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HomeMy WebLinkAboutThe Link Completeness Letter 9-8-2022City ofSan Luis Obispo, Comm unity Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org September 8, 2022 The Link c/o Stephen Peck 2455 Greenwood Avenue Morro Bay, CA 93442 Subject: SPEC-0451-2022, GENP-0449-2022, & EID-0450-2022: Review of “The Link” which includes various entitlements (Annexation, General Plan Amendment, Specific Plan Amendment, 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. Dear Stephen Peck: City staff has completed its preliminary review of your application submittal for the above referenced entitlements, which was received by the City on August 17, 2022. At this time, staff has determined that the application materials are incomplete pending further review and analysis of the related Specific Plan Amendment (SPEC-0451-2022), General Plan Amendment (GENP-0449-2022), and Environmental Review (EID-0450-2022). Staff has provided some initial comments below. You can expect that staff will provide more detailed comments on the Project as additional information is provided and analyzed. Please contact me if you have any questions at (805) 781-7574 or rcohen@slocity.org. Sincerely, Rachel Cohen Senior Planner Community Development Department 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. 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. If you have any questions on the above planning comments, or any questions regarding this letter, please contact me at 805-781-7574, or by e-mail at: rcohen@slocity.org. 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.). 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. 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). 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(e)(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. If you have any questions on the above housing related comments, or any questions regarding this letter, please contact Kyle Bell at 805-781-7524, or by e-mail at: kbell@slocity.org. 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). 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. If you have questions on the above items, please contact Supervising Civil Engineer, Hal Hannula, 805-781-7201, or by e-mail: hhannula@slocity.org 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. 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. 11. Please confirm if construction of Santa Fe Road Bridge over Acacia Creek is assumed as part of the infrastructure improvements in Phase 1? If you have questions on the above items, please contact Transportation Operations Manager, Luke Schwartz, 805-781-7190, or by e-mail: lschwartz@slocity.org 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. 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. 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). 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. d. Please revise the plans to show the extension of the recycled water line along the full property frontage. 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). 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? 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. 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. 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. 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. 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? 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. 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). 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. 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. 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. 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. 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. j. Please specify if a Vesting Map is proposed. Fire Department 20. Hazardous Materials Exposure: Verify that site is being remediated to Residential contamination standards, not just commercial. There are different thresholds. 21. Fire Services: Identify projects fair share of fire services. Will project be included in Community Facilities District upon annexation? If you have questions on the above items, please contact Fire Marshal, Rodger Maggio, 805- 781-7386, or by e-mail: rmaggio@slocity.org.