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Home My WebLink About11/19/1991, C-4 - CONSIDERATION OF A ONE-YEAR TIME EXTENSION FOR FILING THE FINAL MAP FOR VESTING TRACT MAP NO. 1827 (FAIRVIEW STATION), AN 18-UNIT RESIDENTIAL CONDOMINIUM PROJECT PROPOSED ON THE SOUTHWESTERN CORNER OF FLORENCE AVENUE AND BUSHNELL STREETS ��HII�NIIINIIIIIIIVIIII=II�II� MATING OATS: c�� or san �u�s oBispo �%� - COUNCIL AGENDA REPORT ITEM NUMBER:^_40 A FROM: Arnold Jonas, Community Development Director 10 By: Pam Ricci, Associate Plannerfit SUBJECT: Consideration of a one-year time extension for filing the final map for Vesting Tract Map No. 1827 (Fairview Station) , an 18-unit residential condominium project proposed on the southwestern corner of Florence Avenue and Bushnell Streets (2175 Florence Avenue) . CAO RECOMMENDATION: Adopt attached Resolution "A" approving the requested one year time extension . for filing the final map for Vesting Tract Map No. 1827, subject to all the findings and conditions of tentative map approval. DISCUSSION Situation The tentative map was approved on November 21, 1989. Tentative map approval is good for two years. A final map must be filed before the expiration date or the tentative map approval becomes null and void, unless an extension of time is requested and granted. The city may grant time extensions for filing final maps totalling no more than two years. This is the first request for a time extension; therefore, an additional one-year time extension could be requested. With approval of the requested time extension, the map will remain valid until November 21, 1992. Data Summary Address: 2175 Florence Avenue Subdivider: The Petra Group, Inc. Representative: Bob Kitamura Zoning: R-2-S General Plan: Medium Density Residential Environmental Status: A Negative Declaration of environmental impact with mitigation was granted by the Director on April 5, 1989, and ratified by the City Council on November 21, 1989. Site Description The site is adjacent to the Southern Pacific Railroad right-of-way. Site topography is not uniform, but the majority of it is fairly flat (average cross slope does not exceed 10%) . Underground fuel storage vaults and contaminated soils have been removed and project grading is underway. Neighborhood land uses include the single family houses and condominiums. C� -I ��irHiiulllllllllp° �9��111 city of San LUIS osIspo COUNCIL AGENDA REPORT Tract No. 1827 Page 2 Proiect Description The applicant is proposing to construct a 18-unit residential condominium project on the currently vacant site bordered by Florence and Bushnell Streets. The project has been designed with a central open space area surrounded by buildings and parking and driveway areas on the west (railroad) and south (Bishop Street) sides of the site. Conclusion It has been the city's policy to support time extensions if the subdivider has made reasonable progress toward installing subdivision improvements and if there are extenuating circumstances that have delayed the filing of the final map. In his request for a tract map time extension, the subdivider indicates that most of the off-site improvements for the project have been completed. The request also states that negotiations with Southern Pacific Railroad over soil clean-up and financing problems have delayed filing of the final map. Staff feels that the subdivider has made progress toward satisfying map conditions and has legitimate reasons for project delays. ALTERNATIVES 1. Deny the requested one-year time extension. If the council denies the time extension, the tentative tract map becomes null and void. The project then could not be developed as a condominium project with the sale of individual units. However, the site could be developed as an apartment project. NOTE: The City Council may approve or deny the request for an extension of time. However, the City Council may not change, delete or add conditions of approval (El Patio v. Permanent Rent Control Board of the City of Santa Monica, Court of Appeals, 2nd District Division 1, October 6, 1980) . 2. Continue consideration of the request with direction on information needed to render a decision. Attached: Resolution "A" approving time extension Resolution "B" denying time extension vicinity map Reduced size copy of Vesting Tentative Tract Map No. 1827 City Council Resolution No. 6723 (1989 Series) Time extension request dated 10-29-91 LL �� Resolution "A" RESOLUTION NO. (1991 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING A ONE-YEAR TIME EXTENSION FOR FILING THE FINAL TRACT MAP FOR VESTING TENTATIVE TRACT MAP NO. 1827 LOCATED AT THE SOUTHWESTERN CORNER OF FLORENCE AVENUE AND BUSHNELL STREETS (2175 FLORENCE AVENUE) BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this council, after consideration of public testimony, the subdivider's request, staff recommendations and reports thereon, found that the a one-year time extension is justified. SECTION 2. Action. That Vesting Tentative Tract Map No. 1827 is granted a one-year time extension to November 21, 1992, subject to the original findings and conditions, as specified in City Council Resolution No. 6723. On motion of seconded by and on the following roll call vote: AYES: e NOES: ABSENT: C� -.3 the foregoing resolution was passed and adopted this day of , 1991. Mayor ATTEST: City Clerk APPROVED: I;Zinistrative Officer MjAtjor ey Community Devel ent Director C Al�* Resolution "B" RESOLUTION NO. (1991 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING A ONE-YEAR TIME EXTENSION FOR FILING THE FINAL TRACT MAP FOR VESTING TENTATIVE TRACT MAP NO. 1827 LOCATED AT THE SOUTHWESTERN CORNER OF FLORENCE AVENUE AND BUSHNELL STREETS (2175 FLORENCE AVENUE) BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:_ SECTION 1. Findings. That this council, after consideration of public testimony, the subdivider's request, staff recommendations and reports thereon, found that the a one-year time extension is not justified because: 1. The subdivider has not made reasonable progress toward installing subdivision improvements; and 2. There are not extenuating circumstances that justify project delays. SECTION 2. Action. That a one-year time extension for Vesting Tentative Tract Map No. 1827 is denied. On motion of seconded by , and on the following roll call vote: ' AYES: NOES: ABSENT: C�-5 the foregoing resolution was passed and adopted this day of , 1991. Mayor ATTEST: City Clerk APPROVED: ity A inistrative Officer rtl tt ne Community Dev o ment Director e44 VICINITY MAP U1431 rw is RACHEL COUR %r4 T 16- 1 \�R-1-5 % -Srp� ar FLORENCE r .. ��.',''iRs ;:.:<E.:��a:;:;•.,l"am :pu: ..qY•...�..,.�.�..,< 'it:(�rt L� �;:�'ti�::£SY"?"5,,5,:2::'":r:h°w.- 'ufb..,� 4,13si{��Y. � •� �(/.'. Ilk KA qq, '•�"!> �.. .,,:n'e`w:,.. �:.. w.ri.—.a rr+• i 151�101�T'rSTREET'�•**� _ ••.... .,. '_ ... _ VL 0 _ N co YH .......«_«..... .:.:....��.;...:....:.,«:,�«:.5. .�•........ SAN CARLOS DRIVE - ra, /0I) /01)f lops 105r /07? /01? I row R -S R, 1 1 _ 1 Z 1 I S` �J S _S .crr.r w .,a,. •/ � I gV I o hat R ��. JUNNil .i �jRIII%�. e ' ! Z NO tit k Wit ZZ l Tj�� ♦p � `dY �p �O ' •�eestfs�� _ VA pV 01 W op {M• «Q� - :,: - _ .� �i �Q_ 110 1 l �-� 14 rj Ns rX" Kit- h � �l I �_ �_� � � =.,r � � .�` ps• SRL CL 10 fj `` rr li :i( z � e• -cr� mnvM oNam w. Us : M07!ill _ C M71 y1} r .•J:R G'i' r E) 2 !` `E ! ! c ! it uo t! �, 3ciEy 'a tAAST : IN .' .. . ■ Q fii��. l�ii . E �� f 4 �� ! .� ; � �� ! J �itrr:uurr.asssss �i '• - '' si 111 B( ' i �a s a q ` \•" JIM fill --•_ . � `—rte" — _ Da a ENO LTMS COMM e Z . I •;Iltl�t ' RESOLUTION NO.6723 (1989 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO GRANTING APPROVAL OF VESTING TENTATIVE MAP FOR TRACT 1827 LOCATED AT 980 FLORENCE AVENUE 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 vesting tentative map of Tract 1827 and the Planning Commission's recommendations, staff recommendations and reports thereon, 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 an R-2-S zone. 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 into the project: a. The applicant shall provide for the future alignment of Bishop Strect by the dedication of additional right-of-way south of the existing dedication with the proposed abandonment. b. The applicant shall dedicate a portion of the southeast corner of the property to allow for the development of an offset cul-de-sac for Bushnell Street if the Bishop Street overpass is constructed. The cul-de-sac would be necessary to terminate Bushnell if the overpass is constructed because of the grade differential between the grades of Bushnell and the overpass. All buildings and improvements need to be appropriately sct back from the cul-dc-sac right-of-way. C. The applicant shall install one on-site fire hydrant adjacent to the driveway in the southwest corner of the project to the approval of the Fire Department. d. The applicant shall incorporate building techniques such as use of windows with double glazing in appropriate locations to provide interior noise levels that conform with the 45 decibel interior standard in those units contained in buildings located along the westerly side of the site. C. A hazardous materials abatement plan shall be submitted to the Community Development Department and Hazardous Materials Inspector which includes: C�r/D 6723 Resolution No. 6723 (1989 Series) Tract 1827 Page 2 (1) A preliminary soils report including map and site history indicating the extent and location of contamination. (2) If soil contamination is found, the plan shall demonstrate how the site will be restored. (3) A building permit shall not be issued for the project until the site satisfies the requirements of the Community Development Director and Hazardous Materials Inspector with respect to the removal of hazardous materials and restoration of the site. SECTION 2. Conditions. The approval of the vesting tentative map for Tract 1827 shall be subject to the following conditions: 1. All lots shall be served by individual sewer, water and utilities. 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 to the approval of the Public Works Department and the Utilities Department. 2. Final map shall show a 6-foot public utilities easement and 10-foot wide street tree casement along the project's public street frontages. 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. 4. All on-site driveways, nonstructural parking improvements, and utilities shall be installed as subdivision improvements. 5. On-site sewer and water lines shall be private and maintained by the homeowner's association. 6. All grading shall comply with the recommendations contained in the soils report prepared for the property. 7. Subdivider shall install an on-site hydrant to the approval of the City Firc Department. 8. 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 arca including private driveways, water and sewer mains, drainage, parking lot areas, walls and fences. lighting, and landscaping in a first class condition. C�-ll Resolution No6723 (1989 Series) Tract 1827 Page 3 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 or 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. C. 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. It. No change in city-required provisions or 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. 9. All units shall be numbered in accordance with an addressing plan approved by the Community Development Department. ntification an th directory t each of 10. projectlentrances,o the appronstall a unit val of the Community�Development ae Department 11. Subdivider shall install street lighting as determined by the City Engineer per Citv and P.G. & E. standards. 12. Project construction activity, including grading operations; shall be limited to the weekday hours from 8:00 a.m. to 5:00 P.M. and construction vehicles shall use Bishop Street via Johnson Avenue to access the project site. l3. The applicant shall submit a dust management plan to limit dust generation Crom construction activities on the site and Crom construction vehicles transporting soil to and from the site to the approval of the Community Development Director and the Chief Building Official. 14. The applicant shall install signage on Rachel and Bishop Streets to keep construction vehicles from using Rachel Street. Wording and precise locations or the signs shall be to the approval of the City Engineer and the Community Development Director. Resolution No. 6723 (1989 Series) Tract 1827 Page 4 SECTION 3. Code Reouirements. The approval of the vesting tentative map for Tract 1827 shall be subject to the following code requirements: 1. Tract corners shall be set by a registered civil engineer or land surveyor. 2. A registered civil engineer or land surveyor shall certify that the structures are located correctly prior to release of structures for occupancy. 3. Subdivider shall pay water and sewer charges and park in-lieu fees as calculated by the City Engineer prior to final map approval. Sewer and water connections to the Bushnell Street sewer and water mains may require reimbursement for said mains to be paid prior to recordation of the final map. 4, Subdivider shall install one street tree per 35 feet of property frontage to city standards to the approval of the Public Works Department. 5. The subdivider shall install curb, gutter and sidewalk, and street paveout along all frontages. On motion of Councilwoman Rappa, seconded by Councilman Settle and on the following roll call vote: AYES: Rappa, Settle, Pinard, Reiss and Mayor Dunin NOES: Zone ABSENT: None the foregoing resolution w•as passed and adopted this 21st day of November 1989. vor Ron Dunin ATTEST: . ` City Clkrk Pam Voges, Resolution No. 6723 (1989 Series) Tract 1827 Page 5 APPROVED: City A inistmtive Officer t tto c Community Development Director �S A4 A L i ■ A Real Estate Development Company P.O.Box 3602,San Luis Obispo CA 93 THE403 (8 0 5) 542-0494 FAX (805)541-0596 ' ETRA GROUP, I N C. October 29, 1991 - - Pam Ricci Community Development Dept.. San Luis Obispo City Hall _ 990 Palm St San LUIS Obispo, CA 93401 11/01/91 4:17Pti 101#1779 A03 PLAN WPL FEES3100.00 Re: Tentative Map, Tract 1827 - Fairview Station Dear Pam, Due to the delays with Southern Pacific Railroad and obtaining financing on the project we would like to request an extension to the Tentative Map which will expire on November 21, 1991. Most of the offsite improvements have been completed and we are continiung to wrrk on them at this time. We would like to request an extension of one year. Pam, if there are any questions please contact me at your convenience. Thank you for your consideration in this matter. Sincereiv, The Petra Group, Inc U I►lam°`� Bob Kitamura, A.1.A. President cc: Volbrecht Surveys Tierra Engineering Fest Bank B� RECYCLM