Luis Obispo Fire Department has expressed concerns regarding a road diet on this portion of Johnson Avenue, citing the potential for impacts to emergency

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response, particularly for access to French Hospital Medical Center. The corridor’s function as an evacuation route further limits the feasibility of reducing vehicle capacity.

For all these reasons provided above, staff are not recommending implementation of a road diet on this segment of Johnson Avenue at this time.

Note that staff’s recommendations differ from those of the Active Transportation Committee, which is discussed later in this report. This conclusion does not preclude revisiting bicycle facility improvements on Johnson Avenue in the future as part of a larger capital project. Potential options may include roadway widening or pairing a road diet with capacity improvements at intersection bottlenecks, such as converting signals to roundabouts. Advancing the planned Flora-Fixilini Neighborhood Greenway as a future capital project may also provide an alternative low-stress route for improving pedestrian and bicycle access parallel to Johnson Avenue. These potential options would require significant financial investment and are not currently incorporated into the City’s 10-year Capital Improvement Plan; future inclusion as part of the Financial Planning process could require deferring or modifying planned programs and projects.

While roadway reconfiguration is not recommended currently, staff are proposing incremental improvements as part of the 2026 Roadway Sealing Project, including:

1. Buffered bike lanes at limited locations where width allows

2. High-visibility crosswalks

3. Green bike lane conflict markings and enhanced warning signage to increase visibility of pedestrians and cyclists

4. Installation of radar speed feedback signs in both directions to reduce vehicle speeds.

Staff recommends that any future consideration of a road diet on Johnson Avenue include additional analysis using updated traffic data, evaluation of future year traffic operations, and more detailed assessment of potential impacts to emergency response and evacuation. See the Alternatives section at the end of this report for further discussion of next steps if the Council prefers to support the ATC’s recommendation to continue exploring a road diet on Johnson Avenue.

Orcutt Road
Orcutt Road between Broad Street and Laurel Lane is identified in the City’s Active Transportation Plan as a Tier 2 (medium‑ priority) corridor with long‑ term plans to implement protected bike lanes. Although Orcutt Road is not scheduled for slurry sealing as part of the 2026 Roadway Sealing Project, it will be restriped with the following elements:

1. Add high-visibility crosswalk markings

2. Install striped bike lane buffers, and slight reduction in vehicle traffic lane widths to reduce illegal speeds

3. Green bike lane markings through conflicts at intersections and driveways

4. Addition of a bicycle left turn box at westbound Orcutt approaching Broad Street

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5. Striping improvements near the Orcutt at-grade UPRR rail crossing as requested by Union Pacific Railroad (UPRR)

6. Installation of rubber median curbs between Sacramento Drive and the existing raised concrete median near the UPRR tracks (requested by UPRR to reduce illegal mid-block crossings). A permanent landscaped median extension could be recommended as a future project.

San Luis Drive
San Luis Drive between Johnson Avenue and California Boulevard is identified in the City’s Active Transportation Plan as a Tier 3 (lower-priority) corridor with long-term plans to install protected bike lanes and intersection control improvements. Implementing protected facilities would require removal of on-street parking on at least one side of the street, which would necessitate a more comprehensive public outreach process involving San Luis Obispo High School representatives, students and families, and nearby residents. The current scope and funding for the 2026 Roadway Sealing Project does not support installation and maintenance of vertical bikeway elements or other higher-cost improvements. Proposed improvements include:

1. Install high-visibility crosswalks and additional school crossing warning signage

2. Narrowing of vehicle travel lane widths with the addition of striped bike lane buffers

3. Installation of a few flex posts along the southbound bike lane approaching Johnson Avenue to discourage illegal parking near the high school entrance

4. Add a southbound bicycle box at Johnson Avenue

5. Green bike lane markings at intersections and driveway conflict areas

6. Modified northbound striping between Johnson Avenue and the high school driveway to improve visibility and reduce conflicts where the bike lane shifts position
If the Council and community members would like to explore more substantive improvements for San Luis Drive, staff would recommend that this be considered as a potential funding request at a future financial planning cycle and begin with a more focused corridor study and safe routes to school plan for San Luis High School.

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Pavement Area 2
Figure 5: Pavement Management Area 2 Boundary
Pavement Area 2 includes a series of neighborhood streets near Sinsheimer Elementary School where staff are proposing targeted traffic calming, pedestrian safety, and striping improvements to address speeding concerns and enhance multimodal comfort.

Improvements include:

1. Safe routes to school enhancements along Augusta Street, including striped bulbouts at the Augusta Street and Bishop Street intersection, green-colored sharrow bike route markings, new/refreshed school zone warning and speed limit signs, high-visibility crosswalk markings.

2. Install two new speed cushions on Augusta between Sinsheimer Elementary and Laurel Lane, which implemented a planned Neighborhood Traffic Management (NTM) request. (As with Mill Street, speed cushions will be installed following completion of sealing project via separate construction contract).

3. Addition of one new speed cushion on Sydney Street between Johnson and Augusta, as requested via a current NTM application, which will reduce illegal speeding on priority walking route to Sinsheimer Elementary.

4. Red curb paint installation for “daylighting” at crosswalks near Sinsheimer Elementary.

5. Add edge stripes and a centerline stripe on Ella Street to the narrow roadway and encourage lower speeds, which advances a current NTM request for Ella Street.

The City’s Active Transportation Plan (See Attachment A of ATP for project lists) identifies several Tier 3 (low priority) bikeway improvements within Pavement Area 2, which are not recommended for advancement with the 2026 Roadway Sealing Project, for the following reasons:

1. Flora-Fixilini Neighborhood Greenway – This future neighborhood greenway would designate a priority walking/bicycle route along Fixilini and Flora Streets, providing

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a parallel low-stress pedestrian and bicycle route to Johnson Avenue between Southwood and SLO High School. There is currently a gap in connectivity between Fixilini and Flora Streets—to provide a proper connection, a shared-use path is proposed to be constructed through the County’s property adjacent to the newly constructed County Probation Building; however, this is not feasible at this time.

The environmental approval for the County’s Campus Redevelopment Phase 1 (the Probation Building) establishes a commitment to construct this path with Phase 2 of the Campus Redevelopment, which does not yet have a confirmed schedule. Until then, an informal, partially unpaved pedestrian route will be retained through the County’s property, but this does not preclude the need for a proper path in the future.

2. Ella-Ruth-Iris Neighborhood Greenway – Requires construction of shared-use path along Union Pacific Railroad UPRR property between Jennifer Street bridge and Iris Street to avoid steep grades.

3. Bishop Street Bike Lanes – Requires removal of on-street parking fronting Terrace Hill and has limited utility without planned extension of Bishop Street to Roundhouse Street over UPRR tracks.

These projects would remain in the ATP for future development.

Pavement Area 3
Figure 6: Pavement Management Area 3 Boundary
Pavement Area 3 includes a mixture of neighborhood streets west of Broad Street and along Tank Farm Road east of Broad Street. Improvements include:

1. Implement the Meadow Park Neighborhood Greenway east of Broad Street, following the Mutsuhito Avenue, Victoria Avenue, and Woodbridge Street alignment (Tier 3 ATP project) with installation of greenway pavement markings and guide signage. (The remaining portion of the Meadow Park Greenway extending west of Broad Street is anticipated to be implemented through upcoming

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capital projects, including the Higuera Complete Streets Project and the South Street and King Street Crossing).

2. Installation of red curb paint for “daylighting” at intersections near Meadow Park, Islay Park and French Park, and at access points to the off-street trail system in neighborhoods south of Tank Farm Road.

3. Installation of sharrows to delineate the Poinsettia/Fuller bike route per the ATP.

4. High-visibility crosswalk markings at the Poinsettia Drive and Fuller Road intersection near French Park.

South Broad Street (Tank Farm to Southern City Limit)
South Broad Street between Tank Farm Road and the southern city limit is identified in the City’s Active Transportation Plan as a Tier 1, or high‑ priority, corridor with long‑ term plans to implement protected bike lanes. The corridor is also identified in the City’s Vision Zero Plan as part of the High‑ Injury Network due to its history of severe injury collisions, with future recommendations to install raised medians, a future signal or roundabout at Farmhouse Lane, new sidewalks, lighting, and protected bike lanes.

As part of the 2026 Roadway Sealing Project, South Broad Street is identified for roadway maintenance, with the base bid including crack sealing, and a bid additive alternative featuring slurry seal and full corridor restriping. Based on current estimates, staff does not expect existing funding to be sufficient to fund this additive alternative; however, staff is including this in the bid package to confirm expected costs and with hopes that bids will come in at a level that allows advancing this work. Staff has incorporated minor enhancements in the current plans that could be reasonably advanced with the roadway restriping work if there is sufficient funding to advance the bid additive alternative scope at this time, including slight reductions in vehicle lane widths to increase existing bike lane buffer widths where feasible, and installation of green bike lane markings through intersection conflict areas. It should also be noted that left‑ turn access restrictions are planned at the intersection of Broad Street and Aerovista to eliminate left turns from Aerovista onto Broad. These turn restrictions are intended to address a history of severe broadside collisions and while reflected in the current bid additive alternative plans, these improvements will be advanced this summer as a stand-alone safety project, separate from the 2026 Roadway Slurry Project. Left-turn access in to Aerovista from Broad Street will be retained, while drivers turning left out to northbound Broad Street will be required to re-route to the signal at Aero Drive. Potential impacts to the Aero Drive intersection have been evaluated and additional left-turn demand from these re-routed trips will not result in degradation to intersection levels of service or queueing.

While implementation of more substantive improvements identified in the ATP and Draft Vision Zero Action Plan, such as addition of protected bike lanes, raised medians, new sidewalks, or new signals/roundabouts are not feasible currently due to funding constraints, the corridor remains a priority for future improvements. As the Council is likely aware, the City is initiating planning efforts this spring to advance a corridor study for the South Broad Street Corridor, covering limits from High Street south to the southern city limits (near Farmhouse Lane). This separate planning effort, partially funded by a federal Safe Streets and Roads for All (SS4A) grant, will guide plans for near- and long-term engineering recommendations for this corridor to improve safety, and will also direct lowPage 268 of 414 Item 7b
cost, quick-build safety improvements along the segment of Broad between South Street and Orcutt Road. A separate item will come before the City Council this spring in late May or early June with more information on this project.

South Street
South Street is identified in the Active Transportation Plan as a Tier 1, or high‑ priority, corridor with plans to pursue protected bike lanes in the future. Although South Street is not scheduled for pavement maintenance this year and is proposed for striping only as part of the 2026 Roadway Sealing Project base bid, staff recommends minor refinements to the eastbound bike lane striping. These include adding striped bike lane buffers where width allows. The proposed layout shifts the bike lane to the curbside and adds a striped buffer between vehicle traffic and the bike lane in areas where on‑ street parking is already prohibited.

Previous Council or Advisory Body Action
The City’s Active Transportation Committee (ATC) reviewed draft Project plans on January 15, 2026. The committee expressed general support for the draft design measures, and provided the following specific focused recommendations to staff and the City Council for consideration:

1. Support for adding speed cushions on Mill Street and converting the Mill Street and Toro intersection to all-way stop control with enhanced crosswalks.

2. Support for the two speed cushions initially proposed for Augusta Street, and recommendation to add speed cushion(s) on Sydney Street between Johnson and Augusta, as requested by neighbors.

3. Recommend that staff investigate a more robust signalization, or possible roundabout at San Luis Drive and California Boulevard intersection through future budget recommendations, and Safe Routes to School efforts.

4. The Committee recommends a road-diet down to one lane for room for a buffered bike lane along Johnson Avenue, between San Luis Drive and Bishop Street.

The current proposed project plans reflect the ATC’s recommendations, except for Johnson Avenue. As previously described in this report, the plans for Johnson Avenue do not include a road diet at this time. The ATC staff report and minutes from this meeting are available in the City’s website.

Staff also presented draft project plans to the City’s Mass Transportation Committee (MTC) on March 11, 2026. Although there are no improvements within the scope of this sealing project that are specifically focused on transit access or operations, the committee expressed support for feasible pedestrian access enhancements near transit stops.

These include the proposed intersection daylighting locations and the pedestrian crosswalk markings included in the project. The MTC staff report for this item is available on the City’s website.

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Public Engagement
The January 2026 ATC meeting included advanced notification efforts to encourage input and attendance from the broader community. Prior to the meeting, news releases were published inviting interested community members to participate. In addition, mailers were sent to residents on Mill Street and Augusta Street, where proposed street design changes included new traffic calming measures and intersection control modifications.

The March 2026 MTC meeting was also open to the public.

Following the ATC and MTC meetings, staff sent follow‑ up mailers to property owners and residents on Mill Street to inform stakeholders of the final recommendations for traffic calming and the Mill Street and Toro Street intersection configuration. Pre‑ paid ballots were also mailed to properties along Augusta and Sydney Streets to gauge support for the proposed traffic calming measures. Staff has since received a substantial number of ballots, with strong support for the proposed treatments: 78 percent (94 ballots returned) in favor on Augusta Street and 84 percent (19 ballots returned) in favor on Sydney Street.

This project is included in the SLO in Motion campaign, which provides updated information to the community on current and upcoming construction projects in the public right‑ of‑ way. Updated project information has been maintained throughout the planning and design phase at www.slocity.org/sloinmotion. Project information has also been shared via social media and direct mailers.

CONCURRENCE
This project has been reviewed and has concurrence from the Public Works Department and Fire Department. Project plans were also reviewed with SLO Transit operators and design refinements have been incorporated to retain/improve transit vehicle operations, where feasible.

ENVIRONMENTAL REVIEW
The Project qualifies for an Exemption to the California Environmental Quality Act pursuant to State CEQA Guidelines Sections 15301 (Existing Facilities) because the Project consists of the repair and maintenance of existing roadways, and minimally disruptive surface improvements within an existing built urban environment (pavement markings, sign posts, etc.). A Notice of Exemption will be filed through the Community Development Department upon Council approval of the project.

FISCAL IMPACT
Budgeted: Yes Budget Year: 2026-2027
Funding Identified: Yes

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Fiscal Analysis:

Funding
Sources
Total Budget
Available
Current Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
2026 Roadway
Sealing CIP
Account (2000617)
$4,302,858 $4,302,858 $0 N/A
Capital Outlay -
LRM (Traffic
Maintenance and
Replacement
2001003-00)
$108,221.40 $100,000.00 $8,221.40 N/A
Capital Outlay -
LRM (Bridge
Maintenance
1000029-00)
$102,113.70 $62,000.00 $40,113.70 N/A
Other: SB1
Fund
$236,542.00 $236,542.00 $0 N/A
Completed
Projects
$559,812.30 $150,000 $409,812.3 N/A
Total $5,309,547 $4,851,400.00 $458,148 N/A

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The 2026 Roadway Sealing Project bid plans and specifications are structured with a Base Bid and one Additive Alternatives, with Additive Alternative A representing work on Broad Street south of Tank Farm. The strategy is to award the construction contract with the Base Bid and Additive Alternative A up to the Publicly Disclosed amount of $3,932,000 in compliance with Public Contract Code Section 20103.8(c).

The total project cost is estimated at $4,851,400, including direct construction costs and contingencies, as well as related soft costs (construction engineering support, materials testing, etc.). Excluding the Bid Additive Alternatives, the total Base Bid project cost is $4,286,394 (construction, contingency and soft costs).

The 2026 Roadway Sealing Project is recommended for award prior to the start of the new fiscal year, with construction beginning after July 1, 2026, when FY 2026‑ 27 funds become available. If full funding is not available, only the portion of work that can be supported within the approved budget will be awarded.

Staff recommends advertising the project now rather than waiting for the start of FY 2026‑ 27 to enable construction to begin during the late summer to help minimize impacts on the traveling public. Starting construction earlier than fall will allow school areas to be prioritized before they’re in session. Any school areas noted in the project specials that are in session during construction will require work time restrictions.

Construction will not begin until sufficient funding is confirmed to support total project costs. Actual costs will be known once bids are received.

ALTERNATIVES

1. Deny the approval to advertise the project. City Council could choose to deny authorization to advertise this project at this time. This action would delay scheduled road maintenance, which could result in increased future costs due to construction cost escalation and further deterioration of pavement and road markings.

2. Pursue further analysis, outreach, and design for a potential road concept on Johnson Avenue. The City Council may choose to direct staff to further evaluate the potential for a road diet between San Luis Drive and Bishop Street, as recommended by the Active Transportation Committee (ATC). Should the Council wish to pursue this alternative, staff would need additional time to conduct expanded public outreach, coordinate with local emergency services, refine technical analyses (such as a Traffic Operations Analysis and a Project‑Specific Evacuation Study), prepare more detailed design concepts for a road diet, and return to both the ATC and the City Council for final design and policy guidance before moving forward with construction.

Given current limited staffing resources available support new initiatives, these additional tasks would be expected to require approximately 12-18 months and may necessitate supplemental funding for consultant support to advance technical studies and design work.

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If the Council selects this alternative, staff recommends authorizing release of the 2026 Roadway Sealing Project for construction advertisement with the Johnson Avenue plans removed from the scope of work, delegating authority to the City Engineer to approve amended plans and specifications. Staff would then return to the Council with updated recommendations and refined design options for a potential road diet on Johnson Avenue, most likely for inclusion in the 2027 Paving Project.

Staff also invites any specific policy direction the Council would like prioritized in a road diet concept, such as dedicating available width to increase on‑ street parking, enhancing bicycle facilities, or other desired design outcomes.

ATTACHMENTS
A. 2026 Roadway Sealing Project Vicinity Map
B. Johnson Traffic Operations Memo 20260402
C. Resolution
D. New Speed Cushion Locations

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South Street
Broad Street
Orcutt Road
Bishop Street
Johnson Avenue
Mill Street
Chorro Street
San Luis Drive
Figure 1: Project Vicinity Map
Legend
BASE: Crack Seal ALT: Slurry & Stripe
BASE: Striping Only
BASE: Slurry
BASE: Fog Seal & Stripe
Slurry & Stripe
3 2

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Johnson Avenue Road Diet Traffic Operations Analysis
1 TECHNIAL MEMORANDUM
Date: March 31, 2026
TO: Project File
FROM: William Ring, Transportation Planner-Engineer
VIA: Luke Schwartz, P.E., Transportation Manager

SUBJECT: PRELIMINARY TRAFFIC OPERATIONS ANALYSIS FOR JOHNSON AVENUE

ROAD DIET (SAN LUIS DRIVE TO BISHOP STREET)

INTRODUCTION
The purpose of this memorandum is to document the operational analysis and design considerations associated with potential traffic lane reductions (“road diet”) on Johnson Avenue from San Luis Drive to Bishop Street. This analysis was prepared to evaluate the potential impacts to traffic operations associated with removing one or multiple motor vehicle lanes on Johnson Avenue to provide width for other features, such as buffered/protected bike lanes, a wider center turn lane, on-street parking, or simply to encourage slower speeds and fewer conflicts points. This is a high-level evaluation that includes analysis of operations at the four (4) signalized intersections on this segment (San Luis Drive, Lizzie Street, Ella Street, and Bishop Street) and analysis of road segment travel times and speeds. Traffic volumes used in this analysis are based on counts collected in 2022, which are the most current data available in this corridor.

EXISTING CONDITIONS
Johnson Avenue between Bishop Street and San Luis Drive currently operates as a four-lane undivided arterial, consisting of two travel lanes in each direction, striped Class II bicycle lanes in each direction, a continuous two-way left-turn lane between Fixlini and San Luis Drive, and dedicated left turn lanes at each intersection. The total curb-to-curb width within this segment is approximately 60 feet. The posted speed limit is 35 mph (prevailing speeds are 38 mph) and existing weekday traffic volumes range from apx. 15,000 to 16,000 vehicles per day. Peak period volumes are typically higher in the northbound direction in the AM and higher in the southbound direction in the PM, with slightly higher total daily volume and highest peak hourly volume in the southbound direction.

The corridor serves as a key north-south connection within the City network, providing access to residential neighborhoods, commercial businesses, San Luis Obispo High School, and French Hospital Medical Center. Over the most recent 5-year period where crash data is available (2020- 2024), there have been 26 total crashes reported on the segment of Johnson Avenue from San Luis Drive to Bishop Street, including 0 severe injury crashes, 2 crashes involving bicyclists and

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Johnson Avenue Road Diet Traffic Operations Analysis
2 0 crashes involving pedestrians. As presented in the Draft Vision Zero Action Plan, this segment of Johnson Avenue is not designated as part of the City’s High-Injury Network, nor do any intersections or road segments along this stretch rank among the top “hot spot” locations for higher-than-average crash rates.

A representative cross section of the existing lane configuration is shown below in Figure 1.

Figure 1: Existing Typical Cross-Section

ROAD DIET ALTERNATIVES CONSIDERED
Three road diet alternatives were evaluated for the purpose of this analysis:

1. Road Diet (Both Directions) – Remove one motor vehicle lane in northbound and southbound directions

2. Road Diet (Northbound Only) – Remove one motor vehicle lane in the northbound direction only

3. Road Diet (Southbound Only) – Remove one motor vehicle lane in the southbound direction only
The roadway width gained from removing one through lane in each direction could allow for installation of buffered or protected bike lanes and/or potential to add on-street parking—if onstreet parking were to be proposed, buffered bike lanes stripes could be provided, but there would be insufficient width for vertical bikeway protection.

The northbound-only road diet alternative would remove one of the two northbound through lanes, while maintaining two through lanes in the southbound direction and a continuous center turn lane.

The southbound-only road diet alternative would remove one of the two southbound through lanes, while maintaining two through lanes in the northbound direction and a continuous center turn lane. With either of these two partial road diet alternatives alternatives, the roadway width could be repurposed to provide buffered or protected bicycle lanes in each direction. Conceptual cross sections showing potential configurations for these alternatives are shown Figures 2A-4 below—note that specific design details and cross section widths are shown for reference purposes only and could be subject to further design refinement.

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Johnson Avenue Road Diet Traffic Operations Analysis
3 Figure 2A: Full Road Diet Example Typical Cross-Section (No-Parking) Figure 2B: Full Road Diet Example Typical Cross-Section with Parking Figure 3: Northbound Only Road Diet Example Typical Cross-Section

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Johnson Avenue Road Diet Traffic Operations Analysis
4 Figure 4: Southbound Only Road Diet Example Typical Cross-Section *Note – While vertical bikeway elements are shown in several cross section alternatives above, addition of bikeway vertical elements may not be feasible within current funding limits and would require further evaluation with City emergency services and maintenance staff.

ANALYSIS METHODOLOGY
Traffic operations were evaluated consistent with City’s Traffic Impact Analysis Guidelines using the methodologies of the latest edition of the Highway Capacity Manual (HCM). Existing AM and PM peak hour volumes were analyzed and compared to projected operations under the potential road diet scenarios using HCM methods using Synchro 11 analysis software. Detailed output tables are provided as attachments to this report. Intersection vehicle delay and Level of Service (LOS) were evaluated for each scenario and compared to the adopted performance thresholds established in the City’s General Plan Circulation Element. In addition, intersection 95th percentile vehicle queues1 were compared to available storage lengths and roadway link distances, and roadway segment travel times and speeds were estimated.

Level of Service is a qualitative metric used in transportation engineering to measure and describe performance of transportation facilities. Level of Service grades range from “A” to “F” and represent the quality of traffic flow based on congestion when evaluating motor vehicle performance. LOS “A” reflects free-flow conditions, while LOS “F” represents severe congestion and excessive delay, with demand exceeding roadway capacity. The Circulation Element of the City’s General Plan establishes a minimum LOS standard of “D” or better for all routes outside of the downtown area.

For the purposes of this analysis, delays were evaluated at each signalized intersection along the Johnson Avenue corridor between San Luis Drive and Bishop for each approach and for the overall intersection average under existing conditions and under each of the road diet scenarios.

A level of service deficiency would be triggered where intersection delays increase at a location already operating at LOS E or worse, where design changes cause intersections Levels of Service 1 The 95th percentile queue is the queue length (measured in feet or number of vehicles) that has only a 5% probability of being exceeded during a given analysis period. It is a traffic engineering metric used to design turn pockets, design traffic signal timing, and evaluate impacts of roadway design changes or land use projects.

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Johnson Avenue Road Diet Traffic Operations Analysis
5 to deteriorate from acceptable (LOS D or better) to unacceptable (LOS E or F), or where intersection 95th percentile queues would extend beyond available left-turn pocket storage or spill back into the nearest upstream intersection.

Attachment 1 summarizes intersection delays and level of service, while Attachment 2 summarizes intersection queuing results. Attachment 3 summarizes the arterial road segment analysis.

OPERATIONS ANALYSIS FINDINGS
Under existing conditions, all intersections operate at with an overall grade of LOS “C” or better during both peak periods, with the exception of Johnson and Ella during the AM peak, which currently operates at LOS “E.” It is worth noting that at both the Lizzie Street and Ella Street intersections, some individual side street approaches currently operate below LOS “D” during existing peak hour conditions. The deficient movement varies by peak period and does not necessarily occur in the same direction during both the AM and PM peaks.

Under all road diet scenarios evaluated, study intersections experience increased delay during both the AM and PM peak hours. Based on the analysis results, one or more intersections would operate below the City’s minimum LOS “D” standard on an overall basis, and several individual approaches would decrease operations significantly, with the worst operating at LOS “F” and experiencing substantial delay. In practical terms, this would result in some side-street movements experiencing delays approaching or exceeding five minutes to clear the intersection.

Queue lengths during the AM and PM peak hours were also evaluated. Under existing conditions, queues are generally contained within available turn lane storage, and through movements do not spill back into upstream intersections. Under the road diet configurations, 95th percentile queues increase significantly due to reduced directional capacity. As a result, queues would exceed available turn bay storage and would spill back into upstream intersections. At some locations, actual queues could be longer than predicted using this software analysis model. For example, in certain scenarios, queues on Johnson Avenue would spill back into multiple upstream signalized intersections—the this queue spillback would increase delays and queues at the adjacent upstream intersection further, but would not be fully captured in this software modeling. in these instances, actual queue lengths may extend further than predicted by the software modeling. In addition, during AM and PM bell times at SLO High School, queues from the school often spill back to Johnson Avenue, which could further increase queues and delays upstream.

A few specific examples of what drivers may experience during peak commute periods with implementation of a road diet:
 Johnson & Lizzie Intersection – During AM peak, increase in overall intersection delay of 45 seconds/vehicle and eastbound approach delay exceeding 200 seconds/vehicle. Peak northbound queues increase by 400 feet, nearly spilling back to the upstream Ella Street intersection.
 Johnson & Ella Intersection – During AM peak, increase in overall intersection delay of over 2 minutes (125 seconds) per vehicle and the northbound approach delay exceeds 300 seconds/vehicle (5+ minute delay). During AM peak, northbound approach peak

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Johnson Avenue Road Diet Traffic Operations Analysis
6 queues increase to >1,000 feet, nearly spilling back to the upstream Bishop Street intersection. During the PM peak, southbound approach peak queues increase to >1,000 feet, through the upstream Lizzie Street intersection.

In addition to individual intersection analysis for delay and queueing, an arterial segment analysis was conducted to evaluate potential changes to segment travel times and speeds along Johnson Avenue between Bishop Street and San Luis Drive with a potential road diet. Results indicate that under a full road diet scenario, northbound travel times in the AM peak increase by over 60%, while southbound travel times in the PM peak increase by over 100%. Average speeds in both directions are reduced to under 10 mph during peak periods. Similar trends are observed under the directional road diet scenarios. Under the northbound-only configuration, northbound AM peak travel times increase by over 40%, while under the southbound-only configuration, southbound PM peak travel times increase by over 100%.

While no traffic operations models can perfectly predict traffic operations changes from street redesign projects, staff has observed real-word instances of significant traffic congestion, delays, and queuing on this portion of Johnson Avenue during peak commute periods when construction work has required temporarily closing traffic lanes. These observations would support the general results from the modeling analysis predicting significant traffic congestion with a road diet.

EMERGENCY RESPONSE CONSIDERATIONS
In addition to the above operational analysis, City Transportation Engineering staff discussed the potential for a road diet on Johnson Avenue with the San Luis Obispo Fire Department (SLO Fire).

SLO Fire expressed concerns that the added congestion resulting from a road die could impact emergency response along this segment of Johnson Avenue, which is identified as a primary cross-town emergency response route, with particular sensitivity to increasing delays accessing the French Hospital Medical Center. Increased congestion and queue spillback under the road diet configurations could increase emergency response times, especially during peak travel periods. While emergency vehicle preemption (EVP) equipment could help minimize some disruption to emergency vehicle response (all intersections within this study area have existing EVP equipment, except Johnson/Bishop), this remains a concern for City emergency response representatives.

Furthermore, the neighborhoods surrounding the Johnson Avenue corridor, including the neighborhoods to the north near SLO High School, are designated by Cal Fire as “high” and “very high” fire hazard severity zones, which highlights the importance of Johnson Avenue to serve as a likely emergency evacuation route in the case of a large wildfire. Significant reductions in vehicle throughput capacity may affect the corridor’s ability to accommodate peak demand during a potential evacuation. Further evaluation would be necessary to fully assess potential impacts to emergency response operations and evacuation performance prior to implementation of any roadway reconfiguration.

CONCLUSIONS
Based on the operational analysis conducted for Johnson Avenue between Bishop Street and San Luis Drive, none of the road diet alternatives evaluated are recommended at this time. While the proposed configurations could allow for enhanced bicycle facilities, addition of on-street

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Johnson Avenue Road Diet Traffic Operations Analysis
7 parking, or potential for reduced speeds and intersection conflicts, or other multimodal improvements, all scenarios result in increased delays, degraded Level of Service, and extended queue lengths during peak hour conditions that would exceed the City’s adopted policy thresholds. Under the road diet alternatives, one or more intersections would operate below the City’s adopted LOS “D” standard on an overall basis, and multiple individual approaches would experience extensive delay, including LOS “F” conditions in certain cases. In addition, 95th percentile queues would exceed available storage lengths and spill back into upstream intersections, disrupting corridor progression and reducing operational reliability.

This evaluation was conducted at a preliminary level of detail using traffic counts collected in 2022, which represent the most recent data available for this corridor. The analysis reflects current traffic volumes only and does not incorporate projected future growth. Given the operational deficiencies identified under current conditions, it is reasonable to expect that future increases in traffic volumes would further exacerbate delay and queue impacts under any of the road diet configurations. Emergency access and evacuation considerations further reinforce these findings.

Increased congestion and queue spillback may impede emergency vehicle response to French Hospital Medical Center and could affect the corridor’s function as an evacuation route serving adjacent high fire risk areas. For these reasons, implementation of a full road diet, northboundonly road diet, or southbound-only road diet on this segment of Johnson Avenue is not recommended by staff at this time without further study. If further consideration for a road diet configuration is desired, it is recommended that additional traffic operations analysis be conducted using new traffic count data and including future year scenarios and an early afternoon peak hour during the SLO High School afternoon bell time. Future analysis should also consider multimodal level of service, preparation of a detailed emergency evacuation study to evaluate potential impacts on evacuation clearance times.

Attachments:

1. Intersection Delay & Level of Service Summary

2. Intersection Queuing Results Summary

3. Arterial Segment Analysis

4. Synchro Analysis Calculation Worksheets

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Intersection Vehicle Delays & Levels of Service (LOS)
AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak Delay (s) / LOS Delay (s) / LOS Delay (s) / LOS Delay (s) / LOS Delay (s) / LOS Delay (s) / LOS Delay (s) / LOS Delay (s) / LOS Johnson & San Luis
Drive
NB
SB
WB
Overall

13.1 B

23.0 C33.6 C

20.5 C

4.7 A

13.8 B

29.4 C

15.5 B

15.8 B

24.3 C53.3 D

25.6 C

19.6 B17.7 B

35.4 D

24.4 C

7.2 A

23.0 C49.3 D

20.6 C

4.6 A

15.9 B

34.9 C

17.9 B

40.0 D25.8 C

56.1 E

37.5 D

3.6 A

18.7 B

37.9 D

19.2 B
Johnson & Lizzie
NB
SB
EB
WB
Overall

29.1 C22.4 C41.0 D

85.7 F

34.0 C

24.9 C

7.8 A
116.7 F

23.3 C

22.4 C
123.4 F

31.7 C52.8 D
133.3 F

89.5 F

26.3 C

14.5 B
158.2 F

28.3 C

28.6 C

91.4 F

34.9 C

58.8 E
159.6 F

78.6 E

12.6 B

6.3 A
203.9 F

33.3 C

21.6 C

3.4 A

11.4 B

58.8 E
159.3 F

27.0 C

1.8 A9.2 A
203.9 F

33.3 C

18.0 B
Johnson & Ella
NB
SB
EB
WB
Overall

59.6 E

47.4 D
205.4 F

38.0 D

63.9 E

39.6 D

15.0 B
113.0 F

70.9 E

33.8 C
328.6 F

3.3 A
231.5 F

41.0 D
189.6 F
225.2 F

61.2 E
101.8 F

63.0 E
111.9 F
230.3 F

0.9 A
275.9 F

46.0 D
140.0 F

12.4 B

96.3 F
130.5 F

84.5 F

75.3 E

11.0 B

92.3 F
275.9 F

46.0 D

60.8 E

35.4 D31.9 C
130.5 F

84.5 F

44.6 D
Johnson & Bishop
NB
SB
EB
WB
Overall

15.6 B

46.6 D38.5 D31.8 C

29.2 C

8.3 A

35.5 D33.3 C31.7 C

27.2 C

37.8 D

70.4 E

47.6 D38.9 D

50.4 D

46.3 D

11.4 B

38.2 D37.6 D

28.5 C

41.0 D

79.1 E

53.2 D42.9 D

55.8 E

10.2 B

49.8 D43.0 D41.5 D

36.8 D

49.5 D

3.7 A

52.5 D42.8 D

33.0 C

8.5 A

34.1 C43.2 D43.4 D

29.9 C
Road Diet (SB Only)
NOTES: 1) All road diet scenarios assume optimized signal timings with a maximum cycle length of 120 seconds.2) Locations highlighed red where intersection levels of service (LOS) would exceed the City's adopted performance thresholds of LOS D or better.3) Analysis results based on the Highway Capacity Manual 6th Edition, calculated using Synchro Analysis software.4) Traffic volumes based on the most recent traffic count data availabe, collected in 2022.

Results are based on high-level modeling approach, actual results are likely to be worse.

Intersection
Existing Conditions Road Diet (Both Directions) Road Diet (NB Only) Approach
Attachment 1 - Intersection Delay & Level of Service Summary

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95th Percentile Vehicle Queues
AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak Queue Queue Queue Queue Queue Queue Queue Queue
Johnson & San Luis Drive
NBT
NBR
SBL
SBT
WBL
WBR
337'
0'
182'252'152'
-
70'
0'
41'
204'131'
-
m244'
m0'
203'291'300'
38'
m188'
m0'
46'
290'229'<25'
m260'
m0'
210'249'203'
-
175'
0'
49'
255'158'
-
178'
0'
219'323'317'
39'
100'
0'
49'
324'244'<25'
Johnson & Lizzie
NBL
NBT
SBL
SBT
EBL/T
EBR
WBL/T
WBR
<25'294'127'188'
32'
0'
46'
0'
<25'187'
m62'
182'
62'
0'
<25'
25'
m15'
489'
m225'
435'
39'
0'
58'
<25'
m9'
585'
m65'
466'
71'
0'
<25'<25'
m<25'
329'
m253'
177'
42'
0'
62'
<25'
m8'
228'
m115'
164'
80'
0'
<25'
29'
m<25'
62'
m149'
194'
43'
0'
64'
0'
m<25'
86'
m72'
473'
80'
0'
<25'<25'
Johnson & Ella
NBL
NBT
SBL
SBT
EBL/T
EBR
WBL/T
WBR
57'
346'<25'284'
94'
0'
<25'
0'
41'
203'<25'446'
81'
0'
32'
0'
m36'
m1016'
m<25'
795'100'
0'
<25'
0'
m37'
622'
m<25'
1087'
77'
0'
31'
0'
m38'
1017'
m<25'
269'110'
0'
<25'
0'
m39'
552'
m<25'
398'
87'
0'
36'
0'
82'
132'
m<25'
774'110'
0'
<25'
0'
m40'
211'
m<25'
1094'
87'
0'
36'
0'
Johnson & Bishop
NBL
NBT
SBL
SBT
EB
WBL/T
WBR
<25'238'143'160'142'<25'
0'
<25'110'
34'
180'<25'
47'
0'
31'
587'
m233'
<25'172'
28'
0'
<25'284'
m<25'
m114'
29'54'
0'
<25'615'249'250'190'
31'
0'
<25'254'
m<25'
<25'
38'62'
0'
35'
275'130'
34'
185'
31'
0'
<25'106'
m<25'
m26'
38'62'
0'
NOTES: 1) All road diet scenarios assume signal timings have been optimized with a maximum of 120 second cycle length.2) Queuing results reflect 95th percentile queues. The 95th percentile queue is a standard metric used in traffic engineering for street design and traffic impact analyses. This represents the estimated peak queue length (measured in feet) that has a 5% probability of being exceeded during a peak hour analysis period. In the results above, traffic volumes exceed capacity at several locations and traffic analysis models may not accurately estimate peak queue lenghts -- actual queue lengths may exceed these values at times during peak periods.3) Locations highlighed red where 95th percentile queues exceed existing turn lane storage or where through lane queues would spill back and block the nearest upstream intersection.4) 25' was used as the minimum queue length due to engineering best practice considering 25 feet the equivalent of one car length.5) The letter "m" is used to denote intersection movements that are metered by the upstream signal.Results are based on high-level modeling approach, actual results are likely to be worse.

Intersection
Existing Conditions Road Diet (Both Directions) Road Diet (NB Only) Road Diet (SB Only) Movement
Attachment 2 - Intersection Queuing Results Summary

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Cooridor Travel Times and Arterial Speed
Travel
Time (s)
Arterial
Speed (mph)
Travel
Time (s)
Arterial
Speed (mph)
Travel
Time (s)
Arterial
Speed (mph)
Travel
Time (s)
Arterial
Speed (mph)
Travel
Time (s)
Arterial
Speed (mph)
Travel
Time (s)
Arterial
Speed (mph)
Travel
Time (s)
Arterial
Speed (mph)
Travel
Time (s)
Arterial
Speed (mph)
Northbound 150.4 13.1 117.3 16.8 250.7 7.7 139 14 212.5 9.1 123.7 15.6 120.6 16 114.1 16.9 Southbound 153.7 19.8 160.1 19 157.9 19.1 334.3 9 143.3 21.0 147.7 20.4 154.5 19.5 324.4 9.3 PM Peak AM Peak PM Peak
NOTES: 1) All road diet scenarios assume signal timings have been optimized with a maximum of 120 second cycle length.Results are based on high-level modeling approach, actual results are likely to be worse.

Direction
Existing Conditions Road Diet (Both Directions) Road Diet (NB Only) Road Diet (SB Only) AM Peak PM Peak AM Peak PM Peak AM Peak
Attachment 3 - Arterial Segment Analysis

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Lanes, Volumes, Timings 2025 Existing AM Peak
64: Johnson & San Luis Drive Existing
Johnson Cooridor Synchro 11 Report
WDR Page 1
Lane Group WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Volume (vph) 285 132 459 512 188 591
Future Volume (vph) 285 132 459 512 188 591
Lane Util. Factor 0.97 0.95 1.00 1.00 1.00 1.00
Ped Bike Factor 0.99 0.98 1.00
Frt 0.953 0.850
Flt Protected 0.967 0.950
Satd. Flow (prot) 3285 0 1863 1583 1770 1863
Flt Permitted 0.967 0.950
Satd. Flow (perm) 3281 0 1863 1550 1763 1863
Satd. Flow (RTOR) 79
Confl. Peds. (#/hr) 1 11 7 7
Confl. Bikes (#/hr) 3
Peak Hour Factor 0.82 0.82 0.75 0.75 0.71 0.71
Shared Lane Traffic (%)
Lane Group Flow (vph) 509 0 612 683 265 832
Turn Type Prot NA custom Prot NA
Protected Phases 4 6 5 2
Permitted Phases 6 2 4
Detector Phase 4 6 6 2 4 5 2
Switch Phase
Minimum Initial (s) 4.0 5.0 4.0 5.0
Minimum Split (s) 27.0 28.0 8.0 10.0
Total Split (s) 27.0 46.0 23.0 69.0
Total Split (%) 28.1% 47.9% 24.0% 71.9%
Yellow Time (s) 3.0 3.0 3.0 3.0
All-Red Time (s) 1.0 2.0 1.0 2.0
Lost Time Adjust (s) 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.0 5.0 4.0 5.0
Lead/Lag Lag Lead
Lead-Lag Optimize? Yes Yes
Recall Mode None C-Max None C-Max
Act Effct Green (s) 20.2 45.2 96.0 17.5 66.8
Actuated g/C Ratio 0.21 0.47 1.00 0.18 0.70
v/c Ratio 0.67 0.70 0.44 0.82 0.64
Control Delay 33.6 26.8 0.9 58.7 11.6
Queue Delay 0.0 0.0 0.0 0.0 0.0
Total Delay 33.6 26.8 0.9 58.7 11.6

LOS C C A E B
Approach Delay 33.6 13.1 23.0
Approach LOS C B C
Queue Length 50th (ft) 120 310 0 154 272
Queue Length 95th (ft) 152 337 0 182 252
Internal Link Dist (ft) 395 560 537
Turn Bay Length (ft) 450
Base Capacity (vph) 847 877 1548 350 1295
Starvation Cap Reductn 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0
Attachment 4 - Synchro Analysis Calculation Worksheets

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Lanes, Volumes, Timings 2025 Existing AM Peak
64: Johnson & San Luis Drive Existing
Johnson Cooridor Synchro 11 Report
WDR Page 2
Lane Group WBL WBR NBT NBR SBL SBT
Reduced v/c Ratio 0.60 0.70 0.44 0.76 0.64
Intersection Summary
Cycle Length: 96
Actuated Cycle Length: 96
Offset: 66 (69%), Referenced to phase 2:SBT and 6:NBT, Start of Yellow Natural Cycle: 80
Control Type: Actuated-Coordinated
Maximum v/c Ratio: 0.82
Intersection Signal Delay: 20.5 Intersection LOS: C
Intersection Capacity Utilization 60.1% ICU Level of Service B Analysis Period (min) 15
Splits and Phases: 64: Johnson & San Luis Drive

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HCM 6th Signalized Intersection Summary 2025 Existing AM Peak 65: Johnson & Lizzie Existing
Johnson Cooridor Synchro 11 Report
WDR Page 2
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 22 2 5 49 0 124 10 840 102 120 629 128 Future Volume (veh/h) 22 2 5 49 0 124 10 840 102 120 629 128 Initial Q (Qb), veh 000000000000
Ped-Bike Adj(A_pbT) 1.00 0.98 1.00 1.00 1.00 0.96 1.00 0.97 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 26 2 6 100 0 253 14 1183 144 141 740 151 Peak Hour Factor 0.84 0.84 0.84 0.49 0.49 0.49 0.71 0.71 0.71 0.85 0.85 0.85 Percent Heavy Veh, % 222222222222
Cap, veh/h 77 3 432 80 0 438 119 1454 176 173 1429 291
Arrive On Green 0.28 0.28 0.28 0.28 0.00 0.28 0.07 0.46 0.46 0.10 0.49 0.49 Sat Flow, veh/h 0 12 1556 0 0 1578 1781 3172 385 1781 2923 596 Grp Volume(v), veh/h 28 0 6 100 0 253 14 661 666 141 450 441 Grp Sat Flow(s),veh/h/ln 12 0 1556 0 0 1578 1781 1777 1780 1781 1777 1742 Q Serve(g_s), s 0.0 0.0 0.3 0.0 0.0 12.4 0.7 28.9 29.2 7.0 15.6 15.6 Cycle Q Clear(g_c), s 25.0 0.0 0.3 25.0 0.0 12.4 0.7 28.9 29.2 7.0 15.6 15.6 Prop In Lane 0.93 1.00 1.00 1.00 1.00 0.22 1.00 0.34
Lane Grp Cap(c), veh/h 80 0 432 80 0 438 119 814 816 173 869 852 V/C Ratio(X) 0.35 0.00 0.01 1.25 0.00 0.58 0.12 0.81 0.82 0.81 0.52 0.52 Avail Cap(c_a), veh/h 80 0 432 80 0 438 119 814 816 198 869 852 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 1.00 0.89 0.89 0.89 0.71 0.71 0.71 Uniform Delay (d), s/veh 42.2 0.0 23.6 45.0 0.0 28.0 39.5 21.0 21.1 39.8 15.7 15.7 Incr Delay (d2), s/veh 2.6 0.0 0.0 182.0 0.0 1.9 0.4 7.8 8.0 14.9 1.6 1.6 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 0.7 0.0 0.1 5.8 0.0 4.8 0.3 12.7 12.9 3.7 6.3 6.2 Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 44.7 0.0 23.6 227.0 0.0 29.8 39.9 28.8 29.1 54.8 17.3 17.3 LnGrp LOS D A C F A CDCCDBB
Approach Vol, veh/h 34 353 1341 1032
Approach Delay, s/veh 41.0 85.7 29.1 22.4
Approach LOS D F C C
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 13.8 46.2 30.0 11.0 49.0 30.0
Change Period (Y+Rc), s 5.0 5.0 5.0 5.0 5.0 5.0
Max Green Setting (Gmax), s 10.0 40.0 25.0 6.0 44.0 25.0 Max Q Clear Time (g_c+I1), s 9.0 31.2 27.0 2.7 17.6 27.0 Green Ext Time (p_c), s 0.0 5.5 0.0 0.0 6.8 0.0
Intersection Summary
HCM 6th Ctrl Delay 34.0
HCM 6th LOS C

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HCM 6th Signalized Intersection Summary 2025 Existing AM Peak 66: Johnson & Ella Existing
Johnson Cooridor Synchro 11 Report
WDR Page 3
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 81 0 38 7 0 16 36 787 3 1 591 60 Future Volume (veh/h) 81 0 38 7 0 16 36 787 3 1 591 60
Initial Q (Qb), veh 000000000000
Ped-Bike Adj(A_pbT) 1.00 0.99 1.00 0.98 1.00 0.95 1.00 0.97 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 95 0 45 11 0 25 49 1078 4 1 768 78 Peak Hour Factor 0.85 0.85 0.85 0.63 0.63 0.63 0.73 0.73 0.73 0.77 0.77 0.77 Percent Heavy Veh, % 222222222222
Cap, veh/h 69 0 363 69 0 359 599 1117 4 565 936 95
Arrive On Green 0.23 0.00 0.23 0.23 0.00 0.23 0.34 0.31 0.31 0.32 0.29 0.29 Sat Flow, veh/h 0 0 1575 0 0 1557 1781 3630 13 1781 3245 329 Grp Volume(v), veh/h 95 0 45 11 0 25 49 528 554 1 420 426 Grp Sat Flow(s),veh/h/ln 0 0 1575 0 0 1557 1781 1777 1867 1781 1777 1798 Q Serve(g_s), s 0.0 0.0 2.4 0.0 0.0 1.3 2.0 30.4 30.4 0.0 22.9 23.0 Cycle Q Clear(g_c), s 24.0 0.0 2.4 24.0 0.0 1.3 2.0 30.4 30.4 0.0 22.9 23.0 Prop In Lane 1.00 1.00 1.00 1.00 1.00 0.01 1.00 0.18
Lane Grp Cap(c), veh/h 69 0 363 69 0 359 599 547 574 565 513 519 V/C Ratio(X) 1.37 0.00 0.12 0.16 0.00 0.07 0.08 0.97 0.97 0.00 0.82 0.82 Avail Cap(c_a), veh/h 69 0 363 69 0 359 599 547 574 565 513 519 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 1.00 0.77 0.77 0.77 0.94 0.94 0.94 Uniform Delay (d), s/veh 52.0 0.0 31.7 52.0 0.0 31.3 23.5 35.4 35.4 24.2 34.5 34.5 Incr Delay (d2), s/veh 235.6 0.0 0.2 1.1 0.0 0.1 0.0 26.2 25.4 0.0 13.0 12.9 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 6.3 0.0 0.9 0.3 0.0 0.5 0.8 16.6 17.4 0.0 11.4 11.6 Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 287.6 0.0 31.8 53.1 0.0 31.4 23.6 61.7 60.9 24.3 47.5 47.4 LnGrp LOS F A C D A C C E E C D D
Approach Vol, veh/h 140 36 1131 847
Approach Delay, s/veh 205.4 38.0 59.6 47.4
Approach LOS F D E D
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 40.0 35.0 29.0 38.0 37.0 29.0
Change Period (Y+Rc), s 5.0 5.0 5.0 5.0 5.0 5.0
Max Green Setting (Gmax), s 6.0 30.0 24.0 4.0 32.0 24.0 Max Q Clear Time (g_c+I1), s 4.0 25.0 26.0 2.0 32.4 26.0 Green Ext Time (p_c), s 0.0 2.3 0.0 0.0 0.0 0.0
Intersection Summary
HCM 6th Ctrl Delay 63.9
HCM 6th LOS E

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HCM 6th Signalized Intersection Summary 2025 Existing AM Peak 67: Johnson & Bishop Existing
Johnson Cooridor Synchro 11 Report
WDR Page 4
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 132 6 18 17 1 32 16 669 68 148 400 74 Future Volume (veh/h) 132 6 18 17 1 32 16 669 68 148 400 74 Initial Q (Qb), veh 000000000000
Ped-Bike Adj(A_pbT) 0.99 0.98 1.00 0.99 1.00 0.97 1.00 0.99 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 155 7 21 24 1 45 24 999 101 185 500 92 Peak Hour Factor 0.85 0.85 0.85 0.71 0.71 0.71 0.67 0.67 0.67 0.80 0.80 0.80 Percent Heavy Veh, % 222222222222
Cap, veh/h 265 11 26 338 13 278 778 1787 181 222 665 122 Arrive On Green 0.18 0.18 0.18 0.18 0.18 0.18 0.44 0.55 0.55 0.12 0.22 0.22 Sat Flow, veh/h 1087 60 149 1476 71 1572 1781 3247 328 1781 2996 548 Grp Volume(v), veh/h 183 0 0 25 0 45 24 546 554 185 296 296 Grp Sat Flow(s),veh/h/ln 1295 0 0 1547 0 1572 1781 1777 1798 1781 1777 1767 Q Serve(g_s), s 11.4 0.0 0.0 0.0 0.0 2.2 0.7 18.2 18.2 9.2 14.1 14.3 Cycle Q Clear(g_c), s 12.6 0.0 0.0 1.2 0.0 2.2 0.7 18.2 18.2 9.2 14.1 14.3 Prop In Lane 0.85 0.11 0.96 1.00 1.00 0.18 1.00 0.31
Lane Grp Cap(c), veh/h 302 0 0 351 0 278 778 978 990 222 394 392 V/C Ratio(X) 0.61 0.00 0.00 0.07 0.00 0.16 0.03 0.56 0.56 0.83 0.75 0.76 Avail Cap(c_a), veh/h 468 0 0 502 0 449 778 978 990 294 888 884 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 0.00 1.00 0.00 1.00 1.00 1.00 1.00 0.93 0.93 0.93 Uniform Delay (d), s/veh 36.5 0.0 0.0 31.3 0.0 31.8 14.6 13.3 13.3 38.9 33.0 33.1 Incr Delay (d2), s/veh 2.0 0.0 0.0 0.1 0.0 0.3 0.0 2.3 2.3 13.4 11.5 11.9 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 4.1 0.0 0.0 0.5 0.0 0.9 0.3 7.2 7.2 4.8 7.1 7.2 Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 38.5 0.0 0.0 31.4 0.0 32.0 14.7 15.6 15.6 52.3 44.6 45.0 LnGrp LOS D A A C A C B B B D D D
Approach Vol, veh/h 183 70 1124 777
Approach Delay, s/veh 38.5 31.8 15.6 46.6
Approach LOS D C B D
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 15.3 55.6 20.1 45.2 25.7 20.1
Change Period (Y+Rc), s 4.0 5.5 4.0 5.5 * 5.5 4.0
Max Green Setting (Gmax), s 15.0 35.5 27.0 5.0 * 46 26.0 Max Q Clear Time (g_c+I1), s 11.2 20.2 14.6 2.7 16.3 4.2 Green Ext Time (p_c), s 0.2 6.6 0.5 0.0 3.9 0.2
Intersection Summary
HCM 6th Ctrl Delay 29.2
HCM 6th LOS C
Notes
* HCM 6th computational engine requires equal clearance times for the phases crossing the barrier.

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Arterial Level of Service 2025 Existing AM Peak
Existing
Johnson Cooridor Synchro 11 Report
WDR Page 1
Arterial Level of Service: NB Johnson
Arterial Flow Running Signal Travel Dist Arterial Arterial Cross Street Class Speed Time Delay Time (s) (mi) Speed LOS Bishop III 35 3.8 19.7 23.5 0.03 4.0 F
Ella III 35 31.6 15.7 47.3 0.26 20.1 C
Lizzie III 35 17.3 18.4 35.7 0.14 13.6 E
San Luis Drive III 30 17.1 26.8 43.9 0.12 9.9 F
Total III 69.8 80.6 150.4 0.55 13.1 E
Arterial Level of Service: SB Johnson
Arterial Flow Running Signal Travel Dist Arterial Arterial Cross Street Class Speed Time Delay Time (s) (mi) Speed LOS San Luis Drive III 28 41.4 11.6 53.0 0.33 22.1 C
Lizzie III 30 17.1 6.6 23.7 0.12 18.4 C
Ella III 35 17.3 18.0 35.3 0.14 13.8 E
Bishop III 35 31.6 10.1 41.7 0.26 22.8 C
Total III 107.4 46.3 153.7 0.85 19.8 C

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Lanes, Volumes, Timings 2025 Existing PM Peak
64: Johnson & San Luis Drive Existing
Johnson Cooridor Synchro 11 Report
WDR Page 1
Lane Group WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Volume (vph) 355 129 424 364 29 462
Future Volume (vph) 355 129 424 364 29 462
Lane Util. Factor 0.97 0.95 1.00 1.00 1.00 1.00
Ped Bike Factor 0.99 0.98 1.00
Frt 0.960 0.850
Flt Protected 0.965 0.950
Satd. Flow (prot) 3313 0 1863 1583 1770 1863
Flt Permitted 0.965 0.950
Satd. Flow (perm) 3309 0 1863 1552 1763 1863
Satd. Flow (RTOR) 70
Confl. Peds. (#/hr) 1 11 7 7
Confl. Bikes (#/hr) 3
Peak Hour Factor 0.63 0.63 0.88 0.88 0.77 0.77
Shared Lane Traffic (%)
Lane Group Flow (vph) 768 0 482 414 38 600
Turn Type Prot NA custom Prot NA
Protected Phases 4 6 5 2
Permitted Phases 6 2 4
Detector Phase 4 6 6 2 4 5 2
Switch Phase
Minimum Initial (s) 4.0 5.0 4.0 5.0
Minimum Split (s) 27.0 28.0 8.0 10.0
Total Split (s) 29.0 41.0 10.0 51.0
Total Split (%) 36.3% 51.3% 12.5% 63.8%
Yellow Time (s) 3.0 3.0 3.0 3.0
All-Red Time (s) 1.0 2.0 1.0 2.0
Lost Time Adjust (s) 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.0 5.0 4.0 5.0
Lead/Lag Lead Lag
Lead-Lag Optimize? Yes Yes
Recall Mode None C-Max None C-Max
Act Effct Green (s) 22.8 42.2 80.0 5.9 48.2
Actuated g/C Ratio 0.28 0.53 1.00 0.07 0.60
v/c Ratio 0.77 0.49 0.27 0.29 0.53
Control Delay 29.4 8.5 0.4 41.2 12.1
Queue Delay 0.0 0.0 0.0 0.0 0.0
Total Delay 29.4 8.5 0.4 41.2 12.1

LOS C A A D B
Approach Delay 29.4 4.7 13.8
Approach LOS C A B
Queue Length 50th (ft) 157 182 0 18 172
Queue Length 95th (ft) 131 70 0 41 204
Internal Link Dist (ft) 395 560 537
Turn Bay Length (ft) 450
Base Capacity (vph) 1083 983 1546 132 1123
Starvation Cap Reductn 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0

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Lanes, Volumes, Timings 2025 Existing PM Peak
64: Johnson & San Luis Drive Existing
Johnson Cooridor Synchro 11 Report
WDR Page 2
Lane Group WBL WBR NBT NBR SBL SBT
Reduced v/c Ratio 0.71 0.49 0.27 0.29 0.53
Intersection Summary
Cycle Length: 80
Actuated Cycle Length: 80
Offset: 16 (20%), Referenced to phase 2:SBT and 6:NBT, Start of Yellow Natural Cycle: 65
Control Type: Actuated-Coordinated
Maximum v/c Ratio: 0.77
Intersection Signal Delay: 15.5 Intersection LOS: B
Intersection Capacity Utilization 47.7% ICU Level of Service A Analysis Period (min) 15
Splits and Phases: 64: Johnson & San Luis Drive

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HCM 6th Signalized Intersection Summary 2025 Existing PM Peak 65: Johnson & Lizzie Existing
Johnson Cooridor Synchro 11 Report
WDR Page 2
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 71 0 18 13 0 75 4 669 23 74 723 36 Future Volume (veh/h) 71 0 18 13 0 75 4 669 23 74 723 36 Initial Q (Qb), veh 000000000000
Ped-Bike Adj(A_pbT) 1.00 0.98 1.00 1.00 1.00 0.95 1.00 0.97 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 92 0 23 16 0 95 5 892 31 80 786 39 Peak Hour Factor 0.77 0.77 0.77 0.79 0.79 0.79 0.75 0.75 0.75 0.92 0.92 0.92 Percent Heavy Veh, % 222222222222
Cap, veh/h 90 0 486 90 0 493 134 1355 47 200 1462 73
Arrive On Green 0.31 0.00 0.31 0.31 0.00 0.31 0.08 0.39 0.39 0.23 0.85 0.85 Sat Flow, veh/h 0 0 1557 0 0 1579 1781 3497 122 1781 3440 171 Grp Volume(v), veh/h 92 0 23 16 0 95 5 453 470 80 406 419 Grp Sat Flow(s),veh/h/ln 0 0 1557 0 0 1579 1781 1777 1841 1781 1777 1833 Q Serve(g_s), s 0.0 0.0 0.8 0.0 0.0 3.5 0.2 16.8 16.8 3.1 5.0 5.1 Cycle Q Clear(g_c), s 25.0 0.0 0.8 25.0 0.0 3.5 0.2 16.8 16.8 3.1 5.0 5.1 Prop In Lane 1.00 1.00 1.00 1.00 1.00 0.07 1.00 0.09
Lane Grp Cap(c), veh/h 90 0 486 90 0 493 134 689 713 200 755 779 V/C Ratio(X) 1.02 0.00 0.05 0.18 0.00 0.19 0.04 0.66 0.66 0.40 0.54 0.54 Avail Cap(c_a), veh/h 90 0 486 90 0 493 134 689 713 200 755 779 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 2.00 2.00 2.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 1.00 0.97 0.97 0.97 0.69 0.69 0.69 Uniform Delay (d), s/veh 40.0 0.0 19.2 40.0 0.0 20.1 34.3 20.1 20.1 28.7 3.8 3.8 Incr Delay (d2), s/veh 101.0 0.0 0.0 0.9 0.0 0.2 0.1 4.7 4.6 0.9 1.9 1.8 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 4.3 0.0 0.3 0.3 0.0 1.3 0.1 7.3 7.5 1.3 1.5 1.5 Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 141.0 0.0 19.2 40.9 0.0 20.3 34.4 24.9 24.7 29.6 5.7 5.7 LnGrp LOS F A B D A CCCCCAA
Approach Vol, veh/h 115 111 928 905
Approach Delay, s/veh 116.7 23.3 24.9 7.8
Approach LOS F C C A
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 14.0 36.0 30.0 11.0 39.0 30.0
Change Period (Y+Rc), s 5.0 5.0 5.0 5.0 5.0 5.0
Max Green Setting (Gmax), s 9.0 31.0 25.0 6.0 34.0 25.0 Max Q Clear Time (g_c+I1), s 5.1 18.8 27.0 2.2 7.1 27.0 Green Ext Time (p_c), s 0.1 4.7 0.0 0.0 6.0 0.0
Intersection Summary
HCM 6th Ctrl Delay 22.4
HCM 6th LOS C

Page 295 of 414 ends

San Luis Obispo City CouncilMay 5, 2026

San Luis Obispo City Council
May 5, 2026