HomeMy WebLinkAbout04/20/1993, 4 - TRACT 39-93: RESUBDIVISION OF 88 APPROVED CONDOMIMUMS TO CREATE 88 COMMON INTEREST RESIDENTIAL LOTS m uIIRNIIV�`IIIIIIIIIU�fl�lllllllllf MEETING DATE:
iuu c� or san lugs oBIspo 4/--40 - 9-3
COUNCIL AGENDA REPORT ITEM NUMBER:
FROM: Arnold Jonas, Community Develo ment Director /�
BY: Judith Lautner, Associate Planne °
SUBJECT: Tract 39-93: Resubdivision of 88 approved condomimums.to create 88 common
interest residential lots and two commonly-owned parcels, on the southwest side
of Tank Farm Road and Brookpine Drive.
CAO RECOMMENDATION
Adopt a resolution approving the map with conditions, as recommended by the Planning
Commission.
DISCUSSION
The final map for the first two phases of Tract 1750, which included an 88-unit condominium
subdivision and a large lot for Housing Authority apartments, was approved in 1992. The
applicants now want to change the condominiums from air-space to planned unit development
(small lots). No changes to the physical design of.the project are proposed. The attached
Planning Commission report provides.additional details.
Previous review
The Planning Commission recommended approval of the map, with all relevant conditions of
Tract 1750, on March 24, 1993, with little discussion.
SIGNIFICANT IMPACTS
An Environmental Impact Report (EIR) was adopted for'the Edna-Islay Specific Plan in 1982;
an addendum to the EIR was adopted in 1990; no further study is required.
CONSEQUENCES OF NOT TAKING THE RECOMMENDED ACTION
If the resolution is not passed, the developer may choose to develop the original project, which
is a condominium rather than a small-lot subdivision. The project will be identical physically.
Attached:
Draft resolutions
Planning Commission report and attachments- March 24, 1993
Approving
i
RESOLUTION NO. (1993 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING THE TENTATIVE MAP FOR TRACT 2135 (CITY FILE 39-93),
CREATING 88 COMMON-INTEREST RESIDENTIAL LOTS
AND TWO COMMONLY-OWNED PARCELS, ON TANK FARM ROAD,
ON THE EAST SIDE OF THE RAILROAD TRACKS
(TRACT 2135)
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this council, after consideration of public testimony,
the subdivision request Tract 2135, the Planning Commission's recommendation, and staff
recommendations and reports thereon, makes the following findings:
1. The design of the tentative map and the proposed improvements are consistent with
the general plan and specific plan for the Edna-Islay area.
( 2. The site is physically suited for the type and density of development allowed in an
R-2-SP zone.
3. The design of the subdivision 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 improvements will not conflict with
easements for access through (or use of the property within) the proposed
subdivision.
5. The Community Development Director has determined that the proposed subdivision
is substantially in compliance with the Edna-Islay Specific Plan.
6. The City Council certified an environmental impact report for the Edna-Islay
Specific Plan in 1982 and adopted an addendum to that report in 1990, and finds that
no further study is necessary for this project.
SECTION 2. The tentative map for Tract 2135 (City File no. Tract 39-93) is
approved subject to all relevent conditions of Tract 1750, which are attached to this resolution
and incorporated by reference.
Resolution no. (1993 Series)
Tract 2135 (City file no. 39-93)
Page 2
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of 1993.
Mayor
ATTEST:
City Clerk
APPROVED:
City A lministrative Officer
Att
RESOLUTION NO. 6874 (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING THE TENTATIVE MAP FOR TRACT 1750, CREATING
245 SINGLE-FAMILY LOTS, 88 CONDOMINIUMS, TWO PUBLIC PARKS,
AND A LOT TO BE SOLD TO THE HOUSING AUTHORITY,
ON TANK FARM ROAD, ON THE EAST SIDE OF THE RAILROAD TRACKS
(TRACT 1750)
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the subdivision request Tract
1750, the Planning Commission' s recommendation, the Architectural
Review Commission's action, the Cultural Heritage Committee's
recommendation, the Parks and Recreation Commission's
recommendations, and staff recommendations and reports thereon,
makes the following findings:
1. The design of the tentative map and the proposed
improvements are consistent with the general plan and
specific plan for the Edna-Islay area.
2. The site is physically suited for the type and density of
development allowed in an R-1-PD-SP and an R-2-PD-SP zone.
3. The design of the subdivision 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 improvements
will not conflict with easements for access through (or use
of the property within) the proposed subdivision.
5. The Community Development Director has determined that the
proposed subdivision is substantially in compliance with
the Edna-Islay Specific Plan.
6. The City Council certified an environmental impact report
for the Edna-Islay Specific Plan in 1982 and has considered
that EIR and the addendum prepared to incorporate minor
modifications between Tract 1750 and the specific plan, and
finds that those two documents in combination are
"-1
D Lomat
i
J �
Resolution no. 687y (1990 Series)
Tract 1750
Page 2
sufficient to assess any environmental impacts which would
result from project approval, and that the record as a
whole contains substantial evidence to support a
determination that the minor modifications to the project
approved by the Community Development Department are not
so substantial as to require major modifications to the EIR
and that the preparation of an addendum is sufficient.
7. This subdivision map approval requires the subdivider to
expend in excess of the amount specified in Government Code
section 66452.b(a) for public improvements outside the
property.
8 . The increase in population near Islay Hill created by the
development of Tract 1750, and the granting of an easement
over the open space portions of Islay Hill within the
boundaries of Tract 1750, allowing public use of the
hillside, will lead to greater recreational use of the
hillside.
This increased use may need to be supported by physical
improvements on the hillside in the form of trails,
fencing, signing, or other improvements to increase public
enjoyment of the recreational use. It is reasonable for
the developer of Tract 1750, therefore, to pay to the city
the cost of installing trails on the hillside, to be used
for the purpose of providing physical improvements as
described above.
9• The proposed use of sound walls perform equally or better
than the concept shown in the specific plan, and the walls
are visually acceptable.
10. The various approval and reporting requirements established
by either existing city processes or specific conditions
of approval satisfy any applicable mitigation monitoring
program requirements and reduce the project's environmental
impacts to an acceptable level.
SECTION 2 . The tentative map for Tract 1750 is approved
subject to the following conditions:
1. Multiple final maps must be filed, in accordance with the
phases shown on the approved tentative map. Development
of the project is subject to existing city growth
management regulations, not to exceed 94 building permits
per year or one phase per year (phases 1 and 2 shall be
� .. considered one phase) , whichever is more restrictive. Time
extensions for final map approval may be granted by the
city, up to the limits imposed by the Subdivision Map Act_
44'.500,
C' Resolution no. 687ti (1990 Series)
Tract 1750
Page 3
2. Development of the subdivision must be in accordance with
the Edna-Islay Specific Plan, except as specifically shown
on the tentative maps approved by the council on (date) or
as conditioned herein.
Fire Department requirements:
3 . Fire protection facilities required by the fire department
are to be installed by the developer. Such facilities,
including all access roads, shall be installed and made
serviceable prior to and during the time of building
construction.
4. Hydrants are to be spaced at 500 ' maximum intervals.
5. The subdivider shall pay $60, 000 to the city for a fast
response vehicle with off-road capability, to serve this
area. Payment of $60, 000, adjusted for inflation between
tentative map approval and time of payment, shall be made
prior to approval of the final map for phase 6.
6. All structures will require an approved, automatic fire-
sprinkler system, to the satisfaction of the Fire
Department. Minimum water services shall be one-inch
diameter.
7. The developer shall fund $10, 000 for their share of the
cost of a device that lets Fire Station 3 know when
railroad tracks are blocked by a train at Orcutt Road, or
for three Opticom intersection controllers for responding
fire apparatus.
8. A 20'-wide paved access road shall be provided through lots
183 , 184 , and 185 to provide access to the open space area,
to the satisfaction of the Fire Department and City
Engineer.
9. Emergency access to the Islay Hill open space shall be
provided to the approval of the Fire Department.
Creek and detention basin requirements:
10. A minimum setback of 20 ' from the creek top of bank is
required for rear property lines or any improvements,
except for setbacks in a 320 ' -wide section shown on the
Creek Treatment Concepts Plan, approved as part of the
tentative map, which shall be a minimum of 101 . No part
of the ten-foot buffer area is within the creek protection
area.
' Resolution no. 687/4 (1990 Series)
Tract 1750
Page 4
11. A creek protection and. restoration plan must be submitted
with phase one improvement plans to the approval of the
City Engineer and Community Development Director, along
with improvement plans, consistent with the approved Creek
Concepts Plan. Such plan must. show improvements to the.
creek area included in the creek maintenance easement or
extending from the rear lot lines to the lot lines across
the creek, whichever is greater. Plans shall show all
landscaping and erosion protection methods. The protection
and improvement plan shall include a schedule for
implementation.
The top-of-bank buffer improvements adjacent to the turtle
habitat shall be installed as soon as possible to provide
immediate protection for the existing turtle population.
12. The creek crossing methods proposed for the
bicycle/pedestrian paths and for Orcutt Road must be within
the guidelines established in the Flood Management Policy
adopted by the city, unless an alternative is specifically
approved by the council.
13. Fish and Game and Corps of Engineers permits shall be
obtained if required, for work within the creek and for
crossing the creek near the intersection of A Street and
Orcutt Road.
14. A team shall be established to select a consultant and
monitor a turtle habitat study. The team shall be made up
of representatives of the Department of Fish and Game, the
San Luis Obispo Urban Creeks Council, the Community
Development Department, and the project applicant.
The team shall assist the city in selecting a qualified
consultant to conduct a turtle habitat study. The turtle
study should focus on the following goals:
a. Identify the essential habitat for the turtles (and
by extension, the frogs) .
b. Determine the size of the turtle population on
site, age and sex characteristics, and attempt to
identify nesting areas.
C. Identify specific essential habitat preservation
areas, if any, within the area designated as lots
184 through 206 on the tentative map, which should
be incorporated into the final project design.
Resolution no. 6871 (1990 Series)
Tract 1750
Page 5
d. Recommend any additional habitat protection
techniques to be incorporated into the final
project design.
Funding, not to exceed $10, 000, shall be provided by the
applicant. The study period will continue for a maximum
of 24 months, with a 27-month time limitation for both the
study and determination of implementation measures to be
required of the developer. The study period is to begin
when the consultant is hired and begins work. Where a
consensus or majority decision cannot be reached within the
study team, the Community Development Director shall make
the decision.
No work, except for temporary improvements that limit human
access to the riparian habitat, shall be conducted within
the study area, as defined on the Creek Concepts Plan
approved as part of this subdivision, prior to completion
of the turtle study. The need for additional environmental
review prior to approval of the final maps for phases 5 and
6 is to be determined by the Community Development
Director, and is subject to normal appeal procedures. All
necessary studies, enhancement measures, and site changes
shall be identified and reviewed by the City Council prior
to the recordation of final maps for phases 5 and 6.
The site design of lots 184 through 206 and the adjacent
streets will be adjusted in conformance with the
recommendations of the turtle study and to the satisfaction
of the Community Development Director and the California
Department of Fish and Game.
15. The design of the bicycle path within the creek
preservation area at the southerly end of the public park
must be in accordance with Fish and Game recommendations,
as shown on the Creek Treatment Concepts plan, approved as
part of this map, to minimize disturbance of the creek
preservation area.
16. The creek banks adjacent to Tract 1376 shall be revegetated
in accordance with the Creek Treatment Concepts Plan
approved as part of the tentative map. Work shall be
completed prior to acceptance by the city of maintenance
of the area, to the .satisfaction of the Public Works
Department.
17. The detention basin must be designed per standards
established by the Edna-Islay Specific Plan and to the
satisfaction of the City Engineer. The basin shall be
installed with the third phase of development shown on the
Resolution no. 687 { (1990 Series)
Tract 1750
Page 6
tentative map.
The detention basin may be fenced, at the developer's
option, and must be owned and maintained by the tract
homeowners' association. A maintenance schedule and
reporting procedure shall be submitted to the City Engineer
for review and approval,. The schedule shall include
periodic reports to the city on the condition of the basin.
18. Creek preservation and improvement areas shall be dedicated
to the city in fee.
Public Works requirements:.
19. Orcutt Road shall be widened and improved along the entire
frontage as part of phase 4. Orcutt Road shall meet City
and county design standards with respect to super
elevation, vertical, and horizontal stopping sight distance
(55 mph design speed) , and shall include a bicycle path
within the roadway on the westerly side. Sight distance
at the proposed Orcutt Road/A Street intersection must be
evaluated as to adequacy. Existing road may require
regrading.
20. Modifications to sewage lift-stations and related
improvements may be required in accordance with the
specific plan. The developer may be required to contribute
towards these improvements in lieu of actual construction,
to the satisfaction of the Utilities Director.
21. The water tank proposed in the easterly portion of the open
space area, to supplement domestic water service, must be
installed and operating prior to the issuance of building
permits for phase 3 .
22 . Water acreage fees and sewer lift station charges are
required to be paid prior to recordation of the Final Map.
23 . All lots must be served by individual water, sewer, and
utilities.
24. The construction of public streets shall comply with the
city's Engineering Standard Details/specifications, the
Pavement Management Plan, and to the satisfaction of the
City Engineer. Street structural sections shall provide
for the ultimate design-life upon acceptance of the street
by the city. Phased construction of housing will require
the phasing of street construction or an increase in the
street structural section to compensate for the reduction
in the life of the street, prior to acceptance, from
T� !
Resolution no. 6874 (1990 Series)
Tract 1750
Page 7
construction traffic.
25. The developer must dedicate vehicular access rights to the
city, along all lots adjacent to Tank Farm Road and Orcutt
Road, to the satisfaction of the City Engineer.
26. Phasing of this tract and utilities may require off-site
utility extensions within subsequent phases, to the
satisfaction of the City Engineer and Utilities Engineer.
27. At the time of development of phase 5, an emergency and
construction access road must be provided that continues
A Street to Orcutt Road, to the approval of the City
Engineer and Fire Department.
28. All grading and development improvements shall be done as
approved by the City Engineer and in accordance with the
recommendations per the soils report prepared by Pacific
Geoscience, Inc. , dated July 5, 1989 and the Geotechnical
Update and Plan Review by Gorian and Associates dated July
14, 1987 for Tract 1750, and any subsequent soils reports
requested by the City Engineer.
The grading plan for phases 5 and 6 must be approved by a
registered soils engineer and the City Engineer. The
grading shall be inspected and certified by the soils
engineer prior to installation of any subdivision
improvements or issuance of building permits.
The northwesterly limit of the landslide denoted as Qls 1
shall be determined precisely in the field prior to final
map approval of the respective phase. The nearest lot line
shall be at least 50 feet from that boundary and the
adjacent lots shall be adjusted or deleted and Courts "H"
and "G" adjusted accordingly, except that property lines
may not extend beyond that shown on the tentative map.
29. The grading plans for phases 5 and 6 shall include such
facilities and preparation so that individual lots will
not require offsite construction.
30. Individual lots on phases 5 and 6 shall have the foundation
design approved by a registered soils engineer. A notice
shall be recorded concurrently with the final map notifying
any purchaser of these lots of this requirement.
31. Additional soil investigations shall be done to ascertain
that the proposed water tank site and lots and streets
above and below Street "A" (phases 5 and 6) are stable and
suitable for development, to the satisfaction of the City
Resolution no. 687y (1990 Series)
Tract 1750
Page 8
Engineer, prior to final map approval. If evidence is
found that indicates any instability, mitigation measures
must be taken to remedy the instability, to the
satisfaction of the City Engineer, or the respective final
map shall be modified accordingly, as determined necessary
by the City Engineer and Community Development Director.
If these sites are required to be excavated and filled and
recompacted, the fill and recompaction should closely match
the original terrain, as determined by the Community
Development Director and Engineering Division staff.
32. Any existing mines encountered. shall be abandoned in
accordance with State of California and local regulations,
to the satisfaction of the City Engineer.
33. Any slope instability observed during grading operations
and subdivision construction shall be evaluated by a soils
engineer and repaired to the satisfaction of the City
Engineer and Community Development Director prior to final
acceptance of the respective phases. The final maps or
- separate recorded instruments shall note that (T)the city
reserves the right to withhold building permits on any lot
which appears to be threatened by slope instability.
34. The subdivider shall submit a report by a registered civil
engineer certifying that all building sites are not subject
to flooding during a 11100-year" storm, to the satisfaction
of the City Engineer.
Parks and open space:
35. The neighborhood park may be completed in one phase by the
developer. The subdivider shall record a lien or
alternative approved by the Community Development Director,
equal to $750 per unit for park improvements, to become due
and payable to a special fund, maintained by the city, upon
transfer of the lots or dwelling units. If the developer
chooses to develop the park in its entirety, without city
funding assistance, to the satisfaction of the Community
Development, Public Works, and Recreation Departments, the
city shall refund the amounts accumulated in the park
improvement fund to the developer after completion of each
phase as described on the approved park phasing plan
(approved as part of Tract 1376) , on a quarterly basis,
until all fees have been collected.
36. The hardscape areas in the neighborhood park shall be
installed in the first phase of Tract 1750. The remainder
of the park shall be completed in phases, as described in
Resolution no. 687y (1990 Series)
Tract 1750
Page 9
the approved park phasing plan, or all in one phase as
described in the preceding condition.
37. The developer is responsible for securing access and
improvement rights, including maintenance by the city, for
the bicycle path under the railroad.
38. The Islay Hill open space shall be dedicated to the city
as part of the final map for phase 6 or earlier. Prior
to approval of the final map for phase 1, the developer
shall pay to the city an amount adequate to install the
proposed trail system, the amount to be determined by
estimates for the work and as approved by the Parks and
Recreation Director. This money is to be used solely for
physical improvements: the trail construction,
maintenance, or improvement of the Islay Hill open space,
as needed. The Parks and Recreation Commission will
periodically review how the hillside is being used, and
make recommendations to the council on the disposition of
the money.
39. Public pedestrian access to the Islay Hill open space shall
be provided directly from all streets adjacent to the open
space area, to the satisfaction of the City Engineer and
Community Development Director.
40. The open space beneath the existing power transmission
lines shall be a minimum of 100' wide. No structures shall
be allowed within this 100 ' area. A note shall be recorded
for each of the lots adjacent to this open space area,
informing lot owners of the proximity of the power lines.
41. The Rodriguez Adobe park shall be dedicated to the city for
public park purposes, in or prior to phase 4. The
Rodriguez Adobe will be restored by the city. The
developer shall contribute to its restoration by paying
one-half the restoration cost, up to a maximum of $100, 000,
upon demand by the city.
Water:
42. The subdivider shall inform future lot buyers of the
possibility of building permit delay based on the city's
water shortage. Such notification shall be made a part of
the recorded documentation for each lot.
Archeology:
43. Grading plans must note that if grading or other operations
unearth archeological resources, construction activities
shall cease. The Community Development Director shall be
1 �
% Resolution no. 687' (1990 Series)
Tract 1750
Page to
notified of the extent and location of discovered materials
so that they may be recorded by a qualified archeologist,
the cost of which shall be paid by the developer.
Disposition of artifacts shall comply with state and
federal laws.
Homeowners' Association:
44. The subdivider shall establish covenants, conditions, and
restrictions for the regulation of land use, control of
nuisances and architectural control of all buildings and
facilities. These CC&R's shall be approved by the
Community Development Director and administered by the
homeowners' association.
The subdivider shall include the following provisions in
the CC&R's for the tract:
a. Maintenance of linear park, railroad buffer areas,
and all storm water detention basins shall be by
the homeowners' association in conformance with the
l
Edna-Islay Specific Plan.
b. There shall be no change in city-regulated
provisions of the CC&R's without prior approval of
the Community Development Director.
Affordable housing:
45. Resale controls applying to the 23 affordable housing units
shall be administered by the Housing Authority and shall
remain in perpetuity. All affordable units shall be
required to be owner-occupied.
46. Development of homes on the small lots (phases 3 and 4)
shall be limited to approximately the square footage
proposed as part of the planned development preliminary
plan. Remodelling and additions to these homes in the
future shall be in accordance with the limitations in the
zoning regulations.
Transit system equipment.:
47. The subdivider shall provide for street furniture and signs
for transit systems, as well as bus turnouts if necessary,
to the satisfaction of the Mass Transit Committee, as
needed with each phase.
Hillside lots:
v , r
7�
Resolution no. 6874 (1990 Series)
Tract 1750
Page 11
48. Architectural review is required for all lots east of the
creek.
49. Except as shown on the tentative map, the maximum
streetyard allowed on lots adjacent to the hillside open
space is 20' . Streetyard exceptions, to reduce the amount
of grading required for location of residences, will be
encouraged where no safety concerns are involved.
All buildings on these lots must be within designated
building envelopes. Building envelope restrictions shall
be designated on a map to become part of the permanent
file, prior to recordation of the final maps for phases 5
and 6.
50. No solid fences shall be allowed at the rear of any lots
abutting the Islay hill or creek open space. Design
standards for fencing shall be developed, to be approved
by the Community Development Director and the Architectural
Review Commission.
Noise:
51. Noise walls on the single-family lots adjacent to the
railroad buffer area shall be set back at least 10 ' from
the property line, and the area between the wall and the
street landscaped with drought-tolerant shrubs and
groundcover by the developer, to the approval of the
Community Development Director.
Fees:
52. The subdivider shall pay any applicable transportation
impact fees adopted by the City Council, which are
anticipated to be adopted on or about July, 1992.
53. The subdivider shall pay any applicable storm drainage fees
adopted by the City council, which are anticipated to be
adopted on or about July, 1992.
54. Pursuant to Government Code Section 66474.9, the subdivider
shall defend, indemnify and hold harmless the City and/or
its agents, officers and employees from any claim, action,
or proceeding against the City and/or its agents, officers,
or employees to attack, set aside, void, or annul, the
approval by the City of this subdivision, Tract No. 1750,
and all actions relating thereto, including but not limited
to environmental review and adoption of Ordinance No.
11 (PD 1449-B) .
4-f'
Resolution no. 6874 (1990 Series)
Tract 1750
Page 12
On motion of Councilwoman Rappa
seconded by Councilman Reiss , and on
the following roll call vote:
AYES: Councilmembers Rappa, Reiss, and Mayor Dunin
NOES: Councilmembers Pinard and Roalman
ABSENT: None
the foregoing resolution was passed and adopted this 18th day
of September , 1990.
i
CResolution no. 687y (1990 Series)
Tract 1750
Page 13
Ma on Dunin
ATTEST:
2'..,
V
CityV Clerk Pam oges
APPROVED:
l
ty dministr tive Offrcer
tt ne
Community Dev opment Director
T���
#2 DENYING
RESOLUTION NO. (1993 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING APPROVAL OF THE TENTATIVE MAP FOR TRACT 2135,
ON TANK FARM ROAD, ON THE EAST SIDE OF THE RAILROAD TRACKS
(TRACT 2135)
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the subdivision request Tract
2135 (City file no.- Tr 39-93) , staff recommendations and reports
thereon, makes the following finding:
1. The design of the tentative map and the proposed
improvements are not consistent with the general plan and specific
plan for the Edna-islay area.
denied. SECTION 2 . The tentative map for Tract 2135 is hereby
On motion of
seconded by , and on the following roll
call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1993.
C:
1;
1
- ' Resolution no. (1993 Series)
Tract 2135 (City file no. Tr 39-93)
Page 2
Mayor
ATTEST:
City Clerk
APPROVED:
City Adm'nistrative Officer
*IAjtr?nj��
�'IC
1
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION STAFF REPORT ITEM 2
BY: Judith Lautner, Associate Planner MEETING DATE: March 24, 1993
FILE NUMBER: Tract 39-93 (County f number 2135)
PROJECT ADDRESS: 1 105 Tank Farm Road
SUBJECT: Resubdivision of 88 approved condomimums to create 88 common interest residential lots
and two commonly-owned parcels, on the southwest side of Tank Farm Road and Brookpine Drive.
RECOiiLNIENDATION: Recommend approval of the tentative map to the City Council, subject to all
conditions of Tract 1750.
BACKGROUND
Situation
The Edna-Islay Specific Plan was adopted by the Council in 1982. This plan sets forth general design
and subdivision standards for the development of the Edna-Islay area (see vicinity map, attached). Tract
1750 was the second map to be filed implementing the provisions of the Edna-Islay Specific plan on the
Islay Hill side of the Edna-Islay area. The City Council approved the tentative map for Tract 1750,
a multi-phased vesting map, in September 1990, along with a planned development rezoning for the
property. The final map for the first two phases, which included an 88-unit condominium subdivision
and a large lot for Housing Authority apartments, was approved in 1992. The applicants now want to
change the condominiums from air-space to planned unit development (small lots). No changes to the
physical design of the project are proposed.
Data Summary
Address: 1105 Tank Farm Road
Applicant/property owner: Rob Rossi
Representative: Craig Campbell
Zoning: R-2-SP
General Plan: Low-density residential
Environmental status: EIR adopted for the Edna-Islay Specific Plan in 1982; addendum to the
EIR adopted in 1990; no further study is required.
Project action deadline: Subdivision map act deadline for Planning Commission action: May 28, 1993
Site description
The site is irregular in shape, about seven acres in area, and is vacant. It slopes up.from Tank Farm
Road steeply, then tapers off at a more gentle slope. Brookpine Drive, which defines the easterly edge
of the site, is also the westerly edge of existing development on the larger Islay Hill side of the Edna-
Islay Specific Plan area. Existing development includes 131 single-family homes. The Edna side of
the specific plan area (west of the railroad tracks) is nearing completion, and will contain about 500
homes when built-out.
Tract 39-93 (County file 2135)
1105 Tank Farm Road
Page 2
Proiect Description
The project is a change in the kind of ownership arrangement for the 88 approved condominiums. They
are already approved as air-space condominiums. For financing reasons, the applicant wants to change
the project to a small-lot subdivision (planned unit development). Each lot would contain one residence
plus a small private yard area. The two remainder lots, containing the interior streets, walkways, and
common open space, are to be commonly-owned.
EVALUATION'
1. The physical project is unchanged. Nothing in the layout of the subdivision or ultimate use of the
units differs from the final map approved by the Council in 1992. The final map does include more
area than was included in the tentative map, because of a requirement for a slight modification to
the street design. Some of the units were also modified to contain fewer bedrooms than originally
approved, which lowered the density on the site to 12 units per acre (the project previously
contained about 13 units per acre).
2. Findings can still be made. The original findings of Tract 1750 state that the project is consistent
with the general plan and the Edna-Islay Specific Plan. These findings can still be made, as the
project is virtually unchanged.
3. The project has a history. The site is part of a larger subdivision (Tract 1750), which includes
six phases of development. That subivision was approved, along with a planned development
rezoning, in 1990. The planned development rezoning allowed certain exceptions to normal
standards: it allowed a slightly higher density, exceptions to lot sizes (in phases 3 and 4) and
exceptions to parking requirements (for the Housing Authority project adjacent to the condominium
site), and some variations in required yards (phases 3 and 4).
The density of the condominiums was approved, as part of the planned development, to be slightly
higher than normally allowed. Voters approved a referendum the following year, that overturned
the planned development rezoning. The tentative map must now stand on its own. without reliance
on any of the exceptions. Therefore, in the case of the condominiums, the density had to be
decreased to 12 units per acre. Modifications were made to the final map design to decrease the
density. The modifications made no substantial change to the overall design of the project.
4. All original conditions should still apply. The recommendation (below) is to recommend approval
of the map, subject to all of the conditions placed on Tract 1750. Since these conditions are
imposed on all six phases of the project, not all of them apply to this site development. However,
for simplicity and to avoid any inadvertent omissions, staff is recommending that all tract conditions
be attached to this approval. If the Commission prefers that only those conditions applying to this
development be attached, then only the following Tract 1750 conditions should be made conditions
of approval of this map: 2, 3, 4, 6, 7, 11, 14, 15, 16, 20, 22, 23, 24, 25, 26, 34, 35, 36, 38, 42,
43, 44, 45, 47, 52, 53, 54.
5. The specific plan is available for review. Some Commissioners may be unfamiliar with the Edna-
Islay Specific Plan. Commissioners who do not have copies may request one from the Community
Development Department.
�}•aC
f 1
Tract 39-93 (County file 2135)
1105 Tank Farm Road
i
Page 3
ALTERNATIVES
The Planning Commission may recommend denial of the map, based on finding it inconsistent with
the Land Use Element, Edna-Islay Specific Plan, or other City policy or regulation. This action
would be inconsistent with the action taken by the Council to approve the tentative and final map
for the first two phases of Tract 1750, since this project is identical except in ownership
configuration.
The Planning Commission may continue review. Direction should be given to the applicant and
staff.
OTHER DEPARTMENT COMMENTS
No other department has concerns with this request.
RECOMMEiNDATION
Recommend approval of the tentative map, based on all findings and subject to all conditions of Tract
1750.
Attached:
� 1 _
vicinity map
reduced tract map
map showing specific plan area
resolution 6873 approving Tract 1750
ordinance 1179 approving planned development (invalid because of referendum; information only)
f
\ c \
/ ` X
r
r � �
�I
Of
OC0 FEET 1000 2000
VICINITY MAP TR 39-93 NORTH
AD A
1105 TANK FARM RO
Z.,. '� y'� .� ,yam Al t - u
I' � ...�_--. • ---- ', III ; ;;
,' � ^�`- jwi , � Ott � t � '• !
^J\' �1•'C •,.may `` �� �`1 '. ii ` 1
11. a , row✓a . ` '�•V• ./�,. , � f ` [=. f' �i ii � a e e
,\\
\ i' / /� �,�. 'z /~t ' .�� �• E EI r� 1 i "( 9 i3p�i 1.
1 ✓ � 1, i1
i/ W
C7
LL
__ __I�\\�I `� .•� ter••, an•..Lcr.lw
lie:l
� ''l �— 1r.�•�1 i... .1' `.r•\sem=.
77 57
i � -. -` .:/ice ����'•�'
�.•' '': K�~Cyd /; :I '` � �,i� ./�
r
SECONDARY
CJ NTt
PLANNING "° °T
AREAS - EDNA
I AREA
4QL
l
RESOLUTION NO. 6873 (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING THE TENTATIVE MAP FOR TRACT 1750, CREATING
24.5 SINGLE-FAMILY LOTS, 88 CONDOMINIUMS, TWO PUBLIC PARKS,
AND A LOT TO BE SOLD TO THE HOUSING AUTHORITY,
ON TA2-TK FARM ROAD, ON THE EAST SIDE OF THE RAILROAD TRACKS
(TRACT 1750)
BE I.T RESOLVED by the Council cf the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this Council , after
consideration of public testi^onv, the subdivision recuest T=act
1750, the Planning Commission' s recommendation, the Architectural
Review Commission's action, the Cultural Heritage Committee ' s
recommendation, the Parks and Recreation Commission's
recommendations, and staff recommendations and reports thereon,
makes the following findings:
1. The desicn of the tentative map and the proposed
improvements are consistent with the general plan and
specific plan for the Edna-Islay area.
2 . The site is physically suited for the type and density of
development allowed in an R-1-PD-SP and an R-2-PD-SP zone.
3 . The design of the subd_vision and the n oposed i_prove-ents
are not likely to cause serious health problems,
substantial environmental damage or substantially and
unavoidably inure fish or wildlife or their habitat.
4 . The design of the subdivision or the type of improvements
will not conflict with easements for access through (or use
of the property within) the proposed subdivision.
5. The Community Development Director has determined that the
proposed subdivision is substantially in compliance with
the Edna-Islay Specific Plan.
6. The City Council certified an environmental impact report
for the Edna-Islay Specific Plan in 1982 and has considered
that EIB and the addendum prepared to incorporate minor
modifications between Tract 1750 and the specific plan, and
finds that those two documents in combination are
las
Resolution no. 6873 (1990 Series)
Tract 1750
Page 2
sufficient to assess any environmental impacts which would
result from project approval, and that the record as a
chole contains substantial evidence to support a
determination that the minor modifications to the project
approved by the cozz,unity Development Department are not
so substantial as to require major =odlflcatlons to the LIR
and that the preparation of an addendum is sufficient.
7 . This subdivision map approval requires the subdivider to
expend in excess of the amount specified in Government Code
section 55452 . b(a) for public i=prevee s outside the
property.
o • The increase in population near ISlay Hill created by the
developTent of Tract 1750, and the granting of an easement
over the open space portions of Islay -ill within the
boundaries of Tract 1750, allowing public use of the
hillside, will lead to greater recreational use of the
hillside.
This increased use may need to be supported by physical
i=prose=eats on the hillside is the fc= of trails,
fencing, signing, or other improvements to increase public
enjoyment of the recreational use. It is reasonable for
the developer of Tract 1750, therefore, to pay to the city
the cost of installing trails on the hillside, to be used
for the purpose of providing physical improvements as
described above.
9 . The proposed use of sound walls perfor= equally or better
than the ccricept sho:.-n in the Specific plan, and the walls
are visually acceptable.
10. The various approval and reporting requirements established
by either existing city processes or specific conditions
of approval satisfy any applicable mitigation monitoring
program requirements and reduce the project ' s environmental
Impacts to an acceptable level .
SECTION 2 . The tentative map for Tract 1150 is approved
subject to the following conditions:
Multiple final maps must be filed, in accordance with the
phases shown on the approved tentative ran. Development
of the project is subject to existing city growth
management regulations , not to exceed 94 buildinpermits
1, Der year or one phase per year (p ases 1 and 2 sha be
considered one phase) , whichever is more restrictive. Tine
extensions for final map approval may be granted by the
city, up to the limits imposed by the Subdivision Nap Act .
i
Resolution no. OS73 (1990 Series)
Tract 1750
Page 3
( 2 .� Development of the subdivision rust be in accordance with
��- the Edna-Islay Specific Plan, except as specifically shown
on the ami a as proved by the council on c ) or
as conditioned herein. s, ( 9 cD
Fire Department requirements:
ire protection facilities required by the fire department
are to be installed by the developer. Such facilities,
including all access roads, shall be installed and -made
serviceable prior to and during the tike of building
construction.
1
Hydrants are to be spaced 'at 5001 maximum intervals.
5. The subdivider shall may $60, 000 to the city for a fast
response vehicle with off-road capability, to serve this
area. Payment of $60, 000, adjusted for inflation between
tentative map approval and time of pav=ent, shall be made
7prior to approva;o-4l of the final map for phase 6 .
( (- f X11 StZLctu`res wi11 re-quire an approved, aS;zC=at.c flre-
�I -G sprinkler system, to the satisfaction of the . :ire
Depart=ent. Minimums water services shall be one-inch
dia=eter.
7. The developer shall fund $10, 000 for their share of the
cost of a device that lets Fire Station 3 know when
railroad tracks are blocked by a train at Crcutt Road, or
fer t ree Opticcmintersection controllers for responding
fire apparatus.
8 . A 20 ' -wide paved access road shall be provided through lots
183 , 154 , and 185 to provide access to the open space area,
to t.^.e satisfaction of t` e =ire Department and City
Engineer.
9 . emergency access to the !slay Hill 'open space shall be
provided to the approval of the Fire Department.
Creek and detention basin reouirenents:
10. A minimum setback of 20 ' from the creek top of bank is
required for rear property lines or any improvements,
except for setbacks in a 320 ' -wide section shown on the
Creek Treatment Concepts Plan, approved as part of the
tentative rap, which shall be a minimum of 101 . No part
of the ten-foot buffer area is within the creek protection
area.
f, 1
Resolution no. 6373 (1550 Series)
Tract 1750
Page 4
ll. A creek protection and restoration plan must be submitted
with phase one improvement plans to the approval of the
City Engineer and Con unity Development Director, along
With improvement plans, consistent with the an-roved Creed:
Concepts Plan. Such plan must show improvements to the
creek area included in the creek maintenance easement or
extending from the rear lot lines to the lot lines across
the creek, whichever is greater. Plans shall show all
landscaping and erosion protection methods. The protection
and invrovement elan shall include a schedule for
immlementation.
The top-of-bank buffer inn--o ements adjacent t0 the turtle
habitat shall be installed as soon as mossible to provide
immediate protection for the existing turtle population.
12 . The creek crossing methods proposed for the
bicycle/pedestrian paths and for Orcutt Rcad must be within
the guidelines established in the Flood *ianagement Policy
adopted by the city, unless an alternative is specifica lly
approved by the council.
13 . Fish and Game and Corps of Engineers permits shall be
obtained if required, for work within the creek and for
crossing the creek near the intersection of A Street and
Orcutt 'Road. .
14 . A team shall be established to select a consultant and
monitor a turtle habitat study. The team shall be made up
of rearesentatives of the Demartment of Fish and Game, the
San Luis Obismo urban Creeks Council , the Co-munity
Oevelop=enz Depart=ent, and the _ roject applicants.
The team shall assist the city in selecting a qualified
consultant to conduct a turtle habitat study. The turtle
study should focus on the following goals:
a. Identify the essential habitat for the turtles (and
by extension, the frogs) .
b. Determine the size of the turtle population on
site, age and sex characteristics, and attemmt to
identify nesting areas.
c_ Identify specific essential habitat preservation
areas, if any, within the area designated as lots
184 through 206 on the tentative map, which should
be incorporated into the final project design.
•
Resolution no. 6873 (1990 Series)
Tract 1750
Page 5
d. Reco=-end any additional habitat protection
techniques to be incorporated into the final
project design.
Funding, not to exceed $10, 000, shall be provided by the
applicant. The study period will continue for a naxi_um
of 24 months, with a 27-month time limitation for both the
study and determination of implementation measures to be
required of the developer. The study period is to begin
when the consultant is hired and begins work. i+-here a
consensus or =ajority, decision cannot he reached within the
study team, the Community Development Director shall make
the decision.
No work, except for temporary improvements that limit human
access to the riparian habitat, shall be conducted within
the study area, as defined on the Creek Concepts Plan
approved as part of this subdivision, prior to completion
of the turtle study. The need for additional environmental
review prior to approval of the final maps for phases 5 and
6 is to be determined by the Community Development
- Director, and is subject to normal appeal procedures. All
necessary studies, enhancement measures, and site chances
shall be identified and reviewed by the City Council prior
to the recordation of final maps for phases 5 and 6.
The site design of lots 184 through 206 and the adjacent
streets will be adjusted in conformance with the
recommendations of the turtle studv and to the satisfaction
of the Co--unity Development Director and the California
Departuent of Fish and Game.
C15. The design of the bicycle path within the creek
preservation area at the southerly end of the public park
must be in accordance with Fish and Game recommendations,
as shown on the Creek Treat-.ent Concepts plan, approved as
part of this map, to minimize disturbance of the creek
mreservation area.
16 . The creek banks adjacent to Tract 1376 shall be revegetated
in accordance with the Creek Treatment Concepts Plan
approved as part of the tentative map. Work shall be
completed prior to acceptance by the city of maintenance
of the area, to the satisfaction of the Public Works
Department.
17. The detention basin must be designed per standards
established by the Edna-Islay Specific Plan and to the
satisfaction of the City Engineer. The basin shall be
installed with the third phase of development shown on the
�-a 9
}
Resolution no. 6873 (1990 Series)
Tract 1750
Page 6
tentative map.
The detention basin may be fenced, at the developer' s
option, and must be owned and maintained by the tract
homeowners ' association. A maintenance schedule and
reporting procedure shall be submitted to the City Engineer
for review and approval. The schedule shall include
periodic reports to the city on the condition of the basin.
18 . Creek preservation and irprovemert areas shall be dedicated
to the city in fee.
Public Works reccuireme^ts:
19. Orcutt Road shall be widened and improved along the entire
frontage ?s part of phase 4 Orcutt Road shall meet City
and county design standards with respect to super
elevation, vertical, and horizontal stopping sight distance
(55 mph design speed) , and shall include a bicycle path
within the roadway on the westerly side. Sight .distance
® at the proposed Orcutt Road/A Street intersection must be
evaluated as to adequacv. Existing road may require
regrading.
20. Modifications to sewage lift-stations and related
improvements may be required in accordance with the
specific plan.. The developer may be required to contribute
towards these improvements in lieu of actual construction,
to the satisfaction of the utilities Director.
�21. The water tang proposed in the easterly portion of the open
space area , to supplement domestic water service, must be
installed and operating prior zo the issuance of --uildirg
permits for phase 3 .
22 'Ovater acreage fees and sewer lift station charges are
_ required to be paid mrlor to recordation of the Final Maps
23 . All lots ,:.ust be served by individual water, sewer, and
utilities.
24 . The construction of public streets shall comply with the
city' s Engineering Standard Details/Specifications, the
Pavement Management Plan, and to the satisfaction of the
City Engineer. Street structural sections shall provide
for the ultimate design-life upon acceptance of the street
by the city. Phased construction of housing will require
the phasing of street construction or an increase in the
street structural section to compensate for the reduction
in the life of the street, prior to acceptance, from
Resolution no. 5�c%3 ( 1990 Series)
Tract 1750
Page 7
construction traffic.
-`1/2 5 J_ The developer must dedicate vehicular access rights to the
city, along all lots adjacent to Tank Fara Road and Orcutt
Road, to tte satisfaction of the City Engineer.
26 Phasing of this tract and utilities =ay require off-site.
utility extensions within subsea-uent phases, to the
satisfaction of the City Engineer and Utilities Engineer.
27. At the time of development of phase 5, an emergency and
construction access road must be provided that continues
A Street to Orcutt Road, to the approval of the City
Engineer and :ire Depart=ent.
28. All grading and development improvements shall be done as
approved by the 'City Engineer and in accordance with the
reco=endations per the soils report prepared by Pacific
Geoscience, Inc. , dated July 5, 1989 and the Geotechnical
Update and Plan Review by Gorian and associates dated July
14 , 1987 for Tract 1750, and any subsequent soils reports
requested by the City Engineer.
The grading plan for phases 5 and 6 IIust be approved by a
registered soils engineer and the City Engineer. The
grading shall be inspected and certified by the soils
engineer prior to installation of any subdivision
improvements or issuance of building permits.
The northwesterly limit of the landslide denoted as Qls 1
shall be determined precisely in the field prior to final
nam approval of the respective phase. The nearest lot line
shall be at least 50 feet from t.^at bo;—dart' and the
adjacent lots shall be adjusted or deleted and Courts "H"
and "G" adjusted accordingly, except that property lines
may not extend beyond that shown on the tentative map.
29. The grading plans for phases 5 and 6 shall include such
facilities and preparation so that, individual lots will
not require offsite construction.
30. Individual lots on phases 5 and 6 shall have the foundation
design approved by a registered soils engineer. A notice
shall be recorded concurrently with the final map notifying
any purchaser of these lots of this requirement.
31. Additional soil investigations shall be done to ascertain
that the proposed water tank site and lots and streets
above and below Street "A" (phases 5 and 6) are stable and
suitable for development, to the satisfaction of the City
��1
i
• Resolution no. 6S73 (1990 Series)
Tract 1750
Page 8
Engineer, prior to final map approval. If evidence is
found that indicates any instability, mitigation measures
must be taken to remedy the instability, to the
satisfaction of the City Engineer, or the respective final
map shall be modified accordingly, as deter=ined necessary
by the City Engineer and Com=unity Development Director.
If these sites are recuired to be excavated and filled and
recoL�pacted, the fill and recompaction should closely match
the original terrain, as determined by the Community
Development Director and Engineering Division staff.
32. Any existing mines encountered shall be abandoned in
accordance with State of California and local reculations,
to the satisfaction of the City Engineer.
33 . Any slope instability observed during grading operations
and subdivision construction shall be evaluated by a soils
engineer and repaired to the satisfaction of the City
Engineer and Com=unity Development Director prior to final
acceatance of the respective phases. The final naps or
separate recorded instruments shall note that (T) the city
reser^.es t.e ric'..t to withhold buildinc per--its cn anv lot
which appears to be threatened by slope instability.
34��_ The subdivider shall submit a report by a registered civil
engineer certifying that all building sites are not subject
to flooding during a 11100-year" storm, to the satisfaction
of the City Engineer.
?az-ks and e_=.en soace:
The neighborhood Dario may be cc=pleted 4n cne '-ase by the
developer. The subdivider shall record a lien or
alternative approved by the Community Development Director,
equal to $750 per unit for park improvements, to become due
and payable to a special fund, maintained by the city, upon
transfer of the lots or dwelling units. If the developer
chooses to develop the park in its entirety, without city
funding assistance,. to the satisfaction of the Community
Development, Public Works, and Recreation Departments, the
city shall refund the amounts accumulated in the park
improvement fund to the developer after completion of each
phase as described on the approved park phasing plan
(approved as part of Tract 1376) , on a quarterly basis ,
tel- until all fees have been collected.
The hardscape areas in the neichborhood park shall be
installed in the first phase of Tract 1750. The remainder
of the park shall be completed in phases, as described in
- �'�s
1 '
Resolution no. 6673 ( 1990 Series)
Tract 1750
Page 9
the approved park phasing plan, or all in one phase as
described in the preceding condition.
37 . The developer is responsible for securing access and
improvement rights, including r.aintenance by the city, for
the bicycle path under the railroad.
38 . The Islay F`11 open space shall be dedicated to the city
as part of the final map for phase 6 or earlier, zrior
to approval of the final =aD for phase 1 , the developer
shall pay to the city an amount aaecti:a� �o install the
proposed trail system, the amount to be determined by
estimates for the work and as aooroved by the Parks and
Recreation Director. This LOneV 15 t0 be used SOlelV fGr
physical improvements: the trail construction,
maintenance, or improvement of the Islay Hill open space,
as needed. The Parks and Recreation Commission Will
periodically review how the hillside is being used, and
make reco=endations to the council on the disco_ osition of
the money.
39. Public pedestrian access to the Islav Hill open space shall
be provided directly from all streets adjacent to the open
space area, to the satisfaction of the Citv Engineer and
Community Development Director.
40. The open space beneath the existing power transmission
lines shall be a minimum of 100 ' wide. No structures shall
be allowed within this 100 ' area. A note shall be recorded
for each of the lots adjacent to this open space area,
informing lot owners of the proximity of the power lines.
The Rodr;g-:ez Adobe park shall be dedicated to the city for
public park purposes, in or prior to phase 4 . The
Rodriguez Adobe will be restored by the city. The
developer shall contribute to its restoration by paving
one-half the restoration cost, up to a maximum of $100, 000,
upon demand by the city. -
Water:
42 . The subdivider shall inform future lot buvers of the
possibility of building permit delay based on the city' s
water shortage. Such notification shall be made a part of
the recorded documentation for each lot.
Archeology:
43 . Grading plans must note that if grading or other operations
unearth archeological resources, construction activities
shall cease. The Community Development Director shall be
4'-3�
I.
Resolution no. 6073 ( 1990 Series)
Tract 1750
Page 10
notified of the extent and location of discovered materials
so that they may be recorded by a qualified archeologist,
the cost of which shall be paid by the developer.
Disposition of artifacts shall comply with state and
federal laws .
Bom owners # Association:
44 . The subdivider shall establish covenants, conditions, and
_
restrictions for the regulation of land L
se, control of
nuisances and architectural control of all buildings and
facilities. These CC&R's shall be approved by the
Cor,_munity Development Director and administered by the
hcmec:.:,ers ' association.
The subdivider shall include the following provisions in
the CC&R' s for the tract:
a. Maintenance of linear park, railroad buffer areas,
and all storm water detention basins shall be by
the homeo:.-ners I association in conformance with the
Edna-Islay Specific Plan.
b. There shall be no change • in city-regulated
provisions of the CC&R's without prior approval of
the Community Development Director.
hff rdable housing:
45. 1 Resale controls applying to the 23 affordable housing units
shall be administered by the lousing Authority and shall-
remain
hallremain In _DerDetulty. All affordable units shall be
required to be o n. er-occumied.
46. Development of homes on the small lots (phases 3 and 4)
shall be limited to approximately the square footage
proposed as part of the planned development preliminary
plan. Remodelling and additions to these ho=es in the
future shall be in accordance with tJhe limitations in the
zoning regulations.
Transit system equi_oment.:
47 . The subdivider shall provide for street furniture and signs
for transit systems, as well as bus turnouts if necessary,
to the satisfaction of the Mass Transit Con=ittee, as
needed with each phase.
F:illside lots:
.4•3j
J
�i
Resolution no. 6873 (1990 Series)
Tract 1750
Page 11
48. Architectural review is required for all lots east of the
creek.
49. Except as shown on the tentative =ap, the maximum
streetvard allowed cn lots adjacent to the hillside open
space is 20 ' . Streetyard exceptions, to reduce the amount
of grading required for location of residences, will be
encouraged where no safety concerns are involved.
All buildings on these lots =ust be within designated
building envelopes. Building envelope restrictions shall
be designated on a map to become part of the permanent
file, prior to recordation of the final naps for phases 5
and 6 .
50. No solid fences shall be allowed at the rear of any lots
abutting the Islay hill or creek open space. Design
standards for fencing shall be developed, to be approved
by the Co=unity Development Director and the Architectural
Review Commission.
Noise:
l
51. lZoise walls on the single-family lots adjacent to the
railroad buffer area shall be set back at least 10 ' from
the property line, and the area between the wall and the
street landscaped with droucht-tolerant shrubs and
groundcover by the developer, to the approval of the
Community Development Director.
Pees.:
X7
- 52_ The subaivider shall pay wry applicable transportat_cn
impact fees adopted by the City Council, which are
anticipated to be adopted on or about July, 1992 .
a53 _ The subdivider shall pay any applicable storm drainage fees
adopted by the City council, which are anticipated to be
adopted on or about July, 1992.
i4 . 1 Pursuant to Government Code Section 66474 . 9 , the subdivider
-�-� shall defend, indemnify and hold harmless the City and/or
its agents, officers and employees from any claim, action,
or proceeding against the City and/or its agents, officers,
or employees to attack, set aside, void, or annul, the
approval by the City of this subdivision, Tract No. 1750 ,
and all actions relating thereto, including but not limited
to environmental review and adoption of Ordinance No.
1179 (PD 1449-B) .
t
Resolution no. 6S73 (1990 Series)
Tract 1750
Page 12
On notion of Councilwoman Rappa
seconded by Councilman Reiss and on
the following roll call vote: '
AYES: Councilmembers Rappa, Reiss, and Mayor Ounin
NOES: Councilmembers Pinard and Roalman
ABSENT: None
the foregoing resolution was passed and adopted this 18th day
of September , 1990.
C' Resolution no. 6873 ( 1990 Series)
Tract 1750
Page 13
l 1,
1
V.a _ . n Dunin
AiiEST:
Cit. Clerk ?am 'oges
APPROVED:
ty -dministr five of` cer
~ ttCI--
-n
Community Dev�jopnent Director
r�
C, ORDINANCE NO. 1179 ( 1990 SERIES)
A24 ORDINA-NCE OF THE CITY OF SA?: LUIS OBISPO
AYIENDING THE ZONING REGULATIONS MAP TO DESIGNATE
?N AREA ON TkNK FARM ROAD, EAST OF THE RAILROAD TRACKS,
AS R-1-SP-PD AND R-2-SP-PD,
ALLOWING SOME EXCEPTIONS TO DENSITY A.ND YARDS (PD 1449-B)
S+'H---R2.`.S, the City Council has held a hearing to consider
the planned develonaent request PD 1449-B; and
n-EREAS, the City Council makes the following findings;
Findin.cs:
1. The proposed planned develop-ient will not adversely affect the
health, safety, or welfare of persons living or working in the
vicinity.
2. The planned development is appropriate at the proposed
location and will be co-mDatible with surrounding land uses.
3. The planned development conforms to the general . plan and
specific plan for Edna Islav and -eels zoning ordinance
recuireaents.
4. The proposed planned development is consistent with the Edna-
-Tslav Specific Plan, for which an Environmental Impact Report
was certified by the council in 1982 . The City Council has
considered the EIR and addendum.
S. The project provides facilities and amenities suited to
particular occupancv croups : families with children, and
moderate-into--e hcmebuvers .
6. The project provides a greater range of housing types and
costs than would be possible with develop.-.lent of uniform
dwellincs throughout the project site or neighborhood.
7 . Features of t':e particular design, including common open space
areas, provision 0f a large play area in the apartment
complex, narre-er right-of-wav widths, 'small lots, design of
the Rodriguez Adobe ?ark , creek setbacks and bicycle paths,
achieve the intent of conventional standards for privacv,
usable open space, adequate oarkin.g, and compatibility with
neighborhood character as -.:ell as or better than the standards
do..
BE IT ORDAINED by the Council of the City of .San Luis
Obispo as follows:
0 1179 T- "
COrdinance No. 1179 (1990 Series)
PD 1449-B
Page 2
SECTION I. The Planned Development PD 1449-B is hereby
approved, subject to the following conditions:
Conditions:
1. A reduction in the number of parking spaces required for the
Housing Authority lot only is hereby approved. Up to 25% of
the required spaces may be eliminated, provided that they are
replaced by an expanded play/picnic area.
2 . No sideyard exceptions are allowed for the lots in phases 3
and 4 (snail lots) .
3 . Smaller than normal lot sizes are hereby approved, but in no
case shall a lot size be snaller than 4 , 000 square feet.
4 . Zero-lot line develcoment schemes are allowed in any phase,
provided the separation between buildings is consistent with
the zoning regulations.
5 . ?. density bonus, allowing 353 dwellings, including 134 snail
lots, 88 two-bedroo= condominium units, 111 large single-
family lots, and 20 two-and three-bedroon Housing Authority
apart-meats, on the lots as shown on the preliminary plan, is
hereby granted.
6. The aDolicant shall submit a precise plan, consistent with the
zoning regulations requirements for precise plans, to the
Community Development Director for approval . Such precise
plan nav be incorporated in the imorove-ent nians for Tract
1750 .
SECTION 2. This ordinance, together with the names of
council-:embers voting for and against, shall be published once in
full, at least (3) days prior to its final *passage, In the
I
Telegram-Tribune, a e spsper published and circulated in this
city. This ordinance shall go into effect at the expiration of
thirty (30) days after its final passace .
COrdinance No. 1179 (1990 Series)
PD 1449-B
Page 3
INTRODUCED AND PASSED TO PRINT by the Council of the City
of San Luis Obispo at its meeting held on the 18th day of _
Seotenher 1990, on motion of Councilwoman Laooa seconded
by Cn,- ilnan R i=s and on the following roll call vote:
AYES: Councilcecbers Ra;)-a, Reiss, and Mayor Dunin
NOES: Councilme=bers Pinard and Roalman
P_BSEN T: None
-------
.ayor Ron Dunin
ATTES�
_ City Clerk Pan v�og=s
APPROVED:
i
City Administrative officer
O �
1�/,
Community Devel ment Director
C
Ordinance No. 1179 (1990 Series)
FINALLY PASSED this 2nd day of Cc cl-A
19 90on motion of Cou-nciluman Fagpa , seconded by
Vice ."mayor Piss and on the following roll call
vote:
AYES: Cotuncilr.mcers Paaaa, Pe—,ss and Mayor Dunn
NOES: Counci s Pinard and r1calmn
ABSENT: None
Mayor Ron Dunin
ATTEST:
Dt—s.
City Clerk Pam Voges;
�J1
PAIZ(K
a;,N -SP
+0�r c�N+c . + C/0 -4 - SP
OPD IAq
IrI
\ \.
�Asa+ � —2 Z S :ih• .•�::ESV.~�?,r,-".;:��:'::'•:''••:':
•p Z
-N-SP
c
0
r
9
V
::I
O
RP
I 5
y
ti\
V
�I \
•• 7 p (��J
0
'o
J+
J
til
a
•� �r �/,�� I Imo--,� 77-
I I
III TffiD
om,`` .
cut
EE
t
rrrrr
I d