HomeMy WebLinkAbout12/15/1992, C-5 - 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 �II�Iy�I�I�IIIIIIII�II�llll r MEETING GATE:
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COUNCIL AGENDA REPORT ITEM NUMBER:
FROM: Arnold Jonas, Community Development Director e
By: Pam Ricci, Associate Planner PR
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 2,1, 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. A one-
year time extension was previously granted on November 19, 1991.
The city may grant time extensions for filing final maps totalling
no more than two years. This is the second, and therefore, last
available time extension. With approval of the requested time
extension, the map will remain valid until November 21, 1993 .
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%) .
Neighborhood land uses include the single family houses and
condominiums.
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O NCIL AGENDA REPORT
Page 2
Project 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.
Off-site improvements, utility work and rough grading for the
project have been completed. In his request for a tract map time
extension, the subdivider notes 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.
i
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 (E1 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 11-6-92
C "S-
r:
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. 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 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, 1993,
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:
NOES:
ABSENT:
V_�r�
Resolution No.
Page 2
the foregoing resolution was passed and adopted this day
of , 1992 .
Mayor
ATTEST:
City Clerk
APPROVED:
�--4/0
Jr
City Administrative Officer
t At t or y
1
Community Development Director
C -5-�
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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. 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 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:
Resolution No.
Page 2
the foregoing resolution was passed and adopted this day
of , 1992.
Mayor
ATTEST:
City Clerk
APPROVED:
CrtrwirristrItive qTfider
C' y to ey
1
Community Devel p ent Director
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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 I. Findines. 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.
3. The site is physically suited for the type and density of development allowed in an
R-2-S zone.
:. 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 Street 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 cut-de-sac for Bushnell Street if
the Bishop Street ovcrpass is constructed. The cul-de-sac would be necessary
to terminate Bushnell if the ovcrpass is constructed because of the grade
differential between the grades of Bushnell and the ovcrpass.
All buildings and improvements need to be appropriately set back from the
cul-de-sac right-of-w•ay.
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 Matcrials Inspector which includes:
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 casements 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-Coot 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 casement (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 homcow•ncr'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 Cita Fire
Department.
S. Subdivider shall prepare conditions, covenants, and restrictions (CC&R's) to be
approved by the City Attorney and Community Development Director prior to final ntap
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-511
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 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.
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, motorhomcs, 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.
9. All units shall be numbered in accordance with an addressing plan appro%•cd by the
Community Development Department.
10. Subdivider shall install a unit identification plan with directory at each of the
project entrances to the approval of the Community Development Department.
11. Subdivider shall install street lighting as determined by the City Engineer per City
and P.G. & E. standards.
13. Project construction actirity, including grading operations, shall be li.n.:itcd to the
weekday hours from 8:00 a.m. to 5:00 p.m. and construction vchicics shall use Bishop
Street via Johnson Avenuc to access the project site.
13. The applicant shall submit a dust management plan to limit dust generation from
construction activities on the site and from 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 of the signs shall
be to the approval of the City Engineer and the Community Development Director.
C-5 -ia
1 1
Resolution No. 6723 (1989 Series)
Tract 1827
Page 4
SECTION 3. Code Requirements. The approval of the vesting tentative map for Tract
1827 shall be subject to the following code requirements:
I. 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. Sewcr 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: "one
ABSENT: \one
the foregoing resolution w•as passed and adopted this 21st day of November
1989.
nor Ron Dunin
ATTEST: .
City Clqrk Pam Doges,
Resolution No. 6723 (1989 Series)
Tract 1827
Page 5
APPROVED:
City A inistrative Officer
it tto c
Community Development Director
A Real Estate Development Company
T H E P.O. Box=602,San Luis Obispo CA 9_+0_
P E T R A (8 0 5) 5 4 2-0 4 9 4 FAX (805)541-0596
GROUP,
I N C.
RECEIVED
November 6, 1992 NOV 0 6 1492
Crrr of s+w wis oajsao
rn%%&WTr DEVFi.,o-AEN—
Pam Rica '
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Re: Vesting Tentative Map No. 1827 - Fairview Station
Dear Pam,
We are requesting a one-year time extension for Fairview Station, Vesting
Tentative Map No. 1827. The current approval on the map is good until November 21,
1992.
The need for requesting an extension is due to the problems with Southern
Pacific on the clean up of the soils as well as problems in obtaing financing for the
project. Also, as you know this is not the most opportune time to build a condominium
complex anyway. We are trusting that this next year may be a better time for both sales
and obtaining financing.
Pam, if you require further information please feel free to call me at 543-1794.
Thank you for your help in this matter.
Si cerel ,
Bob Kitamura
11/20/92 12:09PK 101#6714 A07
FLAN APDL FEES1256.50
cc: Fist Bank of San Luis Obispo
Bronson, Bronson& McKinnon
RECYCLED