HomeMy WebLinkAbout03/17/1992, C-9 - CONSIDERATION OF A ONE-YEAR TIME EXTENSION FOR FILING THE FINAL MAP FOR VESTING TRACT MAP NO. 1764, A SIX-UNIT RESIDENTIAL FEE SIMPLE CONDOMINIUM PROJECT PROPOSED AT THE EAST END OF IRIS STREET, NEXT TO FRENCH HOSPITAL. QIIII�Iy�II��IIIIIIIII II vJ Y MEETING DATE:
I ����� Ci o San tt OBI spo 3 -17-9z
COUNCIL AGENDA REPORT ITEM NUMBER _
.FROM: Arnold Jonas, Community Development Director o
By: Pam Ricci, Associate Planner QR
SUBJECT:
Consideration of a one-year time extension for filing the final map for
Vesting Tract Map No. 1764 , a six-unit residential fee simple condominium
project proposed at the east end of Iris Street, next to French Hospital .
CAO RECOMMENDATION:
Adopt attached Resolution "A" approving the requested one year time
extension for filing the final map for Vesting Tract Map No. 1764 ,
subject to all the findings and conditions of tentative map approval.
DISCUSSION
Situation
The tentative map was approved on February 20, 1990. 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.
"he city may grant time extensions for filing final maps totalling no
.Wore 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 February 20, 1993 . j
Data Summary
Address: 1250 Iris Street
Subdividers: Burt Caldwell & Mike Reitkerk
Representative: Tim Woodle, Steve Pults & Associates
Zoning: R-2-S
General Plan: Medium Density Residential
Environmental Status: A Negative Declaration of environmental impact was
granted by the Director on September 27, 1989 .
Site Description
Much of the western part of the site is contained within a creek area.
Within the creek area is a steep bank which separates the creek channel
from the bulk of the site. Another steep slope bank exists along the
east property line. The portion of the site where the bulk of
development is proposed is fairly flat.
Most of the site ' s vegetation exists in the creek area. Several
ucalyptus trees and a pepper tree are located near the site' s east
property line bordering the French Hospital property. The applicant is
proposing to save most of these trees with project development.
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= COUNCIL AGENDA REPORT
Tract No. 1764
Page 2
Project Description
The applicant is proposing to develop a 6-unit residential condominium
project on a 0.93-acre site zoned R-2-S. The project is a fee simple
type condominium where small lots sometimes referred to as "postage
stamp" lots would be created. Four different unit plans are proposed
with floor areas in the 1700 to 2000 square-foot range. All units are
two stories and are equipped with a two-car garage. Each unit contains
three bedrooms, except Unit 6 which has two bedrooms.
Conclusion
i
It has been the city' s policy to support time extensions if the
subdivider has made reasonable progress toward meeting subdivision
conditions 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 the downturn in the economy and poor real estate market have been
the main reasons for postponing construction of the project. Staff feels
that the subdivider has legitimate reasons for project delays and
supports the request for a one-year time extension.
ALTERNATIVES
1. Deny the requested one-year time extension. i
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. 1764
City Council Resolution No. 6763 (1990 Series)
Time extension request dated 1-31-92
Resolution "A"
RESOLUTION NO. (1992 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. 1764 LOCATED AT THE EAST END OF IRIS STREET,
NEXT TO FRENCH HOSPITAL (1250 IRIS STREET)
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.
1764 is granted a one-year time extension to February 20, 1993 ,
subject to the original findings and conditions, as specified in
City Council Resolution No. 6763 .
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
ATTEST:
City Clerk
APPROVED:
City A inistrative Officer
Att
Community De 1 pment Director
Resolution "B"
RESOLUTION NO. (1992 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. 1764
LOCATED AT THE LOCATED AT THE EAST END OF IRIS STREET,
NEXT TO FRENCH HOSPITAL (1250 IRIS STREET)
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
meeting subdivision conditions; 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. 1764 is 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 , 1992.
Mayor
ATTEST:
City Clerk
APPROVED:
ity A nistrative Officer
/� t t t o r ey
Community Deve went Director
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RESOLUTION No 6763 (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
GRANTING APPROVAL OF VESTING TENTATIVE TRACT HAP NO. 1764
LOCATED AT 1250 IRIS STREET
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 1764 and the Planning Commission' s recommendation,
staff recommendation, and reports thereof makes the following findings:
1. The design of the subdivision 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-2-S 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 use of property within) the proposed subdivision.
S. 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 existing water main in Iris Street shall be extended to
the site and a hydrant installed. Automatic fire sprinkler
systems shall be installed in all units.
b. The developer shall install a 6-foot high block wall along the
site's northerly property line to attenuate exterior noise for
Units 2 and 3 to acceptable levels. Materials and design of
the wall shall be to the approval of the Architectural Review
Commission. -
C. The developer shall plant two replacement-trees for each tree
removed to the approval of the City Arborist and the
Architectural Review Commission.
d. If the Community Development Director determines that the above
measures are ineffective or physically infeasible, he may add,
delete or modify the mitigation to meet. the intent of the
original measures.
6763
Ee.3alucion No. 6763 (1990 Series, _.
Page 2
SECTION 2. ' Conditions. That the approval of the vesting tentative map
for Tract 1764 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. The existing water main in Iris Street shall be extended to the site.
Plans for the water main extension must be prepared by a registered civil
engineer and submitted to the City Engineer for approval.
3. Subdivider shall construct a manhole in place of the existing clean-out
and extend the Iris Street public sewer main on-site. The on-site sewer
main shall be terminated with a manhole and each lot shall be served with
individual laterals to the satisfaction of the City Engineer and Utilities
Engineer.
4. Sewer and water mains shall be public and to city standards. Easements
over the main and access to mains shall be to the approval of the City
Engineer.
5. Final map shall show a 6-foot public utilities easement and 10-foot wide
street tree easement along the project's public street frontages.
6. Final map shall note entire common lot area as a blanket utility easement
(exclusive of buildings) acceptable to the utility companies and City
Engineer.
7. The drainage plan submitted with the final map shall show how off-site
drainage from the French Hospital property will be accepted and conveyed
along the south property line and show the storm drain outlet at the creek
channel.
8. All on-site driveways, nonstructural parking improvements, and utilities
shall be installed as subdivision improvements.
9. Subdivider shall install a fire hydrant to the approval of the City Fire
Department. Automatic fire sprinkler systems shall be installed in all
units.
Resolution No.6763 (1990 Series)
Tract Hap 1764
Page 3
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 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, 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.
11. All units shall be numbered in accordance with an addressing plan approved
by the Community Development Department.
12. Subdivider shall install a unit identification plan with directory at the
project entrance to the approval of the Community Development Department.
/1.9_19
Resolution No. 6763 (1990 Series)
Tract Map 1764
Page 4
13. Subdivider shall install street lighting as determined by the City Engineer
per City and P.G. & E. standards.
14. Subdivider shall install a 6-foot high block wall along the site' s
northerly property line to attenuate exterior noise for Units 2 and 3 to
acceptable levels. Materials and design of the wall shall be to the
approval of the Architectural Review Commission.
15. Final map shall show a pedestrian access easement along the top of bank
to accommodate a future trail to the approval of the Community Development
Director.
16. Subdivider shall submit plans showing proposed collector locations for
solar water heating and a detail on collector types to the approval of the
Architectural Review Commission.
17. All garages shall be equipped with automatic garage door openers and
occupants shall be provided with two remote-control units.
18. Subdivider shall provide required motorcycle and bicycle spaces to the
approval of the Architectural Review Commission.
19. The design of all units shall incorporate water-conserving fixtures and
low-flow devices that represent state-of-the-art residential conservation
methods. This requirement shall be monitored when the building permit is
issued and confirmed prior to occupancy by inspection.
SECTION 3. Code Requirements. 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.
4. Subdivider shall install one street tree per 35 feet of property frontage
to city standards to the approval of the Public works Department.
S. Subdivider shall install curb, gutter and sidewalk, and street paveout to
the approval of the City Engineer.
i
Resolution No. 6763 (1990 Series)
Tract Map 1764
Page 5
On motion of Council'-Wan RaPPa seconded by Mayor Amin
and on the following roll call vote:
AYES: CoL=ilaEmbers Rappa, Amin, Pinard and Reiss
NOES None -
ABSENT: Councilmember Reiss
the foregoing resolution was passed and adopted this 20th day of February
1990.
e.-Mayor RON DUNIN
ATTEST: I J
V
City Cl'ark PkM VOCxS
APPROVED:
it c&i istra,peve Offic
C' �or ey
Community Developm n Director
EDA
ENGINEERING
DEVELOPMENT
ASSOCIATES
January 31, 1992
City of San Luis Obispo
Planning Department
990 Palm Street
San Luis Obispo, CA 93401
Subject: Time Extension for Vesting .Tentative Tract 1764
Owner: Burt Caldwell and Mike Rietkerk
A. P.N. `. 003-578-026
EDA Job Number 890713
Please consider this a notification of request for a one (1) year
time extension on approved Tract 1764 located at 1250 Iris Street
(Northeasterly side of Iris Street cul-de-sac) .
The project has been delayed due to the poor real estate market and
will be pursued when economic conditions improve.
Enclosed herewith is check Ar 1344 in the amount of $337 . 50, 50% of
the original application fee that was submitted for processing on
7/11/89 .
Thank you for your consideration in scheduling this item on the
next available City Council agenda. If you have any questions
regarding this submittal, please do not hesitate to all .
Sincerely,
EN:CI:FET_'DINTO DE`.'ELOPHENT A:SJOIATES
Terry Payne
Administrative Coordinator 01/ 1i�� 11.1$A�i i01#�5�9 AG
PLAN APPL TEES$'.=7.5(
02/13/92 2:24FIK 101#31.31 A0'
PLAN( APDL FEES3427.5(
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