HomeMy WebLinkAboutSBDV-0493-2021_(281 Broad & 370 Hill)_Complete
August 19, 2021 Sent via Email
John Rourke
163 Serrano Heights Drive
San Luis Obispo, CA 93401
Subject: Completeness Review #1: SBDV-0493-2021 (281 Broad & 370 Hill): Request for a tentative
tract map to divide two properties into seven lots, the project includes a 20% density bonus, and
several concessions/waivers/exceptions from development standards.
Dear John Rourke:
Thank you for the July 20, 2021, submittal for the Broad project. We have reviewed your application and
found it to be incomplete. We will be unable to process your application until additional information and/or
revisions have been submitted, to the satisfaction of the Community Development Director. Preliminary
review is necessary to ensure that staff has adequate information to evaluate your project and identify any
conflicts with City standards or guidelines. The purpose of this letter is to provide you with a list of items
that need to be addressed prior to taking action on your project.
Preliminary review indicates that your application will remain in an incomplete status until the
following information and/or revisions are submitted:
Note: Upon resubmittal, please provide a narrative indicating where responses to these items can be found
on plans.
Department comments/completeness items:
Planning Division - Community Development Department
1. The proposed tentative tract map requires an environmental review application to begin an initial
study. Any application shall identify all exceptions that are requested from the Subdivision
Regulations, development waivers or incentives associated with the Density Bonus. A written
statement justifying the exceptions/waivers/concessions shall be submitted by the applicant
separate from the map. Contact Planning to apply for environmental review.
a. To accompany the environmental review and assist in the accuracy of the scoping of the
Environmental Consultant costs, please submit the following studies as applicable to the
properties;
i. Updated Drainage Report to include 370 Hill
ii. Hazards Study: The location of all potentially dangerous areas, including fault
zone areas and areas subject to inundation, landslide, or settlement; or excessive
noise, and the means of mitigating the hazard.
iii. The locations of any existing or abandoned wells, septic leaching fields, springs,
water impoundments and similar features to the extent they affect the proposed use
of the property.
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August 19, 2021
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iv. Updated Biological Survey including Endangered species survey and address the
creek setback exception for Parcel and include discussion of 370 Hill Street.
v. GHG Emissions Worksheet
vi. Updated Cultural and Archaeological resource inventory to include 370 Hill
Additional reports may be required upon further review of the Initial Study.
2. Please provide an updated project description with justification for the waivers/concessions and
any other exception requested, per email on 5/26/21:
a. Gov. Code 65915(k)(1) requires that an incentive/concession must result in an identifiable
and actual cost reduction to provide affordable housing. If any other development standard
would physically prevent the project from being built with the Density Bonus and with the
granted concessions/incentives, then an application may propose to have those standards
waived or further reduced [Gov. Code 65915(e)(1)]. Justification will be required to
determine how the requested concessions or incentives actually reduce the cost of
providing affordable housing, and address any waivers that are requested which would
actually preclude construction of the project. The areas of concern identified so far are
listed below;
i. Subdivision Regulations Section 16.18.030 Table 3: Lot frontage requirement (20
feet frontage) for Parcels 1, 2, 4, 5, 6, & 7.
ii. Subdivision Regulations Section 16.18.030 Table 3: Minimum lot size for Parcel
4, 5, 6, & 7 (not enough area for 1 density unit based on slope)
iii. Subdivision Regulations Section 16.18.030 Table 3: Minimum density thresholds
for Parcel 4 & 5
iv. Subdivision Regulations Section 16.18.030 Table 3: Minimum lot width for Parcel
4, 5, 6, & 7
v. Community Design Guidelines 7.2.A.1.a.(1) provision for subdivisions of
properties with a greater than 30% slope for Parcel 3, 4, 5, & 6
vi. Community Design Guidelines 7.2.A.1.a.(2). Provision for subdivisions without at
least one building site of at least 5,000 square feet that has no natural slope of 10
percent or more for Parcels 1, 3, 4, 5 & 7.
vii. Zoning Regulations Section 17.70.030 Creek Setback Exception for Parcel 1.
Additional comments may be provided upon evaluation of the justification statements.
3. If the project includes any alternative incentives/concessions please apply for an affordable housing
alternative incentive application, contact Planning Division for fees and application materials.
4. Please provide a density calculation for each lot based on slope in accordance with 17.70.40.
Density is calculated based on Net Area which excludes the area between the tops of bans of creeks.
5. Please provide a description of how the density bonus is applied to the properties, please identify
the level of affordability for the dedicated affordable unit (Moderate or Low-income).
6. Please identify minimum distances between structures and each property line.
7. Please identify how the Average Cross Slope for each property was calculated. 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. 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. Cross-slope determinations
shall be based on the existing topography of the net site area after subtracting the area for any future
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onsite grading necessary to accommodate proposed right-of-way improvements and other onsite
improvements (Section 17.70.090.B). Please verify each lot complies with density thresholds for
sloping lots.
8. The site plan shall include existing and proposed impervious surfaces, show proposed contours,
finished floor elevations, retaining walls and retaining wall heights, approximate area, depth and
volume of cuts and location of fills, creek flow line, flow direction, top of banks, flood zones and
areas of flooding in a 100-year storm.
9. Please identify the Creek setback on the project plans, identify any improvements that are included
within the setback area. Any development proposed within the creek setback shall comply with
Section 17.70.030 (an additional 10-foot upper story building setback shall be provided beginning
at the third story level along the creek facing frontage. The location of top of bank and of riparian
vegetation shall be shown on all project plans subject to City approval. The location of these
features is subject to confirmation by the Community Development Director, based on observation
of actual conditions and, as needed, the conclusions of persons with expertise in hydrology,
biology, or geology.
10. The existing site plan shall clearly identify all tree removals, all trees proposed for removal or
preservation and shall be clearly labeled and identify the species and diameter of each tree. Tree
removals shall comply with the application requirement of Municipal Code Section 17.24.090,
including an Arborist Report, and a Compensatory Tree Planting Plan. Tree removals shall be
reviewed by the City Arborist. Please identify the species and truck and canopy diameter of all
existing and proposed trees on the property. The Arborist report should also identify any sensitive
tress that should be recommended for preservation on Parcels 1, 4, 5, and 7.
11. Contact the City Arborist (781-7806) to schedule a field review of trees proposed to remain, trees
proposed to be removed, and review of the proposed planting plan.
12. Please provide an Arborist report which identifies any sensitive tress that should be recommended
for preservation on Parcels 1, 4, 5, and 7. The arborist report
13. The locations, grade, widths and names or designations of all existing or proposed streets, alleys,
paths and other rights-of-way, whether public or private; private easements within and adjacent to
the subdivision; the radius of each centerline curve; a typical section of all streets shall be shown;
and any planned line for street widening or for any other public project in and adjacent to the
subdivision. Private streets shall be clearly indicated.
14. The lines and approximate dimensions of all existing and proposed lots. Please provide a table on
the project plans that identifies the area, width (average), depth (average), and frontage of each lot.
15. Please clearly label and identify the zoning boundaries between the R-1 zone and the C/OS-20
zones.
16. Complete, sign, and include the Clean Energy Choice Program Acknowledgement Statement on
the index sheet at the beginning of the plan set.
Additional Comments – These comments are not completeness comments but may directly affect the staff
recommendation. Please review the General Plan Land Use Element, Housing Element, Conservation
Open Space Element, Community Design Guidelines Chapter 5 (Subdivision Design and General
Residential Project Principles), Chapter 7.2 (Hillside Development) and revise plans as appropriate,
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comments that are not adequately addressed may become conditions or findings for denial, please see
comments of concern below;
• Each new residential project should be designed to integrate with the surrounding neighborhood to
ensure that it maintains the established character. Subdivisions in City expansion areas should be
designed so that individual, separately developed projects work together to create distinct
neighborhoods, instead of disjointed or isolated enclaves.
• Development on hillsides should generally follow the natural terrain contour. Stepped building
pads, larger lot sizes, and setbacks should be used to preserve the general shape of natural land
forms and to minimize grade differentials with adjacent streets and with adjoining properties.
• No property should be divided with an average cross slope greater than 15%.
• No parcel shall be created with an overall average slope of 30 percent or more; and without at least
one building site of at least 5,000 square feet that has no natural slope of 10 percent or more.
• Lot lines shall be located within appropriate physical locations such as the top of creek banks, at
appropriate topographical changes (top or bottom of slopes etc.) or at locations which clearly
separate existing and proposed land uses. Lot lines shall not be configured to maximize
development capacity at the cost of illogical lot patterns. Lot lines should also be contiguous with
existing zoning boundaries.
• A landscape area with sufficient width to plant screening shrubs and trees (minimum of eight feet)
shall be reserved between the access driveway (and any required turn-around areas) and existing or
proposed residential structures.
• For each residence served by a shared driveway, one additional off-street parking space shall be
required. The parking space may not be within the street yard or in tandem to other required parking
spaces.
• Land Use Element (LUE) Policy 2.2.7 (Neighborhood Enhancement) The City shall promote infill
development, redevelopment, rehabilitation, and adaptive reuse efforts that contribute positively to
existing neighborhoods and surrounding areas.
• LUE 2.3.7 (Natural Features) states that the City shall require residential developments to preserve
and incorporate as amenities natural site features, such as landforms, views, creeks, wetlands,
wildlife habitats, wildlife corridors, and plants.
• LUE 2.3.9 (Compatible Development) The City shall require that new housing built within an
existing neighborhood be sited and designed to be compatible with the character of the
neighborhood. New development shall reflect the rhythm of existing development in the area
including features such as setbacks and façade widths along the front setback.
• LUE 6.4.1 (The City Shall maintain comprehensive standards and policies for hillside development
for the following reasons:) To protect and preserve scenic hillside areas and natural features such
as the volcanic Morros, ridgelines, plant communities, rock outcroppings and steep slope areas that
function as landscape backdrops for the community. 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.
• LUE 6.4.3 (Development Standards) The City shall require development – including buildings,
driveways, fences and graded yard areas – on hillside parcels to: Be entirely within the urban
reserve line or development limit line, whichever is more restrictive. Keep a low profile and
conform to the natural slopes. Avoid large, continuous walls or roof surfaces, or prominent
SBDV-0493-2021 (281 Broad & 370 Hill) – Completeness Review #1
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foundation walls, poles, or columns. Minimize grading on individual lots; generally, locate houses
close to the street; minimize the grading of visible driveways.
• LUE 6.4.4 (Parcels Crossing the Limit Lines) The City shall require that before development occurs
on any parcel that crosses the urban reserve or development limit lines, the part outside the lines be
protected as permanent open space.
• Housing Element (HE) Policy 4.1 (Mixed-Income Housing) Within newly developed
neighborhoods, housing that is affordable to various economic strata should be intermixed rather
than segregated into separate enclaves. The mix should be comparable to the relative percentages
of extremely low, very-low, low, moderate and above-moderate income households in the City’s
quantified objectives.
• HE 7.1 (Neighborhood Quality) Within established neighborhoods, new residential development
should be of compatible design that respects the existing neighborhood character, to enhance the
quality of life for existing and future residents.
• Conservation Open Space Element (COSE) Policy 8.3.2 (Open Space Buffers) When activities
close to open space resources within or outside the urban area could harm them, the City will require
buffers between the activities and the resources. Urban development or uses located adjacent to the
Urban Reserve Line (URL) to provide a transition to open space or greenbelt areas. Transition areas
should add to the preservation of open space lands or resources. At a minimum, a 50-foot transition
area (preserved in essentially a natural state) shall be provided within the project along the project
boundary with the URL.
• COSE 9.1.1 (Preserve Natural and Agricultura Landscapes) Any development that is permitted in
natural or agricultural landscapes shall be visually subordinate to and compatible with the landscape
features. Such development shall: Avoid visually prominent locations such as ridgelines, and slopes
exceeding 20 percent. Avoid unnecessary grading, vegetation removal, and site lighting.
Incorporate building forms, architectural materials, and landscaping, that respect the setting,
including the historical pattern of development in similar settings, and avoid stark contrasts with
its setting.
If you have any questions on the above planning comments, or any questions regarding this letter, please
contact me at 805-781-7524, or by e-mail at: kbell@slocity.org
Engineering Division – Public Works/Community Development Department
17. These plans are considered incomplete and additional comments may apply when all minimum
plan information and/or supporting documentation is provided through the plan review process.
18. The development plans shall include all pertinent submittal items in accordance with the respective
Planning Division development entitlement checklists.
19. Show and label all existing and proposed public and private easements.
20. Provide a complete topographic survey for this development site. Include all existing easements.
Clarify whether the easements will remain, will be relocated, or will be terminated. Show and label
all existing public and private utilities and their proposed disposition for reference. Show all
existing and/or former water well locations and private waste disposal systems.
SBDV-0493-2021 (281 Broad & 370 Hill) – Completeness Review #1
August 19, 2021
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21. Any easements including but not limited to provisions for all public and private utilities, access,
grading, drainage, slope banks, construction, public and private streets, common driveways, and
maintenance of the same shall be shown on the final map and/or shall be recorded separately prior
to or concurrent with the map, unless a deferral is requested by the subdivider and granted by the
City. Said easements may be provided for in part or in total as blanket easements.
22. Update the preliminary drainage plan to show the proposed grading and drainage improvements
for this development. Show proposed rough pad grading and drainage with 2% gradient to approved
outlets. Show and label all creek corridors, existing and proposed crossings, preliminary cross-
sections, etc. The plan and reports shall clarify the limits of any run-on from the adjoining
properties.
23. Clearly show all existing and proposed improvements including improvements within the public
right-of-way.
24. The grading and drainage plan shall show and note all proposed retaining walls and all wall/fence
combinations including heights. Show fencing along creek corridors, track boundaries, etc. which
need to be approved by the Planning Division.
25. Clarify how top of bank setback (or the future top of bank resulting from a creek alteration) has
been established to the satisfaction of the Natural Resources Manager and the Planning Division.
26. Clarify if gas service is proposed for this subdivision. If not, a design exception for all electrical
houses will be required.
27. Clarify to the satisfaction of the Utility Dept. the transition between existing mains and proposed
mains.
28. Provide a complete site utility plan. Show and label public water and sewer mains within the
adjoining streets for reference. Clarify the disposition of existing services. Include any existing
private water wells, spring, or other non-potable water supply. Show and label any private waste
disposal systems (septic and leach field).
29. Clarify that the open space elevation is consistent with City Bench Mark as noted per City datum
elevations. Clarify whether the NGVD 29 or NAVD 88 datum is being used.
30. Show all existing trees on the property with a trunk diameter of 3" or greater. Show all off -site
trees with tree canopies or roots located within the area of grading or construction. Note which
trees are to remain and which trees are proposed for removal. Include the diameter and species of
all trees. Tree canopies should generally be shown to scale for reference. Tree removals may
require approval by the City Arborist. Contact the City Arborist at 781-7023 to review any proposal
for tree removals and to initiate an application for a tree removal permit if applicable. Show all
existing and proposed street trees.
31. Contact this office to schedule a site inspection with our division, the City Arborist, and Natural
Resources Manager to review the existing campus, limits of the existing and proposed
improvements, creek corridor review, tree removals, and tree preservation.
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
SBDV-0493-2021 (281 Broad & 370 Hill) – Completeness Review #1
August 19, 2021
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Natural Resources
32. Additional comments may be provided upon review of an updated biological assessment. Site
inspection may be required.
If you have questions on the above items, please contact Natural Resources Manager, Bob Hill, 805-781-7211,
or by e-mail: rhill@slocity.org
City Arborist
33. The City Arborist shall inspect the existing trees in close proximity of the proposed project and any
proposed or potential tree removals that may result from future development. The Arborist may
have additional questions once an Arborist report is provided.
If you have questions on the above items, please contact the City Arborist, Anthony Whipple, 805-781-7021,
or by e-mail: awhipple@slocity.org
Utilities Department
34. The City's available water pressure from these frontage streets will only reach up to elevation 269.
Please provide a clarification on how the proposed parcels and units above the 269 elevation will
be serviced. See uniform design criteria section 6 and 7 for guidance on design narrative
requirements.
35. Please add a different line type to depict the proposed utility easements that will encompass the
new alignments of the proposed water and sewer services. The new easements are difficult to read
from sheet 2 or are missing from this version.
If you have questions on the above items, please contact Interim Utilities Engineer, Miguel Barcenas, 805-781-
7507, or by e-mail: mbarcenas@slocity.org
The above list includes all of the items initially identified as necessary for us to certify your application as
complete. The City may ask for additional information upon more detailed review of your project. If you
have any questions regarding this letter or the specific items necessary to submit for a complete application,
please contact me at (805) 781-7524.
Sincerely,
Kyle Bell
Associate Planner