HomeMy WebLinkAboutARCH-0188-2023 20230519 PDEV-0189-2023 (Laurel Garden) Incomplete Letter
May 19, 2023 Sent via Email
Heather Wiebe
Arris Studio Architects
1327 Archer Street, Suite 220
San Luis Obispo, CA 93401
Chuck Braff
1150 Laurel Lane
San Luis Obispo, CA 93401
Subject: Completeness Review #1: ARCH-0188-2023 / PDEV-0189-2023 (1150 & 1160 Laurel
Lane; APNs 004-962-034, -035, -036, -037) – Development review of a phased mixed-
use development consisting of six (6) new buildings that includes 449 residential units
and approximately 18,100 square feet of commercial space; a sign program; tree
removal and compensatory planting; and associated site improvements located in the
M-MU and O-S Zones. The project includes requests for a Planned Development (PD)
Overlay and density bonus with concession and reduction.
Dear Heather Wiebe and Chuck Braff:
Thank you for the April 20, 2023 submittal for the subject 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. Project Description – Due to complexity of the project, provide the project description on a separate
sheet of paper and incorporate headers and sub-headers for better readability. Please include or expand
upon the following information:
a. Description of overall project operations – Include information on existing and proposed
buildings, accessory amenities and facilities, property management, maintenance of common
areas, etc. While the existing Laurel Creek building (1150 Laurel Lane) is not part of this
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construction phase, it is staff’s understanding the building would operate in conjunction with
the overall development.
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) – Describe how existing and proposed uses meet the intent of the underlying
designations, including information on the placement of commercial and residential uses
throughout the site.
d. Compliance with Section 17.48.060 (Mandatory Project Features) – See Planning comments
below for more information.
e. Requested deviations from development standards and associated justifications/reasons that
are either part of the PD Overlay or density bonus concession, waiver, or reduction – See
Planning and Housing Division comments below for more information.
f. Construction plan – Indicate construction is proposed in three phases and verify with the
Housing Division that proposed phasing is consistent with Residential Growth Management
Regulations.
g. Additional comments
i. The description indicates Building 1 will have commercial uses fronting Laurel Lane.
Revise for consistency.
ii. Building 6 is referred to as a mixed-use building. Please clarify if the bike repair shop
is the commercial space for this building.
iii. Verify the total number of new units proposed. There is a discrepancy in the project
description and plans (447 vs. 449 units).
iv. Verify the proposed square footage of new commercial space. There is a discrepancy
in the project description and plans (17,152 vs. 18,100 square feet).
2. Required Applications – Please apply for the following:
a. Minor Use Permit – A use permit is required for the mixed-use development per Ordinance
764 (1978 Series) for the Special Considerations (S) Overlay, which requires new land uses,
changes in land use, or new development plans obtain a use permit due to concerns related to
traffic, circulation, and creek preservation. Please note additional use permits may be required
based on proposed uses. Coordinate with Planning Division regarding the list of anticipated
commercial uses for the site.
b. Affordable Housing Incentive – Prior to applying, coordinate with the Planning and Housing
Division regarding the requested incentives/concessions.
3. Planning Application – Please complete and submit the Planning Application form.
4. Project Data – Please address the following comments:
a. Clearly identify deviations from development standards that are requested as part of the PD
Overlay or as part of the density bonus through a concession, waiver, or reduction. Please note
development standards are typically applied to proposed development within each individual
parcel instead of to the overall project site. Therefore, to demonstrate the extent of these
deviations, provide a comparison table that shows proposed standards as applied per parcel
and to the overall site (which includes four parcels). For example, proposed FAR and lot
coverage for the parcel that contains Building 5 may be exceeded; however, the project may
be in compliance with these development standards when calculated based on the overall site.
b. Provide the gross and net lot area per parcel. Verify that the base density for the overall site is
calculated using net acreage.
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c. Please verify the overall density calculation, including the density bonus request. Based on
initial calculations, the project does not exceed base density to request a density bonus.
i. There is a discrepancy in the project description and plans (447 vs. 449 units). Please
confirm the total number of new units proposed and revise as necessary.
ii. If 100 units will eventually be constructed in the Laurel Creek building, update the
existing number of units to 100 (instead of 75) as that would affect the overall number
of units proposed.
d. Revise the maximum building height in the O-S Zone to 35 feet (instead of 25 feet) and remove
the reference to the administrative use permit requirement.
e. Verify the proposed square footage of new commercial space. There is a discrepancy in the
project description and plans (17,152 vs. 18,100 square feet).
f. Provide average cross slope calculations.
5. Project Plans – Please address the following comments:
a. Site Plans
i. Callouts for a proposed clothing shop and art supply shop on the eastern end of
Building 1 appear to be inaccurate. Please review and revise as necessary.
ii. Provide callouts of existing and proposed fences or walls, including location, type,
and height. Plans shall demonstrate compliance with the development standards
described in the Section 17.70.070 (Fences, Walls, and Hedges).
iii. Identify the number and location of loading areas for the new commercial spaces.
b. Floor Plans
i. Include the proposed square footage, or range of square footages, for the studio, one-
bedroom, and two-bedroom floor plans.
ii. Show the proposed balcony spaces.
iii. Show the proposed in-unit bicycle spaces.
c. Elevations
i. Include colors for the proposed trash enclosures.
ii. Show how average natural grade was calculated on the building elevations.
iii. Include callouts for exterior lighting fixtures, railings, etc.
iv. Clarify the proposed fencing material for the passive recreation area on the second
floor of Building 6.
6. Nonresidential Uses – The proposed commercial uses in Building 5 are not permitted in the O-S Zone.
Please revise to include uses that are permitted or conditionally permitted in the O Zone per Table 2-
1 (Uses Allowed by Zone).
7. Parking and Loading – Please address the following questions or comments:
a. It appears parking ratios per State Density Bonus Law are applied to the residential units in
the Laurel Creek building. Please confirm.
b. Provide manufacturer’s specifications for the proposed mechanical parking lift system(s).
Clarify if a valet service will be provided onsite.
c. Identify the number and location of loading spaces for the new commercial spaces.
d. Provide supporting justification for the 20% parking reduction per Housing Division
comments.
e. Revise parking calculations to provide the number of spaces required prior to and with the
20% reduction.
f. Calculations for EV parking spaces are based on parking requirements prior to any reductions.
Demonstrate compliance for required EV spaces.
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8. Planned Development Mandatory Features – Please address the following questions and comments
regarding the proposed features in the project description and plans:
a. Significant Natural Feature – The proposed landscape area does not appear to meet the intent
of this mandatory feature. Per the Conservation and Open Space Element, examples of natural
features and open spaces include creeks, lakes, wetlands, wildlife habitat, hills, ridgelines, etc.
Provide details, including landscaping and pedestrian path improvements, anticipated usage,
etc., to demonstrate how this proposed area meets the intent of the mandatory feature.
Additionally, clarify how the proposed significant natural feature is separate from the adjacent
significant public amenity feature.
b. Significant Public Amenity – Provide additional details as to how this proposed area meets
the intent of the mandatory feature. Please note the area must function as a public amenity that
caters to the overall community; however, it only includes a playground, food truck area,
seating area, greenhouse, and motorcycle parking. Why is motorcycle parking included?
Would the greenhouse be utilized as a community garden that is open to the public? Are the
sport court and workout node amenities located on the other side of the railroad safety trail
access point not included? Clarify how this proposed area would be used and function
differently from the adjacent proposed natural feature and site amenities that are catered to
residents. Additionally, describe how this area would be, and remain, accessible to the public
due to its location interior to the project site. Provide information related to access, fencing,
etc.
9. Environmental Review – Please provide the following outstanding reports/studies:
a. Biological resources assessment, including surveys for special-status plants and wildlife
b. Arborist report that is consistent with requirements outlined in Chapter 12.24 (Tree
Regulations) and the City’s Tree Removal Application
i. Include the tree removal and compensatory planting plans.
c. GHG Emissions Analysis Compliance Checklist, which is found as Appendix B (pages 52 -
61) in the CEQA GHG Emissions Thresholds and Guidance
d. Transportation impact study (TIS)
i. Refer to comments from the Transportation Division for more information.
e. Visual impact assessment
Once the project description is finalized and all environmental reports received, the Planning Division
will contact a consultant to prepare the appropriate environmental document. Additional details will
follow regarding the type of document required, cost and timeline for preparation, etc.
10. Phase I Archaeological Study – Please address the following questions or comments:
a. The study indicates a records search was conducted, and results were received on February
10, 2023. What are the results from the records search? Are there any significant findings?
b. The study refers to a copy of a letter report prepared by Applied Earthworks, Inc. in July 2020
as an attachment. Please provide a copy of this report.
c. The study states there are areas of low ground visibility during the pedestrian survey. Where
and how much of the project site contains areas of low visibility?
d. While not located on the project site, there is a creek (i.e., Sydney Creek) that runs along the
northwestern property line on an adjacent property. Are there any considerations due to the
project being in proximity to this creek?
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e. Are there any conclusions and/or recommendations based on results of the records search and
pedestrian survey?
11. Noise Study – Please address the following questions or comments:
a. The figure numbers (Figure 11, 22, etc.) referenced in the study are inaccurate. Please revise.
b. The study states there are three outdoor activity areas (i.e., central courtyard spaces in
Buildings 5 and 6, rooftop area west of Building 1). However, there are outdoor amenity areas
throughout the project site. Revise the study and update discussion to include all outdoor
amenity areas.
c. The study indicates there is a rooftop outdoor activity area on the west side of Building 1 per
Figure 22, which appears to be inaccurate. Please revise.
d. There is a reference to Santa Paula Airport, which is not in proximity to the project site. Revise
to indicate SLO Regional Airport as the closest airport to the site and include a discussion on
those noise contours.
e. Clarify why road traffic is estimated to increase by 1% each year and why the percentages of
medium and heavy trucks are estimated as such. Is there supporting data or information for
these estimates?
f. The study indicates one of the two dominant noise sources is UPRR train noise. However,
there is limited information and discussion on the UPRR. When and where were these railroad
noise levels previously measured? Do these measurements reflect current train operations
(e.g., time of day, frequency of train track usage, etc.)?
g. Please confirm if terrain/elevation data imported from Google Maps is represented in Figure
6. Additionally, provide labels for all objects and lines in Figure 6.
h. Table 2 indicates exterior noise levels may reach 65 dBa, which is within the conditionally
acceptable noise range and development may be permitted after mitigation has been designed
as part of the project to reduce noise exposure. Please provide mitigation measures that would
reduce noise levels to be within the acceptable range.
i. Table 2 includes a chart of noise levels at various receiver points. It is unclear where Buildings
7 and 8 are located. Please provide a supporting map exhibit that shows the location of all
receiver points and clarify why those locations were chosen.
j. Please clarify what the blue dots in Figure 7 refer to and why those locations were chosen.
12. Environmental Site Assessment – The information provided was prepared in December 2017,
November 2018, and March 2020. To confirm applicability of this information to present day
conditions, please provide an addendum that confirms no new information or substantial changes have
occurred since the last assessment that would require further review.
13. 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 because the project includes a
Zoning Change (e.g., Planned Development Rezoning). The City will refer the project to the ALUC
for a consistency determination. Please address the following key criteria:
Section 4.3 – Noise
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 noise study, and any required mitigation measures, must include a
discussion on aircraft noise and demonstrate compliance with noise thresholds through use of design
features, construction techniques, etc. See comments above related to the provided noise study.
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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.
14. Project Renderings – Please provide the following information:
a. Because the immediate vicinity consists primarily of residential and commercial buildings that
are single- or two-stories in height, provide perspective renderings of the project as seen from
the adjacent properties; from Laurel Lane; the intersection of Laurel Lane and Camden Lane;
the intersection of Laurel Lane and Orcutt Road; and the intersection of Railroad Safety Trail
and Orcutt Road.
b. To demonstrate building scale, articulation, etc., provide additional renderings of the project
buildings as seen from ground level on multiple sides.
15. Sign Program – Please include information on proposed sign materials and illumination. Additionally,
all exceptions to the Sign Regulations shall be clearly identified and communicated in the project
description.
16. Color and Materials – Please provide colors and materials boards that includes physical samples of the
proposed colors and materials for all main and accessory buildings. Colors and textures of exterior
materials must be securely mounted on a maximum 8 ½” by 14” size illustration or poster board.
17. Resubmittal – Aside from the color and materials boards, please resubmit all application documents
digitally and provide written responses to staff’s comments. Additional comments may be forthcoming
as more information is received.
Additional Comments – These comments are not completeness comments but may directly affect staff’s
recommendation.
• Since the project is a mixed-use development, it is recommended to remove references to “APTS” on
the cover and subsequent pages for accuracy.
• Please provide a matrix identifying relevant sections of the Community Design Guidelines and brief
descriptions as to how the standards were addressed. If any standards were not met, please provide a
statement explaining why the project was unable to comply or is better addressed through the design
as proposed.
• The four apartment buildings located along the northeast property line only include two color
schemes. It is recommended that each building incorporate a different complementary color scheme
for better identification between these similar buildings.
• Exterior building finishes primarily consist of stucco and metal panels. Consider incorporating other
finishes (e.g., stone veneer, etc.) either as primary or accent materials for variability.
• The main vehicle access into a project site should be through an attractive entry drive. Colored and
textured paving treatment is encouraged outside of the public right-of-way and within the project. The
City supports the use of innovative paving materials such as colored and/or stamped concrete, brick ,
or grasscrete to help define an entry or walkway and minimize the visual expansiveness of paved areas.
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If you have any questions on the above Planning items, or any questions regarding this letter, please contact
me at 805-781-7432, or by e-mail at: hhanh@slocity.org.
Housing Division – Community Development Department
18. Demonstrate calculation of the net acreage of each parcel in your proposal to accurately identify the
allowed density. Creek square footage and flag poles of flag lots shall be excluded from the calculation.
(Section 17.70.040.A.1 and Section 17.70.110.B)
19. Please include a full breakdown of Building 4 to ensure accuracy of density calculations.
20. Subtotal for 2-bed units on A0.3 is listed as 101 2-bed units but total count per building is 99 units.
Please clarify.
21. Please identify the square footage, greater than or less than 600 square feet, for all proposed 1-bedroom
units in the “Unit Data By Building” page A0.5 to ensure accurate density calculations.
22. Please identify all affordable units in each building in the “Unit Data By Building” page A0.5.
23. Please separate the previously entitled units from your density calculations to ensure accuracy of the
density calculations. Identify the allowed density (base density) separately from the previously entitled
project to demonstrate the need for the density bonus.
24. Calculation of proposed affordable units appears to equate to 18.4 Density Units where 19 Density
Units are required. 1 more affordable unit (1-bed greater than 600 square feet) would be required to
meet the affordable requirement.
25. As proposed, it is unclear why a Density Bonus is requested because the base density is not exceeded.
A Density Bonus request does not appear to be necessary for the project, and the project would be
subject to the inclusionary housing requirements.
26. The concession request for the two height exceptions would not be eligible to count towards a single
request. The height exception requests are identified as separate requests due to the different zone
types, varying heights, and separate buildings on separate parcels.
27. Depending on the type of request associated with the density bonus, supporting justification must be
provided as follows:
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/reductions may only be requested where
a development standard would physically preclude the construction of the project with the
proposed Density Bonus.
The following comments are not completeness comments but are provided for the applicant’s information
regarding future development.
• Prior to 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
Community Development Director. Additionally, a site plan of the affordable units shall be attached
as an exhibit to the affordability agreement.
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If you have questions on the above Housing items, please contact Assistant Planner, Owen Goode, 805-781-7576,
or by e-mail: ogoode@slocity.org.
Engineering Division – Public Works Department / Community Development Department
28. The submittal shall include a complete topographic survey and tree survey. 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. Please note street trees will be required per City Engineering Standards
as a condition of development.
If you have questions on the above Engineering items, please contact Supervising Civil Engineer, Nate Stong, 805-
781-7206, or by e-mail: nstong@slocity.org
Transportation Division – Public Works Department
29. Traffic Study
a. As noted in Pre-App Meeting, project will require a comprehensive Multimodal
Transportation Impact Study (TIS) administered by the City through a competitive RFP
process using the City’s on-call traffic engineering consultant list. Please contact the City
Transportation Division (lschwartz@slocity.org) when applicant is ready to initiate the TIS.
Refer to Pre-Application comments on general list of focus areas for TIS scope.
b. As noted in Pre-Application comments, to guide TIS, applicant should be prepared to provide
summary of not only proposed development details, but also (a) any existing occupied
developments to be displaced by new development, and (b) a summary of uses at the existing
warehouse (not a part of project), including currently occupied and proposed but not yet
occupied residential units. For traffic analysis purposes, land use details should be provided
in the form of total dwelling units by type (i.e., apartment vs. condominium), while non-
residential land use information should be provided in terms of gross floor area (sq. ft.) by use
(i.e., general retail, office, restaurant).
30. Truck Circulation
a. Please coordinate with City Transportation staff to confirm that typical fire truck turning path
assumptions used for Exhibit on Sheet A3.1 are consistent with actual City Fire truck
specifications.
b. Please also provide truck turning path analysis for commercial trucks access the warehouse
and providing deliveries to commercial uses. Please assume an AASHTO WB-50 truck for
this analysis, unless applicant can provide further justification to utilize a smaller truck for this
design vehicle. Truck circulation path should include vehicles entering/exiting the warehouse
loading areas, as well as a truck traversing the path that would be utilized to enter and exit the
site when delivering goods to the commercial uses.
c. City’s preference would be for exhibits showing full AutoTurn truck turning path analysis
through the site for Fire and Commercial Truck circulation. Each turning path exhibit should
clearly identify the design vehicle used in this analysis.
31. Bike / Pedestrian Connectivity – As noted in Pre-Application comments, staff recommends that the
applicant plan for dedicated bicycle/pedestrian path within the site connecting Laurel Lane to the
Railroad Safety Trial. Applicant’s response indicates that connectivity between Laurel and the
Railroad Safety Trail entry is proposed via the jogging trail. If so, please confirm that this segment of
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the jogging path would be constructed per applicable City/Caltrans design standards for a shared
pedestrian/bicycle path (a Class I bikeway).
32. Orcutt Road Railroad Crossing – Note that in recent discussions and in-person diagnostic meeting
between the City and Union Pacific Railroad (UPRR), UPRR has expressed concerns about advancing
land use or transportation improvements that would generate increased auto/bike/ped conflicts at the
existing at-grade railroad crossing on Orcutt Road without further enhancements to this crossing. This
will need to be a focused area of analysis as part of project TIS.
33. Bicycle Parking
a. Short-term: Based on initial review of parking calculations, it appears that the required bicycle
parking is calculated at 152 short-term stalls (residential guest parking + retail/office short-
term parking) and 1,060 long-term parking (residential + commercial). It appears that only 75
short-term bicycle parking stalls are proposed. Please confirm.
b. Long-term: Please provide more information on how long-term bicycle parking requirements
will be accommodated. Plans note that 531 spaces will be provided in-unit and 759 spaces will
be provided in locked facilities.
If you have questions on the above Transportation items, please contact Transportation Manager, Luke Schwartz,
805-781-7190, or by e-mail: lschwartz@slocity.org.
Utilities Department
34. Please clearly show parcel boundaries and utility lines; consider using different colors and/or line
widths.
35. Sewer Generation Table C-3: Include sewer flow for entitled warehouse project (Parcel 1) so that
cumulative sewer flows can be evaluated. Provide a sewer design narrative to calculate the existing
and future impacts on the system in accordance with Section 1010-7 of the Uniform Design Criteria.
Review of the narrative may result in additional comments from staff.
36. The identified 10-inch CIPP sewer main (along the western property boundary) does not have
sufficient capacity to serve the proposed project. In order to accommodate the additional flows from
the project, the 10-inch CIPP sewer main (313 feet) must be replaced and upsized to 12-inch HDPE.
Please show this on the project plans.
37. Provide a fire flow memo to confirm adequate infrastructure and pressure to serve the project. The
memo is required at this time so that staff can fully evaluate the proposed project and identify any
necessary infrastructure improvements.
38. Each parcel shall be served by its own fire water system, which shall not cross parcel lines . Please
clearly show this on the project plans.
39. Provide a water system design narrative to calculate the existing and future impacts on the system in
accordance with Section 1010-6 of the Uniform Design Criteria. Review of the narrative may result in
additional comments from staff.
40. Provide a technical report or memorandum evaluating the water pressure (water main in Laurel).
41. Include proposed recycled water infrastructure on the project plans.
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If you have questions on the above Utilities items, please contact Special Projects Manager, Shawna Scott, 805-
781-7176, or by e-mail: sscott@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) 781-7432 or hhanh@slocity.org.
Sincerely,
Hannah Hanh
Associate Planner
Community Development