HomeMy WebLinkAbout10/29/1991, 3 - VESTING TENTATIVE TRACT MAP 2077, FOR VILLAGE PARK, 43 RESIDENTIAL CONDOMINIUM UNITS REPLACING A MOTEL AND MOBILE HOMES, ON SOUTH STREET ACROSS FROM THE BUS STATION. II � o MEETING DATE:IN "111IIIIIII1111 1111 r p -2
COUNCIL AGENDA REPORT FEM NUMBER:
FROM: Arnold B. Jonas, Community Development Director
PREPARED BY: Glen Matteson, Associate Planner G"
SUBJECT: Vesting tentative tract map 2077, for Village Park, 43
residential condominium units replacing a motel and
mobile homes, on South Street across from the bus
station.
CAO RECOMMENDATION
Adopt a resolution to approve the vesting tentative tract map,
with appropriate findings and conditions.
DISCUSSION
Data Summary
Address: 145 South Street
Owner/applicant: Village Park Associates
Representative: Studio Design Group
Map engineer: CSD
Zoning: R-3-PD
Land Use Element map: medium-high-density residential
Environmental status: Council approved a negative declaration
subject to mitigation for soil contamination, archaeological
resources, fire protection, and traffic noise exposure.
Action deadline: According to State law, the Council must act by
November 19, 1991.
Situation/Previous Review
In April 1991, the City Council adopted an ordinance rezoning
this site from manufacturing to medium-high-density residential,
with the "special considerations" overlay requiring a use permit
on the part of the mobile home park to remain .and a "preliminary
development plan" for the part to be replaced by condominiums.
That ordinance (attached) established several conditions,
including Planning Commission approval for the final development
plan, and allowed some exceptions to property-development
standards. The Planning Commission approved the final
development plan and recommended approval of the tentative map on
September 25, on a vote of six to one.
In July, the Architectural Review Commission (ARC) granted final
approval, with the landscape planting plan to return for ARC
approval.
With a vesting tract map, future building permits are subject
only to the City policies, standards, and requirements in effect
at the time the map application is determined to be complete.
city 4 san Lu,:; oBispo
COUNCIL AGENDA REPORT
Site Description
The subdivider owns four lots spanning about five-acres, from
South- Street to Bridge Street. This nearly level area is
occupied by 27 single-story, wood-frame motel units, a detached
manager's residence, and 75 mobile homes or trailers, most at
least 30 years old. The final development plan and the tract map
apply directly only to the 2. 6 acres to be occupied by the new
condominiums. Surrounding uses include the bus station, a bike
shop, a printer, a tire shop, the recently rebuilt Pacific Coast
commercial and office center, a cemetery, a modular-bridge '
builder, and houses.
Proiect Description
i
Up to 42 mobile homes would remain on the southern half of the
area, while 43 residential condominiums would be built on the
northern part (37 two-bedroom dwellings and six three-bedroom
dwellings) . The dwellings would be grouped in six buildings,
with two stories over partially below-grade parking. Access to
the new condominiums would be from a single driveway on Beebee I
Street, and South Street would be widened. Access to the mobile
homes would be from two new driveways on Bridge Street.
After Planning Commission consideration, the applicant proposed
phasing the project. All site improvements would be installed
and three buildings would be built initially. The other three
buildings would be built later. This type of phasing does not i
raise any tract map issues.
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Evaluation
�. Condominium standards for private and common open space are met.
Architectural plans show solar water heating collector locations. i
Grading (spot elevations and existing contours) are shown on
Sheet #4 of the "PD" plans. (The heavy dashed lines on sheet #4
show the approximate 65 and 60 dB(A) Ldn noise contours due to
South Street traffic, where noise exposure is not normally
acceptable for residential uses; labels for these lines were
inadvertently omitted from the plan prints. ) All major issues of
compliance with previous direction and with City policies and
standards have been resolved, but the following details remain to
be checked when construction plans are prepared.
1. Storage space: The City's condominium standards require,
for each dwelling, 200 cubic feet of private storage space
meeting certain dimension standards, excluding closets
within the dwelling. This space is typically provided in
garages. Project plans show 120 cubic feet for each
dwelling within the garage areas. The project architect has
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�IIIfInui city of San LIS OBISPO
Aa COUNCIL AGENDA REPORT
said the storage units will be taller than the dimensions
shown (eight feet rather than five) , resulting in 192 cubic
feet each. Also, there will be storage space under the
stairs within the dwellings. Staff believes this proposed
approach substantially conforms, and meets the standard's
intent to have space of suitable size and location for
storing outdoor or sporting gear.
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2 . Drainage along the southern boundary of the condominium
site, where some mobile homes would remain, and across the
rest of the mobile home area.
3 . Steps or ramp for the pedestrian gate between the remaining !
mobile homes and the condominiums, where there would be a
grade change.
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4. An instrument agreeing to keep the remaining mobile home i
area for specific times will be recorded before issuance of
building permits or recordation of the final map (PD I
condition #7; recommended tract condition # 13) .
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OTHER DEPARTMENT COMMENTS
Other department's concerns are addressed in the recommended
conditions.
ALTERNATIVES
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The Council may deny the vesting tract map if it does not make j
i any of the recommended findings. The Council may add, modify, or
delete recommended conditions, consistent with City and State
! requirements. The Council may continue action to November 19,
1991.
RECOMMENDATION
I
Adopt a resolution to approve the vesting tentative tract map,
with appropriate findings and conditions. !
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The attached draft resolution reflects the Planning Commission's
recommended findings and conditions, with the exception of i
condition #12, which has been revised at the request of the
city's Engineering Division to more clearly state its intent.
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Ii%II iqjpxjj crty o� San Lues osIspo
COUNCIL AGENDA REPORT
ATTACffi MS
Draft resolution approving tentative map as recommended by
Planning commission (condition #12 modified)
Draft resolution denying tentative map
vicinity map
Site plan reduction
Ordinance adopting R-3-PD zone and approving preliminary plan
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ENCLOSED
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Plan prints
Tentative map
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RESOLUTION NO. (1991 SERIES)
A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL
APPROVING VESTING TENTATIVE TRACT NO. 2077
(VILLAGE PARK CONDOMINIUMS, . 145 SOUTH STREET)
The Council of the City of San Luis Obispo resolves as
follows:
SECTION 1. Findings. After considering the tentative map
of Tract 2077, the Planning Commission's recommendation, and
staff report and recommendation, the Council makes the following
findings:
1. The design of the tentative map and proposed improvements
are consistent with the general plan.
2. The site is physically suited for the type and density of
development allowed in the R-3-PD zone, including exceptions
to property-development standards approved with the
preliminary development plan.
3 . The design of the subdivision 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 easement for access through (or use
of property within) the proposed subdivision.
5. The proposed project has been granted a negative declaration
of environmental impact, based on the following mitigation
measures being incorporated in the project (Initial Study
69-89) :
A. Applicant shall provide a traffic-signal actuator,
approved by the Fire Department, at the intersection of
Higuera and South streets prior to project occupancy.
B. Final plans will reflect one or a combination of the
following measures to reduce to acceptable levels
traffic noise exposure along South Street:
Relocation of decks to building elevations facing
east, south, or west;
Provision of glass screens above solid deck
railings;
J-66OW
Resolution No. (1991 Series) 2
Tract 2077
Extension of the solid deck railings from about
three feet to about six feet tall.
C. A qualified archaeologist will instruct the project's
construction contractors in how to recognize resources
that may be encountered. If excavations encounter
archaeological resources, construction activities which
may affect them shall cease until the extent of the
resource is determined and appropriate protective
measures are approved by the Community Development
Director. 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.
D. Prior to issuance of a building permit for any
substantial construction on the site, the applicant
shall provide to the city Fire department an assessment
of soil and groundwater contamination for the entire
site. The extent of the investigation, the form of the
report, and any required decontamination shall be
subject to approval by the city Fire Department.
SECTION 2 . Conditions. The approval of the tentative map
for Tract 2077 shall be subject to the following conditions:
1. All units shall be served by individual sewer, water,
telephone, cable television, gas, electricity. All new
utilities within the tract shall be placed underground in
easements to the approval of the appropriate utility company
and the City Engineer. Water meters shall be clustered in
the public sidewalk along Beebee Street and South Street to
the approval of the Public Works Department and the
Utilities Department.
2 . The on-site sanitary sewer main shall be private, maintained
by the Homeowners Association. Individual water service
shall be by manifolds installed along the public street
frontage, in accordance with City Standards.
3 . Final map shall note entire common lot area as a blanket
utility easement (exclusive of buildings) acceptable to the
utility companies and City Engineer.
Resolution No. (1991 Series) 3
Tract 2077
4. All on-site driveways, nonstructural parking improvements,
and utilities shall be installed as subdivision
improvements.
5. Subdivider shall dedicate and improve street right-of-way,
including bus pull-out, along the project's South Street
frontage. Improvements shall be constructed per City
Standards, including gutter, curb, integral six-foot
sidewalk, and street pavement, to the satisfaction of the
City Engineer.
Subdivider shall install frontage improvements along Beebee
Street and Bridge Street per city standards, as required by
the planned-development rezoning. The existing
nonstructural pavement in Beebee Street shall be removed and
replaced the entire width of the street, per City Standards
and to the satisfaction of the City Engineer.
6. 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. Prohibition of storage or other uses which would
conflict with the use of garages for parking purposes.
f. No outdoor storage of boats, campers, motor homes, or
trailers nor long-term storage of inoperable vehicles.
J-7
Resolution No. (1991 Series) 4
Tract 2077
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. Allowance for outdoor clothes drying in locations
screened from general public view.
7. All units shall be numbered in accordance with an addressing
plan approved by the Community Development Director.
8. Subdivider shall install a unit identification plan with
directory at the project entrance to the approval of the
Community Development Director.
9. Trees shown to remain on the approved preliminary
development plan shall be protected during construction to
the satisfaction of the City Arborist. Subdivider shall,
before starting site grading, submit a tree protection
agreement and surety acceptable to the City, to guarantee
protection and/or replacement of the tree to be preserved.
10. All boundary monuments, lot corners, and centerline
intersections, beginning-of-curves and end-of curves 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. A 5-1/4" computer
floppy disk, containing the appropriate data for use in
Autocad geographic information system, shall be submitted to
the City Engineer.
11. Subdivider shall obtain an easement for storm water
drainage, over the adjacent property to the south, to Bridge
Street, in a form satisfactory to the City Engineer.
12 . The site shall be raised above the 100-year storm elevations
to eliminate the Special Flood Hazard Zones (A, AO-2) , to
allow the proposed underground parking as approved under PD
1483 , prior to issuance of building permits.
J
Resolution No. (1991 Series) 5
Tract 2077
Prior to final map approval, the subdivider shall process an
amendment to the Flood Insurance Rate Map (FIRM) and shall
submit satisfactory evidence to the City Engineer from the
Federal Emergency Management Agency (FEMA) that upon grading
of the site per the final grading plan that FEMA will
approve such amendments.
13 . Subdivider shall provide to the Community Development
Director an instrument agreeing to retain lot 3 of block 153
of Harford's Addition as a mobile home park for not less
than five years, and lot 4 of the same block and tract as a
mobile home park for not less than 10 years; such instrument
shall be. recorded at the office of the County Recorder
before issuance of building permits or recordation of the
final tract map, whichever occurs sooner.
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
ATTEST:
City Clerk
Resolution No. (1991 Series) 6
Tract 2077
APPROVED:
City A inistrative officer
C
dity Atforney
Communi 0
Development Director
gmD: 2077-res.wp
RESOLUTION NO. (1991 SERIES)
A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL
DENYING VESTING TENTATIVE TRACT NO. 2077
(VILLAGE PARK CONDOMINIUMS, 145 SOUTH STREET)
The Council of the City of San Luis Obispo resolves as
follows:
SECTION 1. Findings. After considering the tentative map of
Tract 2077, the Planning Commission's recommendation, and staff
report and recommendation, the Council makes the following
findings:
1. The design of the tentative map and proposed improvements are
not consistent with the general plan.
2. The site is not physically suited for the type and density of
development allowed in the R-3-PD zone, including exceptions
to property-development standards approved with the
preliminary development plan.
3 . The design of the subdivision and the proposed improvements
are 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
conflict with easement for access through (or use of property
within) the proposed subdivision.
SECTION 2. Action. The tentative map for Tract 2077 is
hereby denied.
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
ATTEST:
City Clerk
APPROVED:
City nistrative Officer
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Co un i Development Director
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ORDINANCE NO. 1189 (1991 SERIES) r
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
REZONING AND APPROVING A PRELIMINARY DEVELOPMENT PLAN
FOR PROPERTY AT 145 SOUTH STREET (PD 1483)
WHEREAS, the Planning Commission and the City Council
have held public hearings to consider appropriate zoning for the
site in accordance with the California Government Code; and
WHEREAS, the City Council finds that the proposed
zoning is consistent with the general plan; and
WHEREAS, the City Council has approved a negative
declaration of environmental impact, with mitigation; and
WHEREAS, the proposed amendment promotes the public
health, safety and general welfare;
BE IT ORDAINED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. The official zone map is hereby amended,
from manufacturing (M) to medium-high-density residential,
planned development (R-3-PD) , and to medium-high density, special
considerations (R-3-S) , as shown in the attached Exhibit A.
included in this ordinance by reference, and the preliminary
development plan on file in the office of the Community
Development Department is approved, with the findings,
exceptions, and .conditions fully contained in the attached
Exhibit B, included in this ordinance by reference. Special-
considerations review will address compatibility of condominiums
and mobile homes with each other and neighboring nonresidential
uses, during the phased replacement of the mobile home park by
condominiums.
SECTION 2 . This ordinance, together with the votes for
and against, shall be published once, at least five (5) days
prior to its final passage, in the Telegram-Tribune, a newspaper
published and circulated in this city. This ordinance shall go
into effect at the expiration of thirty (30) days after its final
passage.
INTRODUCED AND PASSED TO PRINT by the Council of the
. City of San Luis Obispo at its meeting held on the 19th day of
March , 1991, on motion of Councilwoman Rappa , seconded
by Councilwoman Pinard , and on the following roll call vote:
AYES: Councilmembers Rappa, Pinard, and Roalman
NOES: Councilmembers Dunin and Reiss
ABSENT: none
Ordinance No. 1189 (1991 Series)
Page 2
ayor
ATTE :
City Clerk /
APPROVED:
City dministrative Officer
y for
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Community De opment Director
EXHIBIT A
ORDINANCE NO, 1189
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Ordinance No. (1991 Series)
EXHIBIT B
Findings
1. The planned development will provide facilities and
amenities suited to more affordable housing than
conventional development.
2. The planned development is consistent with the general plan,
as amended, and meets zoning ordinance requirements, except
as specifically described below.
3. An initial environmental study has been prepared and
recommended mitigation measures are included in conditions
of project approval.
Exceptions
1. A yard exception for decks along South Street and Beebee
Street, as shown in the preliminary development plan, is
hereby granted, provided that no deck shall extend closer
than four feet to any street property line.
2. A maximum building height of 37 feet is approved.
3. A yard exception for two parking spaces facing South Street,
as shown in the preliminary development plan, is hereby
granted.
Conditions
1. The wall and fence along South Street shall conform with the
plan revision submitted for the March 19, 1991, City Council
hearing. Applicant shall provide a gate for pedestrian
access near the northwest corner of the site, and a bus
turn-out and shelter as shown in that plan revision.
2 . Any barrier along the south boundary of the condominium site
shall consist of a fence, with design subject to approval by
the Architectural Review Commission, rather than a wall.
Any fence shall include a gap or gate for pedestrian access
near the southwest corner of the site.
3 . Final development plan shall show details of motorcycle
parking spaces and bicycle parking spaces, to the approval
of the Community Development Department. The numbers Of
such spaces shall be as required by code, based on the
required vehicle parking spaces. At least ten bicycle
lockers shall be provided.
4 . Prior to occupancy, developer shall pay to the city a share
of the cost of installing a Fire-Department-actuated traffic
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signal controller for the intersection of South Street and
Higuera Street, to the approval of the Fire Department.
Such controller must be installed prior to occupancy.
5. Prior to issuance of a building permit, the developer shall
provide to the city Fire Department an assessment of soil
and groundwater contamination for the entire site. The
extent of the investigation, the form of the report, and any
required decontamination shall be subject to approval by the
city- Fire Department.
6. Owner shall dedicate to the city right-of-way for the
widening of South Street, and shall improve the frontages of
South Street, Beebee Street, and Bridge Street, with roadway
paving, curb, gutter, sidewalk, and street trees, all to the
approval of the City Engineer.
7. Applicant shall submit a final development plan covering the
entire property, from South Street to Bridge Street,
including all proposed changes and improvements for the
mobile home park area to remain. Final development plan
shall be subject to approval by the Planning Commission.
Such plan shall be accompanied by a recorded instrument
agreeing to retain lot 3 of block 153 of Harford's Addiiton
as a mobile home park for not less than five years, and lot
4 of the same block and tract as a mobile home park for not
less than 10 years. The final development plan shall not be
required to include substantial changes to the mobile home
park in addition to those shown in the preliminary
development plan. The final development plan shall attempt
to preserve as much of the on-site vegetation as possible.
8. Final development plan shall provide for waste wheelers and
recycling bins rather than dumpsters.
9. A qualified archaeologist will instruct the project's
construction contractors in how to recognize resources that
may be encountered. If excavations encounter archaeological
resources, construction activities which may affect them
shall cease until the extent of the resource is determined
and appropriate protective measures are approved by the
Community Development Director. 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.
gmD: 1483ord.WP
Ordinance No. 1189
FINALLY PASSED this 3rd day of April
19 91 on motion of Councilwoman Rappa seconded by
Councilman Roalman and on the following roll call
vote:
AYES: Councilmembers Rappa, Roalman, Pinard, Reiss, and Mayor Dunin
NOES: None
ABSENT: None
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S� � � _
row�Mayor Ron Dunin
ATTEST:
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City C erk Pam Vo