HomeMy WebLinkAbout2023 08 16 - ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson) Incomplete Letter
August 16, 2023 Sent via Email
Jordan Knauer
1317 Chorro Street
San Luis Obispo, CA 93401
Matt Cebulla
Cebulla Associates
171 N. 13th Street
Grover Beach, CA 93433
Andrew Darrell
MBS Land Surveys
3559 South Higuera
San Luis Obispo, CA 93401
Subject: Completeness Review #1: ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson
Avenue; APN 004-523-016) –Development Review and Parcel Map (i.e., flexible lot
subdivision) applications to subdivide an existing parcel into four (4) parcels, and
construct a new single-family residence, accessory dwelling unit (ADU), and site
improvements for each parcel.
Dear Jordan Knauer, Matt Cebulla, and Andrew Darrell,
Thank you for a submittal of the subject project on July 18, 2023. We have reviewed your submittal and
found it to be incomplete. We will be unable to process your application s 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 comments can be
found on the plans.
Department comments/completeness items:
Planning Division - Community Development Department
1. Floor Area Ratio and Lot Coverage – Under the “Project Data” section of the plans, provide
calculations for the proposed floor area ratio (FAR) and lot coverage of each parcel. Please note
proposed development must comply with the maximum allowable FAR and lot coverage per Table
2-4 (R-1 Zone Development Standards).
2. Building Setbacks – To demonstrate compliance with side and rear setbacks per Table 2-4 (R-1 Zone
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Development Standards), please include setback plane lines, similar to Figure 2-2 (R-1 Zone
Minimum Interior Side and Rear Setbacks), on the elevations.
3. Second Story – For reference, please include an outline of the second story footprint for Plan A on
the site plan.
4. Building Height – Per Table 2-4 (R-1 Zone Development Standards), maximum building height is 25
feet. Building height may project an additional 30 inches (i.e., up to a maximum of 27.5 feet) if the
roof pitch contains a slope of at least 30 degrees. As proposed, Plan A for Parcels 1 and 2 would be
28 feet, 2 inches in height. Please reduce the building height for compliance.
In addition, the measurement of building height depends on the average slope of the parcel as
described in Section 17.70.080 (Height Measurement and Exceptions). Please calculate the average
slope of each parcel and clearly identify building height on the elevations as measured from average
natural grade (for slopes less than 15%) or existing grade (for slopes 16% or greater).
5. Floor Plan and Elevations – There appears to be minor inconsistencies between the floor plan and
elevations for Plan A, particularly at the second story where the ADU is proposed. Please verify the
number of windows for the ADU on the right and left elevations, and revise the plans as necessary
for consistency.
6. Fences and Walls – Clearly identify all proposed fencing and/or walls, including location, colors,
materials, and height, on the landscape plans. Based on a fence detail provided on the site plan, the
combined height of the wood fence and retaining wall appears to exceed nine (9) feet. Please clarify
if this retaining wall and wood fence combination would vary in height depending on where it is
located on the site. Refer to Section 17.70.070 (Fences, Walls, and Hedges) and indicate if a fence
height exception is requested as part of the project scope.
7. Lighting – Please identify proposed exterior lighting fixtures, including location, type, etc., on the
building elevations. Note all fixtures must be fully shielded and oriented downwards to minimize
lighting spillover and preserve the night sky as described in Section 17.70.100 (Lighting and Night
Sky Preservation).
8. Colors and Materials – Include callouts of proposed colors for the exterior finishes on the elevations.
Additional complementary color schemes are strongly recommended to provide variation between
the mirrored floor plans.
9. Landscaping – Provide a conceptual irrigation plan as part of the landscaping plan. Additionally,
please clearly distinguish between proposed impervious and pervious surfaces through use of colors,
shading, hatching, etc. on the plans.
10. Tree Removal – Please identify the existing trees that are proposed for removal on the plans. Since
the project scope includes tree removal to facilitate site development, please complete and submit a
Tree Removal Application, consistent with Chapter 12.24 (Tree Regulations), to the Public Works
Department – Urban Forest Services. The Tree Removal Application is a separate application that
will be reviewed concurrently with the Minor Development Review per Section 12.24.090(F)(3).
Please provide evidence that a complete Tree Removal Application, which includes an arborist
report, compensatory planting plan, etc., has been submitted for review to Urban Forest Services.
11. Creek – Per Conservation and Open Space Element Figure 9, there is a perennial creek that runs
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along the northwestern property line. Please identify the creek flow line, top of bank, and pattern of
riparian vegetation on the plans and map. Verify the creek setback is measured from the top of bank
or predominant pattern of riparian vegetation, whichever is farther from the creek flow line.
In addition, please refer to Section 17.70.030 (Creek Setbacks) and clearly identify all proposed
improvements within the creek setback on the plans. If a creek setback exception is requested,
incorporate the exception request in the project scope and provide supporting justification for
required findings.
12. Subdivision Application – Please confirm that the parcel map is a flexible lot design subdivision per
Section 16.17.030 (Flexible Lot Design Subdivision in the R-1 Zone) in the project statement.
13. Number of Parcels – Please revise the map to indicate Parcel 1, 2, 3, and 4 (instead of three Parcel
1’s and one Parcel 2).
14. Lot Areas – Please provide the gross and net lot areas of each proposed parcel on the map. Note
minimum lot area calculations shall not include the area between creek banks per Footnote 4 of
Table 2 (Minimum Lot Area and Dimensions).
15. Average Slope – Please include average slope calculations on the map.
16. Subsequent Submittals – Please be informed that additional comments may be forthcoming as more
information is provided.
If you have any questions on the above Planning 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
17. Please demonstrate how the project will meet the inclusionary affordable housing requirement in
accordance with Section 17.138.070 (Inclusionary Housing Plan) and as identified on the application
checklist.
a. If the project is to use the in-lieu fee option, please provide calculations to identify the
estimated in-lieu fees. Preliminary calculations estimate an in-lieu fee of $94,920.
b. If affordable units are to be provided within the project, please identify the specific units
intended to be dedicated and the specific income levels of each unit (low-, moderate-income,
etc.).
Note to applicant. Contact the Housing Division at the Community Development Department for an
orientation (if necessary) on the new requirements and processes with the City’s Third-Party
Program Administrator (HouseKeys), who will provide assistance for developments that have
affordable housing commitments for both ownership and rental units and assist with the sale or lease
agreement completion of the units. HouseKeys administers affordable units to ensure that the units
are marketed to the community in a fair and equitable way, and to make sure the units are occupied
by eligible households.
If you have any questions on the above Housing comments, please contact me at 805-781-7524, or by e-mail
at: kbell@slocity.org.
ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #1
August 16, 2023
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Engineering Division – Community Development Department
18. The submittal shall include all pertinent ARC submittal checklist items related to site development,
grading, drainage, public improvements, utilities, tree preservation/removals/plantings,
easements/agreements, and compliance with the Post Construction Stormwater Regulations.
19. The ARC plans shall show all proposed frontage improvements including Curb, gutter, and sidewalk
and will be required across the full frontage per City Engineering Standards, unless a special case
exists where design exceptions are intended to be approved.
20. The plans shall show sidewalk transitions between existing neighboring sidewalks or shoulders and
the proposed sidewalks.
21. Revise tentative map to show the offer of dedication along Johnson for the public sidewalk to be for
street purposes. It is acceptable to show and label the ADA sidewalk extension at the driveway
approach to be offered as a public pedestrian easement. The tentative map shall show and label a 10’
PUE and Street Tree easement across the street frontage.
22. Confirm net vs. gross lot areas to the satisfaction of the Planning Division.
23. The building plan submittal shall include a complete site utility plan. Show and label the public
water and sewer mains within the adjoining streets for reference. Clarify the disposition of existing
services to be abandoned. It appears that the current water service and sewer lateral is to Johnson
Avenue.
24. All existing and proposed utilities along with utility company meters shall be shown. Existing
underground and overhead services shall be shown along with any proposed alterations or upgrades.
All wire services to the new structures shall be underground. All work in the public right -of-way
shall be shown or noted. Underground wire services to the new buildings shall be achieved without
a net increase in wood utility poles unless specifically approved by the City.
25. The building plan submittal shall include a preliminary grading, drainage plan and preliminary
drainage report for this project. The plan shall show the existing and proposed contours and/or spot
elevations to clearly depict the proposed grading and drainage. Show and label the high point
elevation or grade break at the yard areas and drainage arrows to show existing and historic drainage.
The plan shall evaluate whether any run-on exists from the adjoining upslope properties. The plan
shall show how any upslope tributary drainage will be managed. Show all existing and proposed
drainage courses, pipes, and structures; indicate the size, type, and material.
26. The ARC submittal shall include a preliminary grading and drainage plan and drainage report. The
report shall include a response to the bulleted items in Section 2.3.1 of the Drainage Design Manual
and a summary of the strategy to comply with the Post Construction Stormwater Regulations. The
report shall evaluate the pre vs post runoff from the proposed development site. The report and
analysis shall consider any increase in runoff along with any changes in the historic drainage patterns
and proposed drainage outlet in accordance with the adopted Building Code and Drainage Design
Manual. The plans and strategy shall show that the downstream drainage improvements are designed
to accept any increase or change in drainage outlet.
27. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites.
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Include a complete Post Construction Stormwater Control Plan Template as available on the City’s
Website. The area of alteration shall include the new or altered curb, gutter, and sidewalk and street
paving along Johnson Avenue street frontage.
28. Provide a complete tree survey which shall include all tree species, diameters, and disposition of
trees. Include all trees along or within the Johnson Avenue frontage.
29. Park fees shall be paid either at the time of building permit issuance or at the time of parcel map
recordation, whichever comes first. Credits will be given for the removed single-family residence.
30. A Grant of Easement and Agreement for Common Driveway, Private Utility and Drainage Easement
shall record concurrently with the parcel map with owner(s), beneficiaries, and director of
community development as signatories. The agreement will specify parking and maintenance
restrictions and or responsibilities and possibly other related to utilities and/or drainage.
If you have questions on the above Engineering comments, please contact Engineering Consultant, Steve La
Chaine at 805-781-7201 or by e-mail: slachain@slocity.org.
Utilities Department
31. Show all utility infrastructure including all proposed and existing water and sewer lines to the point
of connection with the water and sewer mains.
32. Show four water meters (one to serve each proposed parcel) and connection to the 10-inch water
main. All four meters shall be located in the public right-of-way with water lines extending to each
proposed parcel via the proposed private utility easement.
33. The proposed utility plan may show one sewer lateral connection to the 6 -inch sewer main; the
primary lateral may extend through the proposed private utility easement, with sewer lines branching
off to each lot.
If you have questions on the above Utilities comments, please contact Special Projects Manager, Shawna Scott,
805-781-7176, or by e-mail: sscott@slocity.org
The above list includes all the items initially identified as necessary for us to certify your applications 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 applicati on,
please contact me at (805) 781-7432 or hhanh@slocity.org.
Sincerely,
Hannah Hanh
Associate Planner
Community Development