HomeMy WebLinkAboutEwer Redacted Responsive DocumentsCITY OF SAN LUIS OBISPO
DIRECTOR'S SUBDIVISION HEARING STAFF REPORT ITEM # 1
BY: Philip Dunsmore, Associate Planner
MEETING DATE: March 17, 2006
FILE NUMBER: MOD 61-05 & 148-00
PROJECT ADDRESS: 4041 Broad Street
SUBJECT: Modification to an approved tentative parcel map creating a maximum of twenty
(40) airspace commercial condominium lots within two commercial buildings located on the
southwest corner of Tank Farm Road and Broad Street; BP-SP zone.
BACKGROUND
Situation/Project Description
The City approved a tentative map to create forty new air space commercial condominium units
within two separate buildings proposed to be constructed at the southwest corner of Tank Farm and
Broad Street on July 1, 2005. Now the applicants would like to amend the tentative map to modify
the condominium plan to allow each unit be comprised of 1’ x 1’ contiguous cells instead of typical
condominium units. The purpose for this unique proposal, which does not define ownership
boundaries on the tentative parcel map, is to provide future owners additional flexibility in
customizing the size and shape of the units to fit their individual business needs. It should be noted
that every time ownership boundaries are modified, a revised condominium plan is required to be
recorded for the project.
The proposed modification to the approved tentative map complies with the City’s Subdivision
Regulations and can accommodate the existing and proposed site improvements without
exceptions to the City’s property development standards and without the need to change the
zoning of the site. Since the map involves the subdivision of commercial property abutting
developed streets, the map may be processed as a minor subdivision regardless of the number of
lots or condominium units. The City Council has given the Community Development Director
the authority to act on tentative and final parcel maps under these circumstances (SLOMC
16.16.250 and 16.48.010).
Data Summary
Address: 4041 Broad Street
Applicant: Nick Tompkins
Representative: NKT Commercial (Adam Verdin)
Zoning: C-S-PD (Commercial Service Planned Development)
General Plan: Services and Manufacturing
Environmental Status: Categorically exempt under Class 15, Minor Land Divisions (Section
15315) of the CEQA Guidelines.
MS 61-05 (148-00)
Page 2
Site Description
The rectangular-shaped vacant property at the southwest corner of Tank Farm and Broad Streets
consists of approximately 5.0 acres and carries a land use designation of Business Park. Zoning
for the property is Business Park and it is within the Airport Area Specific Plan. The surrounding
area is predominantly industrial and commercial in character. The corner property, which
contains a convenience market and car wash (approximately 1.5 acres in size), is not a part of the
project area under consideration for this subdivision.
EVALUATION
General Plan Conformance
The General Plan designates the subject property as “Business Park” in the General Plan Land
Use Element (LUE) map. The proposed tentative parcel map is consistent with LUE policies on
commercial siting and land use compatibility because the modification to the airspace
commercial subdivision will not alter the site’s street frontage or access, will not expand
commercial and industrial uses into residential areas and does not change allowable land uses.
Staff has found no policies in other elements of the City’s General Plan that conflict with the
proposed subdivision design.
CONCURRENCES
The Public Works, Fire, Utilities and Community Development Departments have reviewed the
project and provided comments that have been incorporated as conditions and code requirements
where appropriate.
ALTERNATIVES
The Director may deny the tentative parcel map with appropriate findings; or continue review
with direction to the applicant and staff; or approve the tentative parcel map subject to different
findings and/or conditions.
RECOMMENDATION
Staff recommends that the Director approve the modified tentative parcel map, based on the
following findings, and subject to conditions and code requirements:
Findings:
1. The design of the tentative parcel map is consistent with the General Plan because the
airspace commercial subdivision will not alter the site’s street frontage or access on Tank
Farm Road or Broad Street, will not expand commercial and industrial uses into
residential areas and does not change allowable land uses.
MS 61-05 (148-00)
Page 3
2. The site is physically suited for the type and density of development allowed in the BP-
SP zone because the site is already approved to be developed with two, 2-story
commercial buildings, parking areas and landscaping and the proposed airspace
subdivision will simply allow for individual ownerships configurations within the
buildings.
3. The design of the tentative map and the proposed improvements are not likely to cause
serious health problems, substantial environmental damage or substantially and
unavoidably injure fish or wildlife or their habitat because the site does not have any
creeks or other potentially significant habitat areas for fish and wildlife, does not involve
tree removals and is surrounded by urban development.
4. The design of the subdivision will not conflict with easements for access through (or use
of property within) the proposed subdivision because common access, parking, drainage
and utility easements are already part of the approved development plan and will be
recorded onto the revised maps.
5. The tentative map is categorically exempt from environmental review (Class 1 & 15,
Existing Facilities & Minor Land Divisions, Sections 15301 & 15315 of the CEQA
Guidelines) because: no variances or exceptions are required; all services and access to
the proposed parcels to local standards are available; the parcel was not involved in a
division of a larger parcel within the previous two years; and the parcel does not have an
average cross slope of greater than 20%.
Conditions
1. Prior to final map approval, the condominium plan for the project shall be submitted for
review to ensure compliance with City standards, subject to the approval of the Public
Works and Community Development Directors.
2. Prior to final map approval, the applicant shall submit CC&Rs for the project that
identifies an acceptable maintenance organization and includes detailed procedures for
the maintenance and operation of all common facilities, subject to the approval of the
Public Works and Community Development Directors.
Code Requirements:
The following code requirements are included for information purposes only. They serve to give
the applicant a general idea of other City requirements that will apply to the project. This is not
intended to be an exhaustive list as other requirements may be identified during the plan check
process. The project is subject to all requirements in effect at the time of the building permit or
map vesting date.
1. Future airspace ownership boundaries for the project shall comply with all applicable
exiting provisions of the Building Code. Access to two complying exits must be
MS 61-05 (148-00)
Page 4
maintained for all occupants on the second floor. Occupants shall not be allowed to
access a required exit by transiting a space under different ownership. Condominium
map shall show a dedicated space to provide common exit access for all individually
owned spaces.
Informational Note:
1. Once the final map and condominium plan for the project has been recorded, every time
airspace ownership boundaries are modified, a revised condominium plan must be
recorded.
ATTACHMENT:
1. Vicinity Map
2. Reduced Copy of Tentative Parcel Map