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Home My WebLink About2023 11 02 - ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson) Incomplete Letter V2 November 2, 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 #2: 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 your resubmittal of the subject project on October 4, 2023 and October 5, 2023. We have reviewed your submittal and found it to be incomplete. We will be unable to process your applications 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). ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #2 November 2, 2023 Page 2 Second Review: Partial comment remains. Instead of the gross lot area, FAR is calculated using the net lot area per Section 17.70.110(A) (Purpose and Application). Refer to staff’s additional comments for Comment #14 below, and revise the FAR calculations as needed for accuracy. 2. Building Setbacks – To demonstrate compliance with side and rear setbacks per Table 2-4 (R-1 Zone Development Standards), please include setback plane lines, similar to Figure 2-2 (R-1 Zone Minimum Interior Side and Rear Setbacks), on the elevations. Second Review: Comment remains. Please identify the setback plane lines on the elevations – similar to Figure 2-2. 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). Second Review: Partial comment remains. Average natural grade is calculated using the highest and lowest existing grade points. Based on information shown on the elevations, it appears the average natural grades utilize the finished lower grades of the residences. Please verify and revise the average natural grades and building heights as necessary. Identify the highest and lowest existing grade points on the elevations for reference. 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 ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #2 November 2, 2023 Page 3 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. Second Review: Partial comment remains. Please apply for the separate Tree Removal Permit with Urban Forest Services. 11. Creek – Per Conservation and Open Space Element Figure 9, there is a perennial creek that runs 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). Second Review: Comment remains. Please confirm the gross and net lot area calculations provided. It appears the net lot area calculations exclude easements. However, these calculations should be relatively close in number. See Section 17.70.110(B) (Net Lot Area) for relevant exclusions. 15. Average Slope – Please include average slope calculations on the map. Second Review: Comment remains. Please calculate the average slopes as defined in Section 17.158.042 (i.e., use highest and lowest points on the proposed lots). 16. Subsequent Submittals – Please be informed that additional comments may be forthcoming as more information is provided. ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #2 November 2, 2023 Page 4 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. Second Review: Comment remains. No response provided. 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. 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