HomeMy WebLinkAbout03/02/1993, C-6 - CONSIDERATION OF A ONE-YEAR TIME EXTENSION FOR FILLING THE FINAL MAP FOR VESTING TACT MAP NO. 2010 (CORNERSTONE) A 15-UNIT RESIDENTIAL CONDOMINIUM PROJECT PROPOSED ON THE NORTHWEST CORNER OF BROAD STREET AND ROCKVIEW PLACE (3360 ROCKVIEW 11111ul1111Q111AIIIII`I C��, / O� SaI1 ��I�� OU�SpO MEETING DATE:
IM COUNCIL AGENDA REPORT ITEM NUMBER l
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FROM: Arnold Jona Community Development Director
By: Pam Ricci4 Associate Planner P�
SUBJECT:
Consideration of a one-year time extension for filing the final map
for Vesting Tract Map No. 2010 (Cornerstone) , a 15-unit residential
condominium project proposed on the northwest corner of Broad
Street and Rockview Place (3360 Rockview Place) .
CAO RECOMMENDATION:
Adopt attached Resolution "A" approving the requested one year time
extension for filing the final map for Vesting Tract Map No. 2010,
subject to all the findings and conditions of tentative map
approval.
DISCUSSION
Situation
The tentative map was approved on March 5, 1991. 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. With approval of the requested time extension, the map
will remain valid until March 5, 1994 .
Data Summary
Address: 3360 Rockview Place
Subdividers: John and Kelly Mitchell; Douglas and Susan Redican
Applicant/Representative: John Mitchell
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 September 12 , 1990 , and
ratified by the City Council on March 5,
1991.
Site Description
The triangular-shaped project site consists of 1. 56 acres (68 , 083
square feet) and has frontages on Rockview Place and Broad Street.
The site is composed of 4 lots of record. These existing lot lines
will be eliminated through the required subdivision map process to
create the condominiums.
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The site's topography is not uniform. It is steeply sloping in the
northwestern corner before flattening out to a terrace in the
central portion of the site. Topography is again steep within an
existing drainage channel that crosses the site. The site beyond
the top of the channel's bank to Broad Street is fairly flat.
Average site cross slope is just under 15%.
A two-bedroom house exists on the northeastern portion of the site
between the drainage channel and the Broad Street frontage. The
house is proposed to be removed with development of the
condominiums.
Several mature trees and shrubs exist on the site. The most
notable specimen is a 24-inch Monterey Pine located near the site's
entrance off of Rockview which is proposed to be retained.
The Ridgepoint condominiums are located,adjacent to the site on the
north. The surrounding neighborhood on the same side of Broad
Street is composed of single family homes and apartments. Cattle
grazing occurs on the open land across Rockview Place to the south.
The southerly side of Rockview Place is the southerly city limit
line.
Conclusion
It has been the city's policy to support time extensions 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 notes that the poor state of the economy has been the
chief reason for the delay in filing the final map. Staff feels
that the subdivider has a legitimate reason for delaying pursuit of
the project.
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 (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.
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Page 3
Attached: Resolution "A" approving time extension
Resolution "B" denying time extension
Vicinity map
Reduced size copy of Vesting Tentative Tract Map No. 2010
City Council Resolution No. 6944 (1991 Series)
Time extension request dated 1-11-93
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Approving
Resolution "A"
RESOLUTION NO. (1993 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. 2010 LOCATED AT THE NORTHWEST CORNER
OF BROAD STREET AND ROCKVIEW PLACE (3360 ROCKVIEW PLACE)
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.
2010 is granted a one-year time extension to March 5, 1994 , subject
to the original findings and conditions, as specified in City
Council Resolution No. 6944 .
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 1993 .
Mayor
ATTEST:
City Clerk
APPROVED:
City A ministrative Officer
Ci Attor 0 y
Community Dev4ljpment Director
Denying
Resolution "B"
RESOLUTION NO. (1993 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
IMMIR01 A ONE-YEAR TIME EXTENSION FOR FILING
THE FINAL TRACT MAP FOR VESTING TENTATIVE
TRACT MAP NO. 2010 LOCATED AT THE NORTHWEST CORNER
OF BROAD STREET AND ROCKVIEW PLACE (3360 ROCKVIEW PLACE)
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. There are not extenuating circumstances that justify
project delays.
SECTION 2. Action. That a one-year time extension for
Vesting Tentative Tract Map No. 2010 is denied.
On motion of
seconded by and on the following roll call
vote:
AYES:
NOES:
ABSENT:
C-d
Resolution No.
Page 2
the foregoing resolution was passed and adopted this day
of 1993 .
Mayor
ATTEST:
City Clerk
APPROVED:
City A inistrative Officer
C ' yto ney
Community Develkp ent Director
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RESOLUTION NO. 6944 . (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
GRANTING APPROVAL OF TENTATIVE TRACT NO. 2010
LOCATED AT 3360 ROCKVIEW PLACE
X
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 2010 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-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, and the City Council
hereby approves, a negative declaration of environmental
impact based on the following mitigation measures being
incorporated into the project:
a. The existing northbound left-turn lane in Broad Street
at .Rockview shall be lengthened with project
development to. the approval of the City Engineer and
Caltrans.
b. The applicant shall install a six-foot high masonry
sound wall along the north property line to the rear of
the outside living areas provided behind Building 4
(Lot 6) .
C. The recommendations contained in the submitted soils
report regarding ground preparation for foundations,
dewatering techniques for wet underground soils,
compaction and maximum cut and fill slopes shall be
followed. Vegetation removal as preparation for
Resolution No-6944 (1991 Series)
.Tract 2010
Page 2
grading shall be consistent with tree removals shown on
plans approved by the Architectural Review Commispion.
d. Consistent with Municipal Code Section 15.44. 270, all
graded surfaces shall be wetted, protected or contained
in such a manner as to prevent dust or spill upon any
adjoining property or street. The following measures
shall constitute the project's dust management plan and
shall remain in effect during all phases of that
project' s construction:
(1. ) Regular wetting of roads and graded areas (at
least twice daily with complete coverage of all
active areas) ;
(2. ) Increasing frequency of watering whenever winds
exceed 15 mph;
(3 . ) Cessation of grading activities during periods of
winds over 25 mph;
(4. ) Direct application of water on material being
excavated and/or transported on-site or off-site;
(5. ) Watering material stockpiles; and
(6. ) Periodic washdowns, or mechanical streetsweeping,
of Broad Street and Rockview Place in the vicinity
of the construction site.
e. The applicant shall modify plans to show a minimum of a
10-foot setback between top of bank of the drainage
channel and structures. This would provide an adequate
area for growth of mature trees, and assist in the re-
establishment of the riparian habitat.
f. Prior to consideration of the tentative map for the
project, the applicant shall submit appropriate
hydraulic calculations indicating that: a) projected
flow can be adequately accommodated. in the modified
channel; and b) possible alternatives to proposed
culverting.
g. The drainage shall be incorporated into the landscaping
design and native riparian plants shall be planted
along its banks.
Resolution No. 6944 (1991 Series)
Tract 2010
Page 3
h. The applicant shall incorporate new trees into the
landscaping plan to compensate for trees removed -Po the
approval of the Architectural Review Commission.
i. If the Community Development Director determines that
the above mitigation measures are ineffective or
physically infeasible, he may add, delete or modify the
mitigation to meet the intent of the original measures.
6. Reduced street yard setbacks for Building 1, Lot 1, (no less
than 16 feet) and Building 9, Lot 16, (no less than 14 feet)
along Rockview Place as shown on the submitted site plan are
hereby approved because:
a. The requested exceptions are of a minor nature.
b. The reduced street yard will not adversely affect the
health, safety and welfare of persons residing on the
site or in the vicinity.
C. The street yard reduction is appropriate at the
proposed location given the inordinate amount of street
frontage and will be compatible with surrounding land
uses.
d. The requested street yard exception is important to the
design and is consistent with plans schematically
approved by the Architectural Review Commission.
7. Reduced street yard setbacks to accommodate private yard
areas for Lot 1 and Lots 12-16 (Buildings 1, 71 8 and 9)
along Rockview Place (no less than 10 feet) are hereby
approved because:
a. There are circumstances of the site, such as its steep
topography, odd shape and multiple street frontages
that do not apply generally to land in the vicinity
with the same zoning which limit the development
potential of the site and it make it more difficult to
comply with all city development requirements.
b. The- encroaching yard areas are fairly well spaced apart
so there would be a break between walls defining
private yards. Given spacing, topography and proposed
landscaping, the encroaching yard areas will not be
visually overwhelming.
Resolution No. 6944 (1991 Series)
Tract 2010
Page 4
8. A wall height exception for the proposed masonry sound wall
located in the street yard along Broad Street as shownron
the submitted site plan is hereby approved because:
a. The proposed wall will not create any safety or
visibility hazards.
b. No public purpose would be served by strict compliance
with Section 17.16.050 of the zoning regulations in
this case.
9. An exception to the property improvement standards contained
in the condominium regulations to allow other energy-saving
construction techniques in lieu of solar water heating is
approved based on the following:
Findings
a. There are circumstances of the site, such as size,
shape, topography, distinct from land in the same
zoning, or compliance would not be practical because of
the location or site design;
b. The variance will not constitute a grant of special
privilege; an entitlement inconsistent with the
limitations upon other properties in the vicinity with
the same zoning; and
C. No feasible alternative to authorizing the exception
would satisfy the intent of city policies and
regulations.
d. Applicant is incorporating energy conservation measures
that meet or exceed those provided by solar water
heating above and beyond Title 24 requirements.
SECTION 2. Conditions. The approval of the tentative map
for' Tract 2010 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.
Resolution No.6944 (1991 Series)
Tract 2010
Page 5
2. 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.
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. Subdivider shall remove and construct full width roadway on
Rockview Place per city standards with integral curb, gutter
and 4-foot sidewalk along the project side of the street,
and city standard asphaltic concrete berm on the opposite
side of the street to control drainage.
6. Subdivider shall install new 6-foot integral sidewalk along
the project's Broad Street frontage to the satisfaction of
the City Engineer and Caltrans.
7. Subdivider shall dedicate an easement over the drainage
channel for access and maintenance to the satisfaction of
the City Engineer.
8. The California Department of Fish and Game shall review and
approve all proposed culverting or bridging of the drainage
channel. Subdivider shall be responsible for payment of all
fees for such review as required by the Department of Fish
and Game.
9 . Subdivider shall upgrade two existing fire hydrants to the
approval of the City Fire Chief and Utility Engineer.
Automatic fire sprinkler systems shall be installed in all
units.
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.
Resolution No. 6944 (1991 Series) r'
Tract 2010
Page 6
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.
13. Subdivider shall install a . 6-foot high masonry sound wall
along the site's northerly property line to the rear of the
outside living areas behind Building 4 (Lot 6) to attenuate
exterior noise to acceptable levels. Materials and design
of the wall shall be to the approval of the Architectural
Review Commission.
Resolution No. 6944 (1991 Series) '
Tract 2010
Page 7
14. Subdivider shall pay any applicable traffic impact fees that
are adopted by the City Council prior to the recordation of
the final map.
15. All garages shall be equipped with automatic garage door
openers and occupants shall be provided with two remote-
control units.
16. A report from a qualified mechanical engineer shall be
submitted outlining how units will be constructed to provide
a minimum point value of +16 to in accordance with State
Energy Code to save energy equal to or exceeding the energy
savings gained from installation of a solar water heating
system. If the preceding condition cannot be acceptably
met, then solar water heating shall be required. Design and
details of collectors and systems shall be reviewed and
approved by the ARC and staff. Energy savings shall exceed
Title 24 requirements.
On motion of ?J=r Din in ,
seconded by rhimri loran Rci ca and on
the following roll call vote:
AYES: rlayor Dunin, (buncilmembers Reiss, and Pinard
NOES: Councilmerber Roalnan
ABSENT: Councilmember Rappa
the foregoing resolution was passed and adopted this 5th day
of March , 1991.
ti ��
r`Tra-yor' Ron DLmin
ATTES
a.,
City �lerk Pam Vo
lo'��o
Resolution No. 6944 (1991 Series)
Tract 2010
Page 8
APPROVED:
City A 'nistrative Officer
y ton /
Community DevelonGent Director
- i
JOHN ROBERT MITCHELL
ARCHITECTURE d DEVELOPMENT ,I
3211 BROAD STREET.SUITE 203
SAN LUIS OBISPO. CA 93401
(805)544-9727 .
11 January 1993
Community Development Department
City of San Luis Obispo
P. O. Box 8100
San Luis Obispo, CA 93403
RE: Request for Extension
Tentative Map 2010
At the March 5, 1991, meeting of the City Council,
Resolution No. 6944 was adopted. This resolution approved
the tentative map for Tract 2010, located at 3360 Rockview
Place, subject to the Council's findings and conditions
listed.
Due to persistent slow economic conditions, we have been
unable to proceed with Tract 2010. Therefore, we are
requesting an extension for recording the map.
Enclosed is the map fee of $1568.50. This represents one-
half of the $1577.00 filing fee and $52.00 per lot (15
lots) .
$ 788.50 ($1577. x 50%)
S 780.00 ($52. x 15 lots)
$ 1568.50
Thank you for processing our request for this tract map
recording extension.
Sincer ,
J i s 11 02/01/93 4:30PM 101#7524 A03
PIAN APDL FEES1568.50
rockwap.93