HomeMy WebLinkAbout8/25/2021 Item 4a, Tower
Wilbanks, Megan
From:Justice Tower <
To:Advisory Bodies
Subject:279 BRIDGE ST. (ARCH-0597-2020) REVIEW OF A MIXED-USE PROJECT WITH A 24%
DENSITY BONUS,
Attachments:eSCRIBE Agenda Package p166.pdf
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To: SLO City Planning Commission
From: Bill & Justice Tower, homeowners/residents of 247 Bridge St, San Luis Obispo, CA 93401
We are supporters of the state and local initiatives of affordable housing for low-income community members and we
welcome sensible and well thought-out developments. Upon reviewing the meeting documents associated to the
proposed project for the 8/25/2021 Planning Commision review, we'd like to formally register the following concerns:
1) Page 166 (see attached),
Original MND Transportation/Traffic item (a) listed the impact to be "Less than significant" but the study was based on
the original design, primarily for commercial usage. How will the additional 94 residential units impact the circulation
and congestion of a dead-end street which is heavily used by cyclists to access from South Highera to downtown and
Broad street through Meadow Park.
2) Safety during emergency evacuation
The only access to the entire 279 Bridge St development is through a two lane bridge which can become a choke point
to exit during emergency evacuation. Furthermore has any study been performed on how that will impact the residents
and business on Bridge street?
3) At the 7/19/21 ARC review meeting, to grant the concession request for balconies on the 2nd and 3rd floor facing
neighborhoring low density communities was to provide additional screening. Commissioner M Smith suggested a solid
half wall design instead of cable or iron railing. We'd like to see this suggested design be adopted for the units facing
the southern, western and eastern neighbors to protect privacy and unsightliness, instead of the mesh type of screen
shown on the most recent architecture rendering.
4) 5-7 years of construction
This is a long time to live with the pollution from construction noise, dust, and construction vehicles, especially for
someone at age 76.
We sincerely thank the Planning Commission for considering our concerns.
1
Bill & Justice Tower
2
Issues, Discussion and Supporting Information Sources
ER # 0286-2014
Sources Potentially
Significant
Issues
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
28
16. TRANSPORTATION/TRAFFIC. Would the project:
a) Conflict with an applicable plan, ordinance or policy
establishing measures of effectiveness for the performance of
the circulation system, taking into account all modes of
transportation including mass transit and non-motorized travel
and relevant components of the circulation system, including but
not limited to intersections, streets, highways and freeways,
pedestrian and bicycle paths, and mass transit?
1, 16,
17,
20, 28
--X--
b) Conflict with an applicable congestion management program,
including, but not limited to level of service standards and travel
demand measures, or other standards established by the county
congestion management agency for designated roads or
highways?
--X--
c) Result in a change in air traffic patterns, including either an
increase in traffic levels or a change in location that results in
substantial safety risks?
--X--
d) Substantially increase hazards due to a design feature (e.g.,
sharp curves or dangerous intersections) or incompatible uses
(e.g. farm equipment)?
--X--
e) Result in inadequate emergency access? --X--
f) Conflict with adopted policies, plans, or programs regarding
public transit, bicycle, or pedestrian facilities, or otherwise
decrease the performance or safety of such facilities?
--X--
Evaluation
a, b. Regional access to the project site is provided by Highway 101, located east of the project site. Local access to the
project site is provided by Bridge Street and South Higuera; with pedestrian and bicycle access also available via a
bike path connection at the western end of Bridge Street to Exposition Drive and the Meadow Park bicycle path
network. All roadways in the immediate project vicinity have curbs, gut ters, sidewalks, and on-street parking. The
project does not conflict with any applicable circulation system plans and does not significantly add to demand on
the circulation system or conflict with any congestion management programs or any other agency’s plans for
congestion management. As currently proposed, the project will generate approximately 21 AM peak trips and 23
peak PM trips, which are well within the available capacity of the existing street network.
ITE
Code
AM
Rate
AM
Trips
PM
Rate
PM
Trips
23,300 sf light
manufacturing 110 0.92 21 0.97 23
These vehicular trips will be added to local and area streets. While existing streets have sufficient capacity to
accommodate the added vehicular traffic without reducing existing levels of service , the project location and
anticipated business mix make it a prime candidate for use of non -motorized forms of transportation, particularly
walking and biking. The proposed project would not result in a significant impact with regard to increased vehicular
trips and does not conflict with performance standards provided in City adopted plans or policies. The project will
also contribute to overall impact mitigation for transportation infrastructure by participating in the Citywide
Transportation Impact Fee program.
c. The project is not located in the vicinity of any public or private airports and will not result in any changes to air
traffic patterns, nor does it conflict with any safety plans of the Airport Land Use Plan.
ATTACHMENT 1
Page 166 of 186