HomeMy WebLinkAbout2024.10.30_ARCH-0464-2023 (2932 Augusta) Completeness Letter v2
October 30, 2024 Sent via Email
Jessie Skidmore
Ten Over Studio
539 Marsh St
San Luis Obispo, CA 93401
Email: jessies@tenoverstudio.com
Subject: Completeness Review #2 – ARCH-0464-2023 (2932 Augusta St.) Multi-Family
Residential Development, ADU, and Parking Lot
Dear Jessie Skidmore:
Thank you for the October 1, 2024 submittal requesting a Moderate Development Review to allow
for development of a 20,057-square-foot, 3-story, 28-unit multi-family residential building, a
1,055-square-foot, 1-story, 2-unit accessory dwelling unit (ADU) building, and a 17-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 Sheet T1.1 of the project plans dated September 25,
2024, the project includes development of a 20,057-square-foot multi-family residential
building and a 976-square-foot ADU building. However, on Sheet T1.0 of the project site
plans it indicates that the multi-family residential building is 19,650 square feet in size and
on sheet A1.0 the proposed ADU building is shown as being 1,055 square feet in size.
Please rectify these discrepancies and ensure that all building, unit, and floor square
footages are accurate on all sheets of the project plan set.
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October 30, 2024
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2. Height Limit Exception. The project includes a request for a waiver to allow for an overall
building height of 37 feet above natural grade where the current zoning allows for a
maximum building height of 35 feet above natural grade. However, the building elevations
shown on sheets A3.0 and A3.1 show the proposed multi-family residential building not
exceeding a maximum height of 35 feet above natural grade. Please rectify this
discrepancy.
3. Retaining Walls Heights. Based on the project plan set (dated September 25, 2024), 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, both of which are located within the required
building setbacks. Based on sheet C2.2 of the project plan set, the maximum height of the
western retaining wall is 6.5 feet and the maximum height of the eastern retaining wall is
7.2 feet. City Zoning Regulations Section 17.70.070 (F) (Fences, Walls, and Hedges) state
that were fences or walls are located on retaining walls within interior or rear setbacks,
fences/walls shall not exceed six feet as measured from the uphill side if placed on top of
retaining walls, and the combined wall and retaining wall height shall not exceed nine feet
from the lower side, provided no modification of grade has occurred from the original
subdivision improvements and/or design approvals. Please provide the maximum wall
heights of each proposed retaining wall as measured from the uphill side and the lower side
of each wall to demonstrate compliance with these requirements and if not, please note in
the project description a fence height exception request and provide reasons for the request.
4. Parking Calculations. Based on sheet T1.0 of the project plans dated September 25, 2024,
and the Affordable Housing Summary, the project includes a request for an incentive to
allow for a reduction in required parking spaces from 28 to 17 in order to achieve the
proposed residential density on-site. However, sheet T1.0 also shows that 7 EV ready, 13
EV capable, and 2 EV charger spaces would be provided, and EV ADA spaces are
calculated based on these numbers. Please rectify this discrepancy and provide an updated
summary of the EV ready, EV capable, EV charger, and EV ADA spaces that the project
would provide.
5. Short Term Bicycle Parking. Based on sheet T1.0 of the project plans dated September 25,
2024, short term bicycle parking is not required. Sheet A1.0 identifies “peak” style bike
rack for 2 bikes, 3 racks on the western side of the multi-family residential building and
does not identify any other proposed bike rack locations on the site, however, Sheet A6.0
and Sheet L1.0 indicate there would be a bike rack installed near the southeastern side of
the building. City Zoning Regulations 17.72.070 require 1 guest/short term bicycle parking
space per every 5 units for all residential housing types. Please update the project plan set
to consistently identify the locations of proposed short-term bicycle parking and identify
the total number of short-term bicycle parking spaces to be provided on-site to demonstrate
consistency with this requirement.
6. Trash Enclosure. Based on the project plans dated September 25, 2024 the project includes
a proposed trash enclosure to include a 4-cubic-yard (cy) trash receptacle, a 4-cy recycling
receptable, and a 65-gallon bin for organic waste. However, no details are provided
regarding the design of the enclosure (height, materials, colors, etc.). Please provide
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October 30, 2024
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additional details demonstrating the proposed trash enclosure’s compliance with City
Zoning Regulations Section 17.70.200 (C) and (E), which includes location and design
standards for trash enclosures.
7. Transformer. Based on the project plans dated September 25, 2024, the project includes a
proposed transformer near the front setback of the property. City Zoning Regulations
17.76.100 (B) requires all exterior mechanical and electrical equipment to be screened or
incorporated into the design of buildings so as not to be visible from the public right-of-
way or adjacent residential zones. Please provide additional details to demonstrate
compliance with this standard.
8. Landscape Plan. The Landscape Plan provided on sheet L1.0 of the project plans dated
September 25, 2024 include numbered labels for items 1 through 10, however the keynotes
provided on this plan only define items 1 through 6. Please revise accordingly.
Additional Comments – These comments are not completeness comments but are provided for
further context and may directly affect the staff recommendation.
9. 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
additional information and/or modifications to the site/building design to make that space
safer for someone walking to their unit during nighttime hours.
The resubmittal response provided indicated that revisions on elevations show additional
lighting. Project plan sheets A3.0 and A3.1 (elevations) do not call out any specific notes
regarding lighting fixtures. Sheet A1.0 (site plan) indicates that the eastern retaining wall
will include downward facing, LED wall sconces at 3 feet above grade every 15 feet. No
walkway lighting appears to be proposed for ground floor units with entrances on the west
side of the building.
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
10. Project plans and affordable housing summary indicate that two 1-bedroom units are to be
dedicated to very low- income households. Please identify on the project plans which
specific units will be dedicated.
If you have questions on the above items please contact Housing Programs Coordinator, David
Amini, 805-781-7524, or by e-mail: damini@slocity.org.
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October 30, 2024
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Building Division – Community Development Department
11. NFPA 13 system is required for the R-2 building as the proposed NFPA-13R system does
not work. This was a misprint by the code officials and has change back to previous code
versions requiring a NFPA 13 system for a V- 3 story building. Also, a NFPA 13D system
is required for the (2) ADU’s building in the back as this is considered a R- occupancy.
(Table 504.4 CBC)
12. The site wall you are proposing make you an Egress court / Yard (Per CBC definition)
that is less than 10’ wide which will force the occupants to walk closely to a potential
window / wall that is burning (1029 CBC). The retaining wall is considered an obstruction
that happens within 7’ of the finish grade. (1029.2 CBC) However, building staff thinks
that there is a potential solution and recommends reach out to them directly.
Informational Comment
CBC Chapter 11A does not contain specific provisions for trash enclosures. However, trash
enclosures are common use facilities and shall be located on an accessible route (Including
all door requirements). Section 1127A.1 indicates that common use facilities “are not
limited to” those listed in the code. Fair Housing Accessibility FIRST also provides the
following commentary regarding trash enclosures: The garbage dumpster itself is not
covered by the design and construction requirements. However, enough garbage dumpsters
must be located on an accessible route. If an enclosure is built around the dumpster, the
opening must have a 32-inch clear width and an accessible route must be provided to the
dumpster door. If parking is provided at the dumpster, accessible parking must also be
provided.
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
No completeness review items are noted. Please note the following codes. Compliance shall be
required upon submittal of the building permit:
13. Where a multi-family project has one thousand square feet of landscaping or greater, the
project shall provide a separate city-owned landscape water meter.
14. Dwellings with five or more units shall have privately owned sub-meters.
15. Separate submeters shall be installed in accordance with Division 5.3 of the California
Green Building Code
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
16. A full NFPA 13 fire sprinkler system required for type VB construction, not NFPA 13R
system.
17. Underground fire line shall not go under the slab more than 10ft, underground fire line is
shown going to a different part of the building than the fire riser room.
18. Show building height from actual grade at front of building.
19. Provide a minimum 26ft wide, unobstructed, ladder truck access lane to within 15-30ft of
the building
If you have questions on the above items, please contact Fire Inspector, Julianna Hutchinson, 805-
431-2217, or by e-mail: jhutchin@slocity.org.
Urban Forestry – Community Development Department
20. Provide an arborist report to clearly determine how many trees are being removed, how
many will be retained, and a tree protection plan for the duration of the project if necessary.
21. It appears that some trees will be retained, and some trees on a neighboring property could
be impacted. The arborist report needs to include a reporting plan that monitors and reports
on the tree protection and any tree work taking place for the duration of construction.
22. From the concept landscaping plan provided, it appears that approximately 21 trees are to
be removed but only 15 are to be replanted. Of those 15, only 3 would be considered actual
trees—the rest are bushes. Trees proposed for removal are required to be replanted at a
minimum 1:1 rate onsite. If that rate cannot be met onsite, an offsite plan at a rate of 2:1
will be required.
23. In meeting the tree replanting requirements, species selections and locations need to be
incorporated in such a way that the majority of tree locations will provide meaningful
canopy. Keep in mind the requirements of fire access and the locations of utilities for
example. Bushes like Coast Silk tassel, “Pixie white’ Crape myrtle, Redbud, Palo Verde
and Smoke bush will not be satisfactory as a dominant theme. Trees with narrower and
vertical growth habits, or lower and wider canopies (depending on constraints) should be
incorporated in the design (Bottle trees, Brisbane box, Sweetshade, taller crape myrtle
varieties, gold medallion tree)
If you have questions on the above items, please contact City Arborist, Walter Gault, 805-781-7578,
or by e-mail: wgault@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.)
Completeness Review #2
October 30, 2024
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Sincerely,
Cassidy Bewley | She, her, hers
Project Manager / Enviornmental Planner
SWCA Environmental Consultants
4111 Broad Street, Suite 210
San Luis Obispo, CA 93401
P 805.539.2867