HomeMy WebLinkAbout3746 Sueldo_Crockers Lockers_Design Review Narrrative1 | Crockers Lockers Self Storage. APN 053-251-083/084. PRE-0365-2023. 3745 Sueldo Street
March 14, 2024
Callie Taylor, Associate Planner
City of San Luis Obispo
Community Development
919 Palm Street
San Luis Obispo. CA 93401-3218
RE: Crocker’s Lockers Self Storage. APN 053-251-083/084. PRE-0365-2023. 3745 Sueldo Street
PROJECT DESCRIPTION / RESPONSE TO PREAPPLICATION COMMENTS
Dear Ms. Taylor:
We are pleased to submit the enclosed application for The Crocker’s Lockers Self Storage Project to be
located at 3745 Sueldo Street, 250 Tank Farm Road, parcels 10 and 11.
We are requesting the following entitlement requests:
1. Major Development Review
2. Lot Merger
3. Environmental Impact Determination
See executed applications included as part of this submittal package referencing the aforementioned
entitlement requests. Note that the Plan Set includes a matrix showing compliance with the Airport Land
Use Plan (ALUP), The City of SLO’s Airport Area Specific Plan (AASP), underlying Zoning regulations
for the CS Zone, and Community Design Guidelines. Matrix is provided on Plan Set Site Plan (Page 1).
SITE DESCRIPTION
The Crocker ’s Lockers Self Storage facility is proposed for placement on Parcels 10 and 11 in an
otherwise currently vacant commercial subdivision located at 250 Tank Farm Road. The parcels are
located at the Northeast corner of the subdivision and is accessed by Innovation Way.
Total site area is 3.06 acres, or 133,431 sf. The underlying zoning for the site is C-S (Service
Commercial). The project falls within Safety Zone 2 of the Airport Land Use Plan. The proposed use is
permitted under the underlying CS Zone, The Airport Area Specific Plan (AASP), and The Airport
Land Use Plan (ALUP).
There are existing right of way easements on four sides of the property, multiple sewer easements, as
well as a public right of way easement running north to south at the eastern property line - intended for
future development by the City as a pedestrian and bicycle path. This project observes all easements as
part of its design, with the exception of a currently unused 20’-0” sewer easement running along the
northern property line for the project (east to west). In our pre-application meeting, Staff confirmed that
this sewer easement was originally intended to provide for future construction of a sewer line to serve
301 Prado (Tract 3011). Sewer service to that area has been provided elsewhere, rendering this
easement unnecessary. The Applicant would like to formally request a quitclaim of the sewer easement
2 | Crockers Lockers Self Storage. APN 053-251-083/084. PRE-0365-2023. 3745 Sueldo Street
at this location, which will gain a future five feet of usable developable area along this frontage area
(total additional developable site area of 651.25 sf) . See Architectural Site Plan for more detail. There
is also an unused street easement of 15’-0” at this location that will be left in place.
The location of the project site is ideal for a self-storage project in that the use is compatible with other
service commercial uses currently in the area, as well as the fact that the Zone 2 safety overlay renders
the site unfeasible for many other commercial or mixed-use projects, due to occupancy, height, and
safety limitations. In the fact that the site is also tucked into the northern portion of the subdivision, it is
less visible than other parcels fronting Tank Farm, and allows for a sensitive placement of a project of
this size and planned utilitarian use. That being said, as will be obvious from a review of the enclosed
plan set, and further dialogue in this narrative, substantial effort has been made to not only adhere to
Design Guidelines for the AASP, but to fully embrace an Agrarian design aesthetic, redolent of the
history of this area. Sensitive articulation of the project occurs on all four sides, anticipated future
development on parcels to the east of the project, and sensitive view corridors.
PROJECT DESCRIPTION
The storage facility will consist of two one-story and three two-story storage buildings, as well as a two-
story manager’s office with a residential apartment above. The development will have a 64,622 sf
footprint, and an overall building sf of 115,358sf. This total project size includes 88,980 sf of net rentable
storage space divided into 966 individual storage units as well as a Manager’s building totaling 2,178 sf.
The Manager’s building includes an office at the ground floor (1,180 sf), and a caretaker’s residence
located at the second floor (998 sf). Understanding the shortage of housing in the general area of San Luis
Obispo, the caretaker’s unit will provide primary housing for the one full time Manager that will operate
the facility. Twenty-two parking spaces are provided, consistent with Zoning requirements (1 space for
every 6,000sf, 2 spaces for the Manager’s unit). Bicycle parking is also provided on-site with an adjacent
bathroom and changing room (consistent with LEED NP recommendations).
Access to the facility will be from southern end of Sueldo St., with a second driveway at the north end
of Sueldo St. for emergency vehicle access. Interior vehicular circulation is designed to meet the Fire
Department turning radius requirements as well as the occasional moving truck. The office is located at
the facility entry with parking outside the gate for prospective customers, and access to the secure
compound would be via a keypad-controlled gate for both entering and exiting.
Setbacks, parking, building heights, floor area ratio, site coverage, landscaped space, and other zoning
parameters comply with City Development Standards as stated by the AASP. A preliminary review by
the Fire Department determined that parking may be provided on one side of the drive aisle adjacent to
Building E - as long as a minimum 20’ wide drive aisle was maintained for emergency access. The plan
has also been reviewed by the local refuse company and a Will Serve letter issued for service to the site
(submitted as part of the pre-application for the project).
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INCLUSIONARY HOUSING
Consistent with submittal requirements for this application, the project will comply as applicable with
Inclusionary Housing requirements by funding a commercial linkage fee of $5.00/sf for total storage
and office sf. Additionally, Staff has estimated that the Manager’s unit would be assessed an in-lieu fee
equal to approximately $1,200. As noted earlier, this project will also provide on-site housing for the
full-time Manager of the facility.
CONSISTENCY WITH AIRPORT AREA SPECIFIC PLAN / AIRPORT LAND USE PLAN
SECTION 4.3 - NOISE. The proposed Caretaker’s unit will be constructed such that a maximum of 45
dB will be maintained at all interior spaces, and 60 dB at its outside terrace. This will be achieved
through the use of double-paned, and/or Low E windows, and an HVAC system that allows for internal
circulation should noise levels exceed maximum thresholds. It should be noted that this location falls
outside of the prohibitive high noise path of the Airport runway (as detailed in the ALUP).
SECTION 4.4 – SAFETY. As previously noted, the site falls within Safety Zone 2 of the ALUP. As
such, there are limitations on total persons per acre. The site provides 22 parking spaces, as a means to
calculate maximum density. This equates to 2 persons per acre. The ALUP states a maximum of 80
persons per acre. The AASP notes a maximum of 40 persons per acre.
This section also places a limitation on the total lot coverage of 50% for the site. The project as
submitted, proposes a total lot coverage of 48.4%.
SECTION 4.5 HEIGHT. The CS zone dictates the most restrictive maximum height of 35’-0”. The
project as proposed is massed into a series of one and two-story structures with a maximum height of
32’-8” at the highest rooftop ridge.
DESIGN APPROACH
As noted earlier in this narrative, intentional effort has been spent on the exterior aesthetic design of the
project to embrace the “Ruralness” Design Guidelines as defined in Chapter Five of the AASP
(Community Design). Architectural forms, materials, details and articulation that are often common in
historic agricultural structures have been used throughout the project. Façade elevations at all four sides
of the project have been articulated to resonate with pedestrian users, and visible elements of all parts
of the project anticipate a requirement to blend in with the streetscape of the general area.
Materials include metal roofing, cementitious siding painted to resemble weathered reclaimed wood
siding, Aged metal finishes at vertical faces, stone wainscoting, and dark metal windows, doors and
gates, and false barn doors at longer elevations to break up massing and reflect the character of historic
barn structures. Finishes are rendered in historically resonant colors. A working water tower (to collect
and store rainwater), is proposed at the southeast corner of the project, along with a vintage farm
vehicle to express both visual interest, and as a location for the proposed public art installation. Roof
forms have been designed to provide varied but cohesive forms at all public facing elevations, while
still maintaining substantive flat roofs at interior of each building roof structure to house a significant
photovoltaic array and screened placement of HVAC equipment (HVAC at Managers building only).
All driveways, parking areas and outdoor storage spaces, and fire risers have been screened from public
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view, through the use of building articulation, ornamental metal fences and gates, as well as compatible
landscape forms.
The landscape plan has been developed to complement the overall architectural design and provides
visual relief at all street-facing sides of the project, as well as low-water use permeable border around
the massing of each building. Pedestrian access to the building has been softened with plantings where
possible (as allowed by ADA or Public Works requirements for a park way within the sidewalk ROW).
The Applicant has gone to great effort to express the design for this project in a graphical form, located
within the plan set submittal. Please see colored elevations, as well as a series of three-dimensional
renderings that express the design intent. A working three-dimensional model will be available for
further discussions with Planning and Design Review Committee Members as may be deemed
appropriate for discussion and further analysis.
Low level ambient lighting has been provided to protect the rural ambience of the area, while still
provided minimum lighting needs for public access and security needs. Proposed lighting fixtures and a
photometric plan have been provided as part of the Plan Set. Note that some of the exterior lighting
fixtures located at eastern façade are placed for visual interest, but will not be operable, anticipating
that the City will have their own standards for lighting of the planned public pedestrian and bicycle
path to be located at this location.
ENVIRONMENTAL REVIEW
Planning Staff has requested that the Applicant commission and submit the following reports to
determine if any environmental impacts exist on site, or if the project as proposed, would great negative
impacts to the AASP area. Please see copies of each report included in the submittal package
accompanying this narrative.
1. Biological Resources Assessment, including surveys for special-status plant and wildlife species
within the project area. (Axon Biological ConsulƟng. 12.2023)
2. Cultural Resources Survey (LeŌwich Archaeological, 2.2024)
3. Soils Report (GeosoluƟons, 12.2023)
4. Phase I Environmental Site Assessment for Soil and Groundwater (Avocet, 1.2017)
5. GHG Emissions Analysis Compliance Checklist
6. TransportaƟon Impact Study (Project deemed exempt by Staff aŌer further review)
7. LEED NC Checklist
BIOLOGICAL RESOURCES
A biological assessment was commissioned from Axon Biological Consulting, resulting in a report
issued December 1, 2023. Findings and recommendations are provided below:
Streams and Wetlands – There are no potential jurisdictional features on the subject property, and no
direct impacts are proposed within previously mapped features outside of the property. No surface
water was observed within the BSA during the field surveys.
Vegetation – Prior to remedial grading and soil engineering in 2018, the Property has been consistently
tilled and kept under row crops as far back as 1956, which is responsible for low natural recruitment of
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native vegetation to date. Within the BSA, vegetation is dominated by non-native ripgut brome, and
slender wild oat, with components of non-native black mustard, Harding grass, fennel and Russian
thistle in the herbaceous layer. Scattered coyote brush is present in minor components in the shrub
layer. It comprises most of the vegetation within the BSA at 6.04 acres, 2.91 of which are on-parcel.
Arroyo Willow Thickets appear in dense thicket in the northern property boundary. It comprises .4
acres and is entirely off-parcel. There are no native or non-native trees within the Property. There are
several willow trees just to the north, but their driplines do not appear to over-hand the property.
Avoidance measures are suggested for any off-site mobilization or staging that might occur in this
location (COMFIRMATION: The project scope includes no off-site staging that would impact existing
Willow Trees or thickets.).
Critical Habitat – The Property is not within USFWS Critical Habitat, with the nearest being that of
California red-legged frog, approximately 1.8 miles to the north of the project site.
Common Wildlife: Native and non-native wildlife species observed directly or indirectly (through
auditory cues, scat, skeletal remains etc.) within the BSA during the field survey included garden snail,
cabbage white butterfly, Sierran treefrog, western fence lizard, Great Blue Geron, Orange-crowned
warbler, Say’s Phoebe, Black Phoebe, White-crowned Sparrow, Gold-crowned Sparrow, Song Sparrow,
Scaly-breasted Munia, Ruby-crowned Kinglet, California Towhee, Bewick’s Wren, Killdeer, California
Scrub Jay, Turkey Vulture, Northern Mockingbird, Western Bluebird, American Crow, Eurasian Collard
Dove, California ground squirrel, desert cottontail, black tailed rabbit, coyote, and domestic dog.
Special Status Vascular Plants, Bryophytes and Lichens & Special Status Wildlife – No special status
plants or lichens, or Special Status Wildlife, Invertebrates, Amphibians, Reptiles, or
Nesting/Overwintering birds, or mammals were observed within the BSA, however the survey was
completed outside the blooming season for the majority of regional plant species. The project site does
not provide unique value as a migratory corridor.
Typical recommendations for pre-activity surveys and project monitoring are included in the findings
of the biological assessment.
CULTURAL RESOURCES – PHASE I REPORT
A Phase I Archaeological/Cultural Resources Assessment was completed by Leftwich Archaeology in
February of 2024.
Leftwich Archaeology conducted an archaeological records search at the California OHP designated
record repository, the Central Coast Information Center (CCIC), housed at the Santa Barbara Museum of
Natural History on November 17, 2023. It included a review for known archaeological sites, previously
undertaken cultural resource surveys, and any sites listed on the National Register of Historic Places
(NRHP), California Register of Historical Resources (CRHR), California Historical Monuments (CHL),
or local monuments occurring within the project area. This review covered a search radius of 0.25-miles.
There are no previously documented archaeological sites that occur within the project area, and no
cultural resources within the project area are currently listed on the National Register of Historic Places
(NRHP), California Register of Historical Resources (CRHR), California Historical Monuments (CHL),
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or local monuments list. Three previously documented archaeological site lies within 0.25-miles of the
project area:
SLO-124 is described as a small, low prehistoric shell mound first recorded by UCLA in 1952. The site
record is very scant, and the only associated artifacts listed are scrapers. The site had been plowed, and at
the time its possibility of destruction is labeled as “distinct.” The exact location of this site remains
ambiguous, but the CCIC GIS database shows its estimated location as approximately 0.25 miles to the
south, outside of the city limits. It will not be impacted by the proposed project.
SLO-2329 is a small, low density prehistoric site mixed with historic components. Originally recorded by
Thor Conway in 2005, the site lies in the vicinity of Margarita Avenue approximately 0.25 miles north of
the project area. It consists of a light spread of Pismo clam and fire affected rock. Early 20th century
bottle glass was also observed. It will not be impacted by the proposed project.
SLO-2617H is a very large historic site corresponding to the Union Oil Company Tank Farm industrial
complex constructed in 1919. The 340-acre site contains six decommissioned oil reservoirs, nine storage
tank remains, 57 trash scatters, the 2 A-3 Company Tank Farm, worker camp remains, and 279 historic
isolates. The site also contains eight prehistoric isolates. The site was set ablaze in 1926 when a lightning
strike ignited stored crude oil. The site has undergone extensive Phase II and Phase III testing by Padre
and Associates and Garcia and Associates. It is cross listed with P-40-041195, designating the remains of
historic architecture. While SLO-2617H abuts the eastern edge of the current project area, no significant
elements of the site are expected to intrude. The boundary of SLO-2617H is well defined in this location,
and recent ground disturbing activity would have destroyed any cultural resources on the project parcels.
It will not be impacted by the proposed project.
In addition, two historic structures lie within 0.25-miles of the project area.
P-40-041164 is a small, saltbox house at 408 Prado Road, also known as the Samuel Terra Property. It
was originally constructed between 1910 and 1920. The house’s condition is listed as poor. It will not be
impacted by the proposed project.
P-40-041316 is the San Luis Obispo Water Recovery Facility at 35 Prado Road. The original facility was
established in 1917, although it has grown over the subsequent decades. It will not be impacted by the
proposed project.
Leftwich Archaeology conducted a Phase I cultural resources survey on December 12, 2023. The project
area is undeveloped and fallow. Given its small size, the entire project area was surveyed using 5-meter
transects. Overall visibility proved patchy, varying from fair to good (~15-25%). Pick scrapes were
utilized as necessary to improve visibility to acceptable levels in areas of thicker vegetation. Patches of
exposed soil offered 100% visibility. Rodent tailings and furrows, which are prevalent, were inspected for
the presence of buried deposits. The entire project area appears to have been previously graded and
disturbed.
No Native American monitor was present, as a Phase I survey does not entail subsurface disturbance. An
Extended Phase I was not undertaken as no cultural materials were observed, no previously recorded
cultural resources exist within the project area, and the potential for buried cultural deposits is low.
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POTENTIAL IMPACTS AND MITIGATION MEASURES
No cultural resources were observed during intensive archaeological investigations. Although the project
area abuts SLO-2617H, the former Union Oil Company Tank Farm, on its eastern side, that boundaries of
that site are defined by the property boundary and any significant features or materials from that site are
unlikely to extend onto the project properties. The project area has been either fallow or used for
agricultural production for over a century. No structures, infrastructure, or features are likely to be present
that would be considered a significant historic resource. No previously recorded prehistoric resources are
known to exist in the project area. Further, historic aerial photos show that the project area has
experienced multiple episodes of previous ground disturbance. It is unlikely that the proposed project
would encounter any intact soils. The likelihood of undiscovered, significant cultural resources existing in
the project areas is very low. No additional archaeological monitoring or additional cultural resource
testing is recommended.
GEO-TECHNICAL STUDIES
Soils Engineering – A soils engineering report was prepared for the proposed development located at
Parcels 10 and 11 on December 21, 2023. Geosolutions has determined that the site is suitable for the
proposed development provided the recommendations in the report for site preparation, earthwork,
foundations, slabs, retaining walls, and pavement sections. Please see enclosed report for more detail
Infiltration Report – The infiltration tests (also completed by Geosolutions, and included in this
submittal package), indicate that the infiltration rates of the surface materials maty be categorized for
hydrologic purposes utilizing the Hydrologic Soil Group (HSG)* classification of group B for soils in
the upper 5 feet of the site and a classification of group C. This classification is based on the site soil
profile consisting primarily of sandy soils with 10 to 40 percent clay content, a low to moderate
swelling potential, and water transmission rates between 1.42 and .06 inches per hour. These tests
correspond to moderate infiltration rates and moderate runoff potential.
In addition to infiltration testing, soil samples were obtained during the field investigation for the soils
engineering report and laboratory tested for particle size distribution. The soils were classified as
sandy CLAY (CL) with 65% clay fines and clayey SAND (SC with 41.9$ clay fines.
Based on the clay content of the site soils, the soils classify as Group D, which have high run-off
potential and restricted to very restricted water movement through the soil. Geosolutions is of the
opinion that for long duration saturated conditions, the soul will behave as a Group D with infiltration
rates as low as .06 inches per hour.
It is recommended that the storm water basins and storm chambers be located a horizontal distance of
at least ten feet away from building pad areas. The potential impact of stormwater migration during
extended periods of rainfall from basins and storm chambers into adjacent utility trenches should be
considered as settlement of saturated trench backfill materials can occur. Please see enclosed On-Site
Drainage Analysis completed by RAK Civil Engineers, confirming that civil plan complies with
findings and recommendations as stated in the Infiltration Report.
HYDROLOGY / ON-SITE DRAINAGE REPORT
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(Provided by Project Civil Engineer, Tony Perfetto of RAK Civil Engineers).
SYNOPSIS OF PROPOSED CONDITIONS: The City of San Luis Obispo requires the following:
1. Site Design requirements for projects of >2,500 SF of new and replaced impervious surface.
2. Water Quality Treatment for projects of >5,000 SF of net impervious area.
3. Runoff Retention requirements typically apply to projects of >15,000 SF of new and replaced
impervious surface.
4. Peak Management requirements typically apply to projects of >22,000 SF of new and replaced
impervious surface.
Since the proposed project is creating approximately 101,200 SF of impervious surface, the project is
conditioned to take into consideration all four of the above Post Construction Requirements. The
proposed work includes the construction of: two (2) 1-story and three (3) 2-story self-storage buildings, a
Manager’s Office, as well as associated drive aisles, parking, and landscaping. The site will be graded to
drain superficially to a valley gutter within the drive aisles, then to an underground storm drain vault
through drainage inlets within the valley gutter. Runoff will then be released at pre-development rates to a
stormwater treatment device before discharging to the existing adjacent drainage ditch. The sizing of the
underground storm drain vault was based on the need to provide peak management to contain flows to
pre-development conditions. The proposed underground storm drain system is comprised of 60-inch
diameter corrugated metal pipes sized to store 13,500 cubic feet of runoff, with a single outlet sized to
regulate outflow to pre-development conditions. Stormwater will enter the underground storm drain by
way of drainage inlets placed directly above the storm drain lines. The product and manufacturer are the
CMP Detention System from Contech (or approved equal).
The stormwater treatment device chosen for the project Is an Internal bypass vault, containing a filter
media designed to treat stormwater runoff before leaving the site. The product and manufacturer are the
Filterra Bioscape Vault Internal Bypass from Contech (or approved equal).
ENVIRONMENTAL PHASE I REPORT
An Environmental Phase I was completed for the proposed site and surrounding subdivision in 2017 by
Avocet Environmental Engineers. A copy of this report and appendices is included as part of the submittal
package.
PRINCIPAL FINDINGS - The principal findings of the Phase I ESA for the subject site are outlined
below followed by a summary of the identified RECs, CRECs, HRECs, and OEFs.
In a regional context, the subject site is situated in the northwest-trending San Luis Valley, a relatively
level, narrow, alluvium-filled basin in the Coast Ranges Geomorphic Province. The valley is underlain by
recent alluvium deposited by the San Luis Obispo and Prefumo Creeks, consisting of mostly fine-grained
deposits of silt and clay with interbedded gravel. Numerous exploratory and water well borings drilled in
the site vicinity indicate that this alluvium consists of approximately 160 feet of laterally discontinuous
interbeds of gravel, sand, silt, and clay. The alluvium rests uncomfortably on oceanic bedrock of the late
Jurassic to early Cretaceous age Franciscan Formation and marine sedimentary rocks of the Monterey
Formation. Dominant rock types within the Franciscan Formation include serpentinite, metavolcanic
rocks, chert, and greywacke sandstone.
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The site overlies the San Luis Obispo groundwater basin. In the site vicinity, groundwater has been
measured at depths ranging from 7 to more than 30 feet below ground surface (bgs). Both long-term and
seasonal fluctuations in groundwater levels have been recorded. Observations of rising water levels in
exploratory borings suggest that the shallow groundwater is largely semiconfined, with local confined and
unconfined zones. Groundwater flow direction is to the southwest with a gradient ranging from
approximately 0.002 to 0.008 foot/foot. Recharge occurs over the entire aquifer mainly through
precipitation events.
A groundwater quality study of the San Luis Obispo Airport area concluded that groundwater quality in
the airport area is poor and generally does not meet drinking water standards. Total dissolved solids
(TDS), nitrate, and chloride concentrations commonly exceed recommended drinking water standards. In
July 2002, Unocal commissioned a study to assess the groundwater resources associated with the San
Luis Obispo Tank Farm property, which at the time included the Coker Ellsworth property. One of the
four test wells constructed as part of the study was installed near the southwest corner of the site. This
well, identified as Well #4, was drilled to a depth of 100 feet and completed as an 85-foot-deep well with
20 feet of 8-inch-diameter, 40-slot screen placed in the depth interval of 55 to 75 feet bgs. The well
performance was tested and judged capable of producing water at a rate of 40 gallons per minute. The
quality of the produced water was potable (i.e., drinking water standards were not exceeded), though the
quality was moderate due to high dissolved concentrations of minerals and nitrate.
California Division of Oil, Gas, and Geothermal Resources records available online show that the site is
not located within the administrative boundary of an oil or gas field and the nearest “wildcat” wells are
located too far away to have impacted the subject site.
Naturally occurring radon levels in the site vicinity are expected to be very low and within regulatory
agency criteria.
GHG EMISSIONS ANALYSIS
As part of the submittal requirements, a Green House Gas Emission Analysis Worksheet was prepared
by the Owner for the Project submittal. Principal findings include:
1. The Project does not propose a land use, Specific Plan, or zoning amendment as part of the
zoning application, and is consistent with development standards as stated in the CS Zone,
AASP and ALUP.
2. The Project will be an all-electric building, and will include a photovoltaic array that has the
ability to provide 100% of all electrical power needs for the project.
3. The Project complies with requirements in the City’s Municipal Code with no exceptions,
including bicycle parking, bikeway design, and EV charging stations.
4. The Project generated Vehicle Miles Traveled (VMT) falls with the City’s adopted thresholds.
A further review completed by the City’s Transportation Division has determined that VMT
generated by the project falls below measurable thresholds and is deemed exempt from further
third party traffic study analysis.
5. The Project demonstrates consistency with the City’s Bicycle Transportation Plan by providing
a permanent easement at the eastern property line for placement of a future bicycle and
pedestrian path to be developed by the City of San Luis Obispo.
6. The Project generates minimal organic or landscaping waste. Landscape waste will be carted
off site by third party landscape service and disposed of per City Waste standards.
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7. The San Luis Garbage Company has reviewed the plan and has issued a Will Serve letter noting
that refuse container sizing and access to site is acceptable for service.
8. The Project complies with the Municipal Code requirement for trees (see Landscape plan for
further detail).
TRANSPORTATION IMPACT STUDY
Luke Schwartz, P.E., Transportation Manager for the City of San Luis Obispo reviewed the proposed
project scope in further detail on 10.27.2023. In an email issued to the Owner, copied to Planning Staff,
Mr. Schwartz has noted:
“We had a chance to take a closer look at the project traffic generation estimate and previous traffic study
prepared for a proposed gas station project at the northwest corner of the Tank Farm/Innovation Way
intersection. Based on this additional assessment, The City of San Luis Obispo no longer needs a
formal traffic study to be prepared for this project. Your project proposal is expected to add
approximately 20 peak hour auto trips, which is far below the threshold that would trigger the need for
signalization of the Tank Farm/Innovation Way intersection at this time.
Based on my review, I can support the conclusion that no VMT impact is anticipated with the project, as
the type of use (self-storage facility) shares characteristic with other local-serving retail uses, in that it
would not directly increase demand for self-storage, but would provide a more convenient location for
area residents that would otherwise be traveling to other similar facilities in the city/region. Further, this
type of land use generates far fewer auto trips than the land use assumed in the original 250 Tank Farm
subdivision entitlements (general light industrial); thus, the traffic impacts and related VMT generation
would be less than what was originally contemplated with the subdivision approval.
There is nothing else needed on my end to allow you to continue with your formal application.”
LEED NC CHECKLIST / GREEN BUILDING TECHNOLOGY
Please see enclosed LEED NC checklist provided with this package. The project as designed is a
candidate for a total of 30 points, which would in concept, quality the project as “LEED NC Certified”.
While the project will comply with all conditions as noted in the LEED NC checklist for New
Construction, formal LEED application and associated commissioning is not anticipated at this time.
CITY OF SLO MAWA AND ETWU CALCULATIONS / MWELO WORKSHEET
Land Concern, Landscape Architects, has provided both a MWELO analysis as well as an executed
City of San Luis Obispo MAWA and ETWU Calculation Worksheet as part of this submittal package.
The proposed landscape design is compliant with City Standards for irrigation thresholds.
PUBLIC ART PROPOSAL
The project plans to include a public art installation on site. At this stage, the concept is to develop a
mural that wraps around the water tower located at the southeast corner of the site. Adjacent to the
tower will be a vintage farm vehicle. The intent is that the mural will be rustic in nature and potentially
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mirror one of the vintage fruit labels used for agricultural products produced in and around the San Luis
Obispo area. The concept has been kept intentionally loose at this stage, in that the Project Owner and
Applicant would like to engage the Design Review Committee in the visioning process for this art
installation. After concept review with DRC, more detailed rendering and a project description will be
developed and submitted to Staff, inclusive of the Public Art Application package required by the City
for formal review and comment.
TED CROCKER OF CROCKER’S LOCKERS
Ted Crocker and his family have been developing and operating self-storage projects throughout
California since 1973. Over the years, he has continued to evolve his self-storage model to respond to
the individual markets he serves. In the last series of years, Ted had taken special interest in developing
projects that not only serve a practical use, but also respond to the aesthetic preferences of the
community and the needs of a changing climate. The proposed project located on Sueldo Street, is
Ted’s biggest leap forward in developing a project that includes a variety of sustainable features that
commit to a bigger picture of reducing its carbon footprint, as well as providing quality housing for its
key employee on site. He has also whole-heartedly supported his design team in developing an
Agrarian-focused design San Luis Obispo can be proud of now…and twenty years from now.
The Crocker family remains vested in the communities they serve, and they are known for a quality of
service that is not cookie cutter or corporate, and an approach to business that harkens back to a time
when hospitality and integrity were key to a business’ reputation. As San Luis Obispo continue to grow
and provide a variety of housing types, this project intends to provide a resource that allows local
residents to transition or downsize from one type of housing to another, and to support local businesses
requiring archival storage.
As you review the enclosed submittal package and third-party exhibits, please feel free to reach out to
me directly as needed for further questions, requests for clarification, or additional required exhibits.
Sincerely,
Julie McGeever, Land Use Consultant
Agent for Ted Crocker / Crocker ’s Lockers / Tank Farm Road Self Storage, LLC
Cc: Ed Boersma - Design Coordinator- Cubix Asset Manager
Ted Crocker, Project Owner - Darme Holdings/Crocker’s Lockers
Philip Stevens, Principal - Land Concern, Landscape Design / Project Renderings
Tony Perfetto, P.E – Project Engineer - RAK Civil Engineers