HomeMy WebLinkAboutARCH-0221-2022 (609 Palm) - Completeness Letter 5-19-2022
May 19, 2022 Sent via Email
Bryce Engstrom
210 Traffic Way, Suite E
Arroyo Grande, CA 93420
Kevin Harris
888 Morro Street
San Luis Obispo, CA 93401
Subject: Completeness Review #1 - ARCH-0221-2022 (609 Palm Street) Modification to the
previously approved SLO Rep Theatre building (ARCH-0415-2019)
Dear Bryce and Kevin:
Thank you for the April 25, 2022 submittal for the modification to the previously approved SLO
Rep Theatre 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. It is understood that parking will not be on the site, however, please provide on the plans
the total number of parking spaces that the project would require per the City’s code. The
total is equal to 1 space per 100 sf divided in half; however, in no case shall the requirement
exceed one space per 350 square feet of gross floor area.
2. Please identify the total number of bicycle parking spaces required for the modified project
on the plans. The requirement is 40% of the motor vehicle spaces required with 75%
designated as short-term spaces and 25% designated as long-term.
ARCH-0221-2022 (609 Palm Street)
Completeness Review #1
May 19, 2022
Page 2
Additional Comments – These comments are not completeness comments but may directly affect
the staff recommendation. Please review the Community Design Guidelines Chapter XXX and
revise plans as appropriate, comments that are not adequately addressed may become conditions,
please see comments of concern below.
• The proposed exterior sconce ALVA TESS (shown on Sheet A-11.1) does not comply with
the City’s Lighting and Night Sky Preservation regulations. It is fine to use this scone in
interior spaces, but cannot be used on the exterior (The DOUBLE DOWN model
complies).
If you have any questions on the above planning comments, or any questions regarding this letter,
please contact me at 805-781-7574, or by e-mail at: rcohen@slocity.org.
Engineering Division – Public Works/Community Development Department
1. Provide a written summary of the proposed changes. It might be helpful to include the
applicable and pertinent entitled plan sheets adjacent to the proposed modified plan sheets
for comparison.
2. Please review the conditions of approval and identify those conditions that may no longer
apply to the modified project. This will assist staff is making sure that the modified project
is not conditioned to implement items that are no longer apply. A copy of the Final
Resolution has been attached for reference.
3. Revise any previous certified arborist report, summary of trees to remain and trees to be
removed, prior actions by the City Arborist or Tree Committee, and comparison of the
entitled vs proposed project. The new site plan pushes the westerly elevation to close to a
zero setback along the Nipomo frontage. A previous tree to remain is incorrectly labeled
to remain where it now occurs under the building footprint. The building pushes closer to
the other existing tree to remain in the southeast corner of the parcel. Clarify whether this
tree will remain or will be removed. If retained, clarify how the new stormtech chamber
system and proposed storm drain piping will be constructed to minimize the impacts to this
tree. Contact this office to schedule a follow-up site inspection with the City Arborist, if
necessary.
4. Revise the architectural site plan, civil plans, and landscape plans to agree. Revise the staff
only access driveway approach off of Monterey Street to match the proposed narrower on-
site driveway.
5. Expand the landscape plans to show the full or revised scope of landscaping along both the
Monterey and Nipomo frontages. Unless covered by the Parking Structure plans, the area
of the former access drive to the basement loading area off of Nipomo should include
landscaping. Clarify that adequate space or vertical clearances for planting is available
over the top of the proposed stormtech chamber that has been relocated to this area.
ARCH-0221-2022 (609 Palm Street)
Completeness Review #1
May 19, 2022
Page 3
6. The modified building appears to push into the mapped AE flood zone per Flood Insurance
Rate Map (FIRM) panel 1068G. Clarify whether the building will be located with the
lowest adjacent grade above the Base Flood Elevation (BFE) to support a Letter of Map
Amendment (determination document) to remove the structure or portion of the parcel
from the Special Flood Hazard Area (SFHA). Otherwise, clarify that the building will be
constructed with flood resistant materials and will be provided with any required opening
protection to a minimum height of 1’ above the BFE. The applicant should verify that the
location of the building footprint within the SFHA will not adversely affect any flood
insurance requirements, loans, or grants. Contact this office to discuss, if necessary.
7. Revise the stormwater control plan (SCP) and exhibits to clarify the changes from the
previous plan to this proposed modification. Revise the Performance Requirement 3
summary to a redevelopment project rather than being within an Urban Sustainability Area
(USA) as the project is located outside the USA for the DT Commercial zone.
8. Clarify whether parkway tree plantings or tree well plantings along Nipomo Street are
proposed in conjunction with this project or were included for the Parking Structure. The
entitled plans and these plans do not agree.
9. These plans appear to show some specialty pavements in the offset intersection of Nipomo
Street from Monterey to Dana. This was not shown on the previous plan set. Clarify the
intention for this modification.
10. Clarify whether any other frontage improvements or utility modifications are being
proposed with this modification.
If you have questions on the above items, please contact Supervising Civil Engineer, Hal Hannula,
805-781-7201, or by e-mail: hhannula@slocity.org
Utilities Department
11. The proposed 96-gallon bins (for three waste streams) were approved with the previous
entitlement; however, the bins need to be located within a trash enclosure, which is not
currently shown on the plans. Please show a trash enclosure on the plans, consistent with
Zoning Regulations Section 17.70.200 and City Engineering Standards. Please confirm
that the bins will be manually set at the street for access by SLO Garbage Company on the
scheduled day of service.
If you have questions on the above items, please contact Utilities Special Projects Manager, Shawna
Scott, 805-781-7176, or by e-mail: sscott@slocity.org
Fire Department
12. Fire sprinkler riser shall be in a interior riser room with exterior door access. Show location
on plans.
ARCH-0221-2022 (609 Palm Street)
Completeness Review #1
May 19, 2022
Page 4
If you have questions on the above items, please contact Fire Marshal, Rodger Maggio, 805-781-
7386, or by e-mail: rmaggio@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) 781-7574.
Sincerely,
Rachel Cohen
Senior Planner
Community Development
919 Palm Street, San Luis Obispo, CA 93401-3218
E rcohen@slocity.org
T 805.781.7574
slocity.org