Loading...
HomeMy WebLinkAbout11/20/1990, 4 - TRACT 2044: SUBDIVISION TO CREATE EIGHT COMMERCIAL CONDOMINIUM UNITS AND ONE COMMON LOT. u I��II�I��IIII i�,IIIIMEETING DATE: pAi�� city of san suis osIspo .J , -20- o COUNCIL AGENDA REPORT ITEM NUMBER: FROM: Arnold Jonas, Community Developm t Director T BY: Judith Lautner, Associate Planne7 SUBJECT: Tract 2044: Subdivision to create eight commercial condominium units and one common lot. CAO RECOMMENDATION Adopt a resolution approving the tentative map, with findings and conditions. DISCUSSION Situation The applicants want to build a two-story-plus-mezzanine commercial. building in Higuera Commerce Park, and divide the building into eight condominium units. The Architectural Review Commission granted schematic approval to the building design, on December 18, 1989, and continued the -project on November 5, 1990. The applicants are now asking for approval of a tentative subdivision map to create condominiums within the building. The Planning Commission reviewed the map and recommends approval. Data summary Address: 225 Prado Road Applicant: Prado Corporate Center, Inc. Property owner: Wallace F. Glidden Zoning: C-S-SP General plan: Service commercial/light industrial Environmental status: Negative declaration granted for the building project December 13 , 1989 i Project action deadline: Permit streamlining Act: Feb. 27, 1991 Normal Subdivision map act deadline: 30 days after receipt of report from Planning Commission (approx. Dec. 13, 1990) Site description The site is 19,200 square feet in area, flat, and rectangular. It is across Empresa Drive from the Environmental Monitoring Company, and across Prado Road from a mobile home park. Higuera Commerce Park is an 80-acre commercial-industrial specific-planned area, which is over 60% built-out. Project description The applicant wants to build a two-and-one-half-story, 11,980-square- foot service commercial building and parking lot on the southeast corner of Prado Road and Empresa Drive. The proposed building would cover about 27% of the site, with the remainder developed in parking and landscaping. city of San tuts OBlspo COUNCIL AGENDA REPORT Tract 2044 225 Prado Road Page 2 EVALUATION The owners want to create airspace condominiums so they can sell the individual office spaces. Approving a commercial condominium simply amounts to approving a division of ownership. No physical changes will result from approval of the tentative map. The city does not have specific standards for commercial condominium development. However, as this is a new structure, Planning Commission and Architectural Review, Commission review should be sufficient to assure requirement of appropriate standards for condominium development. An issue which should be provided for in this case is maintenance of the grounds and building. Any approval of the subdivision should include a condition requiring a property owners' association to maintain the site. This condition has traditionally been placed on commercial condominiums. PREVIOUS REVIEW The Community Development Director granted a negative declaration of environmental impact, with mitigation, to the project on December 13, 1989. The Architectural Review Commission granted schematic approval o.,_ December 18, 1989, with direction on roof details, windows, wainscot) size, signing, lighting, and materials. That commission continued the project on November 5, 1990, with direction on improving the appearance and lowering the height of the south elevation, changing the design of the windows, and several other items. OTHER DEPARTMENT COMMENTS No other departments had any concerns with this request. RECOMMENDATION Adopt a resolution approving the tentative map. Attached: Resolutions vicinity map Site plan Initial study CRESOLUTION 90. (1990 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO GRANTING APPROVAL OF TENTATIVE TRACT NO. 2044 LOCATED AT 225 PRADO 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 2044 and the Planning Commission's recommendations, staff recommendations, and reports thereof, makes the following findings: 1. The design of the tentative map and proposed improvements are consistent with the general plan. 2. The site is physically suited for the type and density of development allowed in a Service-Commercial zone. C , 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 orthe 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 negative declaration. 6. The Architectural Review Commission has reviewed the project and approves of the site design. SECTION 2. Conditions. The approval of the tentative map .for Tract 2044 be subject to the following conditions: 1. The subdivider shall submit a final map for review, approval and recordation. 2. The subdivider shall provide individual water services for each unit. Meters shall be clustered at property_ frontage to the approval of the City Engineer. � -3 Resolution No. (1990 Series) - � Tract 2044 J Page 2 3 . The subdivider shall extend individual gas and electrical services and metering for each unit to the approval of affected utilities and the City Engineer. 4 . . The final map shall note a blanket easement over the common lot area, except under the structure, for underground public utilities serving the site to the approval of the City Engineer and affected utility agencies. 5. The 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. The CC&R's shall contain the following provisions: a. Property owners' association shall be created to enforce the CC&R's and provide for professional, perpetual maintenance of all common areas includincg but not limited to, the driveway, parking lot, landscaping, utilities and building exteriors, trash/waste pick-up and disposal. i b. Rights shall be granted to the city to maintain common -- areas .if property owners association fails to do so and assess said association for expenses incurred. C. All parking spaces provided in the project shall be available for use by all of the individual owners. d. No change in city-regulated provisions of the CC&R's shall be allowed without prior approval of the Community Development Department and City Attorney. On motion of seconded by _ - , and on the following roll call vote: AYES: NOES: ABSENT: M Resolution No. (1990 Series) Tract 2044 Page 3 the foregoing resolution was passed and adopted this day of , 1990. Mayor ATTEST: City Clerk APPROVED: �. City iAtratiia Officer to r ey Community Devel ent Director 1 RESOLUTION NO. (1990 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING THE TENTATIVE MAP FOR TRACT 2044, A CONDOMINIUM MAP ON THE SOUTHEAST CORNER OF PRADO ROAD AND EMPRESA DRIVE (TR 2044) BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this council, . after consideration of public testimony, the subdivision request TR 2044 ,. the Planning Commission's action, staff recommendations and reports thereon, makes the following findings: 1.. The design of the tentative map and proposed improvements will adversely affect the health, safety, or welfare of . persons living or working in the vicinity. 2 . The design of the tentative map and proposed improvements _ are not consistent with the general plan. denied. SECTION 2. The tentative map for Tract 2017 is hereby On motion of seconded by , and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted. this day of , 1990. Resolution no. (1990 Series) Tract 2044 225 Prado Road Page 2 Mayor ATTEST: City Clerk APPROVED: City %dministraCive OfIficer y 0 7 e Community Devel ent Director i'4ct- • �RCb 4- I33 P AOO ROAD �nCO� YyY•9 -y ..:: ,..,q s G f? . . . . .. . . ._ LLJ T . 1 r l i,A n ' i w w t - i BONETTI DRIVE era M uiY w y G_S-S Pin JM..rs l • _ •• Y �IYY.I•...•• Y.....N Y1 VICINI I i MAP I-FAvl 2044 NORTH -- r 03 fit jtv • � r ! � 1 a i _.ai.�ssa_ IP { . - - � � � ver• � I I I I I ~ ► I , a aama ►szvdnz r �t� II oil o s a�j city of san lues oBispo ��IIIIIIIIIII�iiiliihlllll'','ll;l�f - - -�, INITIAL STUDY OF ENVIRONMENTAL IMPACT SITE LOCATION Aa.5 Qo PoQj APPLICATIONNO. PROJECT DESCRIPTION ( 6m a I U Id 0. F ) C Mynd loft I� W-4 up-ra Co rn me vcr, F4 v 9 APPLICANT a ir I STAFF RECOMMENDATION: NEGATIVE DECLARATION MITIGATION INCLUDED EXPANDED INITIAL STUDY RECUI, 4 RED t- ENVIRONMENTAL IMPACT REPORT ,� /REOUIRED�y PREPARED BY 0 U � L7A LA - _1QI� DATE 1-a 1�f a COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: DATE SUMMARY OF INITIAL STUDY FINDINGS L DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING IL POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS A. COMMUNITY PLANS AND GOALS ..................................................... B. POPULATION DISTRIBUTION AND GROWTH............................................ C. LAND USE ..................................................,...................... Y )cy)e- D. TRANSPORTATION AND CIRCULATION .............................................. r)on E PUBLIC SERVICES ................................................................. Y-)r r)P F. UTILITIES............ V-)C G. NOISE LEVELS ................................................................... Y10 Irl C H. GEOLOGIC E SEISMIC HAZARDS S TOPOGRAPHIC MODIFICATIONS .................... Y� t" n P I. AIR QUALITY AND WIND CONDITIONS.......:..................:.................... nomf J: SURFACE WATER FLOW AND OUALTTY ...........,....................:.............. 0 ` K. PLANT LIFE...................................,................................... LANIMALLIFE..................................................................... V DC7 re M. ARCHAEOLOGICAL!HISTORICAL ................................................... Y)Chf N. AESTHETIC •• n D n O. ENERGWRESOURCEUSE ..................USE .................................................. Y)DYI . P. OTHER ...........,................................_....... 1�O'Y1 III.STAFF RECOMMENDATION 'SEE ATTACHED REPORT J ER 67-89 Page 1 DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING The project is the construction of a service commercial building and parking lot on the corner of Prado Road and Empresa Drive in Higuera Commerce Park. The building is to be 11,980 square feet in area (two stories plus mezzanine) , covering 5,280 square feet, or 27% of the lot. The paved area takes up 6,730 square feet (353 coverage) , and landscaping comprises 7,190 square feet (1, 030, or 53, excluding setbacks) . The building is to house showrooms and other service commercial uses, although specific tenants have not ,yet been identified. Parking is provided at an overall rate of one space per 479 square feet of floor area, including a truck loading space. Higuera Commerce Park, an 80-acre industrial park, is over 50% built-out with various service commercial buildings. A specific plan for the area spells out requirements for development. An environmental impact report for the. park was certified by the council in 1979, and is incorporated in this report by reference. POTENTIAL IMPACTS ADOPTED PLANS AND GOALS Higuera. Commerce Park Specific Plan The specific plan sets standards for development of lots. The plan says that "for projects which exceed 10,000 square feet of building area, one off-street loading space shall be provided. " . The loading space must be a minimum of 12 feet by 40 feet. The loading space shown on the plan dbcshot meet this requirement. Conclusion: Not significant: the loading zone requirement will be required to be met as part of the building plan check process. TRANSPORTATION AND CIRCULATION The project is expected to generate 83 trips per day, based on to estimates for "light industry" by the Institute of Traffic Engineers (ITE) . (The "furniture sales" category in ITE's Trip Generation, does not contain sufficient data to make an acceptable estimate. ) The estimate is well within levels expected by the specific plan EIR. The project is not expected to cause significant adverse impacts on traffic and circulation. Conclusion: Not significant. UTILITIES LA ER 67-89 Page 2 The city is currently in a drought situation, and has adopted an ordinance to control water use, both in existing projects and in new development. The ordinance ensures that no projects are built that worsen the load on the city's water supply. The regulations will also limit issuance of building permits after the drought period is passed, and are expected to. mitigate water-u.se impacts ' at that time. The project will not, therefore, have any significant negative impact on the city's water supply. . Conclusion: Not significant. STAFF RECOMMENDATION Grant a negative declaration of environmental impact.