Loading...
HomeMy WebLinkAboutApplicant Responses to Completeness Letter 11-10-22November 10, 2022 Rachel Cohen Senior Planner City of San Luis Obispo Community Development Department Subject: SPEC-0451-2022, GENP-0449-2022, & EID-0450-2022: Review of “The Link” which includes various entitlements (Annexation, General Plan Amendment, a Specific Plan , etc.) for a project with 725 multifamily attached units, 69,150 square feet of retail mixed use space, 279,700 square feet of professional and medical office uses, 209,000 square feet of industrial and warehouse space, and 237,200 square feet of mixed service commercial uses. Thank you for your timely review of the initial Project Description and initial application materials for The Link project (nee’ “Chevron Project”). We have followed up on a number of the questions and comments raised by staff and offer the comments to specific questions. Several of the comments have served to refine the project description and focus future study and program elements. Many of the items requested are still under development. This correspondence is intended as a status report and acknowledgement of the scope and timing of the requested materials. Sincerely, Damien Mavis Covelop, Inc. (Project Applicant) dmavis@covelop.met Responses to Department comments/completeness items: Planning Division - Community Development Department 1. Please submit applications, associated material, and application fees for the annexation, subdivision, and ALUP review required for the project. Response: The subdivision map and associated engineering analysis are being prepared and will be submitted by separate application at a later date. The annexation application will be submitted upon completion of the Final EIR. Finally, the ALUP application requires the submittal of the Draft EIR. The conformity analysis for the ALUP is contained in the conformity determinations provided in the application and adequately demonstrates that the project is in conformance with the ALUP, as recently amended. 2. It is unclear how much architectural detail is to be addressed in the project. Will the project utilize design guidelines within the AASP or create its own? As more information becomes available, staff will be able to provide feedback on whether Architectural Review is needed and if an additional application is required. Response: The City has made a determination, after the submittal of the application, that a Specific Plan is to be prepared for the project. The Specific Plan will be prepared by the project team which will contain design guidelines for specific land uses, consistent with the City’s requirements for Specific Plans contained in the Zoning Ordinance and General Plan. The application only provides the suggested land use categories for the project. It is anticipated that the separate Major Development Permit applications will be prepared for the Phase 1 components of the project, once the design guidelines have been established and the Draft EIR has been prepared. This will enable the Major Development Permits to include appropriate mitigations and modifications indicated by the environmental analysis. Housing Division – Community Development Department 3. Provide a statement indicating how the project will meet its inclusionary housing requirement, in accordance with San Luis Obispo Municipal Code §17.138 (which was recently updated). a. If the project is to use the in-lieu fee option, please provide calculations to identify the estimated in-lieu fees (this is not recommended). b. If affordable units are to be provided within the project, please identify the specific units intended to be dedicated and the specific income levels of each unit (low-, moderate-income, etc.). Response: The project will conform to the most recent version of the City’s Inclusionary Housing Ordinance by providing at least 6 percent of the rental units no for sale units are proposed), with 3% for low and 3 % for very low income households. The applicant will meet this requirement through distribution of the affordable units throughout the various housing sites, or through a contractual arrangement with a local affordable housing provider on a specific site. The site will be sized to accommodate the required number of units and the likely density bonus. 4. Please revise the Plan Data by Area and Building Table to accurately calculate density allocation by net area (§17.70.110). Please provide a detailed calculation of the density allocation for each property that includes residential units. Response: The Plan Data accurately calculates density. It provides, for reference, the number of units per Net Lot Area, and the number of density units per Zoning Ordinance Section 17.71.110. Specifically, the Net Lot Area designated in the Plan Data table excludes area identified in 17.71.110 B1-B4. At present the number of density units per unit is an estimate since the number and distribution of housing units has not been established. Once the specific floor plans have been established for each product type and site, a revised density calculation will be provided in the Specific Plan and the Major Development Permits. The Plan Data calculations are provided to demonstrate compliance with City density regulations. 5. Please update the project description to specifically identify any requested standard housing incentives associated with the proposed development for providing affordable housing units on-site (§17.140.040). Response: It is premature to determine any requested housing incentives. In the aggregate, the project does not qualify for special housing under the City’s Density Bonus Program identified in 17.140.040 (which specifies a minimum affordability level of 10 percent). However, it is conceivable that selected sub-areas of the multifamily housing sites may be provided the project’s affordable housing, and that those sub-areas or lots will qualify for density bonuses. It is premature to determine that condition. 6. Please update the project description to clearly distinguish between any proposed property development exceptions and any proposed concessions or waivers associated with the proposed density bonus. All concessions or waivers that are requested in accordance with §17.140.070 (Alternative or Additional Incentives) shall provide relevant evidence for justification of the concession or waiver requested. a. Government Code §65915(k)(1) requires that an incentive/concession must result in an identifiable and actual cost reduction to provide affordable housing. b. Government Code §65915€(1) states that waivers may only be requested where a development standard would physically preclude the construction of the project with the proposed Density Bonus. Response: It is premature to determine any requested housing incentives. In the aggregate, the project does not qualify for special housing under the City’s Density Bonus Program identified in 17.140.040 (which specifies a minimum affordability level of 10 percent). However, it is conceivable that selected sub-areas of the multifamily housing sites may be provided the project’s affordable housing, and that those sub-areas or lots will qualify for density bonuses. It is premature to determine that condition. Engineering Division – Public Works/Community Development Department 7. The submittal should address the drainage provisions of the Airport Area Specific Plan, the City’s Floodplain Management Regulations, the more contemporary provisions within the Drainage Design Manual (DDM), and the provisions of the Post Construction Stormwater Regulations (PCR’s). Response: The subdivision map and site engineering plans, which will be completed and submitted at a later date, will demonstrate compliance with the City’s Floodplain Management Regulations, and the Drainage Design Manual. The analysis will demonstrate how improvements currently underway are implementing the approved drainage requirements for the site. The Specific Plan will present the programmatic elements to be applied to subsequent development permits, and each Major Development Permit will identify how the uses in that permit comply. 8. The drainage review and submittal documents should recognize the prior drainage analysis for the previous tentative map approval and Environmental Impact Review supporting documents. The applicant should be aware and final reports will need to consider any updates to the previous analysis. A new/updated analysis is being completed by the County of San Luis Obispo in conjunction with the remediation grading permitting processes. Response: Copy that. Public Works – Transportation Division 9. A comprehensive Multimodal Transportation Impact Study will be required for this project. Staff is already in coordination with the applicant to initiate preliminary transportation analysis to identify any critical concerns and help guide the final project description but note that application cannot be deemed fully complete until these technical studies have been completed. Response: Acknowledged and agreed. Preliminary analysis will inform scope of the final traffic analysis, the intersections to be studied, issues related to compliance with VMT regulations, and possible project modifications to address potential CEQA and GP Conformity issues. 10. To help guide the detailed transportation analysis, please be prepared to provide typical street cross section exhibits for each relevant street identified in the project application: a. Tank Farm Road (Innovation Way to Area 11 Driveway) b. Tank Farm Road (Area 11 Driveway to A Street) c. Tank Farm Road (A Street to Santa Fe Road-West) d. A Street e. B Street f. C Street g. Santa Fe Road (North of Tank Farm) h. Santa Fe Road (South of Tank Farm) i. East-West Internal Street w/ Angled Parking (Through Area #4 R&D District) City Transportation Manager is available to discuss and provide input on street cross section elements as needed. Response: The roadways referenced in a-i above are accurately scaled on the submitted plans. The cross sections will be provided as part of the subdivision map submittal, and included in the Specific Plan. 11. Please confirm if construction of Santa Fe Road Bridge over Acacia Creek is assumed as part of the infrastructure improvements in Phase 1? Response. No, it is not assumed to be part of any of the project’s phases. It is expected that there will be a very limited number of trips from the south. The access to the project properties will be as shown on the development plan. It is expected, however, that the Phase 1 project plans will provide the layout, alignment and right of way planning for the extension of Santa Fe across and south of Acacia Creek south of Tank Farm Road. Utilities Department 12. Coordination and Communications. In order to effectively coordinate on this project, Shawna Scott will the primary contact for the Utilities Department: sscott@slocity.org or 805.781.7176. Response: Copy that. 13. Preliminary Utility Plans. Regarding the proposed utility plan (Sheets UT-1 and UT- 2): a. The Airport Area Specific Plan identifies a proposed 12-inch water main extending the length of Tank Farm (AASP Figure 7-1 Water Distribution System). Please revise the plans to show extension of the 12-inch water main along the full property frontage. Response: The engineering plans will be modified to reflect this sizing across the western limits of the northeast development area of the site. b. The Airport Area Specific Plan shows a planned 12-inch water main within Santa Fe (north of Tank Farm). Please assume that a 12-inch water main will be required (the final size will depend on further analysis and engineering calculations). Response: The engineering plans will be modified to reflect this sizing. c. Regarding the proposed private 8-inch water main within Local Public Streets A and B, please coordinate with Utilities to determine how to provide service with a backflow preventor. Response: The project has been modified so that all of the streets will be public streets and the sewer, water and storm drainage mains will be public and in public streets. Each parcel will be provided service through an approved later. No private mains are proposed. d. Please revise the plans to show the extension of the recycled water line along the full property frontage. Response: The engineering plans will be modified to reflect this sizing. e. The Airport Area Specific Plan shows a planned 12-inch sewer main within Santa Fe (north of Tank Farm). Please assume that a 12-inch water main will be required (the final size will depend on further analysis and engineering calculations). Response: The engineering plans will be modified to reflect this sizing. f. Please clarify infrastructure phasing; will Phase 1 (west, adjacent to 250 Tank Farm) connect to public water, sewer, and recycled water in Tank Farm? Response: Yes. 14. Airport Gravity Sewer Main/Alignment within Santa Fe (South). The conceptual plans do not appear to show the correct alignment of Santa Fe south of the Tank Farm/Santa Fe roundabout. The new extension of Santa Fe should shift to the west to align with the existing roadway, and to accommodate the Airport Gravity Sewer Main. Response: The engineering plans have been reviewed and there will be no inconsistency with the Airport Gravity Sewer Main. The engineering plans for the subdivision will accurately show the facilities proposed by the project and the eventual connection to the proposed Airport Gravity Sewer Main. 15. Water Supply Analysis. a. Please submit analysis consistent with AASP Section 7.2 Water: “Individual development projects shall demonstrate compliance with the City’s Potable Water Distribution System Operations Master Plan and provide a detailed engineering assessment of the project’s water demand and an assessment of the ability of the City’s infrastructure system to handle the project in question. The scope of the study shall be to the approval of the Public Works Director and the Utilities Director.” Prior to initiating the analysis, please provide the consultant’s qualifications and proposed scope of work for review. Response: The engineering plans will include this analysis. RRM Design Group will be completing this Water Supply Feasibility Analysis. b. Please submit a Water Supply Assessment pursuant to SB 610. c. The Water Supply Analysis shall evaluate consistency with the City’s General Plan, including an analysis and conclusion how the proposed General Plan Amendment and associated implementation of the project will affect existing and future identified water supply. Response: A SB 610/WSA will be prepared as part of the technical report submittals once the land uses and development program are finalized. 16. Wastewater Analysis. a. Please submit analysis consistent with AASP Policy 7.2.1: “Engineering Feasibility Study (Wastewater). Before specific project review and approval of projects the project proponent will submit a detailed engineering assessment of the project’s wastewater generation and an assessment of the ability of the City’s infrastructure system to handle the project in question. The scope of the study shall be to the approval of the Public Works Director and the Utilities Director.” Prior to initiating the analysis, please provide the consultant’s qualifications and proposed scope of work for review. Response: The project will not be part of the AASP. The referenced policy was included in the AASP to address issues related to the development of sewer, water and storm drainage systems associated with the transition of land uses in the County to City land uses. Inclusion of the additional residential units in the project will require that the subdivision application include the referenced analysis. RRM Design Group will be completing this Wastewater Feasibility Analysis. 17. Continued Restoration Water Demand. Regarding the County’s responsibility for long-term biological restoration and mitigation compliance, will the City have any water responsibilities related to restoration efforts within the areas designated Conservation/Open Space? Response: The current site owner will remain responsible for the restoration and remediation of the project site, including all irrigation requirements. 18. Hazardous Materials. Please provide all available hazardous materials documents and reports related to onsite contamination and associated remediation (electronic files preferred). Please submit Environmental Site Assessment(s), consistent with AASP Mitigation Measure HAZ-1.2. Please clarify remediation responsibilities in the event of hazardous material discovery during infrastructure construction. Response: Please note that the current remediation and restoration of the site is not a part of this application. The current site owner will remain responsible for this work as approved in their 2013 FEIR. The project applicant and the current site owner continue to have conversations to clarify remediation responsibilities in the event of hazardous material discovery during infrastructure construction. The project applicant’s commissioned Phase I Environmental Site Assessment Report is being provided by separate email. 19. Standard information required for development review (note additional comments may be generated upon review of the complete entitlement package): a. Submit a plan that delineates the location of the properties’ proposed water meters, water service, wastewater collection services, individual PRVs, and sewer laterals to the points of connection at the water and sewer mains. Water services cannot cross property line boundaries. Commercial and residential uses shall be metered separately. Water service meters shall be adequately sized to serve the proposed project. Provide site map identifying the existing meter size and service laterals for the proposed project. Demonstrate compliance with Municipal Code 13.04.130 (Water Meters). Response: The engineering plans will include this analysis. b. Please show the proposed utility easements for the proposed private sewer and water infrastructure that will be outside of the public right of way. Response: The project has been modified so that no sewer, water or storm drainage mains will be in private streets, and there will be no private sewer and water facilities other than service and fire laterals. c. Please note: The proposed utility infrastructure shall comply with the latest engineering design standards effective at the time the building permit is obtained and shall have reasonable alignments needed for maintenance of public infrastructure. d. Fire sprinkler info: show size and location of existing water main that is proposed for the fire sprinkler riser connection. e. Show all existing wells, leachfields, and private infrastructure and provide a proposal (and show on plans) if the elements will be demolished, abandoned, capped, etc. Response: This information will be provided for each Major Development Permit and/or building permit application package, as appropriate. It is premature to provide at this point. f. Submit a conceptual landscape plan including MAWA and ETWU calculations. The project’s proposed landscape and irrigation plans must comply with the City’s Water Efficient Landscape Standards (Municipal Code 17.70.220) and the City’s Engineering Standards. Response: This information will be provided in the Water Supply Assessment, the Specific Plan, and in the individual building permit packages as appropriate. It is premature to provide at this point. g. The proposed project shall comply with the City’s Development Standards for Solid Waste Services. Include the size, capacity, and location of the solid waste enclosures and bins to serve the project (including trash, recycling, and organics) consistent with the City’s Solid Waste Enclosure Standards available here and here). Commercial and residential refuse services shall be separate unless a letter of agreement between the tenants and a Conditional Exception Application from the City’s Development Standards for Solid Waste Services are provided to the City for review. Please show the location of the waste bins during pickup if different than the location of the proposed enclosures. Contact San Luis Garbage Company (SLG) and obtain in writing that the proposed enclosures and collection method meets the SLG requirements. SLG also need to confirm truck access and clearances needed to reach the trash bins. Response: This information will be provided in the individual Major Development Permit and/or building permit packages as appropriate. It is premature to provide at this point. h. If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. i. If the proposed use includes food preparation, or any type of process discharge, a pre-treatment design shall be provided with the site plan, and a pre-treatment application shall be completed. The pre-treatment application will need to be coordinated with the building department, and the City’s Industrial Waste Program Manager. Response: This information will be provided in the individual Major Development Permit and/or building permit packages as appropriate. It is premature to provide at this point. j. Please specify if a Vesting Map is proposed. Response: Yes. Fire Department 20. Hazardous Materials Exposure: Verify that site is being remediated to Residential contamination standards, not just commercial. There are different thresholds. Response: The review by the Central Coast Regional Water Quality Control Board will include a determination of the suitability of the site for residential uses. This may include ground floor residential uses and/or upper floor-only residential uses. 21. Fire Services: Identify projects fair share of fire services. Will project be included in Community Facilities District upon annexation? Response: The City has established a fire facilities fee to assess the fair share of new fire facilities to development projects. The project will pay the applicable fees to meet its fair share obligations. The City does not require a CFD to support fire facilities. A CFD may be used for various maintenance obligations, if the project involves a fiscal deficit, but that has not been determined at this time.