HomeMy WebLinkAboutPRE-0480-2022 2022 014 - PRE-0480-2022 (Laurel Garden) Staff Comments
October 14, 2022 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
Patrick Smith
Laurel Creek, LLC
1150 Laurel Lane
San Luis Obispo, CA 93401
Subject: Pre-Application Meeting – PRE-0480-2022 (1150 & 1160 Laurel Lane; APNs 004-
962-034, -035, -036, -037)
Preliminary review of Laurel Garden, a development consisting of 456 residential
units and 17,152 square feet of commercial space on multiple lots located in the
Manufacturing zone with Mixed-Use Overlay (M-MU) and Office zone with Special
Considerations Overlay (O-S). The project includes a density bonus, concession to
exceed the maximum permitted height, and parking reduction, in exchange for
dedicating 5% of units for very-low-income households.
Dear Heather, Chuck, and Patrick:
On October 6, 2022, the applicant team and City staff met to discuss the subject project. Below are notes
from the individual departments/divisions.
Planning Division – Community Development Department
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
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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
g. Any other supporting information that may be relevant.
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.
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
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Commission (PC), and City Council (CC). The CC will make the final decision on the project
(attributed to the Rezoning).
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.
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.
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.
6. Project Data – Please verify that all project statistics reflect the proposed project. There appears to
be information that is based on previous proposals.
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
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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.
8. Creek Setback – Please verify all improvements within the creek setback area and whether any
exceptions are requested.
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
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.
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.
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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.
11. At the time of entitlement package submittal, please include written responses to staff’s pre-
application comments.
If you have any questions on the above Planning Division comments, 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
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.
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.
14. Please identify the location, unit type, and whether they are for sale or for rent of all afforda ble
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.
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.
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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.
If you have questions on the above Housing Division comments, please contact Assistant Planner, Owen
Goode, 805-781-7576, or by e-mail: ogoode@slocity.org
Engineering Division – Community Development / Public Works Departments
17. The applicant should clarify whether a subdivision, re-subdivision, lot line adjustment, or lot
merger are required or proposed for this development.
18. The ARCH or other entitlement submittal shall include all pertinent application checklist items
unless otherwise specifically waived or approved for deferral.
19. The plans shall show and note all existing and proposed property lines along with public and private
easements for reference.
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.
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.
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.
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.
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.
If you have questions on the above Engineering Division comments, please contact Supervising Civil Engineer,
Hal Hannula, 805-781-7201, or by e-mail: hhannula@slocity.org
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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.
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.
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.
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.
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.
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.
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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.
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?
If you have questions on the above Transportation Division comments, please contact Transportation
Operations Manager, Luke Schwartz, 805-781-7190, or by e-mail: lschwartz@slocity.org
Utilities 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 entitl ements 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.
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.
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.
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.
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.
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.
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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.
40. Fire sprinkler info: show size and location of existing water main that fire sprinkler riser is proposed
to connect to.
41. Provide fire flow memo to confirm adequate infrastructure and pressure to serve the project.
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.
43. Evaluate pressure issue related to water pressure (water main in Laurel).
44. Landscape plan: Proposed trees shall be located a minimum of 10 feet from water and sewer mains.
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
46. A separate landscape meter shall be provided for non-residential landscape areas greater than 1,000
sf.
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
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.
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.
If you have questions on the above Utilities Department comments, please contact Utilities Special Projects
Manager, Shawna Scott, 805-781-7176, or by e-mail: sscott@slocity.org.
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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.
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.
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.
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.
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.
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.
55. All occupied roofs shall comply with the building construction requirements for the occupancy they
best resemble.
If you have questions on the above Fire Department comments, please contact Fire Marshal, Rodger Maggio,
805-781-7386, or by e-mail: rmaggio@slocity.org
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