HomeMy WebLinkAbout2023.10.18_ARCH-0464-2023 (2932 Augusta) Completeness Letter v1
October 18, 2023 Sent via Email
Aisling Burke
Ten Over Studio
539 Marsh St
San Luis Obispo, CA 93401
Subject: Completeness Review #1 – ARCH-0464-2023 (2932 Augusta St.) Multi-Family
Residential Development, ADU, and Parking Lot
Dear Aisling Burke:
Thank you for the September 20th submittal requesting a Moderate Development Review to allow
for development of a 16,133-square-foot, 3-story, 23-unit multi-family residential building, a
1,619-square-foot, 1-story, 2-unit accessory dwelling unit (ADU) building, and a 25-space surface
parking lot. 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. Building Square Footage. Based on the project plan set and project description (dated
August 28, 2023) the project includes development of a 16,133-square-foot multi-family
residential building. However, on Sheet L1.0 of the project site plans it indicates that the
multi-family residential building is 17,000 square feet in size. Please rectify this
discrepancy.
2. Maximum Residential Density. Based on Section 17.70.040 of the City Zoning
Regulations, one-bedroom dwellings less than 600 square feet in size have a density unit
value of 0.50 unit and one-bedroom dwellings between 601 and 1,000 square feet in size
ARCH-0464-2023 (2932 Augusta St.)
Completeness Review #1
October 18, 2023
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have a density unit value of 0.66 unit. Based on the project plan set (dated August 28,
2023), the project includes 7 units between 601 and 1,000 square feet in size and 16 units
less than 600 square feet in size. Based on the proposed units of the multi-family residential
building, the proposed residential density of the project would be 26.29 units per acre
(12.62 units divided by the 0.48-acre site). This residential density is in exceedance of the
Maximum Residential Density of 24 units per net acre as set forth in the R-4 Development
Standards (City Zoning Regulations Section 17.22.020). Please revise the project plan set
to demonstrate consistency with the Maximum Residential Density standards for projects
located in the R-4 zone.
3. Retaining Walls Dimensions. Based on the project plan set (dated August 28, 2023), the
project includes construction of two retaining walls, one along the east side of the property
and one along the west side of the property. While the location and cross sections of these
walls are provided in the plan set, it is not clear what the total length or maximum height
of these walls are. Please provide the dimensions of these proposed walls to demonstrate
compliance with City Zoning Regulations Section 17.70.070 (Fences, Walls, and Hedges).
4. Demolition of Existing Structure. The project includes demolition of the existing church
structure located on-site. Please provide documentation indicating the year this structure
was built and if over 50 years old, provide documentation regarding its potential to be a
historic resource (refer to Building Construction and Fire Prevention Code within Chapter
15.04 of the Municipal Code Appendix E – Demolition and Moving of Buildings).
5. Tree Removal. Based on observations of the project site and aerial imagery, the project site
currently supports existing landscaped vegetation. Please provide additional information
to clarify whether the project would result in removal of any trees located on-site, and if
so, the diameter at standard height (DSH) and type of trees to be removed in order to
demonstrate compliance with Section 12.24.090 of the City Municipal Code.
6. Infill Development Design Compatibility. In accordance with Section 5.3 (Residential
Project Design, Infill Development), the proposed project buildings should be compatible
in scale, siting, detailing, and overall character with adjacent buildings and those in the
immediate neighborhood. In addition, this section also states that color schemes for infill
residential structures should consider the colors of existing houses in the neighborhood to
maintain compatibility and multi-family structures should be set back from adjacent public
streets consistent with the prevailing setback pattern of the immediate neighborhood.
Please provide additional information and/or exhibits to demonstrate consistency with
these design guidelines.
Additional Comments – These comments are not completeness comments but are provided for
further context and may directly affect the staff recommendation.
7. Pedestrian Safety/Exterior Lighting. Based on the project plan set, it appears that the entries
to the first-floor units may pose some safety concerns based on the long narrow hallways
with high walls, one-way access, and no exterior lighting shown. Please consider providing
ARCH-0464-2023 (2932 Augusta St.)
Completeness Review #1
October 18, 2023
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additional information and/or modifications to the site/building design to make that space
safer for someone walking to their unit during nighttime hours.
If you have any questions on the above planning comments, or any questions regarding this letter,
please contact me at 805-539-2867 or cassidy.bewley@swca.com.
Housing – Community Development Department
8. Demonstrate how the project will meet the inclusionary affordable housing requirement,
in accordance with Municipal Code Section 17.138.070, 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
$245,860.
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.).
If you have questions on the above items, please contact Housing Programs Coordinator, Kyle Bell,
805-781-7524, or by e-mail: kbell@slocity.org.
Building Division – Community Development Department
9. This project is considered a covered multi family dwelling and therefore all units shall be
on an accessible route. Per the building code this project is (1) R-2 occupancy and labeling
the last two units as ADUs works for a planning aspect, but not through the 2022 California
BLDG code. I can see through elevation views that this BLDG may depend on this slope
on elevation views and an unreasonable hardship can be considered. Please reach out to
me and see if we can get your project to comply with 11A and get your BLDG the way you
want it. See below screen shots for issues.(11A-1110A.1)
ARCH-0464-2023 (2932 Augusta St.)
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10. The wall and opening will have to be protected at the below marked up area for egress
purposes.
11. Please provide the percentage of wall openings on (North, East, West) elevations. (705.8
CBC)
12. Please demonstrate compliance with max balcony square footage. (705.2.3.1 CBC)
If you have questions on the above items, please contact Plans Examiner, Sean McCaffrey, 805-781-
7168, or by e-mail: smccaffr@slocity.org.
Utilities Department
13. Clarify the square footage of landscaping proposed as part of the project. If greater than
500 square feet, provide a Maximum Applied Water Allowance calculation as required by
the Water Efficient Landscape Standards (Section 17.70.220 of the City’s Municipal
Code).
14. 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 discarded materials containers.
Note only: The building permit submittal shall demonstrate compliance with fire flow and fire
sprinkler requirements for all floors of the proposed project. Design plans shall be supported by
engineering calculations to be submitted with the building permit. Determination of
requirements at this time is recommended, such that any potential modifications to the floor
plan(s) can be addressed.
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
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Fire Department
15. Provide a minimum 26 foot wide, unobstructed, ladder truck access lane to within 15-30
foot of building.
16. Show locations of all existing or proposed fire hydrants within 300 feet of the furthest
exterior wall.
17. Show location of fire sprinkler lateral, backflow device, fire department connection, and
fire sprinkler riser room.
18. A maximum of 2 DETACHED ADUs are allowed for existing multi-family sites or
conversion of existing floor area. This is neither an existing multi-family building and the
proposed ADUs are not detached and provided with the minimum Fire Separation Distance
(FSD) on all sides to property lines or implied property lines between buildings.
If you have questions on the above items, please contact Fire Marshal, Rodger Maggio, 805-781-
7386, or by e-mail: rmaggio@slocity.org
Transportation Division – Public Works Department
19. Per City/State Fire Code, a three-story building will require a 26’ clear fire access road to
the building. Augusta Street currently provides 20’ clear width with (36’ curb to curb + 8’
parking lane on both sides). Please confirm how site access will comply with Fire Code.
20. Please confirm that proposed parking bay dimensions meet minimum by widths per City
Engineering Standard 2240. Also, see City Eng. Std. 2230 regarding provisions for
compact parking stalls. Suggest discussing with City Planner to confirm approach to
compact vs. standard parking stalls with project proposal.
21. Please confirm that proposed long-term bicycle parking room (62 stalls) can be feasibly
designed in conformance with City Active Transportation Plan (ATP) Design Guidelines.
See ATP Appendix C, page 20 for details. Specifically, consider design policies 7.26-7.30,
which require no more than 50% of indoor bicycle parking to be provided via vertical
hanging racks, and require accommodations for larger bicycles (cargo and recumbent
bikes).
If you have questions on the above items, please contact Transportation Manager, Luke Schwartz,
805-781-7190, or by e-mail: lschwart@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) 539-2867.
ARCH-0464-2023 (2932 Augusta St.)
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October 18, 2023
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Sincerely,
Cassidy Bewley | She, her, hers
Project Manager / Enviornmental Planner
SWCA Environmental Consultants 3426 Empresa Drive, Suite 100 San Luis Obispo, CA 93401
P 805.539.2867