HomeMy WebLinkAbout04/21_1/1992, 1 - TRACT 2094 - CONSDERATION OF THE PLANNING COMMISSION'S RECOMMENDATION TO APPROVE THE TENTATIVE MAP FOR A 21-UNIT RESIDENTIAL PLANNED UNIT DEVELOPMENT CONDOMINIUM SUBDIVISION LACATED AT THE NORTH CORNER OF BULLOCK LANE AND WILLOW CIRCLE. Original agenda report from the meeting of 4/7/92.
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i „^I�III�IIIIIII� � � san �.JS o131spo MEETING DATE:
lllj��I$II c� o �STEM NUMBER:
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COUNCIL AGENDA REPORT /
FROM: Arnold Jonas, Community Development Director O
PREPARED BY: Greg Smith, Associate Planner
SUBJECT: Tract 2094 - Consideration of the Planning Commission's recommendation to
approve the tentative map for a 21-unit residential planned unit development
condominium subdivision located at the north comer of Bullock Lane and Willow
Circle.
CAO RECOMMENDATION:
Adopt a resolution approving the tentative map for Tract 2094 subject to findings and
conditions recommended by the'Planning Commission.
DISCUSSION:
Situation
Council consideration of the tentative tract map is the last step in the discretionary review
process for this condominium development. Previous City approvals include:
6/6/89: Approval of PD rezoning by City Council.
12/18/91: Approval of minor amendments to PD final development plan by Planning
Commission.
2/3/92: Architectural Review Commission grants final approval to site and building
plans.
2/26/92: Approval of tentative map for Tract 2094 recommended by Planning
Commission.
Data Summary
Address: 3450 Bullock Lane
Applicant: Petra Enterprises
Representative: Tierra Engineering, Reinarch Architects
Zoning: R-2-PD
General Plan: Low Density Residential
Environmental Status: Categorically exempt.
Project Action Deadline: May 18, 1992
Site Description
The site consists of 11 lots along a cul de sac street. None of the lots has been built upon,
Tract 2094
Page 2
but street improvements and tract grading have been completed. Lots 10 and 11 are located
along the bank of a small creek which supports significant riparian vegetation.
PROJECT DESCRIPTION
The approved planned development allows transfer of density from the open space area on
Lot 11 to other lots, allowing up to 2.2 units on each lot instead of the 1.65 units which would
otherwise be allowed in the R-2 zone.
Amendments approved by the Commission in December include the following:
- Combination of 11 lots into five lots, corresponding to five development phases.
- Inclusion of plans for 21 condominium units. (The approved final development plan
did not include site or building plans.)
- Deletion of common driveways shared by the original 11 lots. Each of the five
proposed new lots would use one of the existing driveway ramps, and there would be
no need for access across lot lines.
- Setback reduction for an uncovered parking space and a portion of Unit 10 on Lot
3 (ten-foot setback from Willow Circle where 15-foot setback is shown on the approved
final development plan).
The proposed units would be in various detached, duplex and triplex arrangements. All of the
units would have two bedrooms, with the exception of Unit 2, which would be a studio unit.
Other units range from 947 to 1196 square feet. All units except the studio would have two
stories and two parking spaces, at least one of which would be in a garage.
EVALUATION:
Several issues related to the site planning and building designs were addressed during review
by the Planning and Architectural Review Commissions, and those issues are summarized
below. The plans submitted for Council consideration comply with recommendations of the
commissions.
1. Parkins
The number of parking spaces provided meets the minimum off-street requirement of the
Zoning Regulations, including .2 guest space per unit. The Planning Commission judged that
the minimum rate was adequate for this project, due to availability of on-street parking.
2. Perimeter Screening
The landscape plan approved by the ARC provides some screening along the northerly
boundary, where a nonconforming industrial use and an older mobile home park adjoin the
site. The ARC had initially asked for provision of additional screening - including landscaping
in an easement on the adjoining commercial site - but concluded that off-site landscaping
would be impractical, and on-site landscaping would interfere with usable open space.
� �a
Tract 2094
Page 3
3. Private Open Space Areas
The plans submitted for Council review apparently meet the minimum open space requirements
for R-2 condos (250 square feet of private open space for each unit, with minimum dimension
of ten feet). Storage facilities will also be provided, as required by the condo regulations.
4. Creek Olen space Easement
The original PD approval required dedication of an open space, pedestrian, and drainage
easement over the area within 20 feet of the top of the creek bank. An easement which did
not include all of the required area was recorded with the previous twelve-lot subdivision, and
that mistake will be corrected with the current tract map. The approved site plan conforms
to the correct easement.
ALTERNATIVES
The Council may deny the tentative tract map, based on findings required by the Map Act.
The Council may also modify conditions of approval, or the tentative map may be continued.
The Council must act on the tentative map by May 18, 1992.
CONCURRENCES
Recommendations of City Engineering Division staff are reflected in the conditions of approval
in the attached draft resolution for approval. No City department opposes approval of the
project.
FISCAL IMPACT
No significant on City revenues or expenditures are expected to result from approval of this
project.
RECOMMENDATION
Staff recommends the council adopt the attached draft resolution approving the tentative map
for Tract 2094, as recommended by the Planning Commission.
Attachments: Draft Resolutions for approval, denial
Vicinity Map
Tentative Map
PC Minutes (2/26/92)
gtsd:TR2094CC.wp
RESOLUTION NO. (1992 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
GRANTING APPROVAL OF TENTATIVE TRACT NO. 2094
LOCATED AT 3450 BULLOCK LANE
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. 2094 and the Planning
Commission's recommendations, staff recommendations, and reports
thereof, 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-PD 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 Community Development Director has determined that the
previous negative declaration approved for the project (ER
2-89 is adequate.
SECTION 2. Conditions. The approval of the tentative map
for Tract 2094 be subject to the following conditions:
1. All requirements of Council Resolution No. 6627 (1989
Series- Tract 1672) and Ordinance No. 1149 (1989 Series - PD
1437A) shall remain in effect.
2. 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.
/ 4
Resolution No. (1992 Series)
Tract 2094
Page 2
3 . Subdivider shall submit a final map to the city review,
approval, and recordation.
4. Subdivider shall prepare covenants, conditions 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 include the following provisions:
a. Creation of a homeowner's association to enforce the
CC&R's and provide for perpetual maintenance of all
common areas including private driveways, sewer mains,
drainage, parking lot areas, walls and fences,
lighting, recreation facilities, and landscaping in a
first class condition.
b. Grant to the city the right to maintain common area if
the homeowner's 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 made.
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 fifteen days of any
change in officers of the association.
j . Provision of appropriate "no parking" signs and red-
curbing along interior driveways as required by the
City Fire Department.
Resolution No. (1992 Series)
Tract 2094
Page 3
k. No prohibition on outdoors clothes drying.
5. 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.
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 . All on-site driveways, nonstructural parking improvements
and utilities shall be installed as subdivision
improvements.
8. Subdivider shall dedicate a corrected easement over the
drainage channel and area within 20 feet from the top of
bank for access and maintenance to the satisfaction of the
City Engineer and Community Development Director.
9 . All garages shall be equipped with automatic garage door
openers and occupants shall be provided with two remote-
control units.
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
Resolution No. (1992 Series)
Tract 2094
Page 4
APPROVED:
u
City Admi istrative Officer
y t ne
Community Develo me t Director
/ � 1
RESOLUTION NO. (1992 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING• THE TENTATIVE MAP FOR TRACT NO. 2094
LOCATED AT 3450 BULLOCK LANE
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 2094 and the Planning
Commission's recommendations, staff recommendations, and reports
thereof, makes the following findings (to be included as deemed
appropriate by Council) :
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 an R-2-PD zone.
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.
5. The previous initial study of environmental impact and
negative declaration prepared for the project do not
adequately address potential impacts of the revised project.
On motion of ,
seconded by , and on
the following roll call vote:
AYES:
NOES:
ABSENT:
- ll
Resolution No. (1992 Series)
Tract 2094
Page 2
the foregoing resolution was passed and adopted this day
of , 1992 .
Mayor
ATTEST:
City Clerk
APPROVED:
r
City A inistrative Officer
C ' y to ey
Community Deve ent Director
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Commr . Hoffman agreed that the main problem was Finding 2 .
VOTING: AYES - Commrs . Kourakis and Schmidt .
NOES - Commrs . Gurnee . Karleskint . Peterson . Williams .
and Hoffman .
ABSENT - None .
The motion did not pass .
Commr . Gurnee mover', to deny the use permit based on Finding 2 with the
addition of the word " traffic" after the word noise . and the deletion
of Findings 1 and 3 : and to deny the variance based on the findings
recommended by staff .
Commr . Peterson seconded the motion.
In answer to a question by Commr . Karleskint , Commr . Gurnee said the.
distance of the off-site parking from the site did not bother him .
Commr . Schmidt expressed concern about the Commission ignoring the
city ordinance that says off-site parking cannot be :core than 300 fee:
away . He said staff had determined that the off-site parking wouid b-?
more than 300 feet away .
Commr . Karleskint agreed with Commr . Schmidt .
Cindy Clemens said that the Commission may not have reached a
consensus about Finding 3 .
J
VOTING : AYES - Commrs . Gurnee . Peterson . Karleskint . Williams .
Schmidt . and Hoffman_.
NOES _ Commr . Kourakis .
ABSENT - None .
The motion passed .
Commr . Kourakis explained that she voted against the motion because it
did not contain references to the General Plan , and the neighbors were
being .given the message that their neighborhood was unimportant .
The other Commrs. disagreed with Commr . Kourakis .
Commr . Schmidt said he was concerned that since by law the Commission
is charged with upholding the General Pian . the Commission should take
it more seriously. -
------------------ -------------------------------------------------
Item 4 . Tract No . 2094 . Consideration of a tentative map creating a
21-unit residential planned development condominium
subdivision ; 3450 Bullock Lane ; R-2-PD zone ; Petra
Enterprises (Bob Kitamura) , subdivider . (Continued from
December 18 , 1991 )
--------------------------------------------------------------------
Commr . Gurnee stepped down due to a conflict of interest .
Commr . Hoffman stepped down, because he was not present at the meeting
during which the item was discussed and continued , and he had not had
the opportunity to listen to the tapes .
Vice Chairman Karleskint chaired the meeting .
Greg Smith presented the staff report and explained the item had been
continued to allow landscaping and parking issues to be resolved and
for the item to be reviewed by the Architectural Review Commission .
He said the ARC has granted final approval and he recommended the
Commission approve the tentative tract map subject to 9 conditions .
Commr . Schmidt expressed concern that a new illustration. showing where
entrances are now located was not included in the staff report .
Greg Smith said staff felt the new location of entrances to the fronts
of units and the issue of parking were adequately handled by the ARC .
He said the applicant would illustrate where the entrances are now
proposed .
Vice Chairman Karleskint opened the public hearing .
Bob Kitamura . applicant , explained the entrances formerly located on
the sides of units were moved to the fronts of units (He poi^ted out
locations on an overhead illustration) . He said tandem parking was
used to meet some of the parking requirements . He felt there was
adequate off-site parking on Bullock Lane . He said the ARC preferred
additional landscaping over an additional parking space for one of
units . He said trees and other landscaping were added at the rear of
the property . In answer to questions by Commr . Schmidt . Mr . K: tamu: a`s
explained that none of the buildings intruded into the open space
easement and he pointed out on the overhead diagram where open space
had been added .
*Roy- Hanff . 569 Lawrence Drive . expressed concern that street parkin
was being included in the parking spaces required for a new
development . He felt it was unrealistic to count parking on Bullock
Lane .
Greg Smith said minimum parking for the complex as a whole was met
without counting parking on the street . but an individual lot was
short one-half space .
Vice Chairman Karleskint closed the public hearing .
Commr . Schmidt said he had spoken with the applicant ' s wife . Marlene
Hubbard , but that -their conversation was not germane to the decisions
before the Commission.
Commr . Peterson moved to recommend to the City Council approval of
Tract 2094 subject to the findings and conditions in the staff report .
Commr . Kourakis seconded the motion.
Commr . Schmidt said he had expressed his concerns about how the
project had changed at the last meeting , but would vote for it now
because he did nut see another alter::ative .
� �-19
Commr . Karleskint asked staff to reword Conditions 4-E and correct the
error in 4-k by removing the " s " from outdoors .
VOTING: AYES - Commrs . Peterson , Kourakis , Karleskint . Schmidt .
and Williams .
NOES - None .
ABSENT - Commrs . Hoffman and Gurnee .
The motion passed .
Commr . Gurnee and Chairman Hoffman returned to the meeting .
--------------------------------------------------------------------
Item 6 . ADDeal of Director ' s Interpretation. Consideration of an
appeal by Aaron Corob of director ' s interpretation on
replacement of a non-conforming use at 2000 Broad Street : C-
N zone .
--------------------------------------------------------------------
Greg Smith presented the staff report and recommended that a non-
conforming use not be allowed to relocate in a new structure becaus.-
of the intent of zoning regulations .
In answer to a question by Commr . Gurnee , Greg Smith explained
development appiications for an office use at the corner of Chorro an '
Broad were applied for before the C-N zone was amended denying office
uses .
Cindy Clemens said she agreed with Greg Smith and felt it was
important to consider the purpose and intent of ordinances . In
researching case law , she quoted from Paramount Rock Company: "Ary
change in the premises which tends to give permanency- to or expands a
non-conforming use would not be consistent with this purpose . "
Chairman Hoffman opened the public hearing .
Aaron Corob , 2000 Broad Street , applicant . explained he was not asking
for a rezoning . but for a continuation of the current legal non-
conforming use . He explained it would not be practical for him to
construct a new building if the non-conforming use was not allowed to
continue . He said at a later time , the use could possibly charge to
conforming use . He said city code does not specify that new
construction loses its non-conforming status . He explained he was
asking for an interpretation of Section 17 . 10 . 020 E-2 . He explained
the non-conforming- use would not increase that use , but merely only iz
to continue . He said the square footage would remain the same . He
said the second floor might be residential use . He said a precedent
has already been set because of various non-conforming use offices on
Broad Street , and by the allowed new construction of the Ferrini
Office Building .
Chairman Hoffman closed the public hearing .
Commr . Gurnee commented that uses allowed in the C-N zone had changed .
In answer to auestions by Commr . GurnPP and Commr . Hoffman about the
interpretation of the Provisions . Arnold Jonas explained that the �O
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990 Palm Street/Post Office Box 8100 Lui�btiispo, 05346��810d
L fir.
MEMORANDUM '!rA-:=0 C IP.-ac:1cr
A"iTC7' d IJ MY F-' I
f' �r..--
April 20 1992 -- ` '` —; `LiccCH.
TO: Mayor and Council Members 1
- _�� ��G/LE ( f� '
VIA: John Dunn, City Administrative Officer APR 2 01992
FROM: Arnold Jonas, Community Development Director CITYCLEFK
F.a.. LU S OBISPO,CA
SUBJECT: Tract 2094 Riparian Setback
Letter from Phil Ashley, April 14 , 1992 (attached)
COUNCIL AGENDA APRIL 21, 1992 - 4 P.M.
The attached letter from Phil Ashley raises questions regarding the
appropriate extent of the riparian setback for this project, and
regarding review of landscape plans by the Department of Fish and
Game. Additional background on those issues is provided below.
1. Creek Setback Policy
i
As noted in the staff report for Tract 2094 , the Council is being
asked to approve a revision to a project first approved in 1989 .
In 1989, the Council approved the project with a 20-foot setback
from the top of creek bank. This corresponds approximately with
the edge of existing riparian vegetation on the site.
A copy of the City's Administrative Creek Policy is attached. The
policy states that
"New structures including parking lots should generally be set
back at least 20 feet from the top of bank. . . . Greater
setbacks may be required if. . . significant riparian vegetation
extends beyond the 20-foot line. "
The proposed project appears to be consistent with the creek
policy. Staff would note that the creek policy was in effect when
the project was first approved in 1989, and that the Planning
Commission and Architectural Review Commission have reviewed and
approved the 20-foot setback in 1992 hearings.
i
2 . Department of Fish and Game Review
The 1989 approval included a requirement for approval of a creek
vegetation restoration plan by the State Department of Fish and
Game. Ashley' s letter questions whether DFG review ever occurred.
Planning and Engineering staffs have determined that the tract
improvement plans for the project' s 1989 tract map included a
Tract 2094 Vegetation
Page 2
given. Installation of the landscaping has been deferred
indefinitely because of City regulations prohibiting installation
of landscaping for new construction projects, and a bond has been
filed to guarantee the installation.
Staff will insure that written approval of DFG is obtained before
the landscaping is installed.
cc: Jerry Kenny, Supervising Civil Engineer
gtsh:TR2094A.WP
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Resolution No. 6627 (1989 Series).
Tract 1672
Page 2
3. An exception is granted to allow an average width less than 60 feet_ for proposed
parcel 7.
SECTION 3. Conditions. The approval of the tentative map for Tract 1672 shall be
subject to the following conditions:
I. A permanent open space and pedestrian access casement shall be dedicated to the city
for the areas generally shown on attached Exhibit 'B", and subject to the approval of
the Community Development Director and City Attorney. The open space and access
casements shall run with the land and provide the following limitations on land use
or alterations:
a. No structures or solid fencing shall be placed on or within said premises-:
b. No advertising of any kind shall be located within said premises except for a
project identification sign.
C. The general topography of the area shall be preserved substantially in its
existing condition. No grading shall be allowed except as permitted by the
Community Development Director.
d. No removal of vegetation except for fire protection or other hazards or
elimination of diseased growth as approved by the Community Development
Director.
C. The open space and pedestrian access easement shall include an arca"w•hich is 20
feet from the top of the bank of the creek.
f. All of the willows on the project site shall be preserved.
g. The open space easement shall be maintained by the property owner except the
pedestrian access casement if accepted by the city, and except for clearing by
the City for flood control and drainage purposes.
2. The applicant shall submit a creek vegetation restoration plan to the Community
Development Department and Department of Fish and Came for review and approval which -
shows:
The trunk diameter, species and status of each tree (to be removed,
preserved and safety pruned, etc.).
-- Planting of additional vegetation along the creek, showing size, type and
location.
- Clearing of debris and refuse from the creek channel.
3. The applicant shall construct one-half of Bullock Lane plus a 12 foot travel lane
along the project's entire Bullock lane frontage, to the satisfaction of the City
Engineer.
of sAn l
990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100
October 20, 1988
To: Planners
From: Mike M
Subject: Draft administrative creek policy
Note: the following are guidelines, not strict standards, and may be varied
from whcn the planner, with the Director's concurrence, judges that the intent
can be met through alternative approaches.
1. When reviewing any development proposal, all unlined, open drainage channels
should be evaluated as potential sensitive habitat areas (ic: riparian
corridors to be preserved or enhanced).
In general, such channels should not be culverted, filled or encroached into.
Exceptions could include:
a. Minor drainage channels (guideline: less than three feet across);
b. Short (guideline: 200 feet or less) sections of channels which tie
together lined or cul°verted drains;
c. Improvements necessary for erosion control, flood protection or
circulation, reviewed and.approved pursuant to existing adopted policy.
In all cases, the Director, Principal Planner or Long-range Planner should be
consulted before a channel is determined not to be a sensitive habitat area; if
there is any significant doubt, the Department of Fish and Game should be
consulted, too. -
2. New structures including parking lots should generally be set back at least
20 feet from the top of bank. 'Top of bank" means the physical top of bank
(ic: where the more steeply eroded bank begins to flatten to conform with the
terrain not cut by the water flow). If the bank is terraced, the highest most
step is the top of bank, not any intermediate step. (In some cases, the top of
bank will not be apparent; the Director, Principal Planner or Long-range
Planner should be consulted to help determine a reasonable line, considering
such variables as the top of bank on the other side of the creek, the extent of
riparian vegetation and the 100-year flood line.)
i
Draft Creek Policy
Page 2
A. Greater setbacks may be required if
1. significant riparian vegetation extends beyond the 20-foot line;
2. a setback line has been adopted or proposed by Public Works which
is farther from the bank;
3. the 100-year flood plain extends beyond the 20-Coot line.
B. Lesser setbacks may be acceptable if:
1. the channel is minor and is not judged to be a significant
riparian corridor or likely to be part of the urban trails system;
2. the lot is small, and reasonable development without some
exception is impossible;
3. the lot is a small infill site where a clear pattern of lesser
setbacks has been established on both sides of the lot along the
creek.
In all such cases where setbacks are to be reduced or increased, the Director
and Principal Planner or Long-range Planner should be consulted.
3. If the site is considered by the Long-range Planner to be a possible link
in the urban trails system, then an offer of dedication for public access
should be required as a condition of any discretionary permit.
4. All areas in the setback should be dedicated in an open space easement as a
condition of approval of any discretionary permit.
5. If the corridor has been degraded, a restoration program may be required as
a condition of approval for any discretionary permit.
6. Sites with creeks are considered to be 'sensitive sites' for architectural
review purposes; projects which would not otherwise need architectural review
should be taken in as minor and incidental and may be approved if the
guidelines above are met; if they arc not met, then the project should be
referred to the ARC with a recommendation that the guidelines be followed.
MEETING #-'00PAGENDA
DATE - ITEM #
Tract 2094 Vegetation
Page 2
revegetation plan. The plan was reviewed informally and endorsed
by DFG staff at the project site, but no written approval was
given. Installation of the landscaping has been deferred
indefinitely because of City regulations prohibiting installation
of landscaping for new construction projects, and a bond has been
filed to guarantee the installation.
Staff will insure that written approval of DFG is obtained before
the landscaping is installed.
cc: .Jerry Kenny, Supervising Civil Engineer
gtsh:TR2094A.WP
I
I
RE: Tract 2094 Riparian Setback
PLEASE NOTE: The first two sentences above were missing from the copy
of this letter distributed to you on Monday, 4/20.
COPLESTO: L
❑1`De�.a�Acton ❑ -1Y1z CoUnicil 'CDDDIR
RE
2'�/CAO ❑ FRIN.DIR. ® p
iL� ACAO ❑ E CHIEF ��!'!! �.r I !�
L,ATTorvEY ❑ RYDIR
[Z CLTX10L-'. ❑ i'OLiCECFL
❑ iAc;fxr.TE-*, r=.cDIR APR 2 1 1992
❑ C'r kDF.LE ❑. L'TTILD; /0:60�Gn1 _
CITY CLERK
SAN LUIS OBISPO,CA