HomeMy WebLinkAbout04/16/1991, 3 - TRACT 2059: CONSIDERATION OF A TENTATIVE MAP CREATING A 5-UNIT AIR-SPACE OFFICE CONDOMINIUM AT 862 MEINECKE AVENUE, BETWEEN CHORRO AND SANTA ROSA STREETS. �Ili�lil�ll�lllullllllllllIII MEETING DATE:
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city o1' San WI S OBISPO
MOZa COUNCIL AGENDA REPORT ITEM NUMBER
0
FROM: Arnol nas, Community Development Director; By: Jeff
Ho is Planner
SUBJECT: Tract 2059 : Consideration of a tentative map creating
a 5-unit air-space office condominium at 862 Meinecke Avenue,
between Chorro and Santa Rosa Streets.
CAO RECOMMENDATION: Adopt the resolution approving the tentative
map subject to the recommended findings and conditions.
BACKGROUND
The subdivider owns a 2-story, 16,400 square foot office building
and would like to subdivide the building's air space into five
office condominiums. This request is merely to change the
project's ownership status for financial reasons, and involves no
new construction or significant building changes. Since its
completion in 1988, the building has been used primarily for
medical offices.
Air-space condominiums are ownership units created through a
subdivision map process. The five condominium owners would hold
a joint, non-severable and undivided interest in "Lot All which
includes common parking and landscaped areas. Five or more
condominiums require city approval of a tentative tract map.
Following tentative map approval, the subdivider must submit a
final tract map to formalize the creation of the new "lots. " If
the final map is consistent with the tentative map, the Community
Development Director approves the final tract map ministerially
without further commission or council review.
I
Data Summary ,
Address: 862 Meinecke Avenue
Subdivider/owner: Arnold Volny
Representative: Engineering Development Associates
Zoning: O-PD
General Plan: Office
Environmental Determination: Categorically exempt (CEQA Section
15301(0) )
Site Description
Irregularly-shaped, level lot covering 1. 15 acres and developed
with one office building, 92 parking spaces, and landscaping. The
site is bordered by Foothill Shopping Center to the north, houses
to the west, offices and other commercial uses to the east, and
Meinecke Avenue to the south.
SIGNIFICANT IMPACTS
No significant environmental impacts are likely. The conversion
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MINZO COUNCIL AGENDA REPORT
Staff Report
Page 2
of offices to office condominiums will have no effect on the site
or on characteristics of the use, and is exempt under the
California Environmental Quality Act and the city's Environmental
Guidelines. i
CONSEQUENCES OF NOT TARING THE RECOMMENDED ACTION
I
If the tentative map is not approved, the office building will
remain as a single ownership unit on one lot. There would be no
change from the office building's current ownership status.
ADVISORY BODY COMMENTS
At its March 13th meeting, the Planning Commission voted
unanimously to recommend that the council approve the tentative
map. The commission's recommended findings and conditions are
included in the attached draft council resolution. There was no
public comment.
EVALUATION
The building is leased to several medical and professional office
uses. The subdivider's intent is to allow current tenants to
purchase the space they now occupy. Office condominiums would
range in size from 589 square feet to 9023 square feet, with one
commonly-owned lot of 1. 15 acres. On-and off-site improvements
necessary to serve the proposed condominiums are existing (eg. each
unit already has individual water service) , and no building changes
or additions are planned.
General Plan/Zoning
The project is consistent with the general plan and zoning
regulations. The Land Use Element Map designates this site for
offices, and city policies encourage medical and health
professional offices near hospitals -- in this case, Sierra Vista
Hospital on Murray Street two blocks away.
The project's design was approved by the Planning Commission in
1986 as PD 1238. The building's setbacks, coverage, and parking
are consistent with the approved PD development plans. For medical
offices, parking is required at the rate of one space per 200
square feet of gross floor area. Accordingly, 92 parking spaces
are required and provided on-site.
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COUNCIL AGENDA REPORT
Staff Report
Page 3
Condominium Standards
The Subdivision Regulations allow lots within condominium
subdivisions to be of any size and shape. The design and layout
of the condominium units "should be based on intended use,
topography, and access requirements. " Unlike residential
condominiums, office condominiums are not subject to special
requirements such as those addressing open space, solar water
heating, or outdoor storage. To approve office condominiums, the
council need only find that the subdivision is consistent with the
general plan, subdivision and zoning regulations.
I
Land Use Compatibility
The subdivision would not significantly affect uses, traffic
generation, noise, or any other factor which might trigger
compatibility problems.
ALTERNATIVE
1) Deny the tentative map subject to appropriate findings. Due
to State-mandated processing deadlines, the council must take final
action to approve or deny the tentative map within 30 days after
Planning Commission action, or the tentative map is deemed
approved.
CAO RECOMMENDATION
Adopt the resolution approving Tentative Map 2059 subject to the
findings and conditions recommended by the Planning Commission.
Attachments:
-Draft Resolution
-vicinity Map
-Subdivider' s Statement
-Planning Commission's Action
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING A TENTATIVE MAP FOR TRACT 2059, CREATING A 5-UNIT
OFFICE CONDOMINIUM AT 862 MEINECRE AVENUE.
BE IT RESOLVED by the Council of the City of San Luis Obispo
as follows:
SECTION 1. TENTATIVE MAP. That this council, after
consideration of public testimony, Tentative Map 2059 and the
subdivider's supporting information, the Planning Commission's
recommendation, and the Community Development Director's
recommendations and reports thereon, hereby approves Tentative Map
2059 creating a 5-unit, air-space office condominium, as shown in
Exhibit "A" attached, with the following findings and subject to
the following conditions:
Findings
1. The design of the subdivision is consistent with the general
plan, subdivision and zoning regulations.
2. The site is physically suited for the type and density of
development allowed in an O (Office) zone.
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.
4. The design of the subdivision or the type of improvement will
not conflict with easements for access through (or use of
property within) the proposed subdivision.
5. The proposed subdivision is categorically exempt from
environmental review under the California Environmental
Quality Act and the City's Environmental Guidelines (Existing
.3- -y
Facilities, Section 15301(0) ) .
Conditions:
1. Subdivider shall submit a final map to the city for review,
approval and recordation.
2. Subdivider shall provide individual utilities to each unit
(telephone, electric, gas, water, and cable TV) to the
satisfaction of the public utility agencies and the City
Engineer.
3. Final map shall note a blanket easement over the common lot
area, except under the structures, for access to, installation
and maintenance of underground public utilities serving the
site, to the approval of the City Engineer and affected
utility companies.
4. Subdivider shall prepare covenants, conditions and
restrictions (CC&R's) to be approved by the City Attorney and
Community Development Director prior to final map approval.
CC&R's shall include the following provisions:
a. A property owners association shall be created to enforce
the CC&R's and provide for professional, perpetual
maintenance of common areas including but not limited to
driveway, parking lot, landscaping, utilities, and
building exteriors.
b. Grant to the City of San Luis Obispo the right to
maintain common areas if the property owners association
fails to do so and to assess said association for
expenses incurred.
C. All parking spaces provided in the project shall be
available for use by all of the individual. owners.
d. There shall be no change in city-required provisions of
the CC&R's without prior approval of the Community
Development Department and City Attorney.
On motion of , seconded by
and on the following
roll call vote:
3 -S�
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this
day of , 1991.
Mayor Ron Dunin
ATTEST:
Pam Voges, City Clerk
* * * * * * * * * * * *
APPROVED:
City en '
ve Officer
7cmto b
Community Devel ent Director
Public Works Director
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ENGINEERING
DEVELOPMENT
ASSOCIATES
23 January, 1991
DEVELOPER'S STATEMENT
TRACT 2059
SANTA ROSA MEDICAL PARK
Tract 2059 - Santa Rosa Medical Park, is a proposed condominium
subdivision of an existing medical office building into 5 airspace
condominiums. This proposed subdivision will provide units ranging
from 589 square feet to 9023 square feet, and one common lot of
1 . 15 acres. The site is located at 862 Meinecke Avenue, in the
City of San Luis Obispo.
Currently the project site is zoned O-PD, office with a planned
development overlay. No change to the existing zoning designation
is requested for this project. The parcel is bordered by Foothill
Square Shopping Center to the north, existing residential uses to
the west, existing office and commercial uses to the east, and
Meinecke Avenue to the south.
All on and off-site improvements and structures are existing and
no modifications or additions are anticipated at this time. As per
the city' s condominium conversion requirements, each unit as well
as overall site irrigation will be on a separate water meter to
allow for individual monitoring.
The building is currently leased to several medical professional
individuals and businesses. The intent for this subdivision is to
allow for these existing tenants to purchase the space that they
are currently occupying, as well as providing for possible future
tenant lease options.
E N G I N E E R I N G LAND SURVEYING PROJECT ADMINISTRATION
1320 NIPOMO ST. ■ SAN LUIS OBISPO, CA 93401 ■ 805-549-8658 ■ FAX 805-549-8704
744 - B OAK ST. ■ PASO ROBLES . CA 93446 ■ 805-237-1033 ■ FAX 805-237-37972 9
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