HomeMy WebLinkAbout10/01/1991, 2 - TRACT 2073 - CONSIDERATION OF A TENTATIVE TRACT MAP CREATING A NINE-UNIT RESIDENTIAL AIR-SPACE CONDOMINIUM CONVERSION ON THE NORTHEAST SIDE OF ROCKVIEW PLACE, SOUTHEAST OF SWEENEY LANE. Original agenda rep from 9/17/91. M ING DATE:
I�'i►�►�Ni�lllllllliP°i{IUIN City of San LUIS OBISpo
COUNCIL AGENDA REPORT TEM NUMBER: /)
FROM: Arnold Jonas, Community Development Director Ur
PREPARED BY: Greg Smith, Associate Planner I,&
SUBJECT: Tract 2073 -Consideration of a tentative tract map creating a nine-unit residential
air-space condominium conversion on the northeast side of Rockview Place,
southeast of Sweeney Lane.
CAO RECOMMENDATION:
Adopt a resolution approving tentative tract map No. 2073, subject to findings and
conditions recommended by the Planning Commission, and consistent with Council
Resolution 6965 (1991 Series).
DISCUSSION:
Background
The State Subdivision Map Act and the City's Condominium Development and Conversion
Regulations establish a two-stage process for residential conversions. The Council approved
the first stage for this project when a resolution approving the conversion was adopted at a
Council hearing on April 16, 1991.
The second stage involves processing a tract map to implement the previously-authorized
conversion, and the property owners are now requesting Council approval for their tentative
tract map application. The Planning Commission has recommended approval, and the attached
draft resolution incorporates their recommendations.
I
Data Summary
I
Address: 3150 Rock-view Place
Applicant: Y. L. Maksoudian
Representative: John L. Wallace and Associates
Zoning: R-2-S
General Plan:Medium Density Residential
Environmental Status: Categorically exempt from review requirements.
Action Deadline: October 3, 1991
Site Description
The site is a 21,657 square-foot lot with 100 feet of frontage on Rockview Place. The site
slopes down from the frontage at a grade of approximately 7%. A small seasonal creek
channel crosses the site, but there is little riparian vegetation associated with the creek. The
site is developed with nine apartment units and associated parking and landscaping.
The site is developed with nine apartment units and associated parking and landscaping.
r
TR 2073
Page 2
EVALUATION
The previous review of the conversion application by the Council has determined that this
project complies with city policies and ordinance requirements. Some details remain to be
considered during hearings on the tentative map, however:
1. Exceptions to Open Space Dimensions
The plans reviewed by the Council did not meet requirements for providing at least 250 square
feet of qualifying private open space with each unit: some of the yard areas were narrower than
the ten-foot minimum required. The revised plans meet all dimensional standards, however.
2. Landscape Renovation
The landscape plan submitted by the applicant does not show details of the landscape
renovation required by Condition No. 4 of the Council resolution. This detail - as well as
details of the new deck designs - can be handled by staff. Condition No. 10 of the
recommended tract conditions reflects the Planning Commission's direction to provide riparian
vegetation in the creek area.
3. Other Details
As noted during Council review of the conversion application, fire sprinklers will be required
for the rear building. At least one additional washing machine is required, to meet Buildin..
Code requirements. Engineering staff recommends that a drainage easement be dedicated over
the channel between Buildings 2 and 3.
CONCURRENCES
Comments from other departments are noted above.
FISCAL IMPACT
No significant impact on City revenues or expenditures will occur.
ALTERNATIVES
The council may deny the tentative tract map, if the findings required for approval cannot be
supported. The tentative map application may not be continued without the subdivider's
consent, because of State Map Act deadlines.
Attachments: Draft Resolutions: approval, denial Subdivider's Statement
Vicinity Map Council Resolution 6965 (1991 Series)
Tentative Map 8/28/91 PC Minutes (Forthcoming)
gtsd:tr2073cc.wp
RESOLUTION NO. (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
GRANTING APPROVAL OF TENTATIVE TRACT NO. 2073
LOCATED AT 3150 ROCKVIEW PLACE
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 2073 and the Planning
Commission' s recommendations, staff recommendations, and reports
thereof, makes the following findings:
1. The design of the subdivision is consistent with the general
plan.
2 . The site is physically suited for the type and density of
development allowed in the R-2 zone.
3 . The design of the subdivision is 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 will not conflict with
easements for access through (or usage of property within)
the proposed subdivision.
5. The Council has determined that the proposed subdivision
will not have a significant effect on the environment, and
approves the negative declaration filed by the Community
Development Director.
6. The proposed subdivision will comply with the requirements
of City of San Luis Obispo Council Resolution 6965 (1991
Series) , which authorizes this residential condominium
conversion, pursuant to Chapter 17 . 82 of the Municipal Code.
SECTION 2 . Conditions. The approval of the tentative map
for Tract 2073 shall 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 and other
utilities for each unit. Water meters shall be clustered in
the public sidewalk, to the approval of the City Engineer.
� Af-3
Resolution No. (1991 Series)
Tract 2073
Page 2
3 . 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.
4 . Subdivider shall dedicate to the City a drainage easement
over the existing channel located between Buildings 2 and 3 ,
to the approval of the City Engineer. Subdivider shall also
dedicate to the City an access easement to the channel and
to the sewer main located east of the channel, to the
approval of the City Engineer.
5. Subdivider shall prepare conditions, covenants, 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. Creation of a homeowners ' association to enforce the
CC&R' s and provide for professional, perpetual
maintenance of all common area including private
driveways, drainage, parking lot areas, walls and
fences, lighting, 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 met.
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. No outdoor storage of boats, campers, motorhomes, or
trailers nor long-term storage of inoperable vehicles.
f. No outdoor storage by individual units except in
designated storage areas.
g. No change in city-required provisions of the CC&R's
without prior City Council approval.
h. Homeowners ' association shall file with the City Clerk
the names and addresses of all officers of the
Resolution No. (1991 Series)
Tract 2073
Page 3
homeowners' association within 15 days of any change in
officers of the association.
i. Provision of appropriate "no parking" signs and
red - curbing along interior roadways as required by the
City Fire Department.
j. CC &R's shall not prohibit location of solar clothes
drying facilities in private yards which are
substantially screened from view.
6. Subdivider shall install a unit identification plan with
directory at the project's entrance, to the approval of the
Community Development Director.
7. Subdivider shall provide one additional parking space or
bike racks which meet city Parking and Driveway Standards,
prior to final map approval, to the approval of the
Community Development Director.
8. Subdivider shall refurbish and repair fire safety equipment
prior to final map approval, to the approval of the Fire
Marshal. Subdivider shall install fire sprinklers in
buildings 2 and 3.
9. Subdivider shall refurbish and repair the structures and
building service equipment (piping, wiring, heaters, etc.),
as recommended in the property condition report, to the
approval of the Chief Building Official prior to final map
approval.
10. Subdivider shall enhance the riparian swale southerly of the
driveway with landscaping, and renovate existing landscape
areas and irrigation systems, consistent with city
guidelines for water conserving landscaping, to the approval
of the Community Development Director.
11. Subdivider shall retrofit all units in accordance with the
city's retrofit program with low -flow plumbing fixtures to
the satisfaction of the Community Development Director,
prior to final map approval.
On motion of
seconded by
following roll call vote:
, and on the
02 ;K-s
Resolution No. (1991 Series)
Tract 2073
Page 4
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of
1991 .
Mayor
ATTEST:
City Clerk
APPROVED:
Citv12cAniKistjKative Officer
tt
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Community Deve 4 ment Director
.2. #-4
RESOLUTION NO. (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING TENTATIVE TRACT NO. 2073
LOCATED AT 3150 ROCKVIEW PLACE
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 2073 and the Planning
Commission's recommendations, staff recommendations, and reports
thereof, denies the tentative tract map application based upon
the following findings:
1. The design of the subdivision is not consistent with the
Housing Element of the General Plan.
2. The site is not physically suited for the type and density
of development allowed in the R -2 zone.
3. The design of the subdivision is likely to cause serious
.health problems, substantial environmental damage or
substantially and unavoidably injure fish or wildlife or
their habitat.
4. The proposed subdivision may have a significant adverse
impact on the environment.
5. The proposed subdivision will not comply with the
requirements of City of San Luis Obispo Council Resolution
6965 (1991 Series), which authorized a residential
condominium conversion, pursuant to Chapter 17.82 of the
Municipal Code.
On motion of ,
seconded by and on the
following roll call vote:
AYES:
NOES:
ABSENT:
.; h1-1
Resolution No. (1991 Series)
Tract 2073
Page 2
the foregoing resolution was passed and adopted this day
of
ATTEST:
City Clerk
APPROVED:
1991.
Mayor
Ci y Admini rrative ficer
Community Devel6Rmpnt Director
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42 OK-10
JOHN L. WALLACE & ASSOCIATES
CONSULTING CIVIL ENGINEERS
July 18, 1991
Mr. Greg Smith
Associate Planner
Community Development Department
City of San Luis Obispo
San Luis Obispo, California 93403 -8100
Subject: Tentative tract 2073 - Application Submittal.
Dear Mr. Smith:
Enclosed please find the application for the tentative tract map
for the condominium conversion of an existing nine unit apartment
complex. The complex will be converted into an air space, one lot
condominium containing 9 units. The project is located at 3150
Rockview Place. The conversion (CON 91 -01) was approved by the
city council in April 1991. The application includes:
1. City application and Fee ($675.00)
2. Preliminary Title Report
3. Property Owner's List
4. Copies of the notices to the existing and new tenants
5. 8.5x11 transparencies
5. Tentative Tract Map 2073, Landscape Plan and Conversion
Improvement plan.
6. The Covenants, Conditions and Restrictions will be submitted
with the final tract map if the tentative map is approved.
This document will establish the Homeowner's Association for
the project to the approval of the City Attorney and the
Community Development Director prior to the final map
approval.
The property improvements required to convert the 9 units will
follow the standards set forth in the City's Ordinance as well as
the conditions set at the conversion approval. These requirements
are satisfied as follows:
1458 HIGUERA STREET • SAN LUIS OBISPO, CALIFORNIA 93401 • (805) 544 -4011 • FAX (805) 544 -4294 1 # //
Mr. Greg Smith
July 18, 1991
Page Two
1. Smoke Detectors
An approved smoke detector will be installed in each unit.
2. Fire Protection Systems
All fire protection appliances will be retained in an operable
condition. Retrofit fire sprinkles will be install in the last
two buildings.
3. Utility Metering
Each unit will have separate meters for gas, electric and
water. There are already separate meters for gas and electric
for each unit. New water meters will be installed as describe
on the site plan pursuant to city standards.
4. Storage
Each unit will be provide with a waterproof and lockable
private storage unit with at least 200 cubic feet of storage
volume. The minimum opening to access each unit will be two an
one -half by four feet. The minimum height within these units
will be four feet.
5. Laundry Facilities
A laundry facility will be provided in building two. This
laundry room will contain one washer and one dryer for the
nine unit complex.
6. Parking
There are fourteen parking spaces provided at the complex. One
space will be reserved for each unit with the remaining five
designated as visitor parking. In addition to the existing
parking spaces, nine bicycle spaces will be provided to
satisfy the city's current parking space requirement for this
complex. These bicycle spaces will in a waterproof structure
next to the existing dumpster. Refer to the tentative map.
9X is
Mr. Greg Smith
July 18, 1991
Page Three
7. Refurbishing and Restoration
Any deficient appurtenances within the complex considered by
the City to be unusable or unsafe will be refurbished or
restored prior to the completion of the conversion.
8. Minimum Project Size
This nine unit complex does not meet the minimum project size
as required by the city ordinance. An exception to the
minimum project size was approved by the city council when the
conversion was approved.
9. Private Open Space
Each unit will be provided with a minimum of 250 square feet
of private open space. No exception to the minimum area
requirement is requested.
10. Common Open Space
There is no minimum common open space requirement for this
project based upon the existing zoning.
11. Total Open Space
There is a total of 7158 square feet of total open space
provided in this project. This area is made up of 3923 square
feet of qualifying private open space and 3235 square feet of
qualifying common open space. The required total open space
for this project is 6750 square feet.
Please contact me if you have any questions. Thank you.
Sincerely,
JOHN L. WALLACE & ASSOCIATES
Ki k Anderson
KA:ka /16902sub
RESOLUTION NO. 6965 (1991 Series)
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING CONDOMINIUM CONVERSION APPLICATION FOR NINE UNITS AT
3150 ROCKVIEW PLACE'(CON 91 =01)
WHEREAS, an application has been made for conversion to condominiums
of nine units at 3150 Rockview Place; and
WHEREAS, based on the statements of staff and the applicant, and all materials
on the application forwarded to the council in the April 16, 1991 agenda packet, this council
finds that the conversion is appropriate based on the following findings and subject to the
following conditions and exception:
SECTION 1. Exception to Property Development Standards
An exception to the requirement for a minimum conversion project size of ten units is
hereby approved, based on the following findings:
1. Compliance with the project size limit would not be practical due to the
number of units existing on the site.
2. The exception will not constitute a grant of special privilege inconsistent with
the limitations on other properties in the same vicinity with the same zoning.
3. No feasible alternative to authorizing the exception would satisfy the intent
of city policies which encourage provision of variety of rental and individually -
owned units in all price ranges within the city.
4. Exceptions to the open space minimum dimension requirements shall be
approved if deemed to be an appropriate alternative by the Community
Development Director at the time of tentative map approval.
SECTION 2. Findings
1. All provisions of the Condominium Development and Conversion Regulations have
been or will be met, with the exception to property improvements noted above.
2. The proposed conversion is consistent with the general plan.
Adequate facts exist to support the following findings required by the State
Subdivision Map Act:
A. The site is physically suited for the type and density of development allowed
in the R -2 -S zone.
aA O//�
R 6965
Resolution No. 6965 (1991 Series)
CON 91 -1
Page 2
B. The design of the condominium conversion and the proposed improvements
are not likely to cause serious health problems, or substantially and avoidably
injure fish or wildlife or their habitat.
C. The design of the condominium conversion or the type of improvements will
not conflict with easements for access through (or use of property within)
the proposed condominium conversion.
4. The proposed conversion will not displace a significant number of low- income or
moderate - income households or senior citizens at a time when no equivalent housing
is readily available.
5. The proposed conversion is subject to conditions of approval which will ensure
substantial compliance with building and housing codes and zoning regulations which
are currently in effect.
SECTION 3. Conditions
Applicant shall provide one additional parking space or bike racks which meets city
Parking and Driveway Standards, to the approval of the Community Development
Director.
2. Applicant shall refurbish and repair fire safety equipment, to the approval of the Fire
Marshal. Applicant shall install fire sprinklers in the back two buildings.
3. Applicant shall refurbish and repair the structures and builidng service equipment
(piping, wiring, heaters, etc.) as recommended in the property condition report, and
to the approval of the Chief Building Official.
4. Applicant shall renovate existing landscape areas and irrigation systems, consistent
with city guidelines for water conserving landscaping, to the approval of the
Community Development Director.
5. Applicant shall retrofit all units in accord with the city's allowed retrofit program
with low -flow plumbing fixtures to the maximum extent determined feasible by the
Community Development Director.
i
6. Applicant shall install separate water and other utility meters at each unit.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo that the application referred to hereinabove hereby is approved.
Resolution No. 6965
CON 91 -1
Page 3
E
(1991 Series)
On motion of Councilwoman Rappa , seconded by
Councilman Roalman
AYES:
NOES:
and on the following roll call vote:
Councilmembers Rappa, Roalman, Pinard, Reiss, and Mayor Dunin
:Ton e
ABSENT: None
the foregoing resolution was passed and adopted this 16 th day of
April , 1991.
ATTEST:
2- uwxv-'-�
City flerk Pam V s
APPROVED:
ity Adininistrative Officer
--Mayor Ron Dunin
;-0 -/4