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HomeMy WebLinkAbout01/16/1990, 2 - TENTATIVE TRACT MAP CREATING 32 AIRSPACE CONDOMINIUM UNITS IN AN INDUSTRIAL COMPLEX UNDER CONSTRUCT IIIhI�I�h���IIIIIIIIII ��I�lll city Of S2 IUIS OBISPO 1-16-90 80174 COUNCIL AGENDA REPORT �� t FROM: Randy Rossi, Interim Community Develo Ment Director, ��' \ By: Greg Smith, Associate Planner< SUBJECT: Tentative tract map creating 32 airspace condominium units in an industrial complex under construction on the west side of McMillan Avenue, north of Orcutt Road. RECOMMENDATION: ' i Adopt the attached draft resolution approving the tentative map for Tract 1848, subject to findings and conditions recommended by staff and the Planning Commission. i DISCUSSION: On December 13, 1989, the Planning Commission recommended the council approve the tentative map, subject to the findings and conditions noted in the attached draft council resolution. The subdividers are in the process of building an industrial complex on adjoining lots of record. The four buildings will comprise approximately 49,000 square feet. Specific tenants have not yet been determined. An earlier condominium tract map approval for the project was withdrawn by the subdividers (Tract 1413 - council resolution attached). That tentative map approval is no longer in effect, although the project is very similar to the earlier version. SIGNIFICANT IMPACTS A mitigated negative declaration has been approved by the Director and Planning Commission. No significant impact on city revenues or expenditures is expected. CONSEQUENCES OF NOT TAKING THE RECOMMENDED ACTION I If the tract map is denied, the ownership of the buildings and underlying property will remain in the names of the current owners, and space in the buildings will be rented or leased to various tenants. I Ilc1uI�NI�V�IIIIII�p I�lll city of San V + OBISPO IIIINGs COUNCIL AGENDA REPORT Tiact t848 Page 2 DATA SUMMARY Address: 2995, 2925 McMillan Avenue Subdivider: Roger Brown Owners: Roger and Juanita Brown; Jack and Charlotte Foster Representative: CSD Zoning: M General Plan: Service Commercial/Light Industrial Environmental Review Status: Mitigated negative declaration approved by Director. Action Deadline: Commission must act by December 25, 1989 Site Description The site is two lots of record comprising a 316 foot by 305 foot site with slight slope toward McMillan Avenue. The site is bisected by an underground drainage culvert which opens into a minor creek channel at the southerly site boundary. There are numerous mature Pepper and Eucalyptus trees located at the rear of the property, but no other significant vegetation. Four two-story industrial buildings are under construction on the site, comprising a total floor area of 49,000 square feet. A parking lot accommodating 110 cars and a common driveway are also under construction. I EVALUATION The subdividers propose to create up to 32 separate airspace ownership units, as shown on the enclosed tentative map. Units in the front buildings would have one level, with both first- and second-floor units provided. Units in the back buildings would provide for two-story units with usable floor area on both levels, except for units 12, 15, 18 and 21 which would have only a ground floor. Staff suggests the council evaluate the following issues in connection with this project: 1 Procedural Considerations Although the tract map application is coming at an unusually late stage in the development sequence, the City Council has the same legal authority to impose conditions of approval that it would have had at an earlier stage. Also - as with any condominium project - the subdivider has the option of completing the development as a rental project, without any obligation to comply with tract map conditions. I i I °in�l���►���Ililill�n�u►�I�III MY Of Sa :UIS OBISpO COUNCIL AGENDA REPORT Tract t848 Page 3 j 2. Environmental Review The tentative map approval is considered a discretionary project under state and city environmental review regulations, and is not exempt from review. The city must determine that the project - including any mitigation measures - will not cause significant adverse impacts on the environment. The Community Development Director granted a mitigated negative declaration to the project, finding that offsite road improvements which the city and CalTrans will carry out will reduce cumulative traffic impacts of this project and others in the vicinity to insignificant levels. The study also mentions trip reduction programs, which the city may impose citywide or in this neighborhood as an ordinance at some future date. The initial study also notes that in-lieu fees to defray the expense of specified offsite street improvement, and/or site-specific trip reduction measures, may be imposed as conditions of approving the tentative map. The Planning Commission did not feel adoption of these measures was appropriate, and they are not included in the attached draft resolution. The new initial study reflects information which was not available when the initial study for this industrial complex was completed in 1986, primarily the Southern California Gas Company Annexation EIR. The new initial study is attached; the EIR is available for review in the Community Development Department office. 3. I Parkin j I Parking spaces are provided at the rate of one space per 455 square feet. This meets minimum requirements of the Zoning Regulations, but will limit the number of tenants with office space or other high parking demand uses. No provisions are made for allocation of spaces between the two lots, nor among tenants. Staff will approve tenant occupancies on a first-come, first-served basis - making surethat at least one space per 1500 square feet remains for vacant units - unless alternative provisions are made in the tract conditions. ALTERNATIVES The council may approve or deny the tentative tract map. The council may not continue the hearing without the subdivider's consent, because of deadlines imposed by state and local subdivision regulations. OTHER DEPARTMENT COMMENTS I i Other departments have indicated that their requirements have been met prior to issuance of the building permit for the complex. The Public Works Director opposes I0I�111IIiIIiIIP'AllN city of San b - - OBISpo COUNCIL AGENDA REPORT Tim t848 Page 4 imposition of traffic impact fees. 1 RECOMMENDATION The council should adopt the attached draft resolution, approving the tentative map for Tract 1848 subject to findings and conditions recommended by staff and the Planning Commission. I Attachments:Draft Resolution - Approval i Vicinity Map Tentative Map Initial Study ER 60-89 Planning Commission Minutes I i I I gtsd:trl848cc.wp I o� ' RESOLUTION NO. ( 1990 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO GRANTING APPROVAL OF TENTATIVE TRACT NO. 1848 LOCATED AT 2995 MCMILLAN 'AVENUE 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 1848 and the Planning Commission's recommendations, staff recommendations, and reports .thereof makes the following findings: 1. The design of the subdivision and proposed improvements are consistent with the general plan. 2. The site is physically suited for the type and density of development allowed in the H zone. 3. The design of the tentative map and the proposed improvements are not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. 4. The design of the subdivision or the type of improvements will not conflict with easements for access through (or use of property within) the proposed subdivision. 5. The Community Development Director has determined that the proposed subdivision will not have a significant effect on the environment and has granted a mitigated negative declaration. SECTION 2. Conditions. The approval of the tentative map for Tract 1848 be subject to the following conditions: 1. Subdivider shall submit a final map to the city for review, approval and recordation. 2. Subdivider shall provide individual water services for each unit. Meters shall be located near property frontage to the approval of the City Engineer. 3. Subdivider shall provide individual gas and electrical services and metering for each unit to the approval of affected public utility agencies and the City Engineer. 4. Final map shall note a blanket easement over the common lot area, except under structures, for underground public utilities serving the site, to the approval of the City Engineer and affected utility companies. I Resolution No. ( 1989 Series) Tract 1848 Page 2 / 5 . Subdivider shall prepare covenants, conditions, and restrictions (CC &R's) to be approved by the City Attorney and Community Development Director prior to final map approval. CC&R's shall contain the following provisions: a. Property owners association created to enforce the CC&R's and provide for professional, perpetual maintenance of common areas including, but not limited to driveway, parking lot, landscaping, Utilities and building exteriors. b. Grant to the City of San Luis Obispo the. right to maintain common areas if property owners association fails to do so and to assess said association said association for expenses incurred. C. All parking spaces provided in the project shall be available for use by all of the individual owners. d. There shall be no change in city-required provisions of the CC&R's without prior approval of the Community Development Department and City Attorney. on motion of seconded by and on the following roll call vote: J AYES: NOES ABSENT: the foregoing resolution was passed and adopted this day of 1990. Mayor ATTEST: City Clerk �_ w Resolution No. ( 1989 Series) I u Tract 1848 Page 3 APPROVED: City A inistrative Officer Community Development Director : MORRI SON . T, ,T .'•., .. =� :w9 3oSS � O �- Q - M ,..�. ---- Z Q p�; J {{;f N Q ! i 1 I i t~il �- �❑ � - I 0 c , n z� a , -_ c• •g� • ,.. OR�UTT ROAD . i O TRACT 1848 - wr sos o° � ��y Cys L•� _ � — �� al. 'iisl tt L — L Ile It I — — ----� S6] � a�� Jp5 NSF Yom, $v �� �. �w �•: ' � °e� •wsr s°s a°' ! It l n � i $ - a - :?-� - ass• � � o r: � . . :•int r t - �' � �- 9 city of san tuts .oB1spo IiiC!!illlllllil �iij�iill!!I'�ii�� - •I INITIAL STUDY OF ENVIRONMENTAL IMPACT O SITE LOCATION APPLICATION NO. PROJECTD SCRIPTION ` APPUCANT- STAFF RECOMMENDATION: NEGATIVE DECLARATION MITIGATION INCLUDED EXPANDED INITIAL STUDYYRR �UI,R,ED ENVIRONMENTAL IMPACT REPORT REQUIRED PREPARED BY C7 -ell _ DATE COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: DATE Z SUMMARY OF INITIAL STUDY FINDINGS I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING II:POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS I A. COMMUNITY PLANS AND GOALS .................................................... . . f � B. POPULATION DISTRIBUTION AND GROWTH.......... ................ .............. . . C. LAND USE ............................................................I.............. ... D. TRANSPORTATION AND CIRCULATION ...-........................................... � E. PUBLIC SERVICES ._...._........._............................................_.... F: UTILITIES............................................................................... G. NOISE LEVELS ..............._.................................. ...................... H. GEOLOGIC&SEISMIC HAZARDS d TOPOGRAPHIC MODIFICATIONS .... ................ ( . 1. AIR QUALITY AND WINO CONDITIONS.................. .... . .............. ...... . ... f Z� J. SURFACE WATER FLOW AND QUALITY .................. ....... ............ ....... . .. K. PLANT LIFE ................................ .... ...... ... . . ... ............ ....... . . LANIMAL LIFE.................................... ............ ... ................ . . I� ' M. ARCHAEOLOGICALIHISTORICAL ..................................................... 1 ��� N. AESTHETIC . ......................... ................ ... . ......... ......... .._.....� ^o 0. ENERGY/RESOURCE USE ............ ..._.... ......... ... . . . .. .... .......... ..... .. P. OTHER ....... ........... III.STAFF RECOMMENDATION 'SEE ATTACHED REPORTy �ri Initial Study of Environmental Impact McMillan Center Industrial Condominiums i ER 60-89 I. Description of Project and Environmental Setting The applicant proposes to convert an industrial building complex which is currently under construction to condominium ownership.. A negative declaration was issued prior to construction (ER 80- 86,__ attached)-..__ The project was initially processed as a -- - � - - - - -- - - - - cortdomrnium, - but -the condominium tract map -application was withdrawn. City approval of the current tract map application is not listed as a categorical exemption under CEQA, and this initial study addresses the impacts of the new application. The revised project description includes minor revisions to the one on which the earlier negative declaration was based:. - Gross floor area of the four-building complex has been reduced from 57, 600 square feet to 49, 502 square feet. - Number of parking_ spaces provided has been reduced from 112 to 110. - Use of landscape plants with moderate to low water requirements; rather than plants with moderate to high water requirements. The environmental setting of the project has changed in two respects:. - City water use has exceeded the reliable yield of city water sources. Traffic studies have predicted that expected increases in traffic levels on Orcutt Road and Broad Street will ultimately result in significant congestion on those roads and their intersections. II . Potential Impact Review D. Transportation and Circulation Recent traffic studies (including the Southern California Gas Company Annexation EIR) have concluded that traffic which is likely to be generated by probable future development within the southern section of the city ' s urban reserve area will cause significant congestion on Broad Street and on other city streets, including Orcutt Road. 7 Planning staff estimates that tenants of the approved industrial building complex will generate 300 to 600 trips per day, all traveling through the .Orcutt/McMillan intersection. This traffic O will contribute to cumulatively significant impacts on Broad/Orcutt congestion, particularly at the Orcutt/Duncan intersection.. The level of traffic generated is not expected to be significantly affected by conversion to condominium ownership. However approving the proposed revision to the project, the city must find that no significant impact will result from any phase of the project. Significant Impacts: The project will contribute to cumulative tra fi _imnacts .gn Ojcutt ^Road and Broad Street, regardless of type of ownership. Mitigation: Mitigation measures found to be necessary by the Gas Company EIR and other studies include widening of various portions of Broad Street and Orcutt Road; installation of a signal at the Orcutt/Duncan intersection; installation of left turn lanes at various locations on Orcutt Road; and implementation of trip reduction programs in conjunction with future development in the southern sector of the city and its urban reserve area. These mitigation measures will all continue to be available to the city in thei future, regardless of whether the condominium tract map is approved or not. while the city may find it is appropriate to collect pro rata development impact fees to assist in funding the various off-site road improvements, failure to collect such fees will not significantly affect implementation of the mitigation measures. F. Utilities Existing water distribution and wastewater collection mains are adequate to serve the project. Although current water use exceeds the safe annual yield of available resources, the city has previously determined that this project (and others which had development permits pending in March of 1989) could be connected to the city water supply system without significant adverse impacts. This conclusion was based, in part, on a calculation of water usage levels which assumed use by individual tenants would be similar to that of average usage by tenants in similar existing buildings. It does not appear that conversion to condominium ownership will affect the type or intensity of tenant uses after completion of construction. Significant Impacts: No significant impact will occur, unless water use significantly exceeds citywide averages. Mitigation: Existing regulations require tenants which may exceed average use rates to provide compensating water reductions for other water users in the city ("offsets") , prior to obtaining building permits. These regulations provide effective mitigation, and no further mitigation measures are necessary to avoid significant impacts. III . Staff Recommendation In order to mitigatecumulativetraffic impacts of this and other projects, the city should implement various mitigation measures (primarily street improvements) which are recommended in the southern California Gas Company Annexation EIR. gtsdcTR1848ER_WP City of San IDIS OBISPO INITIAL STUDY OF ENVIRONMENTAL IMPACT SITE LOCATION 29280 . 5 McMillan Avenue APPLICATION NO. 786 _ PROJECT DESCRIPTION 57,760 square foot commercial/industrial-condominium; demolish existing commercial/industrial buildings. o7ae P__. APPLICANT - STAFF RECOMMENDATION: X NEGATIVE DECLARATION _MITIGATION INCLUDED EXPANDED INITIAL STUDY REQUIRED _ENVIRONMENTAL IMPACT REPORT REQUIRED PREPARED BY Greg Smith DATE 1-8-87 COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: DATE 1-14-87 Negative Declaration SUMMARY OF INITIAL STUDY FINDINGS I.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING II.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS \ A. COMMUNITY PLANS AND GOALS .......... ..... .. ... . ...... . ............ ...... ...... none B. POPULATION DISTRIBUTION AND GROWTH... . . . .. . . ........ .. none C. LAND USE ............................... .. .... . .......... ...... ... ... none 0. TRANSPORTATION AND CIRCULATION ............. . ................... ................ none . E. PUBLIC SERVICES .. ...... ..._....._......_ . .... . .... .. .. ... . .. ......... . . . ....... none F. UTILITIES............................................ . .. ................ ... ........ none G. NOISE LEVELS ..._.........................._........ . . . . .............. ...... ........ none - H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS .... ...... ... . ...... none I. AIR QUALITY AND WIND CONDITIONS... ... .. . . ... . . . . . . ... . . . ... .. .... ... ..... . ........ none J. SURFACE WATER FLOW AND QUALITY ... . .. . . .. . .. . . ... . . . . . .......... .. .. . . . ...... .. none K. PLANT LIFE .................. ... . ........ .. . ..... .... . . ... . . ... ......... .... . ...... nnrtP L ANIMAL LIFE............... . .. .. .. . . .... .. . . . .. . .. . . . ..... . . ...... .... .. . . .. ...... nnna M. ARCHAEOLOGICAL/HISTORICAL . .. . . .. . ... .. . . . . . . . . .. . . . . . ... . .. .. . ... ... . . ... ... ... nnna N. AESTHETIC . . . ... ....... ... . .. . . . . .. . . . . . . . . . . . . . . ... . . . . . .. .. . ...... ... . ... . .... . nnna 0. ENERGY/RESOURCE USE . . . . . . .. . . . . . .. . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . - nnna P. OTHER . . ... . . . . . .... ... .. .. .. . . . . . . . .. . . . . . . . . . . . . . . . . . . .. . . . . . . . . _ III.STAFF RECOMMENDATION Negative declaration �— 'SEE ATTACHED REPORT �ffk `,rjY \seas -- II `� I Draf t I . C . Minutes )e_cember 13 , 1989 - 3 lark Ames , 1291 Murray , site tenant , sted he favored the request , which would allow him to buy his unit . lice Chair Crotser closed the publi hearing. .ommr . Karleskint noted that ther was a decaying oil storage barrel on Site . Mr . Ames stated that the p evious tenant had left the barrel and hpnol *44 .ommr . Ko.urakis moved to concur with the negative declaration and recommend that council approve the tents ive_- tract map, subject - to findings and :onditions, adding condition to .,require removal of the oil tank to a safe location . :ommr . Hoffman seconded the motion. VOTING : AYES -. Commrs. urskis, Hoffman, Karleskint and Crotser . NOES - None . ABSENT - Commr Duerk and Schmidt . [he motion passes. ---------------------------------- m 3 . Public Hearin q: Tract No . .1848 . Consideration of a tentative map creating a 32-unit air-space industrial condominium ; 2995 McMillan Avenue; M zone; Roger Brown and Jack Foster , subdividers . --------------------------------------------------------------------------- Pam Ricci presented the staff report and recommended the commission recommend that council approve the tentative tract map , subject to findings and conditions. There was staff discussion on traffic impacts and the Orcutt Road intersection improvements, as well as parking allotment monitoring for the entire project . Vice Chair Crotser opened the public hearing . Mike Hernandez , 404 Lawrence , applicant ' s representative , discussed the additional parking spaces to be utilized on an adjacent property and the landscaping plan to improve the area . He felt the 1 space per 284 square feet projection would be available . Vice Chair Crotser closed the public hearing. �ommr . Kourakis moved to recommend that council approve the tentative tract map , subject to findings end conditions . LL--�mmr . Karleskint seconded the motion . l --`` `moi L� DrO1 t P . C. Minutes December 139 1989 Page 4 . O VOTING: AYES - Commrs . Kourakis , Karleskint , Hoffman and Crotser . NOES - None. ABSENT - Commrs . Duerk and Schmidt . The motion passes . Item 4 . Public Hearing: Use Permit A 134-89. AR00eal of Hearing Officer' s action approving a request allow.ing a c ldren ' s dance studio and art classes ; 3563 Sueldo Street , Unit C-S-SP zone; Bridget Blomfield, applicant ; Sueldo Commerce ark Owners Association (Kenneth Kellett and Thomas Friedman. , appe.l.lants. -------------------------------------------- -------------------- -------- Pam Ricci presented the staff report and r ommended denial of the appeal . Vice Chair Crotser opened the public hea ing . Ken Kellett, appellant , stated he was oncerned with the lack of parking , large vehicular traffic , and child sa ety in an industrial area . Dick Ventura, 3563 Sue.ldo , was also concerned with the lack of parking for tenants , citing The Club parking i pact . He did not think the site was appropriate to the use and was co cerned for ch.ildren ' s safety due to heavy traffic . Tom Friedman, appellant , was c cerned about child safety and felt the use was not appropriate to the s.i e. He felt the use was a designated school , which was not allowed in the one . He felt the school would conflict with the CC&R ' s of the Commerce rk . He also stated that Units A through E were not noticed. 3ridget Blomfield, appli nt , discussed the site use and the student drop- )ff situation, as well the low percentage need of parking spaces . ' She Jid not feel child saf y was an issue , given the use layout and parents Jropping children off . She stated all that was needed was a safe loading !one area , which was vailable in front of the roll-up garage door , which iould be replaced by an entrance door . She stated there was already a NO 'ARKING zone in pla e . rice Chair Crotse closed the public hearing . ;ommr . Kourakis oted that she had made area visits and found this to be a )eavy traffic ea . She did not feel this use was compatible with the .ndustrial us . :ommr . Hoffm n was concerned with using the parking situation of The Club s a determination for parking problems for future tenants .