HomeMy WebLinkAbout08-16-2016 Item 06 Approval of Final Map for Tract 2428-1 3000 Calle Malva Meeting Date: 8/16/2016
FROM: Michael Codron, Community Development Director
Prepared By: Diane Dostalek, Senior Civil Engineer
SUBJECT: APPROVAL OF THE FINAL MAP FOR TRACT 2428-1, 3000 CALLE
MALVA (TR 121-13)
RECOMMENDATION
Adopt a resolution approving the Final Map for Tract 2428-1, 3000 Calle Malva, and authorize the
Mayor to execute a Subdivision Agreement and a Private Drainage Easement Agreement.
DISCUSSION
Background
Tract 2428 (TR 121-13) is located at 3000 Calle Malva (Attachment A, Vicinity Map). A vesting
tentative map for Tract 2428 was originally approved by the City Council on July 3, 2007, by
Resolution No. 9917 (Series 2007) as TR 98-06. Revised conditions that superseded the previous
tentative map conditions were approved by Council on April 15, 2014, by Resolution No. 10514
(2014 Series) (Attachment B). The tentative map (excerpts included as Attachment C) contained
a total of 178 lots consisting of 165 single-family lots, five lots for up to 26 units of affordable
housing, two lots for six market-rate condominium units, five lots for riparian open space, and
one 71-acre hillside lot for permanent open space.
Subsequent to Council’s approval of the revised conditions, the applicant proposed to reduce the
original 178 lots down to 172 lots for constructability and marketability purposes. The new lot
configuration includes a total of 172 lots consisting of 161 single-family lots, five lots for up to
26 units of affordable housing, five lots for riparian open space, and one 71-acre hillside lot for
permanent open space. An exhibit showing the old lot configuration and numbering and the new
lot configuration and numbering is attached (Attachment D). This change to the tentative map is
minor and is consistent with the intent and spirit of the original tentative map. The tentative map
conditions of approval refer to the old lot numbering, so Attachment D is helpful in interpreting
the conditions based on the new lot numbering.
Tract 2428 will be recorded in three phases (Attachment E, Phasing Plan). Tract 2428-1 is the
first phase of Tract 2428 and will create 45 single-family lots (Lots 1-14, 72 to 80, and 86
to 107), two lots for riparian open space (Lots 81 and 84), one 71-acre hillside lot to be dedicated
to the City for permanent open space (Lot 172), and one Remainder lot for the future phases.
Environmental Issues
There is a protected species of plant located on Tract 2428 called adobe sanicle. Although some
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of the plants are located in areas to be designated as open space, others are located on lots
intended to be developed. The subdivider is cooperating with the Department of Fish & Wildlife
by applying for an “incidental take permit”. As part of that process, the subdivider is funding
studies to analyze the feasibility of propagating the species and growing them elsewhere as well
as relocating the plants on site. Additional information regarding the ability to transplant and/or
relocate the plants is expected to be available no later than the time Phase 3 is proposed to be
developed. In the meantime, there is a small portion of adobe sanicle located within Phase 1 in
the vicinity of Lot 92 and San Vincenzo Drive. The subdivider’s engineer is preparing revised
plans for this area in order to temporarily or permanently avoid the adobe sanicle at this location
Affordable Housing
Condition #77 of the tentative map required subdivider to dedicate the affordable housing lots
prior to or concurrent with the second phase of the map. A Notice of Requirements reiterating
this requirement is being recorded concurrently with the Phase 1 map. The lots currently
proposed to be dedicated are Lots 165 to 169. The Notice of Requirements states that if any
portion of Lots 165 to 169 is impacted by adobe sanicle that cannot be relocated, then additional
lots or reconfigured lots will need to be dedicated to meet the affordable housing requirements
for Tract 2428.
Prado Road Bike Path
Condition #1 of the tentative map required subdivider to construct a Class 1 bike path connecting
the existing terminus of Prado Road to Broad Street at the Damon-Garcia Sports Field, subject to
available right-of-way. At this time, the subdivider and the City have been unsuccessful at
negotiating with the property owner to acquire the right-of-way for the bike path. Therefore, this
condition is being deferred to the next phase of the map and is included in the previously
mentioned Notice of Requirements.
South Hills Natural Reserve and Cell Tower Access
Condition #75 of the tentative map required subdivider to dedicate the 71-acre open space lot in
fee to the City prior to or concurrent with the first phase of the map. Lot 172 is being offered in
fee to the City on the Tract 2428-1 map. There are several entities, including the City, that have
easements on Lot 172 to access cell towers at the top of the hill. The easements needed to be
revised to accommodate the phased construction of Tract 2428 and the new streets. Revised
easement agreements between those entities and the current owner of Lot 172 (the subdivider)
have all been recorded, including one for the City. The City’s relocated easement includes the
addition of public bicycle and pedestrian access along this route. Once the City becomes the fee
owner of Lot 172, any leaseholder payments for the cell towers will be directed to the City
instead of the subdivider.
Approving the Final Map
The tentative map has an initial two-year life per Municipal Code Section 16.10.150. With the
automatic extensions granted by the State Legislature per Sections 66452.21, 66452.22,
66452.23, and 66452.24 of the Subdivision Map Act, and a City-granted extension of two years,
this vesting tentative map now has an expiration date of July 3, 2018. Modifying the tentative
map conditions did not extend the life of the map. All phases of the map must record prior to
expiration of the tentative map. Additional time extensions are allowed.
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The final map for Tract 2428-1 is ready to be approved and recorded. Pursuant to Section
16.14.080 of the Municipal Code, the Public Works Director has determined that the final map is
in substantial compliance with the tentative map and approved modifications thereof.
Section 66474.1 of the Subdivision Map Act states that “a Legislative body shall not deny
approval of a final or parcel map if it has previously approved a tentative map for the proposed
subdivision and if it finds that the final or parcel map is in substantial compliance with the
previously approved tentative map.” The approval of a final map is considered a ministerial
action.
Appropriate securities will be submitted prior to map recordation to guarantee completion of the
required subdivision improvements as shown in the Subdivision Agreement (Attachment F). The
resolution approving the final map (Attachment G) also authorizes the Mayor to sign the
Subdivision Agreement requiring the Subdivider to complete the subdivision improvements.
Private Drainage Easement
There are some concrete drainage channels being constructed on Lot 172 to divert water flowing
down the slope away from the new residential lots and into the existing drainage channels. The
concrete channels are to be maintained by the Toscano Homeowner’s Association (HOA). An
easement agreement (Attachment I) has been prepared outlining terms of subdivider’s and
HOA’s responsibilities with regards to constructing and maintaining the channels on the City
property. Resolution No. 5370 (1984 Series) authorizes the Mayor to accept easements on behalf
of the City, but there is no similar resolution authorizing the Mayor to grant easements on public
property. Therefore, the resolution approving the Tract 2428-1 final map also authorizes the
Mayor to sign the Private Drainage Easement Agreement.
CONCURRENCES
The Public Works Department and the Natural Resources Manager concur with the
recommended action.
ENVIRONMENTAL REVIEW
Approval of the final map is statutorily exempt under the California Environmental Quality Act
(CEQA) pursuant to Section 15268(b)(3) Ministerial Projects (approval of final subdivision
maps) of Title 14 of the California Code of Regulations (State CEQA Guidelines). Therefore, no
further environmental review is required.
FISCAL IMPACT
There is no significant financial impact to the City associated with approving the final map for
Tract 2428-1. However, the public improvements that will be constructed with this phase will result
in an increase in maintenance costs for the public streets, public utilities, open space, and other
infrastructure upon acceptance of the improvements by the City. These costs will be shown in future
Financial Plans as the facilities are accepted and begin to require standard maintenance.
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ALTERNATIVES
Deny approval of the final map. Denying approval of the final map can apply if findings are
made that the requirements or conditions of the tentative map have not been met or performed
(Section 66473 of the Subdivision Map Act) or if findings are made that the final map is not in
substantial compliance with the previously approved tentative map (Section 66474.1 of the
Subdivision Map Act). Because the final map is in substantial compliance with the tentative map
and all of the conditions of the map will be met or securities deposited prior to map recordation,
Sections 66474.1 and 66473 of the Subdivision Map Act require that City Council approve the
map. Therefore, denying approval of the final map is not a recommended alternative unless the
required findings are made.
Attachments:
a - Vicinity Map
b - Resolution No. 10514 (2014 Series)
c - Tentative Map
d - Revised Lot Numbering
e - Phasing Plan
f - Subdivision Agreement
g - Draft Resolution Approving Final Map
h - Exhibit 1 to attachment g
i - Private Drainage Easement Agreement
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R _____
RESOLUTION NO. (2016 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING THE FINAL MAP FOR
TRACT 2428-1 (3000 CALLE MALVA, TR 121-13)
WHEREAS, the City Council made certain findings concerning the vesting tentative map
for Tract 2428-1, as prescribed in Resolution No. 10514 (2014 Series); and
WHEREAS, the subdivider has completed all required subdivision improvements for
this phase or will submit appropriate securities to guarantee installation of the required
subdivision improvements as shown on the approved plans for this phase prior to map
recordation, and all fees for this phase have been received or will be received prior to map
recordation, as prescribed in the Subdivision Agreement; and
WHEREAS, all conditions required per said Resolution No. 10514 (2014 Series) applicable
to this phase of Tract 2428 have been met prior to final recordation of the map; and
WHEREAS, approval of a final map is statutorily exempt under the California
Environmental Quality Act (CEQA) pursuant to Section 15268(b)(3) Ministerial Projects
(approval of final subdivision maps) of Title 14 of the California Code of Regulations (State
CEQA Guidelines).
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo
as follows:
SECTION 1. The final map for Tract 2428-1 as shown on the attached Exhibit 1 is found
to be in substantial conformance with the tentative map.
SECTION 2. The Subdivision Agreement for Tract 2428-1 is hereby approved.
SECTION 3. The Private Drainage Easement Agreement for Tract 2428-1 is hereby
approved and the Mayor is authorized to execute the document.
SECTION 4. Approval of the final map for Tract 2428-1 is hereby granted.
SECTION 5. 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:
6.g
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Resolution No. (2016 Series) Page 2
The foregoing resolution was adopted this ______ day of _______________ 2016.
________________________________
Mayor Jan Marx
ATTEST:
______________________________
Lee Price, MMC
Interim City Clerk
APPROVED AS TO FORM:
________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ______ day of ______________, _________.
______________________________
Lee Price, MMC
Interim City Clerk
6.g
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SEE SHEET 5
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6.h
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6.h
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6.h
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Packet Pg. 115
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Packet Pg. 116
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Packet Pg. 117
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Packet Pg. 118
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Packet Pg. 119
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Packet Pg. 120
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Packet Pg. 121
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Packet Pg. 122
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