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Home My WebLink About12/12/2018 Item 2, Ricci Goodwin, Heather From:Cohen, Rachel Sent:Wednesday, December 12, 2018 1:21 PM To:CityClerk Subject:Item 2 Agenda Correspondence Attachments:650 Tank Farm - Additional Information cover letter with attachments 12-12-18.pdf Please distribute the attached letter to the PC regarding item #2. Thank you, Rachel Cohen Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E rcohen@slocity.org T 805.781.7574 slocity.org 1 3765 S. Higuera Street, Suite 102, San Luis Obispo, CA 93401 p: (805) 543-1794 • f: (805)543-4609 www.rrmdesign.com a California corporation  Lenny Grant, Architect C26973  Jerry Michael, PE 36895, LS 6276  Jeff Ferber, LA 2844 December 12, 2018 Rachel Cohen, Associate Planner Community Development City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 RE: 650 Tank Farm Road Due Diligence Additional Information for Planning Commission Hearing on Project Entitlements Dear Rachel, On behalf of our Client, Agera Grove Investments, LLC, RRM Design Group submits the attached additional information for the December 12, 2018 Planning Commission meeting. 1. Additional Use Permit Conditions 2. Affordable Housing Program 3. Density and parking Calculations Please post this information to the City’s website and distribute to the Planning Commission and appropriate staff members. Feel free to contact us at (805) 543-1794 if you have any questions. Sincerely, RRM DESIGN GROUP Pamela A. Ricci, AICP Principal Planner l cc: Matt Wade, Agera Grove Investments, LLC 650 Tank Farm Road - Use Permit Additional Conditions Per Section 17.110.050, Conditions of Approval, of the City’s Zoning Regulations, guidance is provided for the range of suitable types of conditions associated with a use permit. Looking at the list of items, most will be addressed with detailed design review that will be approved by the Planning Commission in the future (existing Condition 17 of the Draft PC Resolution) or have already been addressed by mitigation measures of the prepared IS/MND. Other approved use permits for similar mixed-use projects in the C-S Zone have provided conditions for commercial uses regarding hours of operation and limitation on uses that may be incompatible with onsite residential uses. To that end, the applicant team suggests that the following conditions be added to the list of use permit conditions. 1. Proposed commercial uses within the project include offices, small-scale retail and convenience uses, personal services, and food-serving establishments. No on-site manufacturing or industrial uses otherwise allowed in the C-S zone would be allowed in the project consistent with Section 17.70.130 D4 which states: The following uses and activities shall not be allowed within any mixed-use development: a. Major vehicle/equipment repair (e.g., body or mechanical work, including boats and recreational vehicles, vehicle detailing and painting, upholstery, or any similar use); b. Storage of flammable liquids or hazardous materials beyond that normally associated with a residential use; c. Manufacturing or industrial activities, including but not limited to welding, machining, or any open flame work; or d. Any other activity or use, as determined by the Community Development Director, to be incompatible with residential activities and/or to have the possibility of affecting the health or safety of mixed-use development residents due to the potential for the use to create dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials, processes, products, or wastes. 2. Consistent with Section 17.70.130 F4, the commercial component of the mixed-use project shall be allowed to operate from 7:00 AM to 8:00 PM. Operation outside of these allowed hours shall require a Minor Use Permit to ensure that the commercial use will not negatively impact the residential uses within the project. Affordable Housing Proposal for the 650 Tank Farm Road Project Dated 12-6-18 APPLICANT: Agera Grove Investments, LLC REPRESENTATIVE: RRM Design Group ADDRESS: 650 Tank Farm Road PROJECT DESCRIPTION: 17,500 square feet of commercial floor space and 249 residential units on 10.1 acres INCLUSIONARY HOUSING CALCULATIONS: City Inclusionary Requirements: 3% low or 5% moderate Low Income Units: 249 x .03 = 7.47 Moderate income Units: 249 x .05 = 12.45 Project Density: 207 units/10.1 net acres = 20.5 units/acre Average Unit Size: 849 square feet (<1,100 sf threshold in Table2A for 12-23.99 density range) – details on Page 2 Inclusionary Housing Adjustment Factor (Residential): 0 – minimum of 1 Inclusionary Housing Requirement (Commercial): 1.5 acres x 2 = 3 Total Inclusionary Housing Requirement: 4 moderate-income units Affordable Housing Proposal 1 Category Number of Units Very Low Income 10 Low Income 3 Moderate Income 9 Workforce 17 TOTAL 39 1 Includes replacement of 35 mobile home units based on tenancy types per attached schedule, plus 4 moderate Inclusionary units. 650 Tank Farm Inclusionary Housing Proposal Page 2 Residential – Average Size Estimates Unit Type Unit Numbers Average Size Floor Area Totals Studio/1-bdrm (<600sf) 50 450 22,500 1 bdrm (601-1,000sf) 50 800 40,000 2 bdrm 149 1,000 149,000 TOTAL 249 211,500 AGERA GROVE INVESTMENTS, LLC Settlement Summary as of September 2016 Unit Ownership & Occupancy Status at Acquisition as of September 2016 Purchase Price Appraisal Amount Paid in Excess of Appraisal Purchase Price as a % of Appraisal Value Tenant Rental Rate Per Month Replacement Affordability Type 30A Park Owned - Tenant Occupied $29,000.00 N/A*$750.00 very low 25D Park Owned - Tenant Occupied $32,000.00 N/A*$800.00 very low 26D Park Owned - Tenant Occupied $26,000.00 N/A*$725.00 very low 27 Park Owned - Tenant Occupied $29,000.00 N/A*$700.00 very low 30D Park Owned - Tenant Occupied $19,000.00 N/A*$750.00 very low 32A Park Owned - Tenant Occupied $30,000.00 N/A*$750.00 very low 24B Park Owned - Tenant Occupied $30,000.00 N/A*$750.00 very low 29B Park Owned - Tenant Occupied $33,000.00 N/A*$750.00 very low 33 Park Owned - Tenant Occupied $30,000.00 N/A*$750.00 very low 31A Park Owned - Tenant Occupied $26,000.00 $26,000.00 $0.00 100%$750.00 very low 26C Park Owned - Tenant Occupied $30,000.00 N/A*$825.00 low 32B Park Owned - Tenant Occupied $61,000.00 N/A*$875.00 low 24C Park Owned - Tenant Occupied $60,000.00 N/A*$825.00 low 23A Park Owned - Vacant $30,000.00 N/A*moderate 23B Park Owned - Vacant $31,000.00 N/A*moderate 23C Park Owned - Vacant $25,000.00 N/A*moderate 25C Park Owned - Vacant $30,000.00 N/A*moderate 32C Park Owned - Vacant $30,000.00 N/A*moderate 29A Park Owned - Vacant $45,000.00 $45,000.00 $0.00 100%work force 31C Park Owned - Vacant $40,000.00 $40,000.00 $0.00 100%work force 24D Park Owned - Vacant $28,000.00 $28,000.00 $0.00 100%work force 25B Park Owned - Vacant $35,000.00 $35,000.00 $0.00 100%work force 29C Owner Occupied $75,000.00 $34,000.00 $41,000.00 221%work force 23 D Owner Occupied $85,000.00 $52,000.00 $33,000.00 163%work force 24 A Owner Occupied $85,000.00 $34,000.00 $51,000.00 250%work force 25 A Owner Occupied $55,000.00 $29,000.00 $26,000.00 190%work force 26A Owner Occupied $149,500.00 $50,000.00 $99,500.00 299%work force 26B Owner Occupied $112,000.00 $68,000.00 $44,000.00 165%work force 28 Owner Occupied $85,000.00 $40,000.00 $45,000.00 213%work force 29D Owner Occupied $75,750.00 $44,000.00 $31,750.00 172%work force 30B Owner Occupied $149,500.00 $59,000.00 $90,500.00 253%work force 30C Owner Occupied $85,000.00 $47,000.00 $38,000.00 181%work force 31B Owner Occupied $95,900.00 $50,000.00 $45,900.00 192%work force 31D Owner Occupied $154,500.00 $75,000.00 $79,500.00 206%work force 32D Owner Occupied $149,500.00 $68,000.00 $81,500.00 220%work force Total Very Low Affordable Units 10 Total Low Affordable Units 3 Total Moderate Units 5 Total Workforce Units 17 650 Tank Farm Road (12-6-18) Density Unit Type Unit Numbers Density Units Equivalent Density Studio/1-bdrm (<600sf) 50 0.5 25.00 1 bdrm (601-1,000sf) 50 0.66 33.00 2 bdrm 149 1.00 149.00 TOTAL 249 207.00 207.00/10.1 acres (net) = 20.5 units/acre 207.00/12.75 (gross) = 16.23 units/acre Parking - Residential Unit Type Unit Numbers Rate Parking Total Studio/1-bdrm (<600sf) 50 1.00 50.00 1 bdrm (601-1,000sf) 50 1.00 50.00 2 bdrm 149 1.50 223.50 Guest 1/5 units 50.00 TOTAL 249 373.50 Parking – Commercial Floor Area Rate Parking Required Parking Total 17,500 1/300 58 432 30% mixed-use reduction (-17.5) 41 415 20% mixed-use reduction (-11.6) 46 420 10% mixed-use reduction (-5.8) 52 426 Total Parking Provided 1 272 surface spaces; 160 in garages – 432 total spaces 1 Based on providing 160 garage spaces in 16 residential buildings; 24 more than originally called out on 9-19-18 plans. Based on 10 garage spaces per building. The number of residential buildings was reduced from 17 to 16 based on direction to have smaller units.