HomeMy WebLinkAboutARCH-0188-2023 20230420 (Laurel Garden) - Pre-App Responses
1327 ARCHER STREET, SUITE 220, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | STEPHEN A. RIGOR, ARCHITECT #C33672 | ADRIANA J. COOK, ARCHITECT (OR) #6543
04-05-2023
REGARDING: PRE-0480-2022 - Laurel Creek Masterplan Pre-App Review Responses
1. General Project Description Comments – Since the overall project site is located in two different
zones and includes multiple properties, development standards and use regulations would
typically apply to proposed development and uses within the property lines of each lot. In
addition, Section 17.06.040(B) (Split Zoning) requires applicable regulations for each particular
zone apply separately for each portion of a parcel that is split-zoned. As proposed, the
maximum residential density is exceeded on all parcels proposed with new buildings, Building 2
would not meet development standards for both the M-MU and O-S zones, and Buildings 2-4
and 6 would not be permitted since these only include multi-family residential units, which are
not permitted uses within the M-MU zone. However, it is staff’s understanding that this project
would operate in conjunction with the existing Laurel Creek building at 1150 Laurel Lane and the
individual parcels would not be sold separately. Consider a Rezoning application for a Planned
Development (PD) overlay on the project site. The PD overlay allows flexibility in the application
of zoning standards to produce a higher-quality project that would better meet goals, policies,
and programs of the General Plan. For example, density transfers between different properties
may be permitted as part of a PD overlay approval. As part of the entitlement package
submittal, it is pertinent to provide a project description that clearly details how the overall
development (existing and proposed buildings) would operate as one cohesive project and
comply with Chapter 17.48 (Planned Development Overlay Zone). The project description
should, at a minimum, include the following information:
a. Description of overall project operations;
i. Include information on existing and proposed buildings, accessory amenities and
facilities, property management, maintenance of common areas, etc.
b. Explanation for separate properties;
c. Compliance with the intent of the underlying General Plan Land Use and Zoning
Designations (M-MU and O-S);
d. Compliance with Section 17.48.060 (Mandatory Project Features);
e. List of requested deviations to development standards (i.e., density transfers, setbacks, lot
coverage, etc.) and associated justifications/reasons;
i. Since approved entitlements for the existing Laurel Creek building allow for the
addition of 100 residential units on the upper floors, include information to
document the proposed change from 100 to 75 units.
f. Construction phasing plan, consistent with the City’s Residential Growth Management
Regulations; and any other supporting information that may be relevant.
Response:
Project description has been updated. Project rezoning application for PD overlay is in progress, which
will cover the separate properties, and requested density transfers. Construction phasing plan included
on sheet A3.3, estimated dates shall be coordinated with Owen Goode during growth meeting. It is
currently infeasible to construct up to the full 100 entitled units in the warehouse, however it is still
planned to be utilized in the future.
2. Anticipated Entitlements and Process – Please refer to the checklists linked below for required
application materials. Application fees have not yet been updated for the 2022-23 fiscal year on
these checklists. See FY 2022-23 Fee Schedule for applicable fees.
a. Planned Development Rezoning
b. Major Development Review
c. Conditional or Minor Use Permit
i. Per Section 17.70.130(B), a use permit is required if the proposed mixed-use
project includes a use that requires use permit approval in the underlying zone.
Please note that the entire mixed-use project will be subject to that use permit.
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1327 ARCHER STREET, SUITE 220, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | STEPHEN A. RIGOR, ARCHITECT #C33672
d. Subdivisions – Clarify if there are any new or amended subdivisions as part of this project.
e. Affordable Housing Incentive
f. Environmental Review
i. Depending on staff’s workload at the time of application processing, a contract
planner may be required to assist in managing the project. Fees for a potential
contract planner and environmental document preparation will be determined
once the project scope is finalized. Refer to Comment #3 for more information.
Please note that the required entitlements may differ upon submittal of additional information or
if there is a change in scope.
After the entitlement applications have been found to be complete, and environmental review
has been completed, the project will undergo review by multiple advisory bodies. The project
will require review by the Airport Land Use Commission (ALUC) (mandatory referral due to
Rezoning), Architectural Review Commission (ARC), Tree Committee (TC), Planning Commission
(PC), and City Council (CC). The CC will make the final decision on the project (attributed to the
Rezoning).
Response: A Planned Development Rezone, Major Development Review, and Conditional Use Permit
applications are in progress. No Subdivisions are proposed with this project, and an Environmental
Review will include an evaluation of potential environmental impacts, currently being prepared to
support processing. The Affordable Housing Incentive agreement per lot shall be signed prior to
occupancy.
3. Environmental Review – Based on the project scale, an initial study will be required. Information
from the initial study will aid in determining what type of environmental document to prepare. As
part of the entitlement package submittal, please include the following supporting reports and
studies:
a. Biological resources assessment, including surveys for special-status plants and wildlife
b. Cultural and archaeological resources inventory
c. Arborist report, consistent with requirements outlined in Chapter 12.24 (Tree Regulations)
and the City’s Tree Removal Application
d. Noise study
e. Soils and geology report
f. Environmental site assessment (hazardous materials)
g. Drainage report
h. GHG Emissions Analysis Compliance Checklist, which is found as Appendix B (pages 52-
61) in the CEQA GHG Emissions Thresholds and Guidance. Note that Chapter 8.11 (All-
Electric New Buildings) requires all new construction to be electric, effective January 1,
2023.
i. Transportation impact study (TIS) – Refer to the Transportation Division’s comments for
more information.
j. Visual impact assessment
k. Solar shade study
Additional information for the environmental determination may be requested upon further
review of the project proposal.
Response: The biological resources assessment, Cultural/archaeological resources inventory, Noise,
Arborist Report, Soils/geotechnical analysis, GHG Emissions Analysis, and traffic study are in the process
of being completed. The Environmental hazards assessment phase I is included with the resubmittal. The
Drainage Report and Visual Impact Assessment are included. Refer to the planning package on Sheet
A1.8 for the solar shade study.
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1327 ARCHER STREET, SUITE 220, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | STEPHEN A. RIGOR, ARCHITECT #C33672
4. Density and Density Bonus – Please confirm all density calculations are based on net lot areas.
For example, the “pole” portion of a flag lot would not be included in the net lot area. Staff’s
preliminary calculations also indicate an approximate 3.2% density bonus (instead of 20%) for
the overall site. Please verify and revise the project for consistency. Supporting documentation is
also required for any requested incentive, concession, waiver, or reduction. Refer to the Housing
Division’s comments for more information.
Response: Density bonus has been updated to 5% at all references. Unit count and proposed density
has been updated.
5. Anticipated Nonresidential Uses – Building 5 includes various commercial uses that would not be
permitted or conditionally permitted in the O-S zone. For example, the proposed bike shop (i.e.,
retail) and dry cleaning (i.e., personal service) are not permitted uses. Please review the list of
nonresidential uses that may be permitted or conditionally permitted in the M and O zones per
Table 2-1 (Uses Allowed by Zone) and revise the plans as necessary for compliance. As part of
the entitlement package submittal, provide a list of anticipated uses and submit a Use Permit
application, if required.
Response: Revised commercial space on Building 5 to fit within retail use to be included in application
for PD-Overlay
6. Project Data - Please verify that all project statistics reflect the proposed project. There appears
to be information that is based on previous proposals.
Response: Parking for the warehouse is included in this proposal to show that the site can
accommodate both the warehouse and all future parking lots.
7. Parking Requirements – The parking calculations do not appear to account for existing and
proposed uses within all buildings. For example, restaurant uses in the existing Laurel Creek and
proposed Building 5 were not included. Please verify calculations and provide a breakdown of
parking requirements for each use in existing and proposed buildings. In addition, please
provide a parking management plan to clarify how and where parking would be assigned and
managed between all proposed uses.
Response: Parking calculations have been revised to specify requirements per building, units and
retail/tenant spaces separated. Warehouse parking per other permit. Building 5 commercial spaces
have been updated to remove restaurant uses and fit within "General Retail" per SLO Municipal Code,
Table 3-4.
Parking shall be shared between uses as a method to ease effect of proposed 20% parking reduction
and effort to reduce car dependency.
8. Creek Setback – Please verify all improvements within the creek setback area and whether any
exceptions are requested.
Response: Structures removed from creek setback area. Jogging trail is of decomposed granite, thus no
permanent construction is proposed.
9. Airport Land Use Plan (ALUP) / Airport Land Use Commission (ALUC) – The project site is located
within the Airport Influence Area (AIA); therefore, the project’s consistency with the ALUP is
required. Per Section 2.6.1.4 of the ALUP, ALUC review is mandated if the project includes a
Zoning Change (e.g., Planned Development Rezoning). Some key project criteria are provided
below:
Section 4.3 – Noise
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1327 ARCHER STREET, SUITE 220, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | STEPHEN A. RIGOR, ARCHITECT #C33672
While the project site is located outside of noise contours depicted in Figure 4-1 of the ALUP,
residences are identified as Extremely Noise Sensitive Land Uses and will be subject to noise
generated from overhead flights. The proposed residences shall have a maximum interior noise
level of 45 dB and a maximum exterior noise level of 60 dB, consistent with the ALUP and City’s
Noise Element.
As part of the entitlement package, the noise study, and any required mitigation measures, must
demonstrate compliance with these preceding noise thresholds through use of design features,
construction techniques, etc.
Section 4.4 – Safety
Per Figure 2-2 of the ALUP, the project site is located within Safety Zones 6. Verify and provide
information demonstrating compliance with the maximum allowable densities shown in
Table 4-2.
See Section 4.4.3.1 for the methodologies for calculating the maximum number of people per
acre.
Section 4.5 – Height
Please note that in no case shall building heights result in an “obstruction to air navigation” as
defined in Section 4.5.1 of the ALUP."
Response: ALUC has taken no exception with the proposed project.
10. Based on review of the preliminary project, below are additional comments and suggestions
regarding project design:
a. For consistency with the underlying Land Use and Zoning Designations and intent of a
mixed-use development to provide housing, jobs, and services within proximity,
incorporate additional areas for nonresidential uses in the new buildings. Proposed
nonresidential must be consistent with the M and O zones.
b. To create a cohesive commercial area at the street frontage, ground floor nonresidential
uses should be along the entirety of Laurel Lane.
c. It is highly recommended to incorporate amenity areas within Buildings 1 - 4.
d. Due to the project scale, staff recommends actively engaging with neighboring property
owners and occupants regarding the project design. Anticipated public comments
include concerns regarding increased traffic, increased noise, visual and solar impacts,
and disturbances related to project construction.
e. Design of the internal network of walkways and trails must provide safe pedestrian travel
and connect buildings, site amenities, and neighboring properties.
f. Consider incorporating the creek as a site amenity where possible.
g. In addition to building signage, include signage at key locations throughout the site to
assist in directing drivers and pedestrians to various entrances, exits, buildings, and
amenities.
Response:
a. A PD Overlay is included as part of this project proposal.
b. Two commercial spaces have been added in building 1, fronting Laurel Lane.
c. Additional site amenities have been adjusted for a more even spread across the site, and expanded
existing shared outdoor area to the south.
d. Ownership is actively reaching out to the neighbors for input and to discuss concerns.
e. Internal walkways have been revised to safely connect each building and the jogging trail has been
revised to connect a loop around the site and out to Laurel Lane at both the north and south end of the
property.
f. Open space between building 4 and the creek will provide nice views of the creek, but a pedestrian
connection to the creek is not possible due to the grade change.
g. A signage plan is included with this project proposal, which features signage at key locations
throughout the site, to assist in directing drivers and pedestrians to various entrances, exits, buildings
and amenities.
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1327 ARCHER STREET, SUITE 220, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | STEPHEN A. RIGOR, ARCHITECT #C33672
11. At the time of entitlement package submittal, please include written responses to staff’s pre-
application comments.
Response: Please see the written response to all pre-application comments here in.
Housing Division - Community Development Department
12. 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.
a. Density shall be calculated per lot, not to the project as a whole.
b. Density and Density Bonus Law cannot transfer over property lines without a Planned
Development Overlay.
Response: A Planned Development Overlay application is in progress. Density is calculated to meet
intent per PD Overlay allocations.
13. 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.
Response: Project description has been updated to associate the requested concessions with the
density bonus.
14. Please identify the location, unit type, and whether they are for sale or for rent of all affordable
housing units.
a. Affordable housing units are subject to Goal 4 of the 6th Cycle Housing Element,
meaning the project shall be intermixed with affordable housing units rather than having
a consolidation of those units.
b. Project indicates 100% of the affordable units are designated as studios, per Housing
Element Policy 4.2, please recalculate the affordable housing unit breakdown to be
consistent with the overall project breakdown. "
Response: Affordable housing units have been revised to reflect percentages of overall unit types,
amounts, and of varying floors among all buildings. See breakdown in package on A0.6.
15. Please coordinate a meeting with the City’s Planning and Housing Divisions to discuss the
phasing of the project in relation to the City’s Residential Growth Management Regulations
(§17.144). Contact Owen Goode, Assistant Planner, to schedule a meeting: ogoode@slocity.org
or 805-781- 7576.
Response: Meeting shall be scheduled after initial studies are completed.
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1327 ARCHER STREET, SUITE 220, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | STEPHEN A. RIGOR, ARCHITECT #C33672
16. Prior to receiving building permit issuance, the project shall sign and record an affordable
housing agreement per lot to deed restrict the very low-income affordable housing units to the
satisfaction of the Director.
Response: Understood
Engineering Division - Community Development Department / Public Works Department
17. The applicant should clarify whether a subdivision, re-subdivision, lot line adjustment, or lot
merger are required or proposed for this development.
Response: No subdivisions are proposed. All existing lot lines shall be maintained.
18. The ARCH or other entitlement submittal shall include all pertinent application checklist items
unless otherwise specifically waived or approved for deferral.
Response: Understood.
19. The plans shall show and note all existing and proposed property lines along with public and
private easements for reference.
Response: All property lines and easements are shown on sheet A2.2
20. The submittal shall include a complete topographic survey, demo plan, and tree survey. The
plan existing and proposed plans shall show and note the improvements to be removed,
retained, or relocated.
Response: Site Demo plan has been included on sheet A2.1 showing sitework and structures to be
removed. Tree survey and topographic survey are in progress.
21. The plan shall include a complete tree inventory with clarification on the trees to be retained,
trees to be removed, and any compensatory tree plantings. Street trees will be required per City
Engineering Standards as a condition of development.
Response: Tree survey is currently in progress. Upon completion, compensatory plantings shall be
included in scope before building permit issuance. All street trees shall comply with City Standards.
22. The plans shall include a complete site utility plan showing all existing and proposed utilities
along with any proposed or required modifications or alterations.
Response: See Civil plans for proposed Utilities.
23. The architectural site plan shall show and note compliance with the parking and driveway
standards. The site development plan and submittal documents should show and note the
existing and proposed improvements for solid waste management for this campus. The plans
shall show all existing, proposed, and required multi-modal circulation improvements. The plan
shall include any required or existing truck access, circulation, provisions for delivery trucks,
emergency vehicle access, bike/pedestrian/transit access and improvements.
Response: A Site Circulation plan has been included on sheet A3.0 & A3.1 showing fire apparatus & trash
turning radii, loading dock access clearances, drive aisle widths, pedestrian & bike routes, and jogging
trail route.
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1327 ARCHER STREET, SUITE 220, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | STEPHEN A. RIGOR, ARCHITECT #C33672
24. The submittal shall include a preliminary grading and drainage plan and supporting reports. The
project plans and reports shall show and note compliance with the City Engineering Standards,
Drainage Design Manual (DDM), and the Post Construction Stormwater Regulations (PCR’s). The
drainage report shall include a response to the bullet points in Section 2.3.1 of the DDM. The
project and reports shall clarify how DDM peak management (detention) for the 2 through 100-
year storm event will be provided. The detention system shall be capable of dewatering within
48 hours and provide 85% of the design capacity in 24 hours. The plan may include analysis of
the entire campus, the replacement of impervious surfaces, and/or over-detention elsewhere on
the campus.
Response: A preliminary grading and drainage plan has been included in the planning package, and a
Hydrology report included with the supporting documents.
Transportation Division - Public Works Department
25. Project will require a Multimodal Transportation Impact Study (TIS), which will be administered
directly by the City through its current traffic engineering on-call consultant list. Applicant will be
responsible for providing deposit to fund this study. Please contact Transportation Manager, Luke
Schwartz (lschwartz@slocity.org) when you are ready to initiate this process.
Response: TIS is in progress.
26. Potential areas of impact/concern to be evaluated further in TIS:
a. Quantify project trip generation (autos, bikes/ peds, transit), including adjustments for
mixed-use internal trips and proximity to transit and active transportation network.
b. Estimate project vehicle miles traveled (VMT). Unlikely for VMT impacts with residential
and neighborhood retail uses, but higher potential for impact with employment-focused
uses (office, manufacturing).
c. Review of on-site traffic circulation and proposed driveway access. Likely concern with
southernmost driveway due to close proximity to existing driveway to south.
d. Review of off-site traffic operations/safety impacts with added project traffic. Based on
previous studies, heightened potential for concerns for operations at Laurel/Southwood,
Laurel/Augusta, Laurel/Orcutt and Laurel/Johnson.
e. Potential bicycle impacts on Laurel – City’s Active Transportation Plan identifies
protected bike lanes as future improvement along Laurel Lane, as well as improved
connectivity between Laurel and Railroad Safety Trail entry on Orcutt Road.
f. Union Pacific Railroad has identified potential concerns with increased auto/ped/bike
activity crossing at-grade rail crossing on Orcutt Road. City is in discussions now with UPRR
on short-term and long-term solutions. Potential to exacerbate crossing safety will be
focused area of review with TIS.
g. Assess potential need for enhanced mid-block pedestrian crossing along project
frontage with increased demand with addition of residential and retail uses.
h. Assess concerns with conflict between truck loading activities at warehouse and
adjacent residential uses/pedestrian activity.
Response: Plans account for bicycle and pedestrian traffic, TIS in progress.
27. Please confirm assumed mix of uses for commercial retail potion of site (i.e., % split between
general retail, restaurant/café) to guide transportation analysis.
Response: Proposed commercial spaces have been revised to all fit within General Retail uses.
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1327 ARCHER STREET, SUITE 220, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | STEPHEN A. RIGOR, ARCHITECT #C33672
28. When transportation study is initiated, applicant will need to confirm existing commercial and
residential occupancies for the warehouse building in order properly account for traffic
generation from these uses in addition to proposed development.
Response: Existing warehouse code and parking analysis included on sheet A0.4 for reference.
29. Provide truck turning path analysis to show that freight vehicles access warehouse, City fire
trucks, and garbage trucks can adequately navigate the internal circulation aisles within the
site. Per SLO Fire, internal drive aisles need to be 26’ minimum width for this development.
Response: A Site Circulation plan has been included on sheet A3.0 & A3.1 showing fire apparatus & trash
turning radii, loading dock access clearances, drive aisle widths and pedestrian & bike routes
30. Please provide description of how on-site parking supply will be shared/utilized amongst the
various uses. A shared parking arrangement would allow most efficient use of parking supply
and help support request for parking reduction.
Response: Site parking to be shared and not assigned for uses. General parking associations and color
coded building parking required minimums found on A3.2
31. Based on review of preliminary site plan, City Transportation Division suggests that the applicant
team consider the following to help guide final site plan:
a. Consider relocating drive aisle for northeast parking lot to align with north-south parking
aisle to the immediate west. Otherwise, a median break will be required to properly
access northeast parking lot.
b. Consider enhanced buffer distance/protection between proposed child playground
and adjacent parking lot.
c. Consider relocating transit stop on Laurel Lane frontage south of northern driveway
d. Consider eliminating driveway just south of property (Morris & Garritano) and using
proposed southern project driveway as consolidated access between project site and
property to the south.
e. Consider providing continuous shared-use path connecting Laurel Lane with the Railroad
Safety Trail access.
Response:
a. Buildings 1 & 2, the northeast parking lot, and the Common Building have been shifted to allow an
aligned drive aisle 4-way intersection and to eliminate the need for a median break.
b. The child playground was relocated to the southwest corner of the site to the open space amenity
area that includes the greenhouse, outdoor seating/dining, bike rental, sport court, access to the bike
trail and workout node area.
c. The transit stop on Laurel Lane frontage will be located south of the northern driveway.
d. Shared drive with Morris & Garritano is shown on site plan, negotiations in progress with property
owner.
e. Continuous path is provided at access point to Railroad Safety Trail at Southwest property line to
Laurel Lane via the jogging trail.
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1327 ARCHER STREET, SUITE 220, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | STEPHEN A. RIGOR, ARCHITECT #C33672
32. Consider providing some form of ped/bike connection between project site and Southwood
Drive to the north for access to/from Sinsheimer Park and Sinsheimer Elementary. Potential route
from northwestern corner of property along east side of creek?
Response: Access connection along East side of creek to Sinsheimer Park is infeasible due to creek
setback maintenance, grading, and adjacent properties. There is a proposed connection to Sinsheimer
Park via the connection of the Railroad Safety Trail. Any residents north of Laurel Creek site can access
the jogging trail from Laurel Lane and connect to the Safety Trail.
Utilites Department
33. Describe proposed phasing of utility improvements and proposed residential and mixed-use
buildings (5 and 6) relative to the overall development of the Project Site, including the
redevelopment of the existing warehouse building. It appears that the entitlements on the
existing warehouse may be transferring some of the planned units to the new structures being
proposed; a PD overlay will help the tracking of impacts for the new sewer and water needs.
Response: Buildings shall be connected to existing utility mains and services through phased
construction. Existing warehouse renovation scope includes updates to existing services.
34. Show the locations, widths and purpose of all existing and proposed easements for water and
sewer utilities, shown by dashed lines, within and adjacent to the subdivision (including building
setback lines, if known); all existing and proposed utilities including size of water lines and the size
and grade of sewer lines, location of manholes, fire hydrants, fire sprinkler backflow device, and
fire sprinkler water lateral.
Response: Setback/Easement lines included on Architectural site plan. Water utilities are found on Civil
sheets.
35. Any sewer lateral shall be located within the parcel boundary or have a sewer agreement to
cross parcels, prior to issuance of a building permit.
Response: Sewer laterals are located within the parcel boundaries they serve.
36. There is an existing 15” sewer main within the project that would be available for the proposed
service, but a design narrative will need to get completed to calculate the existing and future
impacts on the system in accordance with Section 1010-7 of the Uniform Design Criteria.
Response: Existing sewer main planned to be implemented, see Sewer Generation Table on C-3
37. Any sewer lateral that crosses one proposed parcel for the benefit of another shall provide
evidence that a private utility easement appropriate for those facilities has been recorded prior
to issuance of a building permit.
Response: Evidence shall be provided prior to issuance of building permit.
38. Per Chapter 13.04.120 of the City’s Municipal Code, separate parcels will be supplied through
individual water service connections and private service lines shall not cross parcel boundaries
unless authorized by the Utilities Department.
Response: Water services are located within the parcel boundaries they serve.
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1327 ARCHER STREET, SUITE 220, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | STEPHEN A. RIGOR, ARCHITECT #C33672
39. The project’s commercial and residential uses shall be metered separately. All residential units
are to be individually metered. Privately owned sub-meters may be provided for residential
apartments or condominiums upon approval of the Utilities Director if a public master meter has
been engineered for the proposed system. The CCRs for the property/homeowner association
shall require that the sub-meters be read by the association (or P/HOA contracted service) and
each condominium billed according to water use.
Response: Commercial and Residential uses are designed to be metered separately, and all units shall
be individually metered.
40. Fire sprinkler info: show size and location of existing water main that fire sprinkler riser is proposed
to connect to.
Response: Existing water main shown on Civil Utility Plan
41. Provide fire flow memo to confirm adequate infrastructure and pressure to serve the project.
Response: Fire flow memo in progress with fire line engineering. Memo shall be provided before building
permit issuance.
42. There is an existing 16” water main within the project that would be available for the proposed
service, but a design narrative will need to get completed to calculate the existing and future
impacts on the system in accordance with Section 1010-6 of the Uniform Design Criteria.
Response: See Civil Utility plan for proposed connections
43. Evaluate pressure issue related to water pressure (water main in Laurel).
Response: Existing condition pressure survey in progress.
44. Landscape plan: Proposed trees shall be located a minimum of 10 feet from water and sewer
mains.
Response: Represented tree locations on plan are for schematic purposes. Final placements shall
comply with all City requirements & easement restrictions.
45. Landscape plan: provide completed worksheet for MAWA calculations. Include table within
plans, calculations per the following formula found on the City’s website:
http://www.slocity.org/government/department-directory/utilities-department/documents-and-
files
Response: Completed MAWA calculation is included on Sheet L-1.
46. A separate landscape meter shall be provided for non-residential landscape areas greater than
1,000 sf.
Response: All irrigation is now provided by recycled water with a separate landscape meter at point-of-
connection.
47. The proposed project shall comply with the City’s Development Standards for Solid Waste
Services. Commercial and residential refuse services shall be separate unless a Conditional
Exception Application from the City’s Development Standards for Solid Waste Services is
provided to the City for review. The trash enclosure(s) must be sized to store the required bins for
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1327 ARCHER STREET, SUITE 220, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | STEPHEN A. RIGOR, ARCHITECT #C33672
waste, recycling, and organics. Please show the location of the waste bins during pickup if
different than the location of the proposed enclosure(s). 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. Please provide a copy of the letter upon entitlement submittal.
Response: A Site Circulation plan has been included on sheet A3.2 showing trash turning radii, loading
dock access clearances, and drive aisle widths. Garbage Company letter will be included in
Supplemental Documents.
48. 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. If the wastewater from proposed facility could potentially contain
any of these constituents, it shall be coordinated with the City’s Industrial Waste Program
Manager.
Response: The existing restaurant use in the warehouse is already equipped with a FOG disposal in the
West Lot. All proposed commercial uses shall not include uses that would necessitate further FOG
disposal.
Fire Department
49. All interior drive aisles shall have a minimum unobstructed width of 26 feet to accommodate the
ladder truck. Interior drive aisles shall be posted as Fire Lanes-No Parking.
Response: A Fire Apparatus Access plan has been included on sheet A3.1 with drive aisle widths, turning
radii, and fire lane parking restriction markings.
50. Needed Fire Flow for the site is 3000 gallons per minute at a minimum 20 psi residual pressure or
the combined fire sprinkler demand plus outside hose demand, whichever is greater.
Response: Noted. Minimum pressure will be accommodated in final fire line.
51. Replace deficient onsite fire mains and non-compliant fire hydrants and provide fire flow to
within 300 feet of all exterior walls of the project.
Response: All hydrants have been replaced on site.
52. Each building shall have the fire riser in an interior room with exterior door access and be
prominently labeled as “Fire Riser Room”. Floor control valves shall be co-located in the riser
room. Show riser rooms on plans.
Response: Fire riser rooms have been included on all building plans.
53. Note: R-2 occupancies 3 stories in height of Type V-B construction shall have NFPA 13 fire sprinkler
systems, not NFPA 13R. There is an errata in the code corrected by the State in October 2020.
Response: All R-2 3-story type V-B construction will be a full NFPA 13 system.
54. Please state if new construction will be all electric as plans show fire pits and barbeques on an
occupied roof deck. Please note that LPG gas containers are not permitted on roofs.
PAGE 12
1327 ARCHER STREET, SUITE 220, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | STEPHEN A. RIGOR, ARCHITECT #C33672
Response: All fire pits and BBQs have been removed from the roof decks.
55. All occupied roofs shall comply with the building construction requirements for the occupancy
they best resemble.
Response: Additional exits have been added on the roof decks to accommodate the occupancies they
serve.
Thank you,
Thom Jess
Phone: (805) 547-2240 ext.111
Email: tjess@arris-studio.com