HomeMy WebLinkAbout2025.04.25_ARCH-0464-2023 (2932 Augusta) Completeness Letter v3
April 24, 2025 Sent via Email
Jessie Skidmore
Ten Over Studio
539 Marsh St
San Luis Obispo, CA 93401
Subject: Completeness Review #3 – ARCH-0464-2023 (2932 Augusta)
Multi-family residential development consisting of a20,057-square-foot, 3-
story, 28-unit building; a 1,055-square-foot, 1-story, 2-unit accessory
dwelling unit (ADU) building; and a 14-space surface parking lot.
Dear Jessie Skidmore,
I am contacting you regarding the 3/19/2024 third 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 14-space
surface parking lot. I 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. Your application will remain in an incomplete status until the following
information and/or revisions are submitted. Upon resubmittal, please provide written responses to
each comment below to answer questions or explain how the comment has been addressed in the
revised application materials. Additional comments may be forthcoming as more information is
received in subsequent submittals.
Department comments/completeness items:
Planning Division
Mallory Patino, Assistant Planner
(805) 783-7704 | mpatino@slocity.org
☒ Complete
☐ Incomplete (see below)
The following information is requested for further review, but is not considered a completeness
comment or requirement:
1. Regarding the fence height exception request, please provide a rendering or picture of the
proposed type of wall with guard rail.
ARCH-0464-2023 (2932 Augusta)
Completeness Review #3
Page 2
Trees / Urban Forestry Division
Walter Gault
(805) 781-7168 | wgault@slocity.org
☐ Complete
☒ Incomplete (see below)
The following information is needed to complete this application (list and describe):
2. 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.
a. Arborist Report is incomplete and missing photographs/ attachments.
b. Please confirm whether trees offsite will be impacted by project. What is the
impact to the critical root zone. Is it reasonable that they will survive? All
trees impacted by project shall be protected if they are to remain.
3. It appears that some trees will be retained, and some trees on a neighboring property
could be impacted. The arborist report needs to provide a reporting plan from the project
arborist that monitors and reports on the tree protection plan and any tree work taking
place for the duration of construction.
a. Arborist report does not describe impact to trees offsite. What is the impact
to the critical root zone and likelihood of retention?
4. From the concept landscaping plan provided, it appears that approximately 21 trees are to
be removed but only 15 are to be replanted. 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
mitigation plan at a rate of 2:1 will be required.
a. Landscaping plan shows 17 trees can be replanted onsite. Species selected for
perimeter have narrow canopies—can more locations be added?
b. Please provide location, species and 5-year establishment plan for additional
20 trees to be replaced offsite.
5. 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 Silktassel, “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 should be incorporated in the design (Bottle trees, Brisbane box,
Sweetshade taller crape myrtle varieties).
ARCH-0464-2023 (2932 Augusta)
Completeness Review #3
Page 3
The above list includes all of the items 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 805-783-7704, or by e-mail at: mpatino@slocity.org.
Sincerely,
Mallory Patino
Assistant Planner
ARCH-0464-2023 (2932 Augusta)
Completeness Review #3
Page 4
V1 Planning Comments:
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 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 additional
information and/or modifications to the site/building design to make that space safer for someone
walking to their unit during nighttime hours