HomeMy WebLinkAbout2024.11.14_Ten Over Response Letter_ARCH-0464-2023 (2932 Augusta)
Ten Over Studio, Inc. 805.541.1010
539 Marsh Street San Luis Obispo, CA
info@tenoverstudio.com tenoverstudio.com
Page 1 of 6
COMPLETENESS REVIEW RESPONSES
DATE: 11/14/24
PROJECT: Augusta Apartments
ADDRESS: 2932 Augusta St., San Luis Obispo, CA, APN: 004-981-008
APPLICATION: ARCH-046402023
SUBJECT: Completeness Review No. 2 - RESPONSE
FROM: TEN OVER STUDIO
CONTACT: Jessie Skidmore, jessies@tenoverstudio.com,
PLAN REVIEW NO 1
See the following responses and attached documents for the Plan Check Review comments received from
the Community Development Department dated 10.18.23.
Planning Division, cassidy.bewley@swca.com, 805-539-2876 :
Comments:
RESPONSE: The difference is between net and gross. Both were provided in a table
on T1. 1.
RESPONSE: Per our waiver rights for providing Affordable units, we intended this 37’
to be granted to give us a buffer on site since we have a very sloped natural grade
and need to provide accessible path of travel to the rear of the site. As s hown, we
may not need it, but we would like to reserve the allowance.
Ten Over Studio, Inc. 805.541.1010
539 Marsh Street San Luis Obispo, CA
info@tenoverstudio.com tenoverstudio.com
Page 2 of 6
RESPONSE: Project requests a variance for the wall heights. We must maintain an
accessible grade from the front to back of the main building, but also retain our
neighbor’s yard. We are proposing a max of 4’ of guardrail sitting atop the new
retaining walls where the grade difference on either side exceeds 30”, therefore from
the downhill side we will exceed the land use 9’ max height in some areas up t o 11.7’.
See revised wall profile on civil plans. See also 2025-03-12 -2932 Augusta Fence
Exception me mo.
RESPONSE: Parking calculations and layout has been revised throughout the set. In
order to meet accessible EV stall requirements as well as EV charging station
locations, the stall count has been reduced from 17 to 14. See Notes on A1.0
RESPONSE: See revised bike calculations T1. 0 as well as site plan for rack locations
on A1.0 (Note 4 are locat ed together at page north, and 2 at head of parking area.)
Ten Over Studio, Inc. 805.541.1010
539 Marsh Street San Luis Obispo, CA
info@tenoverstudio.com tenoverstudio.com
Page 3 of 6
RESPONSE: See trash enclosure detail on A1. 1
RESPONSE: PG&E requirements and City of SLO’s are conflicting. PG&E requires the
transformer as close to the street as possible. Given PG&E’s extremely long lead time
for project coordination, we are locating in an acceptable area they can approve. Our
plans show that we placed it behind a tree and landscaping island, with landscaping
in the side yard as well. See L 1. 0 :
RESPONSE: Keynotes have been updated and coordinated. See L 1. 0
Additional Comments:
RESPONSE: Please find path lighting on L1.0, as well as wall sconces on the rear
elevation (1/A3.2) to light the path between the multi family building and ADUS, and
wall sconces at every entry door. Please note as well, that the revised design does
allow for ADA access all the way around the building which will enhance safety.
Ten Over Studio, Inc. 805.541.1010
539 Marsh Street San Luis Obispo, CA
info@tenoverstudio.com tenoverstudio.com
Page 4 of 6
Housing- Community Development Department, David Amini, damini@slocity.org:
RESPONSE: See first floor plan on A2.0 for the affordable unit locations.
Building Division- Community Development Department, Sean McCaffery, smccaffr@slocity.org:
RESPONSE: See revised BUILDING INFO on T1.0
RESPONSE: Per coordination with Building Department, the project will pursue an alt
means and method to provide a fire sprinkler design with a water curtain that will
protect the openings making the path of travel safe for egress.
RESPONSE: See trash enclosure detail. A1.1
Ten Over Studio, Inc. 805.541.1010
539 Marsh Street San Luis Obispo, CA
info@tenoverstudio.com tenoverstudio.com
Page 5 of 6
RESPONSE: Noted. Thank you.
Fire Department,
RESPONSE: Full NFPA 13 to be provided. See “Building Info” on T1.0
RESPONSE: Underground fire line location has been revised to go to Fire Riser room.
See Utility Plan.
RESPONSE: See added dimensions on Elevations.
RESPONSE : Architect met with the Fire Department and came up with a plan to
meet acceptable fire access requirements. It will officially to be vetted through an
AMMR during building permits, but entails the following:
1) Include a stairwell to roof (see elevations) Fire to choose which stair they prefer
to go to the roof as part of permit documentation.
2) The Building will be Type VA.
3) The fire sprinkler system will be full NFPA 13
In addition
4) All rescue windows will have ladder access no higher than 30’ from grade (either
to sill, or deck outside of window) See Elevations for compliance
Urban Forestry – Community Development Department
Ten Over Studio, Inc. 805.541.1010
539 Marsh Street San Luis Obispo, CA
info@tenoverstudio.com tenoverstudio.com
Page 6 of 6
RESPONSE: An arborist report has been completed and added to the project as supplemental
documentation. A tree protection plan is not provided as no trees on site are proposed to
remain per arborist recommendations.
RESPONSE: While no trees on site are proposed to remain, there are neighboring trees that
will remain and be protected. The arborist report includes information on tree protection and
tree monitoring by the arborist during construction.
RESPONSE: Given new information provided by the arborist report, there are 27 trees on the
property that are proposed to be removed. These trees were recommended to be removed by
the arborist due to condition of the trees. We are proposing 17 new trees on the landscape
plan. A note has been added that notes an additional 20 trees to be planted off site for the 10
trees not being replaced on site (at a 2:1 ratio).
RESPONSE: Tree species have been revised to meet wider canopy requirements per your
comments, refer to updated landscape planting schedule.
Please let me know if you have any questions regarding the responses that we could discuss before a third
round of completeness, or if you need any clarifications of our plan set.
Thank you!
Sincerely,
Jessie Skidmore, jessies@tenoverstudio.com