HomeMy WebLinkAbout03/03/1992, 3 - TRACT 2090 - CONSIDERATION OF THE PLANNING COMMISSION'S RECOMMENDATION TO APPROVE A TENTATIVE MAP CREATING AN 18-UNIT CONDOMINIUM CONVERSION ON THE NORTH SIDE OF SOUTHWOOD DRIVE, WEST OF JOHNSON AVENUE. �HIUI�RIIIWIIIII��IAIIuIU "! 1" MEETING DA
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11
COUNCIL AGENDA REPORT NUMBER:
e
FROM: Arnold Jonas, Community Development Director
PREPARED BY: Greg Smith, Associate Plane! j
SUBJECT: Tract 2090 - Consideration of the Planning Commission's recommendation to
approve a tentative map creating an 18-unit condominium conversion on the
north side of Southwood Drive, west of Johnson Avenue.
CAO RECOMMENDATION:
Adopt a resolution approving the tentative map for Tract 2090, subject to findings and
conditions recommended by the Planning Commission.
DISCUSSION:
Background
The City Council approved a resolution authorizing this condominium conversion on April 17,
1990 (application CON 90-01, attached). The council resolution established the basic
requirements which must be met as part of the conversion process, and those requirements are
reflected in the conditions of approval for the tentative map as recommended by the Planning
Commission. The Planning Commission recommended approval at a public hearing conducted
on January 31, 1992.
Data Summary
Address: 1330 Southwood
Subdivider: John Atiya
Representative: Jerry Michael, Tierra Engineering
Zoning: R-2-PD
General Plan: Medium Density Residential
Environmental Status: Categorically exempt from review requirements
(CEQA 153011)
Project Action Deadline: March 5, 1992
Site Description
The site is an irregular 1.83 acre lot, with two "flag lot" driveway extensions providing the only
street frontages. An open, seasonal creek channel is located along the northerly property line.
Except for numerous large Eucalyptus trees growing in the channel, there is little riparian or
other significant vegetation on the site.
The site is developed with three fourplex dwellings and one sixplex, for a total of 18 residential
units, and with paved parking and driveways. The site is surrounded by a church and
convalescent hospital, and other houses and apartments.
3 - 1
Tract 2090
Page 2
EVALUATION:
The existing units were constructed in 1976 as condominiums, with each ownership unit
consisting of a two-bedroom apartment and a three-bedroom apartment with a common wall.
The ownership is being further divided, so that each dwelling unit could be owned individually.
The Council determined that the proposed condominium units would substantially comply with
current property development standards- including condominium development standards (such
as open space and storage); Zoning Regulations (such as density, parking, setbacks); and
building and fire codes (such as insulation and emergency access)- if some minor modifications
were made.
The subdivider is in the process of making the required modifications to the site, as listed in
the conversion approval resolution and recommended tentative map approval conditions.
Those modifications are routine, with the exception of modifying driveway turning radiuses to
meet present emergency access standards.
CONCURRENCES
The Fire Department's concern with driveway radiuses is noted above. The final map will be
processed as an airspace condo project to comply with Building Code requirements.
FISCAL IMPACT
No significant effect on City revenues or expenses will occur.
ALTERNATIVES
The council may deny the tentative map, if a finding is made that the subdivision is not
consistent with Council Resolution 6799 (1990 Series - CON 90-01), or with requirements of
the State Subdivision Map Act. Any action to continue consideration beyond March 5, 1992
would require the consent of the subdivider.
RECOMMENDATION
Staff recommends the council adopt the attached draft resolution approving the tentative map
for Tract 2090, subject to findings and conditions recommended by the Planning Commission.
Attachments: Draft Resolutions for approval, denial
Vicinity Map
Site Plan
Resolution No. 6799 (1990 Series)
Note: Planning Commission minutes not available.
gtsd:TR2090CC.wp
3.�.
RESOLUTION NO. (1992 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
GRANTING APPROVAL OF TENTATIVE TRACT NO. 2090
LOCATED AT 1330 SOUTHWOOD DRIVE
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 2090 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-PD 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 project is exempt from environmental review requirements
(CEQA Section 15301.k) .
6. The proposed subdivision will comply with the requirements
of City of San Luis Obispo Council Resolution 6799 (1990
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 2090 be subject to the following conditions:
1. Subdivider shall install a fire sprinkler system in all
units, or shall upgrade site access and on-site and off-
site hydrants and water mains to meet present city
standards, to the approval of the Fire Marshal.
2. Prior to final map approval, subdivider shall remove all
illegal improvements from garages, and restore them to
comply with city standard for covered parking.
3- 3
Resolution No. (1992 Series)
Tract 2090
Page 2
3 . Subdivider shall provide an easement for usable private open
space at each unit to comply with condominium property
development standards. Subdivider shall allow future unit
owners to relocate existing fencing to correspond to
easement area if they wish.
4 . Prior to final map approval, subdivider shall replace
existing driveway barrier with an emergency access barrier,
to the approval of the Fire Marshal.
5. Prior to final map approval, subdivider shall reseal and
restripe parking area in accordance with city Parking and
Driveway Standards,and complete all repairs as noted in the
property condition report.
6. Prior to final map approval, subdivider shall install
separate water and other utility meters at each unit, to the
approval of the City Utility Department and affected utility
companies.
7. Prior to final map approval, subdivider shall retrofit all
units with low-flow plumbing fixtures to the approval of the
Community Development Director.
8. Subdivider shall submit a final map to the city for review,
approval and recordation.
9. 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.
10. 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
Resolution No. (1992 Series)
Tract 2090
Page 3
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
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 outdoor clothes drying
facilities which are substantially screened from view.
k. Prohibition of storage or other uses which would
conflict with the use of garages for parking purposes.
12. Subdivider shall install a unit identification plan with
directory at the project' s entrance, to the approval of the
Community Development Director.
On motion of
. seconded by and on ,
the following roll call vote:
AYES:
NOES:
ABSENT:
75
Resolution No. (1992 Series)
Tract 2090
Page 4
the foregoing resolution was passed and adopted this day
of , 1992 .
Mayor
ATTEST:
City Clerk
APPROVED:
City inistrative Officer
t tt me
Community Devel 011
ent Director
3- �
RESOLUTION NO. (1992 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING TENTATIVE TRACT NO. 2090
LOCATED AT 1330 SOUTHWOOD DRIVE
BE IT RESOLVED by the Council of the City of San Luis
Obispo to deny the application for approval of Tentative Tract
Map No. 2090, based upon the following findings:
SECTION 1. Findings. This council, after
consideration of the tentative map of Tract 2090 and the Planning
Commission's recommendations, staff recommendations, and reports
thereof, makes the following findings:
1. The design of the subdivision is not consistent with the
general plan.
2. The design of the subdivision will conflict with easements
for access through or usage of property within the proposed
subdivision.
3. The proposed subdivision will not comply with the
requirements of City of San Luis Obispo Council Resolution
6799 (1990 Series) , which authorized 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:
the foregoing resolution was passed and adopted this day
of 1992 .
Mayor
3 - ?
Resolution No. (1992 Series)
Tract 2090
Page 2
ATTEST:
City Clerk
APPROVED:
City Ad inistrative Officer
t to ney
Community Development Director
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RESOLUTION NO. 6799 (1990 Series)
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING CONDOMINIUM3WOODRSION (CON 90IO FOR 18 UNITS AT
WHEREAS, an application has been made for conversion to condominiums
of 18 units at 1330 Southwood Drive; and
WHEREAS, based on the statements of staff and the applicant, and all materials
on the application forwarded to the council in the April 17, 1990 agenda packet, this
council finds that this proposal would meet minimum conversion standards based on the
following findings and subject to the following conditions:
Findings:
1. All provisions of the Condominium Development and Conversion Regulations have
-been or will be met. .
2. The proposed conversion is consistent with the general plan.
3. 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-PD zone.
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.
R 6799
3 - II
Resolution No. 6799 (1990 Series)
CON 90-01
Page 2
Conditions:
1. Applicant shall install a fire sprinkler system in all units, or shall upgrade site
access and on-site and off-site hydrants and water mains to meet city standards,
to the approval of the Fire Marshal.
2. Applicant shall remove all illegal improvements from garages, and restore them
to comply with city standards for covered parking.
3. Applicant shall provide an easement for usable private open space at each unit
to comply with condominium property development standards. Applicant shall
allow future unit owners to relocate existing fencing to correspond to easement
area if they wish.
4. Applicant shall replace existing driveway barrier with an emergency access barrier,
to the approval of the Fire Marshal.
5. Applicant shall reseal and restripe parking area in accordance with city Parking
and Driveway Standards, and complete all repairs as noted in the property
condition report.
6. Applicant shall install separate water and other utility meters at each unit.
7. Applicant shall retrofit all units with low-flow plumbing fixtures to the maximum
extent determined feasible by the Community Development Director.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo that the application referred to hereinabove hereby is approved.
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
the foregoing resolution was passed and adopted this 17th day of
April 1990.
3 - IZ
Resolution No. (Q 9 99 (1990 Series)
CON 90-01
Page 3
MAYOR RON DUNL�1
ATTEST:
City rk
APPROVED:
City Admi trative Officer
t ey'
Community Develo nt Director
3 - i3