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09/07/2010, PH3 - APPROVAL OF AN AMENDING MAP FOR TRACT 2707, 953 ORCUTT (TR 151-03)
council 09/07/10 acEnda nEpont H . CITY O F SAN LUIS O B I S P 0 FROM: Jay D. Walter,PE-Director of Public Works Prepared by: Diane Dostalek/Hal Hannula SUBJECT: APPROVAL OF AN AMENDING MAP FOR TRACT 2707, 953 ORCUTT . (TR 151-03) RECOMMENDATION Adopt a resolution approving an amending map for Tract 2707 located at 953 Orcutt and authorizing the Mayor to execute a Biological Open Space Easement Agreement. DISCUSSION On September 18, 2007, City Council approved the final map for Tract 2707 by Resolution No. 9928 (2007 Series). See Attachment 1 for vicinity map and Attachment 2 for final map. The final map created 19 lots for the purposes of building 178 residential condominium units. The final map also created two lots for open space purposes along the creeks (Lots A and B) and two lots for drainage basin purposes and a recreational center (Lots C and D). The subdivision.was previously referred to as Tumbling Waters, but is now known as Laurel Creek. The developers elected to submit building plans for the 178 units in phases. Building plans for the first phase were submitted to the City in 2007 and permitted in 2008. Many of those.units have already been completed, sold, and occupied. The first phase of units was permitted under the 2001 California Building Code. On January 1, 2008, the City adopted the 2007 California Building Code. Any building plans not already submitted to the City by January 1, 2008, were required to be designed using the new code. The developers were.aware of the pending change, but did not want to submit building permit applications for the remaining units because the economy had slowed. Instead, the developers chose to redesign their units based on the new code and used that opportunity to incorporate changes to their floor plan based on feedback from homeowners and potential buyers. The revised design was approved by the ARC on December 1, 2008. The change affects 112 of the original 178 condominium units. As a result, the total number of condominium units will be reduced by 6 units to 172 units. The redesigned units will no longer fit the lot lines that were created with the original Tract 2707 map and require the lot lines adjustments. The developers and City staff discussed several procedures available to adjust the lot lines, and it was decided that the amending map process best fit the needs of the developers. What is an amending map? 191 S-/ Council Agenda Report-Amev.�ng Map Approval for Tract 2707 Page 2 The Subdivision Map Act provides a means to revise a final map after it has been filed in the office of the County Recorder. The map may be revised by a certificate of correction or an amending map. California Government Code Section 66469 allows for amendments to a final map for minor technical corrections such as errors in bearings or distances on the map or changes to monuments. This section of the code is the most often used method for amending a map and it can be done administratively, but it does not provide for changes to lot lines. Government Code Section 66472.1 allows a broader scope of map amendments. It reads: "In addition to the amendments authorized by Section 66469, after a final map or parcel map is filed in the office of the county recorder, the recorded final map may be modified by a certificate of correction or an amending map, if authorized by local ordinance, if the local agency finds that there are changes in circumstances that make any or all of the conditions of the map no longer appropriate or necessary and that the modifications do not impose any additional burden on the fee owners of the real property, and if the modifications do not alter any right, title, or interest in the real property reflected on the recorded map, and the local agency finds that the map as modified conforms to Section 66474. Any modification shall be set for public hearing as provided for in Section 66451.3. The local agency shall confine the hearing to consideration of, and action on, the proposed modification." Section 16.14.120.17 of the City Municipal Code authorizes the use of Government Code 66472.1 to amend maps. Adoption of the 2007 California Building Code changed the circumstances, making the lot lines shown on the original map no longer appropriate. Therefore, an amending map can be used to change the lot lines in this particular case because there is no additional'burden on the fee owners, and modifying the lot lines does not alter any right, title,or interest in the real property. The amending map also includes minor revisions to the configuration of existing public and private easements to accommodate the new building footprints and driveway locations. It is the opinion of the developers' surveyor that minor changes to the public easements can be made with the amending map as part of the public hearing process. According to Municipal Code Section 16.14.120.G, approval of the amending map does not change any expiration dates. Why not modify the lot lines using the administrative lot line adjustment procedure? The original final map for Tract 2707 shows monuments to be set on all of the lot lines. The surveyor who signed the map is required by law to set these monuments within a certain time period. Once the monuments are set, the law also provides that these monuments be preserved. Because the lot lines are being moved, it is no longer practical to set the monuments shown on the original map. A certificate of correction could be filed to eliminate the monuments, the lot lines could then be adjusted by a merger and lot line adjustment, and then a Record of Survey could be filed showing new monuments. Rather than process all of these documents, the developer elected to use the amending map procedure because it streamlines the process into one document and provides compliance with the Subdivision Map Act and City regulations, while, in the developer's opinion, resulting in the best end product with the least exposure to all parties. X1/,3-2 Council Agenda Report-Ame...,ng Map Approval for Tract 2707 J Page 3 Why is the City Council holding a public hearing to consider approval of the amending map? Per Government Code 66472.1, a public hearing is required. Furthermore, Section 66472.1 requires the local agency to confine the hearing to consideration of, and action on, the proposed modification. The public hearing cannot be used to reconsider any other conditions or approvals of the project other than the change to lot lines and easements being addressed with the amending map. Municipal Code Section 16.14.120.G states that the public hearing shall be held by the legislative body or advisory agency that originally took final action on the project. The City Council took final action on the original final map for Tract 2707, therefore the City Council is holding the public hearing. Why is a Biological Open Space Easement Agreement needed? Lots A and B of Tract 2707 are owned in fee by the developer, but an open space easement was dedicated over these two lots. Because the Laurel Creek site plan was revised to address the building code changes, it resulted in some minor encroachments of the private pedestrian path into the open space. This encroachment was also supported by the ARC. The Biological Open Space Easement Agreement addresses this encroachment, and places restrictions on general use and maintenance within the open space. The resolution approving the amending map (Attachment 3) also authorizes the Mayor to execute the biological open space easement agreement. CONCURRENCES The Community Development Director, City Attorney, and Natural Resources Manager concur with the recommended action. FISCAL IMPACT There are no fiscal impacts associated with amending the map and approving the Biological Open Space Easement Agreement. ATTACIBVIENTS 1. Vicinity Map 2. Final Map for Tract 2707 approved by Council on 9/18/07 3. Draft Resolution Approving Amending Map and Biological Open Space Easement Agreement g:\staff-reports-agendas-minutes\_car\2010\devrev\tract 2707. 953 Orcutt - Amending map\car-amending map approval for tract 2707.doc P113-3 f J: = // , IM 1 t �r r + • TR/PD PD 1 200 0 200 Feet Tumbling Waters �£Qw c ent w. 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N rr ",i� re r r , QEF i l ;7r. 3 � ir +lkt. +s tot a L 'Miygyy�r ` N N '� ala wua.00m YII.arar0l Attachment 3 RESOLUTION NO. (2010 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING AN AMENDING MAP AND A BIOLOGICAL OPEN SPACE EASEMENT AGREEMENT FOR TRACT 2707 (953 ORCUTT) WHEREAS, the City Council made certain findings concerning the final map for Tract 2707, as prescribed in Resolution No. 9928 (2007 Series); and WHEREAS,the final map was filed in office of the county recorder of San Luis Obispo County on December 7, 2007; and WHEREAS, adoption of the 2007 California Building Code created changed circumstances that made certain conditions of the map no longer appropriate; and WHEREAS, subdivider has submitted an amending map modifying some of the lot lines and easements shown on the recorded map to address the change in circumstances; and WHEREAS, Section 66472.1 of the California Government Code and Section 16.14.1201 of the City Municipal Code provide for a means to amend a map due to changed circumstances; and WHEREAS, the modifications shown on the amending map do not impose any additional burden on the fee owners of the real property; and WHEREAS, the modifications shown on the amending map do not alter any right, title, or interest in the real property reflected on the recorded map; and WHEREAS,the map as modified conforms to California Government Code Section 66474; and WHEREAS, City Council held a duly noticed public hearing to consider the proposed modifications, as required by Section 66472.1 of the California Government Code and Section 16.14.120.E of the City Municipal Code; and WHEREAS, open space easements were dedicated on the recorded map; and WHEREAS, the changed circumstances will result in minor encroachments into the open space easements; and WHEREAS, a Biological Open Space Easement Agreement is required to address the minor encroachments into the open space easement and to restrict property owners' use of the easement areas. R Resolution No. (2010 Se,..;s) Attachment 3 Page 2 NOW,THEREFORE,BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. The amending map for Tract No. 2707 as shown on the attached Exhibit"A" is hereby approved. SECTION 2. The Biological Open Space Easement Agreement as shown on the attached Exhibit`B"is hereby approved. SECTION 3. The Mayor and City staff are authorized to take action necessary to carry out the intent of this resolution. Upon motion of , seconded by and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this day of 2010. Mayor David F. Romero ATTEST: Elaina Cano City Clerk APPROVED AS TO F hristine Dietrick City Attorney T:\Council Agenda Rcports\Public Works CAR\20101DevRev\Tract 2707.953 Orcutt—Amending map\Amcnding Map approval resolution for Tract 2707.doc -Xhibit "All -CS) allO 3 z s � W $ �YL W F J gs� Er z Og w W <m" LU U FinU a H z oW s w 5 e o.2 a °z $ g T �Na Qo qg¢ a0 g _ � Q zZ ¢V LU >O SwZ Oo S U 1- W /1 ~ZWVZi� NLU IINONLL=O J W-W-4m o 0O 3' i v�b LL N70jo _p0200N U � �"� a Ctg i �F��3 ,f{' CQC�N�J8S p29U°o-o } 1 "" W� P� a Ro 11 oxo°zwomp ~ ZRa Z u vy � y a_u �¢ p~ : g C�N�gWza� adoZ,z w 2 �ptFo < ,.., DU5JN°ow= �m z y Z�W N � � O s > Z Q s<d wa� xdS¢w LL z OZ O 6 U �' Peg invt IIK z LLmocw U�xnpw^a� G loa LL LL m�� g w�UOow`g3"i am3y¢NoaO o `m O d'�'a1lllrr —II,,��v lvrv�xl ��O�p ZZLL�w p w N W O W W gid`` �Cflo ie LLUJaG� W a�Z np UJ ��Y �0 O � g ea '�P wZo��. pow Opw g u� i x¢Zo z-O Nw zf�Uwp W u U m1 Z m�w W'U6 NZO pp o S F r OMpz7 W W a CiW WOP J,ZZ N.-K>�U�w r-MOOMmaa co alp 9 g $ N z �d # LU m 51g W e. a Hee S tmtg w Ra m >4 v �' F 0 gra _ 1 foe U 6° > cn 'zgaY 5 W 0 gim W x z g l F'1 W > =-W. �W W a O. gym z= z C7 Y °1 Mi a 2W@ �gaLL ' z "t,28 Y g W z§ @ 0 "4c g a € �lo Wg w E F ON �6 89 Lud _ .....,,.�.-..,..-..«mss - exhibit "k LL F- o Z � yea �iz W o : t Z W rz-a'U�� =�U C z wo gsLaga � ¢ 3 @ggam � aN0 L § w H 15fi mD� 32b �mQ OU O $ R r 3jjny�� d a i �yi2 00130�ud 8 aZ $`he o m WOO W I �Uzim O Na O g:�yser '' 2q2Q �� oU»WW€ Q,UJ ZZ�O W q� s l Z oo �� OMM02 02 <OY! �km2w l //\ W OZ"SO 9p LLY-u1 WWLL < 2gw O W u6 A SF rpici � FO O F Y O y < WW N U yyypy1111 \ /�/ ^ O 1- pig � I~ < 30Fa LML, s cZ �g m t @p• U �° iSuz�< py �Y °2O QjnQ i Q 9 z G ppz4 4 d O 8 <2iOm A M LL.. a $ W oz \� UM, ow'. 6� GGWLL O 20p^gf�V°y 6 2N (y$ y -IFOWa4 n0 W 1-aYi V/ pU6be Z m � : s 2+V w � �` Y 'i '.. 0 qqO ZW� Z F- < g xW a= 3'3 ng W $w ° ri^g W dm N CAM.E 8� ° ¢ "�w 0 a W >$wx W 's�dx"wWwdzewQ'jzwn8g £ i ' p'd@@$�bN! 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I {e.M"� \ ! 7 rt a`\Y' .�� d ,�a• _ Y �i3in�n8 'M t 9nl P:.. •fi .� { '+V K v': e�• / k •sr t. r'#-. a"c. a suer,�',e'/ _'� 8 s" 3 T p x, /�"nneir Y+omc" rt ez i�/t, L:::p• a y ��^r'p�j���@ ,.,} g 3g I ,x,� ti _ •Or ,y° o'^".l:ri'.rh`':a`.rr`Vr:�� I 3 z'6"::i::j I � Ry�y`"�� i. y�f7 de�,`M1 '(f9j.'3^�rl��uf�;ffire:.yA•uie•tu1`.?i I anb 3.r ao ^� QL, IL :. d '1�✓ ..�,� T,�z"'(�` 1 A'•3 •I T'J @e,y � �.:..::bt oS; e. L A�•6db �...:y•'�.;� .ty.�)T:' Oy'/ ` j•�ILI��� V�Vy,•Or/ 0✓. may.) ♦ ,jA r• amu-%. I rLwlzf-nir�� `ilk'13hN3�f .�+........... •(�'Cy�,�'t"r., Abe OJbs �Ya�f< r u'j mn.N.Lax,ee t r il�,.. mo al 1 � Al 15 }) t b� '..��';� 3�•�-/y"•'�' .;1'4` A`,yeF q oP� .ky "1'y 'ex e � �- n Exhibit "B" RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: City of San Luis Obispo Public Works Department 919 Palm Street San Luis Obispo, CA 93401-3249 BIOLOGICAL OPEN SPACE EASEMENT AGREEMENT FOR TRACT 2707 APN 053-064-001 and 053-064-002 This Biological Open Space Easement Agreement, is made and entered into this day of At>Ls+ 20 l o, by and between CITYVIEW LAUREL CREEK 178, L.P., a Delaware limited partnership, hereinafter called "Owner", and the CITY OF SAN LUIS OBISPO, a municipal corporation of the State of California, hereinafter called"City". WITNESSETH WHEREAS, Owner possesses certain property (the "Subject Property") situated within the City of San Luis Obispo, described as follows: Lots A and B of Tract 2707 in the City of San Luis Obispo, County of San Luis Obispo, State of California, as shown in Book of Maps Pages to in the office of the County Recorder of said County, and WHEREAS, the Subject Property has certain natural biological resources, natural scenic beauty and existing openness of importance to the community, and I exhibit "B" WHEREAS, an offer of dedication of a biological open space easement was required pursuant to PD Mandatory Project Feature#13 of City Ordinance No. 1485 (2005 Series) rezoning the Tumbling Waters project site and approving the development plan, which authorized development of a 178-unit residential subdivision of which the Subject Property is a part; and WHEREAS, both Owner and City desire to preserve and conserve for the public benefit the biological diversity, natural scenic beauty and existing openness and other natural conditions on the Subject Property, and WHEREAS, the Owner has offered to dedicate this biological open space easement to preserve the above described values by restricting Owner's use of and activities on the Subject Property through the imposition of a perpetual biological open space easement with the terms and conditions hereinafter set forth. NOW THEREFORE, in consideration of the above recitals,in compliance with Chapter 6.6 of Part 1 of Division 1 of title 5 of the Government Code of the State of California commencing with Section 51070, and in further consideration of the mutual promises, covenants and the conditions herein contained and the substantial public benefits to be derived therefrom, the parties agree as follows: 1. Owner hereby grants to City a biological open space easement (the "Easement") over the Subject Property (the "Easement Area"). Said grant of easement conveys to City an estate and interest in the Subject Property. The 2 �N3 /2 .3 ahibit purpose of the easement is to protect said biological diversity, natural scenic beauty and existing openness and other natural conditions by voluntarily restricting the use of the Easement Area as hereinafter set forth. 2. The restrictions hereby imposed upon the use of the Easement Area by Owner and the acts which Owner shall refrain from doing upon the Easement Area are, and shall be, as follows: a. No structures shall be placed or erected within the Easement Area, except as allowed in item 2(b) below. If desired, "see-through" fencing appropriate to open space preservation may be allowed if approved by the City's Architectural Review Commission. b. Portions of the pedestrian path and associated improvements such as pathway lighting, conduit, minor retaining wall adjacent to path, and landscape irrigation may be constructed within the Easement Area. Said encroachment shall be subject to review and approval by the City's Community Development Director and Natural Resources Manager. c. No signs, billboards, or similar structures or devices or advertising of any kind or nature may be located on or in the Easement Area. d. Owner shall not plant or permit to be planted any vegetation within the Easement Area, except for erosion control, fire protection, or soil stabilization as allowed or approved by the City's Natural Resources Manager or his/her designee. e. Owner shall not remove or permit to be removed any vegetation within the Easement Area, except as reasonably necessary for fire protection, hazard 3 P�� /� exhibit °BII abatement, or replacement or removal of dead vegetation, as allowed or approved by the City's Natural Resources Manager or his/her designee. f No extraction of surface or subsurface natural resources shall be allowed. g. The general topography of the Easement Area shall be preserved in its natural condition. 3. This Easement shall remain in effect in perpetuity. 4. This grant may not be abandoned by the City except pursuant to all of the provisions of Section 51093 of the Government Code of the State of California. 5. This grant of biological open space easement, as specified in Section 51096 of the Government Code of the State of California, upon execution and acceptance in accordance with Chapter 6.6 of Part I of Division I of Title 5 of the Government Code of the State of California commencing with Section 51070, shall be deemed an enforceable restriction within the meaning of Article XIII, Section 8 of the Constitution of the State of California. 6. Land uses permitted or reserved to the Owner by this grant shall be subject to the ordinances of the City regulating the use of land. 7. The City shall have the right of access to remove any drainage obstructions as needed to provide for the conveyance of creek flows, subject to the review and approval of other agencies with regulatory control over work done in the riparian corridor, specifically the State Department of Fish and Game and the U. S. Army Corps of Engineers. - exhibit "B" 8. The terms and conditions contained herein shall be binding on the parties hereto and their heirs, successors and assigns. IN WITNESS WHEREOF, the parties hereto have executed this document on the day and year first written above. OWNER/GRANTOR CITYVIEW LAUREL CREEK 178,L.P., a Delaware limited partnership By: CityView Laurel Creek, LLC, a Delaware limited liability company, its General Partner By: . Z-Z Sean Burton,Managing Director ALL SIGNATURES MUST BE NOTORIZED CITY OF SAN LUIS OBISPO By David F. Romero, Mayor ATTEST: CITY CLERK Elaina Cano APPRO ED AS TO F Y ATTORNEY Christine Dietrick CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT i State of California County of On Z 1010 before me, ! 00 Date �— Here Insert ame an isle of the Officer personally appeared t') to _7�V r "t/1 Name(s)of Signer(s) who proved to me on the basis of satisfactory evidence to be the personk) whose names) .is/al:e subscribed to the within instrument and acknowledged 0111 - to me that he/s4sA4ey executed the same in WMID J.KDOPMAN his/4e#4heir authorized capacity(iesj, and that by Commission t 1868624 his/hoWtheir signaturel`s) on the instrument the Notary Public-California s persoi*), or the entity upon behalf of which the Los Angeles County erson p (' acted, executed e , execuethe instrument. Comm. fres Nov 14.2013+ 1 4 1 I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my frd and offic' I seal. I Place Notary Seal and/or Stamp Above SIg Slghature f Nota Publio OPTIONAL Though the information below is not required by law,it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattachment of this form to another document. Description of Attached Document Title or Type of Document: o vt Document Date: — 1Z J Number of Pages: .� Signer(s)Other Than Named Above: Capacity(ies) Claimed by Signer(s) Signer's Name: Signer's Name: ❑ Corporate Officer—Title(s): ❑Corporate Officer—Title(s): ❑ Individual ❑Individual ❑ Partner—❑Limited ❑General Top of thumb here ❑Partner—❑Limited ❑General Top of thumb here ❑ Attorney in Fact ❑Attorney in Fact ❑ Trustee ❑Trustee ❑ Guardian or Conservator ❑Guardian or Conservator ❑ Other: ❑Other: Signer Is Representing: Signer Is Representing: 02008 National Notary Association•9350-:.'oto Ave.P.O.Box 2402•Chatswonh,G` ?;?1!.2402-w .NationalNot:r; -'; :,¢ 05907 Reorder Call Toll-Free 1.800.876-6827 l\ ti IIIIIIIIII���������III��I`I�II� counat mEmonanbum ,city of san lues oslspo, aammstuatlon aeparztmentL i 01W &Py �i91 alp DATE: September 7, 2010 1 12rCOUNCIL 3-CD0 DIR Llre7ka CM aFIN DIR TO: City Council PfA�O NrE1Y1 aPw DIR aFIRE HIEF QrCLERK/ORIG 2-POLICE CHF FROM: Katie Lichtig, City Manager I] DEPHEADS Q AEC DIR I—" M-UTIL DIR _�_-tTLaBunJ� By: Jay Walter, Public Works Director B HR DIR: SUBJECT: Item PH-3: Tract 2707 Amending Map and Impacts to Open Space , e The questions listed below were asked by Council Member Marx in relation to item PH-3 on tonight's City Council Agenda. As discussed in the agenda report, changes to the building code in 2008 necessitated changes to the building designs approved for Tract 2707 (Laurel Creek). The revised building designs were reviewed and approved by the ARC on December 1, 2008. The ARC's approval included approval of minor encroachments into the creek setback area. The ARC's approval letter is attached (Attachment 1), and the agenda report written for the ARC will be placed in the Council Reading File for additional background information. 1. What is the specific impact to Open Space? The ARC determined that the "creek setback encroachment is minor and will cause no loss of riparian vegetation, in compliance with mitigation measures BIO/mm-7 and BIO/mm-8." In total, the ARC approved nine findings in support of the encroachments, and an EIR addendum prepared for the project concluded that there were no new environmental impacts associated with the revised building designs. rl Cp C C C I� /01E D 2. What are the `'minor encroachments?" SEP 0 77 2010 — %0 CITY CLERK _. .,_,:._..._...._.. -_......�:--.:.__. _. The long, ashed line BAY DEAF DRIi_ I �68°Z' represents the creek setback. The comer of ne,t Building 24 and the adjacent perimeter path falls within the setback area. RED FILE MEETING AGENDA DAT E:11-71,o ITEM # pk3 C Documents and Settings�mcodronDesktop%Tract2707(open space).doc Council Memorandum (Item PH-3) September 7, 2010 Page 2 CORIANDER LANE Building 31 and Building 11 also encroach a small amount in the required creek setback area. The perimeter path adjacent to these Q Q buildings is also located in the setback area. The findings for creek setback exceptions �.._ are included in the Recommendation,below. w \ 371 �;. The minor encroachments are shown in the graphics above. A site plan is attached for reference (Attachment 2). The total building encroachment is 137 square feet. The Council is being asked to approve a Biological Open Space Easement Agreement that reflects the encroachments shown above. 3. What is the Natural Resource Manager's input regarding this open space issue? The Natural Resources Manager supported the ARC's approval of the encroachments in 2008 because there are no open space impacts that will occur. Specifically, no riparian vegetation needs to be removed to accommodate the revised building designs. The encroachments are into the setback area, not into the resource area. The proposed easement, which is before the Council for approval, implements restrictions on the general use of the open space, and establishes maintenance requirements within the easement that are the responsibility of the property owner. Council approval of thi's easement will improve staffs ability to monitor and enforce the City's requirements. Attachments: 1. ARC Approval Letter, 12-1-08 2. Site Plan with building numbers ATTACHMENT 1 lill���l�lllnll���������� �@IIIIIIIIII� c1tyof sAn hili oBispo Community Development Department• 919 Palm Street, San Luis Obispo, CA 93401-3218 December 9, 2008 Ben Ferrari Watt Communities 201 S. Miller Road, Suite 108 Santa Maria, CA 93454 SUBJECT: ARCPR 151-03: 861 and 953 Orcutt Road Review of a plan revision proposed for the Laurel Creek project affecting the design of 112 units and request for creek setback exceptions for a perimeter trail and three residential buildings Gentlemen: The Architectural Review Commission, at its meeting of December 1, 2008, granted final approval to your project, based on the following findings, and subject to the following conditions and code requirements: Findings — Community Design Guidelines 1. The project maintains a high quality of craftsmanship in development through use of authentic building styles, design elements, and materials. The project incorporates elements of Craftsman and Mission building styles in an authentic manner. 2. The project buildings are clustered to achieve a "village" scale. The various buildings are designed to create a visual and functional' relationship with one another. The buildings are designed so that their entrances open up to the project paths and sidewalks and the garages only face the motor courts. In addition, each street terminates at an open space feature, providing pleasant views from the project roadways. 3. The project buildings provide a sense of human scale. The project buildings incorporate significant wall and roof articulation to reduce apparent scale. Roofs are multi-planed to avoid large, monotonous expanses. Horizontal and vertical wall articulation is expressed through the use of elements such as wall offsets, recessed windows and entries, awnings, and second-floor setbacks. 4. The project buildings incorporate setbacks at the ground-floor level and/or upper levels (stepped-down) along street frontages such that they do not .visually dominate the adjacent neighborhood. �EThe City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. ` Telecommunications Device for the Deaf(805)781-7410. ATTACHMENT 1 ARCPR 151-03 � Page 2 5. The project buildings' elements are in proportion. Building designs demonstrate continuity, harmony, simplicity, rhythm, and balance and are in proportion to one another. 6. The project's internal streets are designed as if they were pleasing public streets, with comprehensive streetscapes including sidewalks, and planting strips between curb and sidewalk with canopy trees. 7. The project landscaping is planned as an integral part of the overall design and not simply located in "left-over" areas. Landscaping is used to help define outdoor spaces, soften the project structures' appearance, and to screen parking, loading, storage, and equipment areas. 8. Where visual screening at ground level is required (for those portions of the development visible from Broad Street and Orcutt Road), the project utilizes a combination of elements as appropriate, such as walls, berms, and landscaping. 9. The project maintains views of the South Street Hills and the Santa Lucia Foothills to the greatest extent possible. Findings —Creek Setback Exceptions 10. The location and design of the proposed pedestrian paths will minimize impacts to riparian habitat, because the creek setback encroachment is minor and will cause no loss of riparian vegetation, in compliance with mitigation measures BIO/mm-7 and BIO/mm-8, which prescribe actions that must be taken to prevent/mitigate potential impacts to riparian vegetation. The path has been designed to meander along the creek setback boundary with the majority of the path being outside the required setback. When it is finally constructed, a fence will separate the creek corridor from the active path, and less than 50% of the creek setback area will be enclosed, consistent with the City's Creek Setback Ordinance. 11. The exception will not limit the City's design options for providing flood control measures because the proposed pedestrian paths are at grade and provide no barrier to historical drainage flows. 12. The exception will not prevent the implementation of City-adopted plans, because City policies promote high-density residential development on the project site, and approval of the project includes a requirement to implement a riparian corridor enhancement plan, which was approved as part of the construction plans for the first phase of the project. 13. There are circumstances applying to the site that do not apply generally to land in the vicinity with the same zoning that would deprive the property of privileges enjoyed by other property in the vicinity with the same zoning, because the project site is occupied by four separate creeks and creek setback exceptions were approved for the neighboring residential project to allow for flexibility in site ATTACHMENT 1 ARCPR 151-03 Page 3 planning and to implement General Plan programs that call for high-density residential within the zone. 14. The exception will not constitute a grant of special privilege because the exceptions are being made to preserve density on the project site and the site was rezoned from Manufacturing specifically for the purpose of providing a high-density residential project. Development plans in the immediate vicinity also encroach into the City's required creek setback area, and these exceptions were evaluated in the project EIR. All mitigation measures from the EIR are still in effect and will apply to all projects in the vicinity equally. 15. The exception will not be detrimental to the public welfare because it enables construction of a pedestrian path and residential buildings that enhance public safety and welfare. The path is an amenity for occupants of the project that will have no impact on flooding or create other hazards. 16. The site cannot be developed to its full potential without an exception because site redesign will result in the loss of a minimum of three housing units, which is inconsistent with the project approvals for high-density residential development in consideration of the minor nature of the exception. 17. Redesign of the project would deny the property owner reasonable use of the property because it will further reduce development anticipated by the City-initiated rezoning of the project site for the express purpose of implementing a Housing Element program to provide for high-density residential development. 18. The Community Development Director has determined that a new biological survey is not necessary because such surveys were performed for the project EIR and all mitigation measures and monitoring requirements from the EIR are still in effect and will apply throughout construction of the remainder of the project. Conditions 1. All.mitigation measures adopted by Council Resolution No. 9747 remain in effect through the completion of the project. 2. Project plans submitted for future construction permits shall be in substantial compliance with the floor plans and elevations approved by the ARC for the revised building designs. 3. All conditions of approval established by the ARC's original project approval remain in effect for the project, except for the building design modifications (elevations, building footprints, and associated landscaping) approved as part of this action. AJ ATTACHMENT 1 ARCPR 151-03 Page 4 , 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. 1. Each dead-end water main shall terminate with a blow-off assembly. 2. The applicant shall submit revised public improvement plans for Tract 2707 to install a raised island and appropriate signing and striping at the southernmost driveway on Sacramento to restrict turn movements at the driveway to right-in/right-out only. The raised island shall have a mountable curb, so it can be traversed by emergency vehicles. The landscape plans shall also be revised, so that no bushes or shrubs exceeding 3' in height shall be planted between the southernmost driveway and the creek within the sight triangle. The raised island shall be constructed prior to occupancy of any units being served by the southernmost driveway. 3. Prior to release of the 10% guarantee and defective material bonds for Tract 2707, the operation of the southernmost driveway shall be evaluated. If, at any time prior to release of said bonds, the safety or operation of the driveway is deemed inadequate by the City, the applicant shall, within 90 days of notification by the City, install bollards at the driveway to prohibit all vehicular access. Pedestrian and bicycle access shall continue to be provided at the driveway. All future owners of units within Tract 2707 shall be notified of the possibility of said driveway being closed to vehicular access. 4. The existing lot lines shall be adjusted prior to building permit issuance, so buildings do not cross property lines. 5. A new or revised easement for open space shall be recorded in conjunction with the lot line adjustment or building permit, whichever is first. A new or revised open space agreement may be required. 6. A new or revised easement for common access, parking, drainage, public utility, private utility, water, and sewer shall be recorded in conjunction with the lot line adjustment or building permit, whichever is first. 7. The improvement plans for this project shall clearly indicate that the storm drain line crossing Sacramento Drive and the storm drain lines leading to the basin are to be private lines. A recorded agreement addressing maintenance of the private lines shall be required prior to building permit issuance or approval of improvement plans. It is recommended that the proposed 12" storm drains lines be increased to 18" minimum for maintenance purposes. ATTACHMENT 1 ARCPR 151-03 Page 5 8. Fire Department Access: Access shall be in accordance with Chapter 5 of the California Fire Code (CFC). Access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of 13' 6". Access roads shall be designed and maintained to support the imposed loads of a 60,000 pound fire apparatus and shall be.provided with a surface so as to provide all-weather driving capabilities. 9. Address Numbers: Approved address numbers shall be placed on all new buildings in such a position to be plainly visible and legible from the street fronting the property. Numbers shall be a minimum of 5" high x 1/2" stroke and be on a contrasting background. 10. Water.Supplies: Water Supplies shall be in accordance with Sections 508 of the CFC. An approved water supply capable of providing the required fire flow for fire protection is required. The fire flow shall be determined using Appendix B of the CFC. 11. FireDepartment Access to Equipment: Rooms or areas containing controls for air-handling systems, automatic fire-protection systems, or other diction, suppression, or control elements shall be identified for use by the fire department and shall be located in the same area. A sign shall be provided on the door to the room or area stating "Fire Sprinkler Riser" and "Fire Alarm Control Panel". 12. Knox Box: A Knox Box shall be provided on the outside of the Fire Sprinkler Riser Room with a key to the room. 13. Fire Protection Systems and Equipment: Fire protection systems shall be installed in accordance with the CFC and the California Building Code. An approved NFPA 13R system will be required for this project. Shop Drawings and Specifications shall be submitted for review and approval prior to installation. Maintenance agreements of the fire sprinkler system shall be included in the CC&R's of this project. 14_ Fire Safety During Construction: Buildings undergoing construction, alteration, or demolition shall be in accordance with Chapter 14 of the CFC. The decision of the Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by the decision may file an appeal. Appeal forms are available in the City Clerk's office or on the City's website (www.slocity.org). The fee for filing an appeal is $100 and must accompany the appeal documentation. While the City's water allocation regulations are in effect, the Architectural Review Commission's approval expires after three years if construction has not started, unless the Commission designated a different time period. On request, the Community Development Director may grant a single, one-year extension. ATTACHMENT 1 ARCPR151-03 Page 6 If you have any questions, please contact Michael Codron at 781-7175. Sincerely, V117 !GU Pamela Ricci, AICP Senior Planner cc: County of SLO Assessor's Office \ -1 + t 1N3WHDV11V { R AWACHMENT 2 t a 9 w � w n Z 0 Y x Ot F 9 3 w o E Zi P 3 Q ? �9 ygygd z ¢O Y D p(aa 4�, y WQ w k MI e J $ U)m 5# 3 `o r Illllllllll������l�llallll� council mEm01Zan6um city of sari Luisosispo, a6mfnistmtlo6E6aiitment DATE: September 3, 2010 TO: City Council RECEIVED SEP 0 3 2010 FROM. Michael Codron, Acting Assistant City Managc<l\ ) SLO CITY CLERK SUBJECT: Tract 2707 Fee Request (Item PH-3) The attached letter was recently received from Watt Companies, the developer of Tract 2707, also known as the Laurel Creek Subdivision. The developer is requesting that all fee amounts for the project be frozen for the duration of the project. Currently, vested rights are set to expire on December 7, 2010, and fees associated with construction permits submitted after that date would be levied at current rates. Staff is aware that a representative of Watt has contacted individual Council Members regarding this situation, and the purpose of this memo is to inform the Council that a written request had been submitted to staff, and that a response is being prepared. A copy of the staff reponse will be provided to the City Council when it is completed. Staff also wants to make it clear to Council Members that this fee request is completely unrelated to Item PH-3 on the September 7th Council agenda. As noted on Page PH-3-2 of the agenda packet, approval of an amending map does not change any expiration dates. As a result, the Council's decision on this item will have no effect on fees. NA�� Copy em��� � N@/I�LI Ll'CDD DIR RED FILE C�t'FIN DIP MEETING AGENDA 13Rno Y EYPW SIRE CHIEF O tLERK/ORIG ROL CIE CHF DA 'R ITEM #-M-2— ❑ DEPT HEADS aPOLErAEC DIR Pie' E!"UTILDIR I 2HR DIR BILI Sw Ccr! alms cfry race G:\Staff\Codron\CAR\memos\Tmct2707 fees(memo).doc August 17, 2010 t Tim Girvin Chief Building Official WATT COMMUNITIES City Of San Luis Obispo 919 Palm Street San Luis Obispo, Ca 93401 Mr. Girvin, Per the recommendation of the City Manager's office, this letter formerly submits a request to the Building and Safety Department that freezes all City of San Luis Obispo fees at the amounts required when Tract Map 2707 was recorded for the duration of the project. As you are well aware, when the vesting rights of Tract Map 2707 expire, the development will be subject to the fees at today's rates. Through a quick calculation, when the rights expire, approximately $1,815,690.49 will be added to the cost of the project in Building and Safety and other impact fees, the highest of which is the Water Impact Fee that Will add $5,708/unit. With today's economic climate in mind, we have lowered the price of our homes and are still experiencing a very slow sales rate. This, coupled with a large fee increase, will slow the pace of development and may stop development altogether. The project makes less sense to build-out as we lose more money and the cost to build continues to increase. I am aware that City staff is preparing a report to the City Council about this situation and how it may affect us and other builders as well. I am also aware that the answer to my request will most likely need to come from the City Council. Will you please process this request letter in order to.put it in a position where the council can make a decision? Thank you for assistance in this matter. Sincerely, WATT CO IT Efrem o n Proje nager cc: Michael Codron, City Ma ager Office 2716 Ocean Park Bouleurd,Suite i 90405i :i council agenda rtem noti fication iiii�llllllllll Ili � Notification for the Preliminary Agenda is due to the Office of the City Clerk by NOON ON MONDAY--15 DAYS BEFORE THE COUNCIL MEETING. ,.Q J Approval of an amending map for Tract 2707, 953 Orcutt (TR 151-03) V �1.9LA44 . L R?6�6�,-v S Preliminary Recommendation Adopt a resolution approving an amending map for Tract 2707 located at 953 Orcutt and authorizing the mayor to execute a biological open space easement agreement. Department Head Department Walter Hannula/Dostalek 30 minutes X Public Hearing ❑ Business ❑ Consent ❑ Appointment ❑ Study Session Notification Strategy Yes No Legal Notification Is Required X ❑ Mailing Labels Attached X Obtain From.Land Use Inventory O Use Plan Application ,❑ Camera Ready Ad Map Attached ❑ Estimated# of Signs - Expanded Outreach ❑ X ❑ Mailing Labels Attached ❑ Department Will Notify (Attach list of"stakeholders"for the record.) ❑ Other(ex. Chumash Tribal Council) Special Requests Please summarize any special needs such as immediate signatures, recordation or other urgent follow-up, and when these will be required. w I • • 1 - rr+• Nl .� '�b;� ��..il+:-.•�f4,a1R�+ pit a���,,' `,fr ,flt=j► * ar.. =l�IIl�• + U� rpt �� /+ � !�'tt ♦moi�♦ 4. �. �..t �+��� ul- 1��IlJIS'1? +*��\�� -I��� � � > r, `��►��tt�+�i+*1��i���'� i07���•+ri~ 'u �llt'JIItJI: r11����It* .I! ' �►I��e * a1 w UuugLf s t 11 n` IIILU_I%S �. , r ♦ ��:� IF, Ira � r 1 1 1 ► r� � !' fa =�i,c�illlll ���L>(► ♦sal: r.. .illtJpll lIRJ1I. ,lJulJ. � `r .� - 1.•tr 1 !i JIINIIlJI Ii1Nl1l:•'=�IJlll�i� � ,�;L"'r�s�l' �`��```,��. ``'.`� tS �nr� .urq pulruuq • �I�IIINIINIHIItJIIIJii1111J11Nlllf. . � �`'�' ^'���.� ` tt�t �►���+ ���,`r�` t';� C►��IIIv.�_ too f/lttr[Iu1+INS. �IF IN- 11 �� �4f t•ti`YP+++tom+\/��/� �•;r � 1 .�, Q' Iiri ti I';- •- 111r Jrf� [. 4`�+��,.1 y� 1����a'♦♦r��4� i;ifau i �riia.'i -•ir:��.�j � rnrim Se EMMA,' �,�+�+►�+1�': CITY • �'i,;+11•«IDN �.• �.•t��;Ills, '� OF •' •• •.• 955 MORRO STREET SAN LUIS OBISPO,CA 93401 ;1 1 t 1• 8rz6r2010 09:43:40 AMELLO Label List Page 3 Occupants 0 meten File Number. TR 151-03 Source Address: 861 ORCUTT TR 151-03(SLOTR2707) Owners 300 meter. MILLER ANN E ETAL 3380 BROAD ST MILLER DANE L&ANN E 3380 BROAD ST duplicate MONACO LESLIE 802 BAY LEAF DR NUNEZ FREDERICK C&IRENE P 860 TARRAGON LN OVEREN STEVEN P 854 TARRAGON LN RANDALL MICHAEL J 852 TARRAGON LN ROGERS NORMA R TRE ETAL 1338 BALBOA AVE(for 3419 MIGUELITO) RYAN NATHAN ETAL 862 TARRAGON LN SCHRAMM KURT J TRE 850 TARRAGON LN SINGEWALD AIRLIN M 858 TARRAGON LN San Luis Obispo City Housing Authority P.O.Box 1289(for 0'REMNANT) non-mail TICKELL FAMILY LIMITED PARTNERSHIP%WILLIAM E TICKELL JR 3233 DAVIS CANYON RD(for 0 IRAILROAD R-O-W)duplicate TICKELL FAMILY LIMITED PARTNERSHIP%WILLIAM E TICKELL JR 3233 DAVIS CANYON RD(for 3330 BROAD) duplicate TICKELL FAMILY LIMITED PARTNERSHIP%WILLIAM E TICKELL JR 3233 DAVIS CANYON RD(for 3360 BROAD) duplicate TICKELL FAMILY LIMITED PARTNERSHIP%WILLIAM E TICKELL JR 3233 DAVIS CANYON RD(for 791 ORCUTT) TUMBLING WATERS INC %WATT COMMUNITIES ATTN EFREM JOELSON(for 3245 LAVENDER) TUMBLING WATERS INC %WATT COMMUNITITES ATTN EFREM JOELSON(for 953 ORCUTT) duplicate VASQUEZ LUIS A&ORIETTA 820 BAY LEAF DR VILLAGE MARKETPLACE LLC %DAN M LEMBURG 3212 BROAD ST VILLAGE MARKETPLACE LLC 3212 BROAD ST#200 WEST WILLIAM E&SHELBY K 864 TARAGON DR WOOLEVER JAMES J 814 BAY LEAF DR 44 labels primed on 812 612 01 0 at 09:43:40 by AMELLO 8/26/2010 09:43:40 AMELLO J Label List Page 2 Occupants 0 meter: File Number. TR 151-03 Source Address: 861 ORCUTT TR 151-03(SLOTR2707) Owners 300 meter- (for TA/05 NO OWNER-LANDUSE DA) deleted (for TA/05 NO OWNER-LANDUSE DA) deleted (for TA/05 NO OWNER-LANDUSE DA) dem ACACIA CREEK LP %WESTPAC INVESTMENTS INC 895 AEROVISTA PLACE#100(for 3450 BROAD) ANDERSON EVA M HEIRS OF ETCON %JOHN C ANDERSON 3398 BROAD ST ANDERSON MARGO A 866 TARRAGON LN ASHMORE ASHLEY TRE 1450 MADONNA RD(for 3388 BROAD) BAGNALL GARY W TRE ETAL %KEN FONTES 3650 SACRAMENTO DR(for 3100 MCMILLAN) GAYLY ROY D 1118 THERESE M 3424 SACRAMENTO OR BAYLY ROY D III 8 THERESE M 3424 SACRAMENTO DR duplicate BODEMER BRETT 8 MARGARET 119317TH ST(for 832 TARRAGON) BYERS CHAD ETAL 808 BAY LEAF DR CITYVIEW LAUREL CREEK 178 LTD PTP AfiWATT COMPANIES 2716 OCEAN PARK BLVD 02025(for 802 BASIL) duplicate CITYVIEW LAUREL CREEK 178 LTD PTP&WATT COMPANIES 2716 OCEAN PARK BLVD 02025(for 803 BASIL) duplicate CITYVIEW LAUREL CREEK 178 LTD PTP&WATT COMPANIES 2716 OCEAN PARK BLVD#2025 duplicate CITYVIEW LAUREL CREEK 178 LTD PTP A6WATT COMPANIES 2716 OCEAN PARK BLVD 02025(for 781 BAY duplicate LEAF) CITYVIEW LAUREL CREEK 178 LTD PTP AfiWATT COMAPNIES 2716 OCEAN PARK BLVD#2025(for 816 BAY duplicate LEAF) CITYVIEW LAUREL CREEK 178 LTD PTP AfiWATT COMPANIES 2716 OCEAN PARK BLVD#2025(for 809 duplicate CORIANDER) CITYVIEW LAUREL CREEK 178 LTD PTP&WATT COMPANIES 2716 OCEAN PARK BLVD#2025(for 810 duplicate CORIANDER) CITYVIEW LAUREL CREEK 178 LTD PTP AfiWATT COMPANIES 2716 OCEAN PARK BLVD#2025(for 860 duplicate CORIANDER) CITYVIEW LAUREL CREEK 178 LTD PTP AfiWATT COMPANIES 2716 OCEAN PARK BLVD 02025(for 873 duplicate CORIANDER) CITYVIEW LAUREL CREEK 178 LTD PTP A6WATT COMPANIES 2716 OCEAN PARK BLVD#2025(for 3202 FENNEL)duplicate CITYVIEW LAUREL CREEK 178 LTD PTP A6WATT COMPANIES 2716 OCEAN PARK BLVD#2025(for 3203 FENNEL)duplicate CITYVIEW LAUREL CREEK 178 LTD PTP AfiWATT COMPANIES 2716 OCEAN PARK BLVD 02025(for 3242 FENNEL)duplicate CfTYVIEW LAUREL CREEK 178 LTD PTP AfiWATT COMPANIES 2716 OCEAN PARK BLVD#2025(for 861 ORCUTT) CITYVIEW LAUREL CREEK 178 LTD PTP PAWATT COMPANIES 2716 OCEAN PARK BLVD#2025(for 838 duplicate TARRAGON) CITYVIEW LAUREL CREEK 178 LTD PTP A6WATT COMPANIES 2716 OCEAN PARK BLVD#2025(for 844 duplicate TARRAGON) CITYVIEW LAUREL CREEK 178 LTD PTP AfiWATT COMPANIES 2716 OCEAN PARK BLVD 02025(for 3268 duplicate WINTERGREEN) COI LEN JOHN R 810 BAY LEAF DR DIXON DORIS R TRE 4796 RIGHETTI RD(for 810 ORCUTT) DIXON DORIS R TRE 4796 RIGHETTI RD(for 830 ORCUTT) duplicate FARMERS BROS CO A CAL CORP 20333 SO NORMANDIE AVE(for 3415 MIGUELITO) FIDUCIARY PROPERTIES INC %TONY PETRUZZI 1000 MILL ST(for 3195 MCMILLAN) HENDERSON ROBERT L TRE ETAL 600 TAYLOR PL(for 950 ORCUTT) HORTON ISAAC J 8 MOLLY A 846 TARRAGON LN HUNTER JOHN TRE ETAL 141 CHORRO ST(for 3138 MCMILLAN) HUNTER JOHN TRE ETAL 141 CHORRO(for 800 ORCUTT) duplicate JONES COLIN P 840 TARRAGON LN JONES JEFFREY E 804 BAY LEAF DR KOENIG GREGORY A TRE ETAL 100 S FOOTHILL RD(for 822 BAY LEAF) LAMB DAVID 842 TARRAGON LN LAUE SETH 834 TARRAGON LN LAWRENCE WILLIAM 830 TARRAGON LN LEHNHOFF RICHARD T 856 TARRAGON LN MARTIN WILLIAM J ETAL %JERRY M REISS PO BOX 15914(for 3055 DUNCAN) MCCONNELL JONATHAN WJ IV %JON MCCONNELL 836 TARRAGON LN Post Card Text: )l September7,2010 ` v DESCRIPTION: Approval of an amending map for Trac 2707,953 Orcutt(TR 151-03) Contact Hal Hannula(805)781-7201 6/2612010 09:43:40 AMELLO Label List Page 1 Occupants 0 meter. File Number. TR 151-03 Sounx Address: 861 ORCUTT TR 151-03(SLOTR2707) Owners 300 meter. Occupants OCCUPANT 781 BAY LEAF non-mail OCCUPANT 785 BAY LEAF non-mail OCCUPANT 789 BAY LEAF non-mail OCCUPANT 793 BAY LEAF non-mail OCCUPANT 3202 FENNEL non-mail OCCUPANT 3203 FENNEL non-mail OCCUPANT 3206 FENNEL non-mail OCCUPANT 3207 FENNEL non-mail OCCUPANT 3210 FENNEL non-mail OCCUPANT 3211 FENNEL non-mail OCCUPANT 3214 FENNEL non-mail OCCUPANT 3215 FENNEL non-mail OCCUPANT 3218 FENNEL non-mail OCCUPANT 3219 FENNEL non-mail OCCUPANT 3221 FENNEL non-mail OCCUPANT 3222 FENNEL non-mail OCCUPANT 3226 FENNEL non-mail OCCUPANT 3230 FENNEL non-mail OCCUPANT 3242 FENNEL non-mail OCCUPANT 3246 FENNEL non-mail OCCUPANT 3250 FENNEL non-mail OCCUPANT 3251 FENNEL non-mail OCCUPANT 3253 FENNEL non-mail OCCUPANT 3254 FENNEL non-mail OCCUPANT 3260 FENNEL non-mail OCCUPANT 3264 FENNEL non-mail OCCUPANT 3267 FENNEL non-mail OCCUPANT 3268 FENNEL non-mail OCCUPANT 3269 FENNEL non-mail OCCUPANT 3272 FENNEL non-mail OCCUPANT 3275 FENNEL non-mail OCCUPANT 3276 FENNEL non-mail OCCUPANT 3277 FENNEL non-mail OCCUPANT 3279 FENNEL non-mail OCCUPANT 3280 FENNEL non-mail OCCUPANT 791 ORCUTT non-mail OCCUPANT 861 ORCUTT OCCUPANT 861 ORCUTT# non-mal OCCUPANT 783 PEPPERMINT non-mail OCCUPANT 787 PEPPERMINT non-mail OCCUPANT 791 PEPPERMINT non-mail OCCUPANT 0 IRAILROAD R-O-W non-mail Owners