HomeMy WebLinkAbout02/21/1989, 5 - A. TRACT 1359: SUBDIVISION TO CREATE 23 SMALL SINGLE-FAMILY LOTS, A RAILROAD BUFFER AREA AND COMMON jIlhl%jjQjjXj II CTLY Of San as OBISPO meeting date:
Emil ,A, CO NCIL AGENDA REPO 2-21-s9
u RT
\ \1 FROM Michael Multari, Community Development Director By: Judith Lautner
SUBJECT:
A. Tract 1359: Subdivision to create 23 small single-family lots, a railroad
buffer area and common area, next to the Railroad tracks off Tank Farm Road, in the
Edna Islay Specific Plan area.
B. PD1425: Planned Development rezoning to change the designation of a portion of
the 5-acre site from R-2-SP to R-1-PD-SP, to allow smaller lots and various
exceptions to the subdivision regulations for a residential development.
CAO RECOMMENDATION:
1. Pass to print an ordinance changing the zoning to R-1-PD-SP.
2. Adopt a resolution approving the tentative tract map.
BACKGROUND
Discussion
The applicants want to subdivide the last undivided lot in the Edna side of the
Edna-Islay Specific Plan area into twenty-three small single-family lots on private
- streets, with a commonly-owned railroad buffer area and creek protection area. To allow
the smaller-than-normal sized lots and other exceptions, and to allow a minor change to
the number of bedrooms allowed, the applicants are asking for a Planned Development
rezoning to R-1-PD-SP.
The planned development proposal is similar in virtually every respect to a condominium
subdivision. However, for marketing reasons, the applicants have chosen to create
tangible lots on private streets rather than air-space or "postage-stamp" lot
configurations. No other subdivision in the city has been created in exactly this way.
The subdivision is consistent with the Edna-Islay Specific Plan standards, except for
density. The density exceeds the number set in the specific plan for this site.
However, the site is significantly larger than the specific plan estimate, and meets
zoning regulations standards.
The Planning Commission considered the subdivision and planned development requests on
January 25, 1989, and recommends the council approve them.
SIGNIFICANT IMPACTS
No significant environmental impacts are likely to result from approval of the rezoning
or the subdivision..
CONSEQUENCES OF NOT TAKING THE RECOMMENDED ACTION
If the council denies the subdivision and rezoning, the applicants will be required to
resubmit plans before any construction can take place on the property.
Biu �hll��pa ►�I�III city of san Lais ompo
i COUNCIL AGENDA REPORT
I.act i359
PD 1425
Page 2
Data summary
Address: 1024 Tank Farm Road
Applicants/property owners: Santa Lucia Hills
Representative: Brian Conroy
Zoning: R-2-SP and C/OS-40-SP
General plan: Low-density residential
Environmental status: EIR certified by the council in 1982; no further study necessary
Project action deadline: March 24, 1989
Site description
The site is relatively flat, sloping at about four percent from the railroad to the
corner of Tank Farm and Hollyhock. The railroad runs along the easterly boundary of the
site, and the "north creek" approximates the northwesterly irregular boundary. The third
leg of the essentially triangular-shaped property is bounded by Tank Farm Road. Except
for riparian vegetation in the shallow creek, no significant vegetation exists on-site.
Proiect description
The developer wants to build 23 dwellings on a five-acre site. Seventeen of the
dwellings would be three-bedroom, and six two-bedroom. The homes are to be built on lots
that average 4,020 square feet, almost 2,000 square feet smaller than normally allowed by
the subdivision regulations. Frontage is to be on private streets, and averages 60'.
The project includes development of a railroad buffer area and common open space adjacent
to a shallow creek. Only one point of access into the project is planned.
EVALUATION
In general, staff supports the concept for this medium-density housing area. The council.
should be aware of the following while considering the request:
1. The proposal appears to be consistent with the specific plan
Density_ The Edna-Islay Specific Plan says that this area is intended for
medium-density housing. The specific plan says that medium-density areas "should
promote a variety of housing types which include but not be limited to attached
single-family homes, garden apartments and condominiums, courts, triplexes, etc.
Housing should be developed for people who are looking for smaller, more economical
housing, limited private yards or minimum maintenance responsibilities." The
proposal appears to meet this intent.
I
'11111111111011 city of San as OBIspO
_ONGs COUNCIL AGENDA REPORT
Tract 1359
PD 1425
Page 3
The development phasing summary (figure 32 of the FISP) says that 23 units are the
maximum number allowed to be built on 2.6 acres. Because of variations in the street
layout and more accurate survey information, the actual area involved is five acres
(the portion that is a "creek preservation area" has been zoned C/OS-40-SP.). The
number of dwellings proposed is still 23, but since seventeen of them are
three-bedroom, the number of "dwelling units" as defined by the zoning regulations
for medium-density zoning is 31.5.
Therefore, the density allowed on the site by the specific plan appears to be
exceeded. The zone change to R-1 would allow the number of dwelling units proposed,
because dwelling units in the R-1 zone are defined differently than for multi-family
zones. The R-1 zone allows any number of bedrooms in a dwelling unit.
The specific plan allows minor changes to the plan to be approved by the Community
Development Director (see page 81). Minor changes are those that are determined
consistent with the intent of the plan. The director has made this determination in
this case, as the units meet the intent of the plan for medium-density housing.
Phasing. The site is a part of "phase 6" of the specific plan development.
Approval of the remainder of phase 6 was granted as part of Tract 1360 in August
1988. Building permits may not be issued for this phase until April 1989. The
developer intends to begin construction in May 1989.
Railroad buffer. The development of this site involves creation of a railroad
buffer area ("concept 4" in the specific plan, shown on figure 14) and preservation
of the shallow creek along the property line. Project plans call for development of
the buffer area and protection of the creek, except that a path is shown extending
across the creek to Hollyhock Way, which may interfere with the protection of the
creek.
2. Parking meets standards. Each dwelling has a two-car garage, and the development
includes 24 additional parking spaces. The zoning regulations requirements for
medium-density developments are:
2 spaces per two-bedroom dwelling
2.5 spaces per three-bedroom dwelling
one guest space for every five dwellings
Therefore, the requirement for this complex, computed as a multifamily development,
is:
6X2 = 12
17 X 2.5 = 42.5
+ 1/5 = 5
Total: 59.5 = 60
The project includes a total of 72 spaces. Therefore, the parking requirement is
met.
A city of san-Luis osispo -
MIN COUNCIL AGENDA REPORT
Tract 1359
PD 1425
Page 4
3. A creek runs along the orooerty line. The creek is part of the "north creek" as
defined in the specific plan. This part of the creek is considered a "creek
preservation area". For "preservation areas", the specific plan calls for planting
of indigenous plants that discourage entry, and preservation of the creek area as it
is. (See pages 40 and 22) A twenty-foot buffer area is required from the top of bank
to any rear yard fence.
The proposal calls for leaving the creek as it is, except for adding planting and
creating a path from the development to Hollyhock Way. The developer believes
residents will want a shortcut to the side street to visit friends or go to the
linear park areas.
The council should determine if this access to the creek is consistent with the
specific plan. If the path seems desirable, a small footbridge may be preferable, to
allow use during rains and to discourage trampling of plants in the creek. In
addition, staff recommends additional dense planting be required. The creek area
currently is easily accessible from both sides. Additional planting should
discourage entry and resulting damage.
The Planning Commission agreed with the applicant that a defined pathway would be
preferable to several created by residents crossing anywhere they can. That
commission required that the path be made a bridge, to protect plants and to make it
more difficult for people to go off the path into the creek. The landscape plan has
been changed to show a bridge instead of a concrete path.
4. Planned development findings must be made. To approve a planned development plan,
the council must find that it meets one or more of the following:
1. It provides facilities or amenities suited to a particular occupancy group
(such as the elderly or families with children) which would not be feasible
under conventional zoning;
2. It transfers allowable development, within a site, from areas of greater
environmental sensitivity or hazard to areas of less sensitivity or hazard;
3. It provides more affordable housing than would be possible with conventional
development;
4. Features of the particular design achieve the intent of conventional
standards (privacy, usable open space, adequate parking, compatibility with
neighborhood character, and so on) as well as or better than the standards
themselves;
5. It incorporates features which result in consumption of less materials,
energy or water than conventional development.
I
acy of san As om o
�IiI `I COUNCIL AGENDA REPORT
Tract 1359
PD 1425
page 5
The Planning Commission made the fourth finding, saying that any findings about
"affordability" should be supported by documentation that the project would meet
housing element standards for affordability for moderate- and lower-income families.
(See page F1 in the Housing Element appendices for affordability standards.) Staff
feels the first, third, and fifth findings could be made as well, as this type
project sells for less than traditional single-family housing (per square foot of
housing) and that the minimal yard areas will require less water than conventional
housing.
5. Solar orientation is reauired. The subdivision regulations require the longest
dimension of each lot to be oriented within thirty degrees of south, unless the
subdivider demonstrates cause for exception. Most of the lots are oriented at about
a 45-degree angle from the north-south line, so this requirement is not met except
for lots 1 and 2. The commission may allow exceptions to this requirement if:
A. The lots are large enough to allow proper building orientation and maximum
feasible control of solar exposure by the lot owner, regardless of lot
orientation;
B. Buildings will be constructed as part of the subdivision project (as in
condominium or planned development) and the buildings themselves will be
properly oriented, with adequate solar exposure;
C. Topography makes variations from the prescribed orientation desirable to
reduce grading or tree removal or of take advantage of a setting which favors
early morning or late afternoon exposure, or where topographical conditions make
solar energy infeasible;
D. The size of the subdivision in relation to surrounding streets and lots
precludes desirable lot orientation.
The developer has not demonstrated any of these cases. The council may be able to
make the last finding (D), given the location of the railroad and the creek as
limiting constraints. Staff recommends the commission require solar water heaters,
in any case, and require that they be adequate for the use.
6. Fencing exceptions are requested. The plans show a six-foot high wall at the
entrance to the development, along the property line and extending up the bank to the
railroad right-of-way line. An exception is required to allow a six-foot wall where
a three-foot wall is normally allowed.
The specific plan calls for mitigation methods for traffic noise along Tank Farm
Road, and lists a 6' wall as a preferred solution. Such walls have been installed in
all previous subdivisions along Tank Farm Road. The architectural drawings show the
perimeter garden wall as constructed of short sections of four-by-four wood ribs on
plywood, alternated with long sections of slumpstone, with stucco-covered concrete
block pilasters. The,design is therefore identical to the existing block walls
nearby.
����fl� ►�Vlllll�l�p j �� city of san-wis osispo
COUNCIL AGENDA REPORT
1150
PD 1425 )
Page 6
Staff recommends approval of this wall height exception, with a condition that the
Architectural Review Commission approve its location, to assure installation of
adequate landscaping in front of it. The Planning Commission was concerned about the
Edna-Islay area becoming a "walled city", preventing views from the street. That
commission felt that because this is the last development on this side of Tank Farm
Road, the wall should be approved for consistency, but that future developments along
Tank Farm should incorporate techniques to mitigate the effects of these walls on
those viewing them. Such techniques could include staggering sections at different
distances from the street, or incorporating planters into the wall itself.
Combinations of berms and walls are encouraged by the specific plan, and would also
lessen the height of the wall (but not the height of the noise barrier overall).
7. Sidewalks are included The Planning Commission and staff have reviewed and find
acceptable the proposed sidewalks within the development. The proposal provides
sidewalks for most of the homes without using a large amount of land that could be
included in the lots.
8. The grading nlan is acceptable The grading, shown on the tentative tract map, is
to be limited to sloping the lots to drain to the street or to the creek. The
flatness of the site limits the amount of grading necessary. Finish grades indicate
some cuts or fills of up to four feet on some lots. The proposal is consistent with
the grading regulations.
ALTERNATIVES
The council may approve the rezoning and subdivision requests, as recommended. The
council may deny the requests, on finding inconsistency with the Edna-Islay Specific
Plan. The council may continue consideration.
OTHER DEPARTMENT COMMENTS
Concerns of other departments have been resolved by revisions to the plans.
RECOMMENDATION
1. Pass to print an ordinance changing the zoning of the site from R-2-SP to R-1-PD-SP;
and
2. Adopt a resolution approving the tentative tract map for Tract 1359.
Attachments
I
JL5:tr 1359
O f.
CJ
ORDINANCE NO. (1989 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
APPROVING THE PLANNED DEVELOPMENT PRELIMINARY
PLAN FOR PD 1425 (1024 TANK FARM ROAD), AMENDING
THE OFFICIAL ZONE MAP FROM R-2-SP TO R-1-PD-SP
WHEREAS, the Planning Commission and the City Council have held public hearings to
consider amending the zoning regulations in accordance with Section 65800 et. seq. of the
Government Code, and Chapter 17.62 of the Municipal Code; and
WHEREAS, the City Council finds that the proposed zoning is consistent with general
plan; and
WHEREAS, the proposed zoning promotes the public health, safety, and general
welfare; and
WHEREAS, the proposed zoning will not have a significant effect on the environment.
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. That the area shown on the map attached hereto marked Exhibit "A" and
included herein by reference be reclassified from R-2-SP (Medium-density Residential,
with specific plan required) to R-1-PD-SP (Low-density residential with a planned
development and specific plan required).
SECTION 2. That the preliminary development plan (PD 1425) is hereby approved
subject to the findings and conditions:
Findings
1. The proposed planned development will not adversely affect the health, safety and
welfare of persons residing or working on the site or in the vicinity.
2. The planned development is appropriate at the proposed location and will be
compatible with surrounding land uses.
3. The planned development conforms to the general plan and meets zoning ordinance
Orequirements.
Ordinance No. (1989 Series) ( \
PD 1425 )
Page 2
4. The proposed planned development is consistent with the Edna-Islay Specific Plan,
for which an Environmental Impact Report was certified by the council in 1982. No
further environmental study is necessary.
5. Features of the particular design, including private streets, common open space, and
rear yard areas, achieve the intent of conventional standards as well as or better
than the standards themselves.
Conditions
1. Reduced street and sideyards are hereby granted, as shown on plans dated January 18,
1989.
2. Smaller than normal lot sizes are hereby approved, but in no case shall a lot size
be smaller than 4,000 square feet.
3. The applicant shall submit a precise plan, consistent with the zoning regulations
requirements for precise plans, to the Community Development Director for approval.
Such precise plan may be incorporated in the improvement plans for Tract 1359.
SECTION 3. A summary of this ordinance, approved by the City Attorney, together
with the ayes and noes, shall be published at least five (5) days prior to its final
passage in the Telegram-Tribune, a newspaper published and circulated in said city, and
the same shall go into effect at the expiration of thirty (30) days after its said final
passage. A copy of the full text of this ordinance shall be on file in the office of the
City Clerk on and after the date following introduction and passage to print and shall be
available to any interested member of the public.
t
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0
Ordinance No. (1989 Series)
J
PD 1425
Page 3
INTRODUCED by the Council of the City of San Luis Obispo, at its meeting held on
the day of 1989, on motion of
seconded by , and on
the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
APPROVED:
City A ministrative Officer
/ ity Attor
Community Development Director
low.
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RESOLUTION NO. (1989 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
GRANTING APPROVAL OF TENTATIVE TRACT NO. 1359
LOCATED AT 1024 TANK FARM ROAD
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findines. That this council, after consideration of the tentative map of
Tract 1539 and the Planning Commission's recommendations, staff recommendations and
reports thereon, makes the following findings:
1. The design of the tentative map and proposed improvements are consistent with the
general plan and specific plan for Edna-Islay.
2. The site is physically suited for the type and density of development allowed in an
R-I-PD-SP zone.
3. The design of the subdivision or the type of improvement will not conflict with
easements for access through (or use of property within) the proposed subdivision.
4. The Community Development Director has determined that an environmental impact report
G' was certified for the entire Edna-Islay Specific Plan in 1982, and that no further
environmental study is needed.
5. The size of the subdivision in relation to'surrounding streets and lots precludes
desirable lot orientation.
SECTION 2. Conditions. That the approval of the tentative map for Tract 1539 be
subject to the following conditions:
1. 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 Department and administered by the homeowner's association.
2. The subdivider shall include the following provisions. in the CC&R's for the Tract:
a Enforcement of the CC&R's and professional perpetual maintenance of all common
areas, including the railroad buffer area, creekside common area, and private
streets.
b. No parking on the site except in approved designated spaces.
C. Grant to the city of San Luis Obispo the right to order vehicles parked in
unauthorized places to be towed away on a complaint basis.
Od. No outside storage of boats, campers, motorhomes, and trailers, nor long-term
storage of inoperable Vehicles..
n
Resolution No. (1989 Series)
Tract 1359
Page 2
e. No change in city-required provisions of CC&R's without prior City council
approval.
f. Homeowner's association shall file with the City Clerk the names and addresses
of all officers of the homeowners' association within 15 days of any change in
membership of the homeowners' association. Said change shall be filed with the
City Clerk.
g. Protection of solar access for all solar collectors.
3. Subdivider shall construct all public improvements shown on the tentative map..
4. Subdivider shall offer for dedication to the city and show on final map:
a. An casement for creek preservation and maintenance.
b. An casement for all underground water and sewer utilities crossing the property
to the approval of the City Engineer.
C. Access and open space easements to the railroad buffer consistent with the
Edna-Islay Specific Plan, to the approval of the Community Development Director. O
5. Subdivider shall install separate water meters for each unit.
6. The final map must show the existing drainage pipe from the railroad property at the
northerly corner of the property.
7. All utilities shall be installed underground to the approval of the City Engineer and
affected utility companies.
8. All work done in the creek preservation area must be approved by the Community
Development Director and the Department of Fish and Game.
9. Final map shall include names for private streets that conform with city street
naming policy to the approval of the Community Development Director.
10. The path across the creek shall be replaced by a footbridge. The design of the
bridge must be approved by the Community Development Director and City Engineer.
11. The landscaping plan for the creek shall include indigenous planting that discourages
access, consistent with the Edna-Islay Specific Plan, to the approval of the
Community Development Director.
12. All residences shall be equipped with solar collectors for water heating purposes.
Locations for the collectors shall be approved by the Architectural Review
Commission. O
13. A wall height exception for the wall along Tank Farm Road is hereby approved. The
location and design of the wall is to be approved by the Architectural Review
Commission.
Resolution No. (1989 Series)
Tract 1359
Page 3
14. A four-foot-wide sidewalk shall be provided along one side of each private street, to
the approval of the Community Development Director.
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
1989.
Mayor
ATTEST:
City Clerk
APPROVED:
`f
City A ministrative Officer
ity AttornVy
e
Community Development Director
RESOLUTION NO. (1989 Series) C
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING APPROVAL OF TENTATIVE TRACT NO. 1359
AND REZONING PD 1425 FOR PROPERTY AT
1024 TANK FARM ROAD
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this council, after consideration of the tentative map of
Tract 1359 and rezoning request PD 1425, and the Planning Commission's recommendations,
staff recommendations and reports thereon, makes the following findings:
1. The design of the tentative map and proposed improvements are inconsistent with the
general plan and the Edna-Islay specific plan.
SECTION 2. The request for approval of the tentative map for Tract 1359 and the
rezoning request PD 1425 are hereby denied.
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
1989.
Mayor
ATTEST:
City Clerk
0 -
Resolution
-Resolution No. (1989 Series)
Tract 1359
PD 1425
Page 2
APPROVED:
City dministrative Officer
��Eity Attor y
Community Development Director
C ,
JL5:resnix
I '
SARTIA UJCIA HILLS
November 29, 1988
City of San Luis Obispo
Planning Department
990 Palm Street
P.O. Box 8100
San Luis Obispo, CA 93403-8100
TRACT 1359 LETTER OF DESCRIPTION FOR REZONING
We are asking for a rezoning of the existing Tract 1359 from R-2 SP to R-1-SRPD. The
units proposed are single family homes with 2 and 3-bedroom plans of one and two stories
in height.
Lots are approximately 60' x 67' (4,000+/- S.F.) in size with a 5'0" wide side yard easement
on one side (blank wall side) to provide a zero lot line concept as done on our Tract 1235-1.
Front yards and open areas shall be landscaped by the developer and maintained by the
Homeowners Association. All rear and side yards within fenced areas shall be landscaped
by the homeowner. All streets within the tract shall be private.
This project has been designed to meet a market need for single family homes, a step up
from our existing condominiums with a larger unit, ownership of the lot, yet small enough
to be easily maintained, and yet allowing for better affordability than comparably sized
single family homes.
Sincerely,
Brian Conroy
BC/po
4058 Broad Street P.O. Box 1796 San Luis Obispo, California 93406 (805) 544.3613 l�
SAFTR UJCIA HILL,
January 9, 1989 RECEIVED
J A N 131989
City of San Luis Obispo OfY Of Son Luis Othspo
Planning Department Communny Development
990 Palm Street
P.O. Box 8100
San Luis Obispo, CA. 93403-8100
TRACT 1359 LETTER OF DESCRIPTION FOR REZONING
This project is designed to meet a very specific unmet need of
people who are looking for smaller 2 & 3 bedroom, more economical
housing with limited private yards and minimum maintenance
responsibilities.
To include small affordable 3 bedroom units a down zoning to R1-
P.D. S.-P. from R-2 S.P. is necessary.
OThe proposed lots are approximately 60'x 67' (41000 SF) in a zero
lot line configuration similar to earlier subdivision in the Edna
Islay Specific Plan (EISP) area.
Construction is scheduled to start in May 1989 and be completed
by February/March 1990.
We are very excited about this new project. Not only is the
creekside site unique and deserving of a new product, but the
designs offer 2 & 3 bedroom housing with a single family look and
with the affordability inherent in more dense projects.
Sincerely,
hn French
JF: is
4058 Broad Street P.O. Box 1796 San Luis Obispo, California 93406 (805) 144-3613 ��
UJCIAHILA
January 17, 1989
City of San Luis Obispo
Community Development District
990 Palm Street
San Luis Obispo, CA 93403
Attention Judy Lautner
Re: Tract 1359
Attached are eight copies of revised ARC package with added grading, fire hydrant,
sidewalk and bike path and setback dimensions.
In answer to your request for setback items requiring a variance, if this was a standard R-1
zone,the following list has been prepared:
PLAN (LOT NUMBER) REQUIRED SETBACK / SETBACK REQUESTED
501 (3,7,11,12,17,20) 20'RequiredFront 15' REQUESTED
502 (23) 20'Required Front 18' REQUESTED
502 (2,6,8,14,16,19,22,23) 10' Required 5' REQUESTED
(Blank Wall) Side Yard
503 (1,4,5,9,13,15,18,21) 20' Required Front 14' REQUESTED
10' Required 5' REQUESTED
(Blank Wall) Side Yard
Fence height exception is requested at the rear of lots 5, 6 and 7 for a 6'0" high fence with a
2'0" high trellice added to top as shown in DTL 5/P-1. In addition, a fence height exception
is requested for the 6'0" required buffer block wall along Tank Farm Road.
Please call if you have any further questions.
Sincerely,
/tea,,.
Brian Conroy
4058 Broad Street • P.O. Box 1796 San Luis Obispo. California 93406 • (81.15) 544•V,1 3 �—/�
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