Hicks Minor Use Permit: N-DRC2025-00022 / ED25-0211
Summary
SCH Number
2025121233
Public Agency
San Luis Obispo County
Document Title
Hicks Minor Use Permit: N-DRC2025-00022 / ED25-0211
Document Type
NOE - Notice of Exemption
Received
Posted
12/31/2025
Document Description
A request by Terry Hicks for a Minor Use Permit (N-DRC2025-00022) to allow for the demolition of an existing approximately 2,236 square-foot single-story single-family residence and 911 square-foot garage and construction of an approximately 6,069 square foot two-story replacement residence with an attached 1,116 square-foot garage in the San Luis Obispo Highway Corridor Design Area. Minor Use Permit is needed to allow for 1) site disturbance in excess of one acre pursuant to Section 22.08.030 - Project-Based Permit Requirements, 2) grading on slopes over 20% and 3) a building height of 28-feet as measured from average natural grade Pursuant to Section 22.10.095- Highway Corridor Design Standards. The project includes driveway improvements, deck and landscape areas, installation of a retention basin and onsite septic system, and associated site improvements. The project site will be served by an existing onsite well. The project will result in disturbance of approximately 1.24 acres on a 58.83-acre site. The proposed project is within the Agriculture land use category and is located at 1996 Sycamore Canyon Road, approximately a half mile west of the City of San Luis Obispo. The project is within the San Luis Obispo Sub-area North of the San Luis Obispo Planning Area.
Contact Information
Name
Dane Mueller
Agency Name
County Of San Luis Obispo
Job Title
Planner II
Contact Types
Lead/Public Agency
Phone
Email
Name
Terry Hicks
Agency Name
Applicant
Job Title
Owner
Contact Types
Project Applicant
Phone
Email
Location
Cities
San Luis Obispo
Counties
San Luis Obispo
Regions
Southern California, Unincorporated
Zip
93405
Total Acres
58.83
Parcel #
067-191-016
Other Location Info
1999 Sycamore Canyon Rd San Luis Obispo, CA 93405
Notice of Exemption
Exempt Status
Other
Type, Section or Code
15061(b)(3)
Reasons for Exemption
The project includes demolition of an existing single-family residence to allow for development of a new residence with attached garage and driveway within the Agriculture land use category with access to an existing roadway network that is adequate to serve the project. The applicant has designed the grading and site improvements to minimize site disturbance, and the project has a relatively small area of disturbance of approximately 54,054 square-feet. The project area is located within the San Luis Obispo North Sub-area of the San Luis Obispo Planning Area and is subject to the applicable sub-area standards outlined in County Code Section 22.98.060. This project, as proposed, meets all applicable community standards for development. Additionally, the project is proposed to be placed in a previously disturbed/developed portion of the site and will not convert existing prime farmland to a non-agricultural use.
The proposed project is in a location visible from Los Osos Valley Road, a locally designated scenic highway pursuant to County Code Sub-Section 22.10.095.c.; therefore, a Visual Analysis (SWCA, 2025) was completed for the project. The Visual Assessment indicates that with implementation of the recommendations included in the report, potential impacts to the visual quality and character of the surrounding area would be avoided.
The project area does not fall within San Joaquin Kit Fox habitat and, therefore, does not require related mitigation measures. The project will not result in the removal of any heritage oak trees. Multiple special status species are known to occur in the vicinity of the project site; therefore, an in season Biological Resources Assessment was submitted by Dwayne Oberhoff on April 1, 2025 (Revised October 17, 2025). The Biological Resource Assessment indicates that with implementation of the recommendations included in the report, no special status animal species known to exist within the project area will be affected. Therefore, the project will maintain compliance with local policies and ordinances protecting biological resources.
The project site is not in a mapped Archaeologically Sensitive Resource Area (ASA). There are various unnamed streams which cross the project site therefore the applicant prepared a Phase 1 Archaeological Study (Padre Associates, Inc. dated July 2021) which concluded “The records search revealed that no previously recorded resources are located in the Project site or the adjacent parcels…No further work is recommended for any of these resources and the Project can proceed as planned. A change in scope (i.e., increased area of disturbance), will require additional archaeological surveys.” The site design and development incorporate adequate measures to ensure that archaeological resources will be acceptably and adequately protected because the parcel was surveyed prior to this project. The County ordinance also requires, and the project is conditioned, such that in the event archaeological resources are uncovered, construction activities shall cease.
The project area has potential for lateral spreading and is within a Geologic Study Area Combining Designation based upon the site’s Official Maps of the County of San Luis Obispo Land Use Element Therefore, the site was evaluated for compliance with the GSA requirements. The applicant provided a full geologic report dated October 3, 2024, and a letter of concurrence from the County Geologist dated September 19, 2025. As proposed and conditioned, the project complies with these policies.
Existing grading and drainage regulations will adequately address surface water quality impacts during construction and permanent use of the residence. The project will conform to the applicable General Plan and Area Plan standards, and no measures beyond those required by County Code are necessary to address the environmental impacts associated with the proposed project.
County Clerk
San Luis Obispo
Attachments
Notice of Exemption
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