HomeMy WebLinkAbout09/17/1991, 3 - TRACT 2066 - CONSIDERATION OF A VESTING TENTATIVE MAP CREATING AN 85-UNIT RESIDENTIAL PLANNED DEVELOPMENT CONDOMINIUM AT 843 MUTSUHITO AVENUE, R-3-PD AND C-S ZONES. �I�IIII�IIIlIII I IIIUIUE� I M NG DATE:
�IIIIII crt- o f san Luis oBispo
Word COUNCIL AGENDA REPORT TEM NUMBER:
FROM: Arnold Jonas, ommunity Development Director; By: Jeff Hc sociate
Planner
SUBJECT: Tract 2066 - Consideration of a vesting ;tentative map creating an 85-unit
residential planned development condominium at 843 Mutsuhito Avenue, R-3-PD and C-
S zones.
CAO RECOMMENDATION: Adopt a resolution approving the vesting tentative map
subject to the exceptions, findings and conditions recommended by the Planning
Commission.
REPORT-IN-BRIEF
The report concludes that the tentative map meets or exceeds city standards, with the
exceptions of street width, street yards, and condominium regulations which require solar
water heating. Based on the staff analysis and public testimony, the Commission
recommends approval of the street width and street yard exceptions, and denial of the
subdivider's request not to install solar water heating. It also discusses the requested
street abandonments which the council will consider at a future hearing. As a separate
item on tonight's agenda, council members will consider a resolution of intent to abandon
the streets.
BACKGROUND
On August 28th, the Planning Commission recommended that the City Council approve
the vesting tentative map. Their comments are summarized below, and the attached
draft resolution reflects the commission's recommended findings and conditions.
On August 6th the City Council approved a general plan amendment and preliminary
development plan, and introduced an ordinance rezoning the Villa Rosa Site to R-3-
PD. Councilmembers finally adopted the PD ordinance on September 3rd.
SIGNIFICANT IMPACTS
I
The project will not have significant adverse environmental impact provided that the
mitigation measures listed in the attached initial study are included in the project. These
measures address land use compatibility, traffic and circulation, air quality, trees, and
historic preservation.
ADVISORY BODY RECOMMENDATION
On a unanimous vote, the Planning Commission recommended council approval of the
vesting tentative map subject to modified findings and conditions as reflected in the draft
council resolution. Overall, the Commission supported the 85-unit planned development
condominium, determined that the vesting tentative map was consistent with the
preliminary PD plan, and found that the map met or exceeded most of the city's
subdivision requirements. Discussion focused on the requested subdivision and
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�I>II�IVIIILIIlll�10 �IUIII city of San lues OBISPO
COUNCIL AGENDA REPORT
Staff Report
Page 2
condominium exceptions. Commissioners felt that the energy and life-cycle cost savings .
of solar water heating were desirable in an affordable housing project, and could not make
the findings to grant an exception to that condominium requirement. Otherwise, they
supported the subdivision exceptions and directed to staff to incorporate the following
changes to findings (including additional and modified environmental mitigation measures)
and conditions (references are to the proposed Council resolution, unless otherwise noted):
i
Mitigation measures
i
1. "A", p.2 revised to reflect the project's revised 85-unit site plan.
2. "B", p. 2 revised to clarify location of property line noise wall and delete reference
to the proposed adjoining Orchard Supply Hardware project.
3. "D", p. 2 revised to expand notice to buyers to include homeless shelter and truck
traffic.
I
4. "L", p. 3 revised to expand the public bicycle easement to include the former Pacific
Coast Railroad right-of-way.
5. "O", p. 4 revised to require 15 gallon sized specimen trees as replacements for trees
which are removed.
Subdivision Exceptions
6. Deleted Finding (number 7, p. 10 of Planning Commission staff report) granting an
exception to the condominium regulations to allow other energy-saving construction
techniques in lieu of solar water heating.
I
Conditions
I
7. Condition 6, p. 6 amended to prevent CC&Rs from prohibiting outdoor clothes
I
drying
.
8. Condition 11, (p. 12 of the Planning Commission staff report) deleted, and a new
mitigation measure ("T', p. 4 of the Council resolution) added to require payment
of traffic impact fees.
9. Condition 12C, p. 7 revised to require public sidewalk on both sides of Victoria
Avenue.
I
Attachments: Draft Resolution, Planning Commission staff report, Vicinity Map, Vesting
Tentative Map 2066, Subdivider's exception request
Enclosed: -Full size tentative map
j
3�
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING A VESTING TENTATIVE MAP FOR TRACT 2066, CREATING A 85-UNIT
RESIDENTIAL CONDO'IINIUA? PROJECT AT 843 MUTSUHITO AVENUE.
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. VESTING TENTATIVE MAP. That this Council, after consideration
of public testimony, Tentative Map 2066 and the subdivider's supporting information, the
Planning Commission's recommendation, and the Community Development Director's
recommendations and reports thereon, hereby approves Vesting Tentative Map 2066
creating a 85-unit, planned development residential condominium project, as shown in
Exhibit "A" attached, with the following findings and subdivision exceptions, and subject
to the following conditions:
Findinas
1. The design of the subdivision is consistent with the general plan, subdivision and
zoning regulations.
2. The site is physically suited for the type and density of development allowed in
an R-3-PD 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 improvement will not conflict with
easements for access through (or use of property within) the proposed subdivision.
5. The proposed subdivision has been evaluated under the California Environmental
Quality Act and the City's Environmental Guidelines (Existing Facilities, Section
15301(o)), and the City Council hereby concurs with the Community Development
Director's negative declaration, subject to the following mitigation measures (note:
* asterisk refers to mitigation measures modified or added by the Planning
Commission):
3-3
Council Resolution No. (1991 Series)
Page 2
Land Use
*A. Developer shall provide a minimum sideyard setback of 16 feet for unit 80,
with an architecturally compatible fence or wall, and a 10-foot wide
landscaped planter for visual screening and physical separation.
*B. Developer shall provide a minimum building setback of 20 feet for unit 31,
and provide a noise attenuation wall along the northeast property line of
Lot 89 to protect residential uses from vehicle traffic and loading noise.
The noise wall shall be architecturally integrated with the project using
landscaping and architectural detail, to the approval of the Architectural
Review Commission.
C. Residential units with wall openings facing the C-S zone shall incorporate
construction measures to ensure interior noise levels do not exceed 45 dBa
(Ldn), to the approval of the Chief Building Official. An acoustic engineer
shall recommend appropriate design measures for the units so that the 45
dBa sound level is not exceeded, and these measures shall be incorporated
in the building plans. Such measures may include, but are not limited to
double glazing, reduced window area, enclosed outdoor patios, and special
wall assemblies.
*D. A declaration to buyer shall be included in California Department of Real
Estate documents prepared for prospective buyers. The declaration shall
advise buyers that project is located adjacent to manufacturing and service-
commercial uses, and a homeless shelter. Industrial, service-commercial,
and shelter related activities may occur in the area, including commercial
truck traffic on Victoria Avenue.
Traffic and Circulation
Developer shall:
E. Contribute toward the cost of installing a signal at the Lawrence
Drive/Broad Street intersection, prior to construction permit issuance.
Contribution amount shall be calculated by the City Engineer, and shall be
based on the project's proportionate share of the total traffic increase
(ADT) on Broad Street from Villa Rosa, OSH, and Stoneridge II, not to
exceed 25 percent of the total cost of the signal project.
F. Revise project design to provide a public street connection between
Lawrence Drive and Mutsuhito Avenue via Victoria Avenue. Developer
shall improve Victoria Avenue to city standards.
G. Contribute toward the cost of installing a second eastbound left-turn lane
from Broad Street onto Orcutt Road, prior to construction permit issuance.
J- /
Council Resolution No. (1991 Series)
Page 3
Contribution shall be calculated by the City Engineer, and shall be based
on the project's proportionate share of the total traffic volume (ADT) on
Orcutt road.
H. Contribute toward the cost of widening Orcutt Road to four lanes east of
Broad Street, prior to construction permit issuance. Contribution shall be
calculated by the City Engineer, and shall be based on the project's
proportionate share of the total traffic volume (ADT) on Orcutt Road.
I. Contribute toward the cost of installing a grade separation at Orcutt Road
and the Southern Pacific Railroad right-of-way, prior to construction permit
issuance. Contribution shall be calculated by the City Engineer, and shall
be based on the project's proportionate share of the total traffic volume
(ADT) on Orcutt Road.
J. Revise the Orcutt Road driveway exit to restrict access to right-turn in and
right-turn out only, to the approval of the City Engineer.
Air Quality
Developer shall:
K. Incorporate bike and pedestrian trails into the project design to provide the
opportunity to connect with a planned citywide bike trail in or along the
Southern Pacific Railroad right-of-way, near the northeast corner of the site.
'L. Grant irrevocable public pedestrian and bicycle access easements from
Broad Street to the future connection point at the site's northeast corner
and along the former Pacific Coast Railroad right-of-wav, and install
footpath and bikeway improvements as approved by the Architectural
Review Commission.
M. Contribute toward cost of installing a transit facility on the east side of
Broad Street between Lawrence Drive and Orcutt Road. Costs shall
include construction of a standard bus turnout, transit shelter, bus sign, trash
receptacle, and installation of public art and appropriate landscaping.
Contribution amount shall be calculated by the City Engineer, and shall be
based on the project's proportionate share of the total traffic increase
(ADT) on Broad Street from OSH, Villa Rosa, and Stoneridge II, not to
exceed 25 percent of the improvement's total cost.
N. Follow Air Pollution Control District guidelines to reduce fugitive dust
emissions during grading and site preparation, and exhaust emissions from
construction equipment. Prior to construction permit issuance, the
developer shall submit a plan describing measures to be taken during
construction to reduce emissions, to the approval of the Community
35
Council Resolution No. (1991 Series)
Page 4
Development Director.
Plant Life
*O. Site design shall be modified where feasible to preserve Eucalyptus trees,
to the approval of the City Arborist and the Community Development
Director. Where preservation is not feasible, the trees to be removed shall
be replaced on a two for one basis with 15-gallon sized trees of a
comparable ultimate size and longevity.
Historic Resources
P. A qualified archaeologist will instruct the project's construction contractors
in how to recognize resources that my be encountered. If excavations
encounter archaeological resources, construction activities which may affect
them shall cease. The Community Development Director shall be notified
of the extent and location of discovered materials so that they may be
recorded by a qualified archaeologist. Disposition of artifacts shall comply
with state and federal laws. A note concerning this requirement shall be
included on the grading and construction plans for the project.
Q. Brick work shall be incorporated into the development of the site to recall
the historic use of the site.
R. The historic significance of the site shall be documented through the use
of a plaque, photographs and samples of the brick work incorporated into
a marker or kiosk on the project site for public display, possibly in
cooperation with the adjacent Orchard Supply Hardware project.
General
S. If the Community Development Director determines that the above
mitigation measures are either infeasible or ineffective, the Director may
modify the measures or add additional measures to better achieve the intent
of the original mitigation.
T. The subdivider shall pay any applicable transportation impact fees adopted
by the City Council, which are anticipated to be adopted on or about
September, 1991.
Subdivision Exceptions
The proposed exceptions to Subdivision Regulations to allow:
3-(
Council Resolution No. (1991 Series)
Page 5
A. Reduced street widths from 40 feet to 28 feet on Victoria Avenue, from 40 feet
to 34 feet on Lawrence Drive, and from 40 feet to two 17-foot travel lanes on
Mutsuhito Avenue;
B. Reduced street yards from 15 feet to 10 feet for units 43, 44, 67, 68, 69, 79, 84,
and 85.
are hereby approved with the following findings:
A. The cost to the subdivider of strict or literal compliance with the regulations
is not the sole reason for granting the modifications.
B. The modifications will not be detrimental to the public health, safety, or
welfare, or be injurious to other properties in the vicinity.
C. Granting the modifications is in accord with the intent and purpose of the
Subdivision and Zoning Regulations, and is consistent with the general plan
and with all applicable specific plans or other plans of the city.
Conditions
1. Subdivider shall submit a final map to the city for review, approval and
recordation.
2. Subdivider shall provide individual utilities to each unit (telephone, electric, gas,
water, and cable TV) to the satisfaction of the public utility agencies and the City
Engineer. All new utilities shall be placed underground. Water meters shall be
clustered in the public sidewalk to the approval of the City Engineer
3. Final map shall note a blanket easement over the common lot area, except under
the structures, for access to, installation and maintenance of underground public
utilities serving the site, to the approval of the City Engineer and affected utility
companies.
4. Final map shall show a 6-foot public utilities easement and 10-foot wide street tree
easement along the project's public street frontages.
5. All on-site driveways, nonstructural parking improvements and utilities shall be
installed as subdivision improvements.
6. 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 include the following provisions:
a. Creation of a homeowners' association to enforce the CC&R's and provide
3—�
Council Resolution No. (1991 Series)
Page 6
for professional, perpetual maintenance of all common area including
private driveways, sewer mains, drainage, parking lot areas, walls and fences,
lighting, recreation facilities, and landscaping in a first class condition
b. Grant to the city the right to maintain common area if the homeowners'
association fails to perform, and to assess the homeowners' association for
expenses incurred, and the right of the city to inspect the site at mutually
agreed times to assure conditions of CC&R's and final map are being made.
C. No parking except in approved, designated spaces.
d. Grant to the city the right to tow away vehicles on a complaint basis which
are parked in unauthorized places.
e. Prohibition of storage or other uses which would conflict with the use of
garages for parking purposes.
f. No outdoor storage of boats, campers, motorhomes, or trailers nor long-
term storage of inoperable vehicles.
g. No outdoor storage by individual units except in designated storage areas.
h. No change in city-required provisions of the CC&R's without prior City
Council approval.
i. Homeowners' 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 officers of the association
j. Provision of appropriate "no parking" signs and red-curbing along interior
roadways as required by the City Fire Department.
*k. CC & Rs shall not prohibit outdoors clothes drying.
7. The portion of this site that participated in the McMillan Sever Assessment
District may sewer to the Orcutt Road sewer main (lots 1 through 31). The
remaining lots 32 throush 85 did not participate in said assessment district and
must sewer to the Broad Street sewer main. If gravity sewering lots 45 through
55 to Broad Street is not feasible, those lots may be severed to Orcutt Road
provided all appropriate lift station fees are paid, as determined by the City
Engineer.
3. The public water mains serving this site shall loop from the water main in Orcutt
Road to the water main in Broad Street via the on-site driveway paralleling the
easterly and northerly boundaries and connecting said streets.
3-8
Council Resolution No. (1991 Series)
Page 7
A second internally looped public water main may be constructed within the
driveway lying southerly and southwesterly of the four, most northeasterly,
buildings. All water meters shall be grouped in manifolds containing no more
than 6 meters each, to the satisfaction of the City Engineer.
All final grades and alignments of all public mains shall be subject to adjustments
as determined by and to the satisfaction of the City Engineer and Utilities
Engineer.
9. An easement for public water facilities shall be granted to the City and shown on
the Final Map to the satisfaction of the City Engineer and Utilities Engineer. The
easement shall exempt the City from all responsibilities for the replacement of any
special pavements (other than asphalt concrete).
10. The subdivider shall pay all appropriate water and sewer and park in-lieu fees
prior to recordation of the Final Map.
11. Subdivider shall dedicate sufficient additional right-of-way at the easterly end of
Lawrence Drive to provide for a vehicle turnaround and landscaped median, to
the approval of the City Engineer.
12. Lawrence Drive, Mutsuhito Avenue, and Victoria Avenue shall be improved to the
satisfaction of the City Engineer, based on the following standards:
A. The subdivider shall improve Lawrence Dr. with a 4' detached sidewalk,
landscaped parkavay, curb and gutter on the southerly side, 34' wide street
pavement (T.I. = 8.0) and A/C curb along the northerly side of the street.
The proposed sidewalk may meander, but shall be at least 6' wide wherever
connected to the curb, to the satisfaction of the City Engineer. The
subdivider shall install a retaining wall and erosion control landscaping and
irrigation along the northerly side of Lawrence Drive, to the approval of
the City Engineer and the Community Development Director.
B. '_%Tutsuhito Avenue shall be improved with a 4' detached sidewalk and
landscape parkway along both sides, a raised median island, and full-width
street pavement (T.I. = 8.0). The median island and landscape parkways
proposed in Mutsuhito Ave. shall be maintained by the Homeowner's
Association. The width of the median island may require adjustment to
accommodate access requirements needed by the Fire Department (min. 20'
wide travel lane) and future truck traffic.
*C. Victoria Avenue shall be improved with 4' detached sidewalk and 6'
landscaped parkway along both sides, with a 28' street paveout, and a 6"
concrete curb or A.C. berm along the west side.
D. Interior streets shall be constructed using a T.I. of 5.5.
3-9
Council Resolution No. (1991 Series)
Page 8
13. Final map shall note that all improvements within the Southern California Gas
Company easement shall be subject to approval by said gas company.
14. All on-site grading shall be designed so as not to damage the off-site trees along
the easterly property line. All on-site trees shall be labeled, and trees to be
preserved shall be protected during construction, to the approval of the City
Arborist. Subdivider shall submit a tree protection agreement and acceptable
surety to guarantee protection and/or replacement of trees to be preserved, to the
approval of the Community Development Director.
15. The subdivider shall submit to the City Engineer a hydrology report, prepared by
a registered civil engineer, for the proposed site development.
16. All boundary monuments, lot corners and centerline intersections, curb return
points, and other survey data shall be tied to the City's control network. At least
two control points shall be used and a tabulation of the coordinates shall be
submitted with the final map or parcel map. A 5-1/4" diameter computer floppy
disk, containing the appropriate data for use in autocad for Geographic
Information System (GIS) purposes, is also required to be submitted to the City
Engineer.
17. Subdivider shall install street trees along the Broad Street, Lawrence Drive,
Victoria Avenue and Mutsuhito Avenue street frontages, to city standards, and to
the satisfaction of the City Arborist and Architectural Review Commission.
18. Subdivider shall submit a common driveway agreement and easement for lots 83
and 89 to the Community Development Director for approval and recordation.
19. All grading shall comply with the recommendations contained in the soils report
for the proposed site development.
20. All units shall be numbered in accordance with an addressing plan approved by
the Community Development Department.
21. Subdivider shall install a unit identification plan with directory at each of the
project entrances to the approval of the Community Development Director.
22. Subdivider shall install street lighting as determined by the City Engineer per City
and Pacific Gas and Electric standards.
23. Project construction activity, including grading operations, shall be limited to the
weekday hours from 7:00 a.m. to 5:00 p.m. and construction vehicles shall use
Orcutt Road to access the project site.
24. Subdivider shall submit a dust management plan to limit dust generation from
construction activities on the site and from construction vehicles transporting soil
3 -10
Council Resolution No. (1991 Series)
Page 9
to and from the site to the approval of the Community Development Director and
the Chief Building Official.
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 1991.
Mayor Ron Dunin
ATTEST:
Pam Voges, City Clerk
x x s x x x x x x x x x
3-1 !
Council Resolution No. (1991 Series)
Page 10
APPROVED:
City Admimstrativ O cer
ttor y
Community Devel' p ent Director
Public Wot- Director
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EXHIB" IT A
MEETING DATE:
i1°��iii��i11►11111�� 'ij;illl city of San Luis OBISPO $-'-$-91
PLANNING COMMISSION STAFF REPORT ITEM NUMBER:
3Y: FILE #
Jeff Hook, Associate Planner Street Abandonment/TR 2066
3 U BJ ECT:
1) Request to abandon portions of Mutsuhito, and Frederick Avenues between
Victoria Avenue and the Southern Pacific Railroad; and 2) Consideration of a
vesting tentative map creating an 85-unit residential planned development
condominium at 843 Mutsuhito Avenue, R-3-PD zone, pending.
SUMMARY RECOMMENDATION
Recommend that the council abandon the street portions as requested, and approve the
vesting tentative map and subdivision exceptions subject to the recommended findings and
conditions.
BACKGROUND
Situation
On June 26th, the Planning Commission recommended that the City Council approve the
preliminary PD plan, and the City Council discussed the Villa Rosa PD plan on July 16th;
and gave preliminary approval to the general plan amendment, PD rezoning, and
preliminary PD plan on August 6th and continued the items to August 20th for final action.
The subdividers, Stan and Elizabeth Bell, want to create 85 air-space condominiums in a
new planned residential development called "Villa Rosa." Condominiums are ownership
units created through a subdivision map process. The 85 condominium owners would hold
a joint, non-severable and undivided interest in common areas, "Lots 86 and 87", which
include parking, landscaping, walkways and recreation areas. Portions of Mutsuhito Avenue
and Frederick Street would also be abandoned with this proposal.
Five or more condominiums require city approval of a tentative tract map. The Planning
Commission's action is advisory to the City Council. Following vesting tentative map
approval, the subdivider must submit a final tract map to formalize the creation of the
new "lots." If the final map is consistent with the tentative map, the Community
Development Director approves the final tract map ministerially without further commission
or council review.
DATA SUMMARY
Applicants: Stanley and Elizabeth Bell
Representatives: Mike Multari, Steve Puglisi, David Foote
Zoning: M
General Plan: Service-Commercial/Light Industrial
Environmental Status: Mitigated negative declaration
Site Data: The vacant, 8.6 acre triangular site is located at the south portion of the city,
just east of and parallel to Broad Street between Lawrence Drive and Orcutt Road.
Located on the east side of Broad Street, the site is within a service-commercial/industrial
Staff Report
Page 2
district that consists of small commercial lots with older warehouses and commercial uses,
and a few older, non-conforming houses. Formerly used as a brickyard, the site's
topography has been completely disturbed.
PROJECT DESCRIPTION
The condominium lots would range in size from 1118 square feet to 1500 square feet, with
five floor plans available. The one- and two-story units are arranged in nine clusters of 6 -
13 units, with stucco exteriors and wood and tile detailing. The developers plan to sell 41
of the units at prices affordable to persons of moderate incomes. The site is already served
by utilities located in Broad Street (State Highway 227) and Orcutt Road.
EVALUATION
Street Abandonment
The subdivider asks that the city abandon unimproved portions two streets -- a 340-foot
Iona section of Mutsuhito Avenue between Broad Street and the tract's east boundary;
and a 343-foot section of Frederick Street between Mutsuhito Avenue and Lawrence Drive.
These streets are part of the Imperial Tract, a subdivision recorded in 1894 and named for
royalty reigning at the end of the nineteenth century. They included Victoria (named after
Queen Victoria of Great Britain), Kuang-Su (now Lawrence Drive, named for Emperor
Kuang-hsii of China), and Mutsuhito (named after Japanese emperor Mutusuhito).
Upon abandonment, ownership of the 60-foot rights-of-way would revert back to the
underlying property owners, Mr. and Mrs. Bell. The existing Lawrence Drive right-of-way
would not be abandoned. Dedication of additional street right-of-way is shown at the east
end of Lawrence Drive to provide automobile turnarounds where the public street ends and
Villa Rosa's private driveways begin. Victoria Avenue, (not "Street" or "Drive" as labeled
in the tentative map), will be improved within its existing 60-foot wide right-of-way.
Staff supports the abandonments. These remnant, unimproved streets do not link up with
any other streets, nor is it likely that they will needed for future street connections. As
part of the Imperial Addition, these streets were originally platted as a residential
subdivision. Due to the location of existing development just east of the tract, there is no
need or likelihood of extending Mutsuhito Avenue to meet McMillan Avenue.
Emergency access between the Villa Rosa site and McMillan Avenue will be provided via
a gate along the east property line which will allow emergency vehicle access through the
McMillan Commercial Center at 2995 McMillan Avenue. This approach is acceptable to
both property owners, and meets Fire and Police Department requirements.
Density
With the proposed PD rezoning from M (manufacturing) to R-3-PD (medium high-density
3-/5
Staff Report
Page 3
residential), Zoning Regulations would allow 18 density units per net acre. One density unit
is equivalent to a two-bedroom dwelling. The Villa Rosa site has a maximum development
potential of 154.8 density units (8.6 X 18 DU/acre = 154.8).
Villa Rosa's 27 two-bedroom units plus 58 three-bedroom units has an equivalent density
of 114 density units, or 13.25 density units (D.U.) per net acre, and meets allowed density.
Subdivision Standards
The tentative map is consistent with Subdivision and Zoning Regulations. Under the PD
rezoning, building setbacks, lot coverage, and other development standards can be relaxed.
The subdivision plan shows reduced street yards for building clusters, reduced street widths,
and a requested exemption from the solar water heating requirement. No other variation
from city standards is proposed.
Condominium Standards
The Subdivision Regulations allow lots within condominium subdivisions to be of any size
and shape. The design and layout of the condominium units "should be based on intended
use, topography, and access requirements." Residential condominiums have special
development standards for open space, solar water heating, laundries, and outdoor storage.
Table 1 summarizes the project's features and condominium requirements:
TABLE 1 - CONDOMINIUM REQUIREMENTS, R-3 and R-4 zones
Feature Minimum Requirement Villa Rosa (proposed)
Site area None 8.6 acres
Residential density Maximum 18 D.U./acre 13.25 D.U./acre
Private open space 100 s.f. per unit 240+ s.f. per unit
Common open space 100 s.f. per unit 2200 s.f. per unit
Total open space 400 s.f. per unit 2440+ s.f. per unit
Recreation facility 20 s.f. per unit indoor/or 86 s.f.per unit outdoor
40 s.f. per unit outdoor
Storage 200 cu.ft. per unit 200+ cu.ft. per unit
Laundry facilities 1 washer/dryer per 10 units laundry in each unit
Energy Conservation solar water heating/ea. unit not provided`
0-/b
Staff Report
Page 4
`Alternative energy saving measures proposed (eg. thicker wall/roof insulation than
required by building codes)
Subdivision Exceptions
The attached letter lists the requested subdivision exceptions. The variation in yard and
street widths is consistent with the preliminary PD plan previously reviewed by the
commission. They are:
1. Reduced Street Width. Reduced the width of the paved roadway of Lawrence Drive,
Victoria Avenue, and Mutsuhito Avenue to increase landscaping and reduce paving.
The typical street paveout (street width from curb face to curb face) is 40 feet. This
allows for two 12-foot travel lanes plus two 8-foot parking lanes. The tentative map
shows street widths of 34 feet for Lawrence Drive, 28 feet for Victoria Avenue, and
two 17-foot streets on Mutsuhito. This would allow full-width travel lanes, with
oversized 14-foot lanes on Victoria Avenue to accommodate commercial traffic. A
32-foot wide access easement over lot 89 would allow vehicle access from lot 88 to
Mutsuhito Avenue.
With the exception of the north side of Lawrence Drive, no curbside parking would be
allowed. The City Engineer has determined that the proposed street sections will be
adequate to safely handle expected traffic, and staff supports the exceptions.
This design emphasizes landscaping and pedestrian use over vehicles, while providing
adequate street width and curb radii to accommodate expected traffic. All streets are 60-
foot rights-of-way, allowing for full frontage improvements on both sides of the street.
Frontage improvements along the north side of Lawrence Drive and along the west side
of Victoria Avenue (adjacent to the SLO Grange Hall) would typically be installed upon
development (or redevelopment in the case of the Grange Hall).
2. Reduced Street Yards. Subdivision Regulations allow the commission and council
to relax setback requirements as part of subdivision maps and planned developments.
Villa Rosa shows reduced street yards for units 43, 44, 67, 68, 69, 79, 84, and 85.
Typically, a 15-foot street yard is required. A 7-foot yard is proposed for Lot 44; all
others would have street yards of at least 10 feet.
Staff supports the street yard exceptions, except for lot/unit 44 which should not be less
than 10 feet. In all cases, a 20-foot parkway between face-of-curb and buildings would be
maintained, meeting the intent of city standards. Low garden walls, landscaping, walkways,
and architecture will beautify the street yards, and provide visual variety and interest.
3. Solar Water Heating. The Commission should determine whether an exception to
standards requiring solar water heating is appropriate. Condominium regulations
require that solar water heating be incorporated into proposed condominium
projects. The applicant wants to use alternative construction techniques such as
double pane windows and additional insulation to save energy, rather than solar
3-/7
Staff Report
Page 5
water heating. Exceptions to the property improvement standards contained within
the condominium regulations can be approved by making required findings regarding
exceptional circumstances at the time of tentative tract map consideration.
The applicant has not proposed specific energy-saving measures or documentation on
expected energy savings. On another recent condominium project, Tract 2010, the
commission and council approved the use special building measures to achieve energy
savings comparable to savings achieved through solar water heating. The condominium
regulations allow for exceptions to included requirements, but do not specify alternatives
to solar water heating.
There are no specific criteria as to what additional level of energy savings would enable
an applicant to not include solar water heating in units. The Plan Check Engineer
suggested that the State Energy Code point value system could be used to provide a
comparable threshold of energy savings for units. Units would need to provide a minimum
point value of + 16 to provide energy savings approximately equal to the installation of a
solar water heating system.
Grading and Retaining Walls
The proposed grading plan meets the city's Grading Ordinance requirements. Brickmaking
operations altered most of the site's original topography. According to a soils investigation
report (Pacific Geoscience, January 1989), up to 12 feet of fill was placed in the center
portion of the site, and numerous large stockpiles of dumped soils, organic debris and trash
are located in the upper and lower portions of the site. Much of the fill is uncertified, and
not suitable as foundation base material.
To provide suitable base, the report recommends that a uniform mat of recompacted soil
be provided beneath the proposed structures. This will require regrading of most of the
site. The grading plan reflects this approach, with about 63,600 cubic yards of cut and
51,000 cubic yards of fill. The site's rough grading will create a gently sloping (3-5 percent)
site, with about 20 feet of fall from the site's north to south ends. A terraced, crib retaining
wall is proposed along the southwest property line, adjacent to commercial lots 88 and 89.
Overall retaining wall height would reach 16 feet, with the height of individual wall faces
not to exceed 5 to 6 feet. The walls would be landscaped and stepped to follow topography
to minimize their visual impact.
Lot Line Adjustment
The subdivider proposes a lot line adjustment between lots 88 and 89 and the Villa Rosa
site. The lot line shift adds about 0.65 acre to the commercial lots -- most of that is in a
32-foot wide access easement to Mutsuhito Avenue. Its purpose is to allow a slightly larger
site for future commercial development, and to provide secondary street access for the
3-19
Staff Report
Page 6
interior commercial lot 88.
OTHER DEPARTMENT REVIEW
No other department has objected to the approval of this project. The concerns of other
departments have been incorporated into recommended conditions of tract map approval
or mitigation measures of the initial study.
ALTERNATIVES
The commission may continue consideration of the tentative map, or may recommend that
the council approve or deny the tentative tract map.
RECOMMENDATION
The commission should take two separate motions to act on the street abandonment and
tentative map.
A) Street Abandonment. Recommend that the City Council approve the abandonment
of portions of Mutsuhito Avenue and Frederick Street as shown in Vesting Tentative
Map 2066, subject to the following finding and condition:
Finding
1. The portions of rights-of-way to be abandoned are not needed for present or future
public purposes.
B) Vesting Tentative Map. Recommend approval of Tentative Tract Map 2066 subject
to the following findings and conditions:
Findings
1. The design of the subdivision is consistent with the general plan, subdivision and
zoning regulations.
2. The site is physically suited for the type and density of development allowed in an
R-3-PD 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 improvement will not conflict with
easements for access through (or use of property within) the proposed subdivision.
319
Staff Report
Page 7
5. The proposed subdivision has been evaluated under the California Environmental
Quality Act and the City's Environmental Guidelines (Existing Facilities, Section
15301(0)), and the Planning Commission concurs with the Community Development
Director's negative declaration, subject to the following mitigation measures: (note:
mitigation measure 1 has been revised to reflect the revised 85-unit site plan).
Land Use
A. Developer shall provide a minimum sideyard setback of 16 feet for unit 80, with an
architecturally compatible fence or wall, and a 10-foot wide landscaped planter for
visual screening and physical separation.
B. Developer shall provide a minimum building setback of 20 feet for unit 31, and
provide a noise attenuation wall along the property line between Mutsuhito Avenue
and the north corner of the proposed OSH store to protect residential uses from
vehicle traffic and loading noise. The noise wall shall be architecturally integrated
with the project using landscaping and architectural detail, to the approval of the
Architectural Review Commission.
C. Residential units with wall openings facing the C-S zone shall incorporate
construction measures to ensure interior noise levels do not exceed 45 dBa (Ldn),
to the approval of the Chief Building Official. An acoustic engineer shall
recommend appropriate design measures for the units so that the 45 dBa sound
level is not exceeded, and these measures shall be incorporated in the building
plans. Such measures may include, but are not limited to double glazing, reduced
window area, enclosed outdoor patios, and special wall assemblies.
D. A declaration to buyer shall be included in California Department of Real Estate
documents prepared for prospective buyers. The declaration shall advise buyers
that project is located adjacent to manufacturing and service-commercial uses, and
that occasional industrial noise and related activities may occur.
Traffic and Circulation
Developer shall:
E. Contribute toward the cost of installing a signal at the Lawrence Drive/Broad Street
intersection, prior to construction permit issuance. Contribution amount shall be
calculated by the City Engineer, and shall be based on the project's proportionate
share of the total traffic increase (ADT) on Broad Street from Villa Rosa, OSH, and
Stoneridge II, not to exceed 25 percent of the total cost of the signal project.
F. Revise project design to provide a public street connection between Lawrence Drive
and Mutsuhito Avenue via Victoria Avenue. Developer shall improve Victoria
Avenue to city standards.
3�;20
Staff Report
Page 8
G. Contribute toward the cost of installing a second eastbound left-turn lane from
Broad Street onto Orcutt Road, prior to construction permit issuance. Contribution
shall be calculated by the City Engineer, and shall be based on the project's
proportionate share of the total traffic volume (ADT) on Orcutt road.
H. Contribute toward the cost of widening Orcutt Road to four lanes east of Broad
Street, prior to construction permit issuance. Contribution shall be calculated by
the City Engineer, and shall be based on the project's proportionate share of the
total traffic volume (ADT) on Orcutt Road.
I. Contribute toward the cost of installing a grade separation at Orcutt Road and the
Southern Pacific Railroad right-of-way, prior to construction permit issuance.
Contribution shall be calculated by the City Engineer, and shall be based on the
project's proportionate share of the total traffic volume (ADT) on Orcutt Road.
J. Revise the Orcutt Road driveway exit to restrict access to right-turn in and right-
turn out only, to the approval of the City Engineer.
Air Quality
Developer shall:
K. Incorporate bike and pedestrian trails into the Villa Rosa design to provide the
opportunity to connect with a planned citywide bike trail in or along the Southern
Pacific Railroad right-of-wav, near the northeast corner of the site.
L. Grant irrevocable public pedestrian and bicycle access easements from Broad Street
to the future connection point at the site's northeast corner, and install footpath and
bikeway improvements as approved by the Architectural Review Commission.
M. Contribute toward cost of installing a transit facility on the east side of Broad Street
between Lawrence Drive and Orcutt Road. Costs shall include construction of a
standard bus turnout, transit shelter, bus sign, trash receptacle, and installation of
public art and appropriate landscaping. Contribution amount shall be calculated
by the City Engineer, and shall be based on the project's proportionate share of the
total traffic increase (ADT) on Broad Street from OSH, Villa Rosa, and Stoneridge
II, not to exceed 25 percent of the improvement's total cost.
N. Follow APCD guidelines to reduce fugitive dust emissions during grading and site
preparation, and exhaust emissions from construction equipment. Prior to
construction permit issuance, the developer shall submit a plan describing measures
to be taken during construction to reduce emissions, to the approval of the
Community Development Director.
3-011
Staff Report
Page 9
Plant Life
O. Site design shall be modified where feasible to preserve Eucalyptus trees, to the
approval of the City Arborist and the Community Development Director. Where
preservation is not feasible, the trees to be removed shall be replaced on a two for
one basis with trees of a comparable ultimate size and longevity.
Historic Resources
P. A qualified archaeologist will instruct the project's construction contractors in how
to recognize resources that my be encountered. If excavations encounter
archaeological resources, construction activities which may affect them shall cease.
The Community Development Director shall be notified of the extent and location
of discovered materials so that they may be recorded by a qualified archaeologist.
Disposition of artifacts shall comply with state and federal laws. A note concerning
this requirement shall be included on the grading and construction plans for the
project.
Q. Brick work shall be incorporated into the development of the site to recall the
historic use of the site.
R. The historic significance of the site shall be documented through the use of a plaque,
photographs and samples of the brick work incorporated into a marker or kiosk on
the project site for public display, possibly in cooperation with the adjacent Orchard
Supply Hardware project.
General
S. If the Community Development Director determines that the above mitigation
measures are either infeasible or ineffective, the Director may modify the measures
or add additional measures to better achieve the intent of the original mitigation.
6. The proposed exceptions to Subdivision Regulations to allow:
A. Reduced street widths from 40 feet to 28 feet on Victoria Avenue, from 40
feet to 34 feet on Lawrence Drive, and from 40 feet to two 17-foot travel
lanes on Mutsuhito Avenue;
B. Reduced street yards from 15 feet to 10 feet for units 43, 44, 67, 68, 69, 79,
84, and 85.
are approved with the following findings:
3 a:P.
Staff Report
Page 10
A. The cost to the subdivider of strict or literal compliance with the regulations
is not the sole reason for granting the modifications.
B. The modifications will not be detrimental to the public health, safety, or
welfare, or be injurious to other properties in the vicinity.
C. Granting the modifications is in accord with the intent and purpose of the
Subdivision and Zoning Regulations, and is consistent with the general plan
and with all applicable specific plans or other plans of the city.
7. An exception to the property improvement standards contained in the condominium
regulations to allow other energy-saving construction techniques in lieu of solar
water heating is approved based on the following:
Findings
1. There are circumstances of the site, such as size, shape, topography, distinct from
land in the same zoning, or compliance would not be practical because of the
location or site design;
2. The variance will not constitute a grant of special privilege; an entitlement
inconsistent with the limitations upon other properties in the vicinity with the same
zoning; and
3. No feasible alternative to authorizing the exception would satisfy the intent of city
policies and regulations.
4. Subdivider is incorporating energy conservation measures that meet or exceed those
provided by solar water heating above and beyond Title 24 requirements.
Conditions
1. Subdivider shall submit a final map to the city for review, approval and recordation.
2. Subdivider shall provide individual utilities to each unit (telephone, electric, gas,
water, and cable TV) to the satisfaction of the public utility agencies and the City
Engineer. All new utilities shall be placed underground. Water meters shall be
clustered in the public sidewalk to the approval of the City Engineer
3. Final map shall note a blanket easement over the common lot area, except under
the structures, for access to, installation and maintenance of underground public
utilities serving the site, to the approval of the City Engineer and affected utility
companies.
4. Final map shall show a 6-foot public utilities easement and 10-foot wide street tree
3-023
Staff Report
Page 11
easement along the project's public street frontages.
5. All on-site driveways, nonstructural parking improvements and utilities shall be
installed as subdivision improvements.
6. 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 include the following provisions:
a. Creation of a homeowners' association to enforce the CC&R's and provide
for professional, perpetual maintenance of all common area including private
driveways, sewer mains, drainage, parking lot areas, walls and fences, lighting,
recreation facilities, and landscaping in a first class condition
b. Grant to the city the right to maintain common area if the homeowners'
association fails to perform, and to assess the homeowners' association for
expenses incurred, and the right of the city to inspect the site at mutually
agreed times to assure conditions of CC&R's and final map are being made.
C. No parking except in approved, designated spaces.
d. Grant to the city the right to tow away vehicles on a complaint basis which
are parked in unauthorized places.
e. Prohibition of storage or other uses which would conflict with the use of
garages for parking purposes.
f. No outdoor storage of boats, campers, motorhomes, or trailers nor long-term
storage of inoperable vehicles.
g. No outdoor storage by individual units except in designated storage areas.
h. No change in city-required provisions of the CC&R's without prior City
Council approval.
i. Homeowners' 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 officers of the association
j. Provision of appropriate "no parking" signs and red-curbing along interior
roadways as required by the City Fire Department.
7. The portion of this site that participated in the McMillan Sewer Assessment District
may sewer to the Orcutt Road sewer main (lots 1 through 31). The remaining lots
45 through 85 did not participate in said assessment district and must sewer to the
3��
Staff Report
Page 12
Broad Street sewer main. If gravity sewering lots 45 through 55 to Broad Street is
not feasible, those lots may be sewered to Orcutt Road provided all appropriate lift
station fees are paid, as determined by the City Engineer.
8. The public water mains serving this site shall loop from the water main in Orcutt
Road to the water main in Broad Street via the on-site driveway paralleling the
easterly and northerly boundaries and connecting said streets.
A second internally looped public water main may be constructed within the
driveway lying southerly and southwesterly of the four, most northeasterly, buildings.
All water meters shall be grouped in manifolds containing no more than 6 meters
each, to the satisfaction of the City Engineer.
All final grades and alignments of all public mains shall be subject to adjustments
as determined by and to the satisfaction of the City Engineer and Utilities Engineer.
9. An easement for public water facilities shall be granted to the City and shown on
the Final Map to the satisfaction of the City Engineer and Utilities Engineer. The
easement shall exempt the City from all responsibilities for the replacement of any
special pavements (other than asphalt concrete).
10. The subdivider shall pay all appropriate water and sewer and park in-lieu fees prior
to recordation of the Final Map.
11. The subdivider shall pay any applicable transportation impact fees adopted by the
City Council, which are anticipated to be adopted on or about September, 1991.
12. Subdivider shall dedicate sufficient additional right-of-way at the easterly end of
Lawrence Drive to provide for a vehicle turnaround and landscaped median, to the
approval of the City Engineer.
13. Lawrence Drive, Mutsuhito Avenue, and Victoria Avenue shall be improved to the
satisfaction of the City Engineer, based on the following standards:
A. The subdivider shall improve Lawrence Dr. with a 4' detached sidewalk,
landscaped parkway, curb and gutter on the southerly side, 34' wide street
pavement (T.I. = 8.0) and A/C curb along the northerly side of the street.
The proposed sidewalk may meander, but shall be at least 6' wide wherever
connected to the curb, to the satisfaction of the City Engineer. The
subdivider shall install a retaining wall and erosion control landscaping and
irrigation along the northerly side of Lawrence Drive, to the approval of the
City Engineer and the Community Development Director.
B. Mutsuhito Avenue shall be improved with a 4' detached sidewalk and
landscape parkway along both sides, a raised median island, and full-width
3,
Staff Report
Page 13
street pavement (T.I. = 8.0). The median island and landscape parkways
proposed in Mutsuhito Ave. shall be maintained by the Homeowner's
Association. The width of the median island may require adjustment to
accommodate access requirements needed by the Fire Department (min. 2(y
wide travel lane) and future truck traffic.
C. Victoria Avenue shall be improved with a 4' detached sidewalk and 6'
landscaped parkway along its east side, with a 28' street paveout, and a 6"
concrete curb or A.C. berm along the west side.
D. Interior streets shall be constructed using a T.I. of 5.5.
14. Final map shall note that all improvements within the Southern California Gas
Company easement shall be subject to approval by said gas company.
15. All on-site grading shall be designed so as not to damage the off-site trees along
the easterly property line. All on-site trees shall be labeled, and trees to be
preserved shall be protected during construction, to the approval of the City Arborist.
Subdivider shall submit a tree protection agreement and acceptable surety to
guarantee protection and/or replacement of trees to be preserved, to the approval
of the Community Development Director.
16. The subdivider shall submit to the City Engineer a hydrology report, prepared by a
registered civil engineer, for the proposed site development.
17. All boundary monuments, lot corners and centerline intersections, BC's, EC's, and
other survey data shall be tied to the City's control network. At least two control
points shall be used and a tabulation of the coordinates shall be submitted with the
final map or parcel map. A 5-1/4" diameter computer floppy disk, containing the
appropriate data for use in autocad for Geographic Information System (GIS)
purposes, is also required to be submitted to the City Engineer.
18. Subdivider shall install street trees along the Broad Street, Lawrence Drive, Victoria
Avenue and Mutsuhito Avenue street frontages, to city standards, and to the
satisfaction of the City Arborist and Architectural Review Commission.
19. Subdivider shall submit a common driveway agreement and easement for lots 88 and
89 to the Community Development Director for approval and recordation.
20. All grading shall comply with the recommendations contained in the soils report for
the proposed site development.
21. All units shall be numbered in accordance with an addressing plan approved by the
Community Development Department.
3-x.6
Staff Report
Page 14
22. Subdivider shall install a unit identification plan with directory at each of the project
entrances to the approval of the Community Development Department Director.
23. Subdivider shall install street lighting as determined by the City Engineer per City
and P.G. & E. standards.
24. Project construction activity, including grading operations, shall be limited to the
weekday hours from 7:00 a.m. to 5:00 p.m. and construction vehicles shall use Orcutt
Road to access the project site.
25. Subdivider shall submit a dust management plan to limit dust generation from
construction activities on the site and from construction vehicles transporting soil
to and from the site to the approval of the Community Development Director and
the Chief Building Official.
Attachments: -Vicinity Map
-Subdivider's Exception Request
-Tentative Map and Grading Plan
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3.30
EDA
ENGINEERING
DEVELOPMENT
ASSOCIATES
July 31, 1991
Jeff Hook
Community Development Department
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93403
Dear Jeff:
As requested, the following are the requested exceptions from
subdivision regulations for the Villa Rosa project:
1. Modification to the usual street sections for Lawrence,
Mutsuhito, and Victoria. Our preferred sections are
illustrated on the plans. In most places, the changes are to
increase landscaping and reduce paving.
2 . Minor yard exceptions as follows: from 15 feet to 12 feet for
unit 43 ; to 10 feet for units 67, 68, 69, 79, 84 and 85; and
to seven feet for unit 44 .
3 . Variation from negative dec. mitigation for unit 80 set back
from 20 ' to 161 .
Also, you pointed out to us that the condominium regulations
require active solar water heating; we have requested as part of
the PD that we be given the option to incorporate alternative
energy savings features, which would result in similar energy
savings in a more cost-effective way. This approach was accepted
in another recent project. We are currently working with both PG&E
and Southern California Gas on possible alternatives
Thank you.
Sincerely,
ENGIN ASSOCIATES
Jef rey J.
M7:761hO 3-31
E N G I N E E R I N G L A N D S U R V E Y I N G P R O J E C T A D M I N I S T R A T 1 0 N
1320 NIPOMO ST. ■ SAN LUIS OBISPO. CA 93401 ■ 805-549-8658 ■ FAX 805-549-8704
741 - 8 OAK ST. ■ PASO ROBLES . CA 93446 ■ 805-237.1033 ■ FAX 805-237-3797
MEETING AGENDA
DATE ITEM #
Crawford Multari & Starr
planning • architecture public policy
REC E t V E ® ❑COPIES TO:
�Denot�Action O DI
R.
September 17, 1991 ll� ,c�, 11 FIN.D
Idl
SEP 1 71gg1 °
�LM o ❑ FIRECHIEF
»EF
Mayor and City Council c� CLERK j cLm ❑ RV DR
City of San Luis Obispo sAn Osla�O CA ❑ iTa1 EJ c r�
990 Palm Street D,,C READ FILE ❑ u-I1L DIM
San Luis Obispo, CA LK Z'7- CFI
Dear Mayor and Councilmembers,
First of all, we would like to thank you, the Planning Commission and staff for
your assistance and support during the processing of the Villa Rosa project. We
continue to believe it is an important and innovative idea which will benefit the
community.
We have reviewed the staff report and feel that, overall, the conditions are
reasonable and workable. We would like to request the following few changes
to the conditions of approval for your consideration:
Page 3-5, change wording in L as follows: "L. Grant irrevocable offer for public
pedestrian and bicycle access easements..."
Reason: This is a technical change only, it means that we irrevocably offer the
city the easement which the city can exercise when appropriate. It may not
make sense to formally create the easement for general use until the
easements link logically into the larger pedestrian and bicycle path system.
Page 3-6, Item T: Delete
Reason: On the previous two pages the city requires us to pay a fee for a
number of area-wide traffic improvements, such as the Orcutt widening, a grade
separation at the railroad, and a left tum lane on Broad. Condition T then
makes us pay an impact fee which is also intended to offset our share of area-
wide traffic improvements. The city is asking us to pay for the same fee twice.
We should not have to pay both fees: either take T out, or leave it in and delete
the fees required by Conditions G, H, and 1.
Page 3-7, Item B at top of page: We need an exception to 7 feet for unit 44.
Reason: This exception affects only a corner of one unit. That corner will still be
about 25 feet from face of curb. If we do not get this exception, we will have to
lose a unit. When the city made us improve Victoria Street, it required a
significant reconfiguration of the site plan, including the elimination of four units.
We have tried a number of redesigns and we can not cost effectively keep unit .
6411 Higuera St., Suite 202 San Luis Obispo. CA 93401 (805) 541-3846 Fax (805) 547-9260
City Council `
Page 2
44 with a 10 foot setback. When the value of another affordable unit is weighed
against the difference between a 7 and 10 foot setback on one corner of one
unit, we think the exception makes sense.
Page 3-9, Item 10. Reword: "The subdivider shall pay all appi:epr-ia#e
applicable water and sewer and park in-lieu fees
Final-Map_at time of close of buyer escrow and prior to occupancy.
Reason: This change in the timing of paying fees is explicitly allowed by State
law and will help reduce the costs to us (and to the buyers). It is a small item to
the city but a significant help to us.
Page 3-9, Item 12 C: Delete requirement for a 4' detached sidewalk on the
south side of Victoria (along the Grange property).
Reason: Putting a sidewalk on both sides of the street, when we do not own the
property on the other side, is not the usual city requirement (we do have to put
the improvements on our side and pave out the full width of the street). Besides,
from our discussions with the Grange, they have explicitly asked that the
sidewalk=be installed on their side at this time. Why is the city asking us to
do something that's not normally required and which neither we nor or our
neighbors, who are directly affected, want?
Page 3-10, Item 23. Delete last clause: "...and construction vehicles shall use
Orcutt Road to access the project site."
Reason: This requirement that all construction vehicles use Orcutt just doesn't
make sense.
Page 3-6, New Item: .(New T if T is deleted as we request): "In lieu of the
provision of solar water heating, the developer may provide other energy-
saving facilities or design which to the satisfaction of the Community
Development Director are more cost effective, given not just the initial
installation costs, but the expected "life-cycle" costs of the alternative facilities or
designs when compared to solar water heating. If the developer is unable to
show more cost effective energy savings, the project shall include solar water
heating units."
Reason: We have done a significant amount of research to date which
suggests that we may be able to save energy more cost effectively than solar
water heating through the use of more efficient appliances (gas water heaters,
space heaters, etc.) and extraordinary insulation techniques. We would simply
like the option to go to these alternatives, if we can reasonably demonstrate
their cost effectiveness. If we can not, then we will install the solar water heating
units.
The project is designed from a solar access and aesthetic standpoint to accept
solar water heating units...neither of those points is the issue. Our goal
Crawford Multarl and Starr planning • architecture• public policy
City Council
Page 3
throughout the planning process has been to try to come up with the most cost-
effective design for us and the buyers. This is just one more important element
of that planning. Please give us the latitude to explore all reasonable options.
Again, thank you for your support during the process and for your consideration
of our requests.
Sincerely,
Mike Multari
Crawford Multarl and Starr planning • architecture • public policy