HomeMy WebLinkAbout02/20/1990, 1 - TRACT 1764 - CONSIDERATION OF A VESTING TENTATIVE TRACT MAP CREATING A SIX-UNIT RESIDENTIAL FEE SIM 111111pwljll city of San LUIS OBISpo 2 0--90
COUNCIL AGENDA REPORT `�""""'5E�
FROM: Arnold- Jonas, Community Development Director
By: Pam Ricci, Associate Planner pR,
SUBJECT-
Tract 1764 - Consideration of a vesting tentative tract map creating a six-unit residential
fee simple condominium at the east end of Iris Street, next to French Hospital.
CAO RECOMMENDATION:
Adopt the attached resolution approving the vesting tentative tract map including
concurrence with the negative declaration, based on required findings, and subject to
conditions recommended by staff.
DISCUSSION
The subdividers are requesting approval of a vesting tentative tract map to create six fee
simple condominium units. The site is zoned R-2-S, Medium Density Residential with
the Special Considerations overlay. The S zone was placed on the property to assure
that site development is sensitive to the creek channel and that compatibility issues
associated with the site's proximity to the hospital and the railroad tracks are addressed.
When the Planning Commission initially reviewed the project on October 11, 1989, they
felt that it was too dense and did not contain sufficient open space. The subdividers
then changed their site plan to eliminate a unit and internalize guest parking (previously
located in a separate lot at the south end of the project). The commission supported
the revised site plan when it was reviewed on December 13, 1989, with the exception of
their concern for the removal of several eucalyptus trees along the site's east property
line.
The commission was uncomfortable recommending approval of the tract map until they
received input from the Architectural Review Commission (ARC) on the trees. Since
the statutory processing deadline for the tract was soon expiring, the Planning
Commission needed the applicant's permission to continue the project. The applicants
were not agreeable to a continuance, so the commission on a 3-1 vote recommended
denial without prejudice.
The ARC reviewed the project on January 2, 1990, and continued it with direction to
modify grading to preserve the trees. On January 15, 1990, the ARC granted schematic
approval to revised project plans that showed retention of most of the trees on a 3-2
vote.
SIGNIFICANT IMPACTS
With mitigation measures noted in the attached initial study addressing concerns with
noise, fire protection and tree removals, no significant environmental impacts are
expected from the project. RECEIVED
FEB 9 1990
CITY CLERK
ro! i �NIIiNNp ►���U City of sa„ LUIS oBispo -
i111ftZe COUNCIL AGENDA REPORT
Tract 1764
Page 2 -
CONSEQUENCES OF NOT TAKING THE RECOMMENDED ACTION
If the council denies the tentative tract map, the project could not be developed at this
time as a condominium project with the sale of individual units. The subdividers could
apply for a Planning Commission use permit to develop an apartment project on the site
The use permit would be required because of the site's R-2-S zoning. A separate use
permit was not required for the proposed project because a tract map was also being
processed (Section 1756.040 of the zoning regulations).
BACKGROUND
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.
Project Action Deadline: February 27, 1990
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 eucalyptus 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.
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.
city of San Luis OBISpo
COUNCIL AGENDA REPORT
Tract 1764
Page 3
EVALUATION
At the October 11th meeting where the project was preliminarily reviewed, both staff and
the Planning Commission had a variety of concerns with the project related to the
proposed intensity of development. Project issues discussed included slope/density
calculations, the amount and location of private open space areas, the overall number.
and sizes of units, the locations and functionality of driveways and parking spaces, tree
removals and pedestrian linkages between the site and adjacent properties.
The most significant changes that have occurred to the project since it was initially
submitted are that the number of units has been reduced from 7 to 6, the eucalyptus
trees along the east property line have been preserved and the guest parking spaces have
been relocated to the interior of the project. These changes have resulted in a lower
total project parking requirement, more efficiently located parking and driveways, more
distance between units, provision of larger and more usable open space areas and less
development along the creekside of the project.
The following paragraphs discuss project issues in more detail:
1. Densi
The creek channel occupies a significant proportion of the site reducing the size of its
developable area. However, the creek channel is considered part of the area of the site
for purposes of density calculations. While slopes within the channel are very steep,
the average cross slope for the entire site is 13.2%.
The General Plan designates this site as Medium Density Residential allowing 12 units
per net acre. Sites with average cross slopes less than 15% are eligible for the maximum
density allowed in the R-2 zone. The subject site consisting of 0.93 acre (including the
creek channel area) has a maximum development potential of 11.16 equivalent units.
The proposed project unit mix, consisting of five 3-bedroom units and one 2-bedroom
unit for an equivalent density of 8.5, is consistent with the allowed density.
2. Parldng
The minimum total parking requirement for the project based on zoning regulations
requirements is 16 automobile spaces and one motorcycle and one bicycle space. Project
plans indicate that there will be 12 parking spaces provided in garages (a 2-car garage
for each unit) and 4 uncovered guest parking spaces. Proposed project parking meets
ordinance requirements and exceeds the 2.5 auto space/unit ratio usually required in
condominium projects.
,11111IIIIIiIIP 11111ll city or sal I luws OBispo
COUNCIL AGENDA REPORT
Tract 1764
Page 4
3. Consistency with Condominium Regulations
Minimum requirements of the condominium regulations need to be met. Requirements
include the provision of private and total open space areas, storage areas and solar water
heating.
a. 49gn ,Space
In the R-2 zone, there is a requirement for providing a minimum of 250 square
feet of qualifying private open space and 750 square feet of qualifying total open
space (combination of private and common open space) per unit. Qualifying open
space at the ground level must have a minimum dimension of 10 feet in every
direction.
The project easily meets total open space requirements because of the large
amount of the site in the creek channel area. However, given site topography and
the relative narrowness of the buildable area of the site, it is more difficult to
provide qualifying private open spaces for individual units.
With the elimination of a unit from the project, larger and more irregular yard
spaces were created between buildings resulting in a much more spacious site plan.
The increased distance between buildings along with the skewed orientation of
building footprints results in greater privacy for residents and addresses overlook
concerns.
Qualifying private open space areas that meet minimum requirements are now
being provided. The site plan shows rectangles with the minimum private open
space areas for each unit to illustrate how requirements are being met.
b. Storage Areas
A minimum of 200 cubic feet of enclosed, weatherproof and lockable private
storage space is proposed to meet requirements in each unit's garage.
C. Solar Water Heating
The hipped-roof architecture provides roof planes for all units that are within 30
degrees of due south for solar panel installations to meet the requirement for solar
water heating consistent with the city's Energy Element. Specific locations and
type of collectors will be reviewed by the ARC at the time of final architectural
review of the project.
/QJ/
u�� ���IIIIi�p� glNlll city of San tins OBISpo
COUNCIL AGENDA REPORT
Tract 1764
Page 5
4. 1Yee Removals
Several eucalyptus trees and a pepper tree are located near the site's east property line
bordering the French Hospital property. Previously submitted plans indicated that these
trees would be removed with project development. Both the Architectural Review and
Planning Commissions indicated their concern with the removal of these trees and asked
the applicants to try to preserve the trees if feasible.
Plans have been modified to show preservation of most of the existing trees on the site.
The pepper tree located in the middle of proposed Unit 6 and one of the eucalyptus
trees located near Unit 6 are proposed to be removed. The project architect has
indicated that it is hoped that the eucalyptus tree can be retained with development of
the project. However, because of its proximity to the unit, plans indicate that it will
be removed since its survival .cannot be guaranteed.
The challenge with preserving the trees has been the difference in grade between the
majority of the project site and the French Hospital property immediately to the east.
The steep slope bank along the property line makes it more difficult to design units
that do not require extensive cutting around them. The architect's solution to minimise
cutting around the trees was to design split level floor plans for Units 4, 5 & 6 and to
strategically locate retaining walls.
The Architectural Review Commission endorsed grading changes and preservation of the
trees by granting the project schematic approval on February 5, 1990.
5. Noise
Because of the site's proximity to the railroad tracks, potential noise impacts on the
project were discussed in the attached initial study. The conclusion of the study was that
the private yard areas for Units 2 and 3 needed to be further protected to adequately
attenuate exterior noise. A mitigation measure of the initial study required that a 6-
foot high block wall be installed along the site's northerly property line.
Plans approved for the French Hospital expansion indicate that a 6-foot high block wall
along the same property line is proposed with that project. Staff has is recommending
a condition that the block wall be installed with this project if it is developed prior to
the French Hospital expansion.
6. Pedestrian Linkages
When the Planning Commission reviewed the project, pedestrian linkages with adjacent
properties were discussed. Two linkages were specifically brought up. One was a
connection at the south end of the property linking Iris Street with the French Hospital
property, and the other was a creekside trail along the top of bank.
k
d1%�Ilr�pAll$ CItY Of Sai i WIS OBISPO
Oft COUNCIL AGENDA REPORT
Tract 1764
Page 6
Plans do not show either linkage. The project architect indicated that steep grades and
the proposed location of the building housing Unit 6 make the his Street/French
Hospital connection prohibitive. It appears that a trail could be installed along the top
of bank that connects with pathways on the adjacent project to the north. The block
wall needs to terminate at a point near the top of bank to accommodate the connection
between adjacent properties. The city currently has an access and maintenance easement
over the creek as a condition of a previous parcel map. Staff is recommending as a
condition of approval of this tract map that a pedestrian access easement be acquired
along the top of bank to accommodate a potential future trail
ALTERNATIVES
1. The council may approve the vesting tentative tract map with findings and
conditions suggested by staff or others that the council feels are appropriate.
The recommended conditions are the ones that the Planning Commission reviewed
in their report. However, since their action was to deny the project without prejudice
because of their concerns with the tree removals, they did not formally endorse them.
2. The council may deny the vesting tentative tract map with findings.
Findings need to specify the reasons that the map is not supported Appropriate
types of findings would be that the proposed subdivision is not consistent with the
general plan, would cause environmental damage or would seriously affect public
health and safety.
NOTE: Since the processing deadline for the tract map is February 27, 1990, an action
to continue the project is not an available alternative for the council. State law allows
processing deadlines to be extended up to 90 days with the consent of both the city and
the subdividers. In this case, the full 90 days of extensions have already been granted.
Therefore, an action on the map needs to be taken at this meeting even if the
subdividers indicate that they would be amenable to a continuance.
OTHER DEPARTMENT REVIEW
No other department has objected to the approval of this project. The concerns of other
departments have been incorporated into recommended conditions of tract map approval
or mitigation measures of the initial study.
I
1111�II!21 city of san tins oBispo -
COUNCIL AGENDA REPORT
Tract 1764
- Page 7
RECOMMENDATION
Adopt the attached draft resolution which:
A. Concurs with the Community Development Director's determination of a negative
declaration based on the finding that there is no substantial evidence that the
project will have a significant effect on the environment with the incorporation
of recommended mitigation measures: and
B. Approves the vesting tentative tract map for Tract 1764, based on recommended
findings and conditions.
Attachments: Draft Resolutions
Vicinity map
Tract map (current proposal)
Tract map (previous proposal)
Initial Study ER 29-89
Developer's statement
P.C. minutes of 10-11-89 & 12-13-89
Copy of French Hospital development plan
Letter from Keith Gurnee regarding pedestrian pathways
Enclosed: Project Plans
d:tract.wp
I
RESOLUTION NO. (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
GRANTING APPROVAL OF VESTING TENTATIVE TRACT MAP 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.
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 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.
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. (1990 Series)
Tract Nap 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.
Resolution No. (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.
SECTION 3. Code Re4uirements. 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 iand 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 propertyfrontage
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.
Resolution No. (1990 Series)
Tract Map 1764
J Page 5
On motion of seconded by
and on the following roll call vote:
AYES:
NOES
ASSENT:
the foregoing resolution was passed and adopted this day of
1990.
Mayor
ATTEST:
City Clerk
APPROVED:
it i etra ve Offic
4��2zzm
C• �or ey
Community Developm n Director
RESOLUTION NO. (,1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING APPROVAL OF VESTING TENTATIVE TRACT MAP NO. 1764 J
LOCATED AT 1250 IRIS STREET
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findinos. 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 site is not suited for the type and design of the subdivision.
2. The proposed subdivision does not provide adequate (specify
deficiencies; open space, parking, amenities) .
3. The proposed subdivision will be detrimental to the public health, safety
and welfare, or be injurious to other properties in the vicinity.
SECTION 2. Denial. The request for approval of the vesting tentative map
of Tract 1764 is hereby 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
1990.
l•!3
Resolution No. (1996 Series)
Tract Map No. 1764
Page 2
Mayor
ATTEST:
City Clerk
APPROVED:.
Ci y dm ni ra ive 01ficer
C, i�r ey
Community Develo nt Director
VICINITY MAP
TRACT 1764 ARC 89-62
4 b �: p.
_ _ e
�he.AL , • •�•�tMile
oftsa v
ey � O
i
• Z s-
ySr O
O - P D O - S
�• r c�b�
r
IM
O- PD HDS-jPJTX\
rc as 70
I�
I�
vie
SITE % ► R-2—S Q looms S
•,`c
�� .•
VV <LIs
AMID Also
�w0 v r yp0
\O
Ice ,
J r t � O r•�� ^ • • y _
l�l� � � �+•,, 1 AO
v v
w /\ V
. ` Z
H
• K'
3
D
i
i � Ilr
Qu �
it'a ll
bLiS 7 0 i L r 6N11 i ALD1 'f17T1
1 -..r n'w. - w✓
W, w = 1 1
1� O • I f I f
e m I i�=cey
ss s a lilt; i
• 4s a2 e$LY �—
pypVit; 01
VYiVy
rn X75
D
o
Rill11
jy i 2
VF5r A FIC ? L• J �i�` !T'd��l P i`A 8 '1 -.7s�
S
q HD
S�! t �S i �� ��� o°I' �� `�t�l '�C ,sYerenOPullcAtF�sAssacrares
� fP •e;r�,
v\
� y
� 9
\ N
; .� •,v � III p
� llll '1 m
:
vLX 4 L001i11 s AL Ul 'f16 M
4.7
a w
tail
DMMI
;uua
\aam Q :;'I �•�I - r
wllmlbw
u 1 .21 `\
1�\\
r 0 {'
r � W °• 't
'0,
Y 1 :: o
Seip
Ia
• mz ON
o. a
13
gggg �`r s
ee a N II II
i� €g -4
-
A I ' t
1+ lJ ? 11A Gt' L v 4r b -1 P v 7 S}
gg Ac
if a �� i.S; :q
CpSfet�ilII!
j� 'tilltALA f�Anncrutrs
w 7
city of san lues oBispo
�` ��ii�►►Ililll.f illl��l'�ui���l�1ih
• INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION 1250 Z rl S s5free APPLICATION NO. ER 29-15 9
PROJECT DESCRIPTION Develop a4d Wil-k Seven - mita 5idpnfial rnndom�nium-
APPLICANT Burt aldw II 4 Mike Riefkdrk
STAFF RECOMMENDATION:
X NEGATIVE DECLARATION x MITIGATION INCLUDED
EXPANDED INITIAL STUDY REQUIRED _ENVIRONMENTAL IMPACT REPORT REQUIRED
c
PREPAREOBY Sa�O$1LGLr gnciafe PIann .r DATE
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: DATE 9 ' Z7' S9
Negative Declara�-dn wfFh mph;n,; on included
SUMMARY OF INITIAL STUDY FINDINGS
L DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
IL POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
\ A. COMMUNITY PLANS AND GOALS ............................:....................... NDne -
B. POPULATION DISTRIBUTION AND GROWTH............................................. None
C. LAND USE ......_...................................................:.............._. 1
NDnO
D. TRANSPORTATION AND CIRCULATION ........._..................................... None*
E. PUBLIC SERVICES .................................... MAV IDB f-
F. UTILITIES.......................................................................... vl7e `
aNOISE LEVELS ................................................................... Yes
H. GEOLOGIC 3 SEISMIC HAZARDS A TOPOGRAPHIC MODIFICATIONS ..................... won-e-
1.
O n-e-1. AIR QUALITY AND WIND OONOITIONS.......................:..........:............ - Nn n _,*
J. SURFACE WATER FLOW AND QUALITY ................................................. N nne
KPLIANT LIFE..................... .............................._..................... ye S
LANIMAL UFE...................................................................... N 011e
M. ARCHAEOLOGICAUHISTORICAL ......................................................... Nane
N. AESTHETIC .............._.......................................................... Mane
O. ENERGY/RESOURCE USE .......................................................... h�d/1G
P. OTHER .................................................,..............._..........
IIL STAFF RECOMMENDATION
•SEE ATTACHED REPORT
. /-l8
ER 29-89
Page 2 �
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
The applicant is proposing to develop a 7-unit residential condominium project on a
0.93-acre site zoned R-2. The project is a fee simple type condominium where small
lots sometimes referred to as "postage stamp" lots would be created. Three different
unit plans are proposed with floor areas in the 1600 to 1800 square-foot range. All
units are two stories and are equipped with a two-car garage.
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 which is fairly flat. Most of the site's vegetation exists in the creek area.
Several eucalyptus trees are located along the site's east property line bordering
the French Hospital property.
[I. POTENTIAL IMPACT REVIEW
D. Transvortation and Circulation:
Using trip generation standards contained. in the Institute of Transportation
Engineers (ITE) manual, the proposed project would generate about 70 trip ends on an
average weekday, or 7 trip ends during either the peak a.m. or p.m. hour.
Current traffic volumes on Ella Street are 2593 vehicle trips ADT. The additional
traffic generated by the project represents about 3% of existing daily traffic volume
and is considered minor.
Project traffic will use Ella Street and Johnson Avenue to travel between the project
site and other destinations. The intersection at Ella Street and Johnson Avenue
meets traffic warrants for a signal, but a signal has not been budgeted for, and
therefore, will not be installed for a minimum of 2 - 5 years. Large projects like
the recently approved French Hospital additions will be responsible for a
proportional share of signal costs.
Conclusion: Not significant.
The quantity of additional traffic generated by the project in relation to current
street volumes is considered minor and will not adversely affect the carrying
capacity of adjacent streets. Because of the project's small size and relatively
minimal impacts, the project applicants will not be assessed a proportional share of
the Ella Street/Johnson Avenue signal costs.
Mitigation Measure: None required..
E. Public Services:
The Fire Department has noted several deficiencies with existing utilities and
improvements in the vicinity of the site in terms of its ability to adequately
service the proposed project.
/-I9
ER 29-89
Page 3
The deficiencies are as follows:'
1. The existing street cul-de-sac docs not have a large enough turning radius for a
fire truck.
2. The fire flow at the closest hydrant to the.site is lower than city standards.
3. Existing fire hydrants are too far away to properly service the site.
Conclusion: May be significant.
Mitigation Measure:
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.
F. Utilities:
The proposed project is expected to use about 1.82 acre feet of water per year from
city sources. The city's overall strategy toward water resources is to better manage
consumption by incorporating .eater conserving fixtures and landscaping, and by
developing additional water resources.
The city has adopted regulations to control increases in water use due to
development, and to help correct the current imbalance between water use and supply.
The regulations limit issuance of building permits, and are expected to mitigate
water-use impacts.
Conclusion: May be significant.
The subdivision can be processed, but issuance of building permits for the
condominium may be postponed depending on the water situation at the time when house
plans are submitted for review. Building permits will not be.issued for new projects
(those received for discretionary review after 3-15-89) until the city's current
drought situation is.relieved, either by adequate rainfall or by a substantial new
water supply, unless the applicant chooses to offset water use impacts. The city
will allow water allocations for the proposed condominium units if the developer
retrofits plumbing fixtures in the city to save approximately twice the amount of
water their units would use.
Mitigation Measure: None required.
G. Noise`
The Noise Element of the General Plan establishes standards for diurnal (average
day/night) noise levels for all zoning districts in the City. For the site's land
use designation, the average maximum exterior day/night noise levet is 60 decibels.
/,�020
ER 29-89
Page 4
Table B-2 of the Noise Element indicates that exterior noise levels for Units 3 and
4, the two units closest to the Southern Pacific Railroad right-of-way, are about 62
decibels, expressed as a day/night average. All other units are located far enough
away from the railroad noise source to have exterior noise levels below 60 decibels.
Conclusion: May be significant.
Interior noise levels that conform with the adopted 45 decibel standard can be
achieved through standard building construction per code requirements. However,
private yards for Units 3 and 4 need to be further protected to adequately attenuate
exterior noise.
Mitigation Measure:
The developer shall install a 6-foot high block Wall along the site's northerly
property line to attenuate exterior noise for units 3 and 4 to acceptable levels.
Materials and design of the wall shall be to the approval of the Architectural Review
Commission..
1. Air Ouality and Wind Conditions:
The project size is below the threshold level for projects that the San Luis Obispo
Air Pollution Control Board (APCD) has requested the city refer to them. Despite
this, a referral was sent by the city to APCD. APCD indicated that the project was _.
too small to impose any special requirements related to air quality.
Conclusion: Not significant.
Mitigation Measure: None required.
J. Surface Water Flow and Ouality:
No changes to the creek channel other than the planting of groundcover on the bank
are proposed as part of this project. All proposed buildings are set back a minimum
• of 20 feet from the top of creek bank. The city currently has an access and
maintenance easement over the creek as a condition of a previous use permit.
Conclusion: Not significant.
Mitigation Measure: None required.
K. Plant Life:
Most of the significant vegetation on the site is located within the creek channel
area. This vegetation includes typical riparian plants plus some introduced
species. None of the trees within the creek channel are proposed to be'removed.
Several eucalyptus trees exist along the site's east property line. All of these —�
trees are proposed. to be removed with project.development.
ER 29-89
Page 5
Conclusion: May be significant.
Removal of these trees will change the number and diversity of plant species on the
site.
Mitigation Measure:
The developer shall plant two replacement trees for each tree removed to the approval
of the City Arborist and the Architectural Review Commission.
L. Animal Life:
The drainage course provides some habitat value to wildlife - mainly birds, insects
and some small mammals.
Conclusion: Not significant.
The proposal keeps the creek area in a natural and open condition minimizing impacts
to animal life.
Mitigation Measure None required.
Ni Archaeological/Historical:
The city has drafted interim archaeological survey guidelines and procedures. These
procedures include criteria for when archaeological surveys need to be conducted for
sites. The project site because of its size and location next to a creek meets
identified criteria.
City staff required the applicant to submit an archaeological survey which is
incorporated herein by reference. No significant cultural or archaeological
resources were identified on the site or in the vicinity of the site as a result of
the field survey and maps and records research.
Conclusion: Not significant.
Mitigation Measure• None required.
III. STAFF RECOMMENDATION
The staff recommends that a Negative Declaration be issued for the project incorporating
mitigation measures.
1
prx7:er29-89
ENVIRONMENTAL REVIEW ER 29-89
SUMMARY OF MITIGATION MEASURES
In conformance with AB 3180, the following mitigation measures will be monitored by
reviewing the plans during architectural review, final map check and building permit plan
check:
1. 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.
2. The developer shall install a 6-foot high block wall along the site's northerly
property line to attenuate exterior noise for units 3 and 4 to acceptable levels.
Materials and design of the wall shall be to the approval of the Architectural Review
Commission.
3. The developer shall plant two replacement trees for each tree removed.to the approval
of the City Arborist and the Architectural Review Commission.
4. 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.
pr*7:er29-89
. i-a3
CULTURAL RESOURCE INVESTIGATION FOR IRIS STREET CONDOMINIUMS ,
SAN LUIS OBISPO
Prepared for:
Tim Woodle
Steven .D, Pults , A. I .A. , & Associates
1401 Higuera Street
San Luis Obispo, California 9340.1.
Prepared by:
Cultural Resource. Management Services
506 East Sola Street
Santa Barbara, California 93103
September 15 , 1989
1
INTRODUCTION
This report describes a Phase 1 cultural resources
investigation of a 0.93 acre parcel in the . City of San Luis
Obispo, California. The proposed project is for the construction
of condominiums. In accordance With the requirements of CEQA and
the City of San Luis Obispo, a literature and records search and
an intensive field survey of the proposed project area were
conducted. The purpose of the investigation was to identify and
evaluate cultural resources that would be impacted by the proposed
construction.
No- cultural resources were encountered during the
investigation and no further studies are recommended at this time .
LOCATION AND DESCRIPTION OF THE PROJECT AREA
The project area is located on a cul de sac at the end of
Iris Street on the north side of the road. It is bounded on the
east by the parking lot for French Hospital and on the west by an
unnamed creek. To the north is a helipad used by the hospital . —
The creek edge supports a riparian habitat of native (oak , Quercus
agrifolia; willow, Salix .so. ; poison oak, Rhus diversilobum) and
introduced species ( including blue gum, Eucalyptus sp . and
bamboos) . At the south edge, of the property, bordering Iris
Street, is a small area with willows, cattails (Typhus so. ) , black
sage (Salvia mellifera) , and amaranth. The remainder of the lot
is covered with introduced annual grasses .
MAP AND RECORDS SEARCH
A search of maps and records was undertaken at the Central
Coast Information Center, UCSB, which provides archaeological site
. data for San Luis Obispo County under agreement with the
California Office of. Historic Preservation . The San Luis Obispo
County Archaeological Society was also contacted to provide
supplemental data . Additional research was conducted at the San
Luis County Historical Museum and the San Luis Obispo City/County
Library .
No National Register or National Historic Landmark sites are
located within or adjacent to the project property . There are
three locally designated historic districts in the City of San
Luis Obispo. Several historic structures are listed on or have
1
been nominated to the National Register of Historic Places . The
Mission San Luis Obispo de Tolosa (SLO-64) is located 1 . 2
kilometers northwest of the project area. Within, a block of the
mission is the historic Myron Angel house (SLO-886) , home of an
early newspaper publisher. Another historic home, the Jack House,
is located in the downtown district. The project property is not.
located within any of the historic districts . Sanborn insurance
maps of the City do not include the immediate project area.
No Native-american archaeological sites have been recorded
within one kilometer of the project area, although this is
probably the result of the fact that few archaeological surveys
have been conducted within the City of San Luis Obispo . In 1948 ,
four burials, associated with marine shell fragments , were
discovered during construction of a building 1 . 2 kilometers
northwest. Two kilometers to the west is a small site with
midden and shell fragments .
Two small cultural resources surveys, both with negative
results , have been conducted within one kilometer of the project
area (Hoover 1981 , 1985).
CULTURE HISTORY
At the time of European contact, the San Luis Obispo region
was occupied by the Obispeno Chumash, of the Hokan linguistic
group. ' This group inhabited coastal and inland areas between
Malibu and the vicinity of San Simeon (Kroeber 1925 ; Gibson 1982) .
Archaeological evidence indicates that coastal San Luis Obispo
County was occupied as early as 9000 years ago, as indicated by
dates from excavations at Diablo Canyon .(Greenwood 1972) .
The culture history of this region is usually placed within
the sequence that was been defined for the Santa _Barbara region,
where far more archaeological investigations have taken place .
The first chronology was proposed by Malcolm Rogers ( 1929) and was
based on his excavation of coastal sites . Although Rogers' three
part sequence is still considered generally valid, current
researchers on the central coast also use a chronology that is
composed of Early, Middle and Late periods, subdivided into
phases . The Millingstone horizon, or Oak Grove culture, a hunting
and gathering culture with emphasis on seed collecting and
processing, corresponds to the first two phases of the Early
period from about 6000 to 2400 BC.
According to Rogers' , the Hunting People followed . This
culture was characterized by fishing, hunting and acorn
processing, lasted from 2400 to 800 BC. This corresponds roughly
to the late part of the Early period and the early part of the
Middle period.
2
The Canalino or Late period began about 800 to .1000 and
continued until the historic period. It Was at this time that the
Chumash developed a complex society involving extensive economic
networks throughout the region.
There are few historic accounts of the Obispeno Chumash, as
compared to the information available for the Chumash living on
the Santa Barbara coast . European contact began with the visit of
Pedro de Unamuno to Morro Bay in 158.7 . Gaspar de Portola"s land
expedition crossed the region in 1769 and Pedro Fages hunted bear
in the Los Osos Valley in 1772 . No large villages, such as those
seen along the Santa Barbara channel, were reported by any of
these. early travelers . Greenwood ( 1978: 523 ) suggests that the
area may have once been populous , but was already declining by the
time the Europeans arrived.
Spanish settlement began with the founding of Mission San
Luis Obispo de Tolosa in 1772 . As elsewhere, induction into the
missions had a disruptive effect on the local inhabitants,
requiring them to live and work at the mission and abandon their
former lifeways. By the time the missions were secularized in
1834 , the Chumash population had been decimated by disease.
During the Mexican period of 1821-1848 the town of San Luis
Obispo began to grow up around the mission, and the surrounding
region was divided into ranchos in the land grant process . . Anglo-
Americans began settling in the region in the 1840s . By the 18706
there was also a sizable poulation of Chinese who were employed as
miners , agricultural workers, and laborers on the Pacific Coast
Railway.
With the coming of the Southern Pacific railroad in 1894,
businesses that served the railroad personnel spurred development
in the area around the Southern Pacific yards , one kilometer south
of the project area (Krieger 1988 : 64) .
DESCRIPTION AND RESULTS OF THE FIELD SURVEY
The field survey was performed by Nancy Farrell on September
8 , 1989 . Initial inspection of the property revealed that ground
visibility was extremely poor due to a dense cover of dried
grasses . The grass cover was stripped using a small tractor
mounted blade . Only the grass mat and very little surface
material was removed and piled at the northeast corner of the
property . The entire area was traversed at intervals of one
meter, following the tractor. Further inspection was made at
three meter intervals after the area was completely cleared of
grass cover.
3
I-A 7
No historic or prehistoric archaeological resources were
observed during the field survey . Some recent debris, consistent
with a vacant lot in an urban area, was found. This includes :
golf balls , a short section of a 1 x 2 piece of lumber, brown
glass and crockery fragments , rubber, plastic and metal fragments ,
small pieces of. common red brick and concrete , one small fragment
of Pismo clam, and a few pockets of disintegrating asphalt.
RECOMMENDATIONS
No significant cultural resources were identified as a result
of this investigation of the proposed Iris Street condominium
project . Archaeulogical clearance is recommended.
4
REFERENCES
Gibson, Robert 0.
1982 Ethnogeography of the Salinan People : A Systems
Approach. Master's Thesis , California State University ,
Hayward.
Greenwood, R. S.
1972 9000 Years of Prehistory at Diablo Canyon, San Luis
Obispo County, California . San Luis Obispo County
Archaeological Society Occasional Paper 2 , San Luis
Obispo.
1978 Obispeno and Purismeno Chumash . Ja Handbook of North
American Indians , Vol . 8, California. Smithsonian
Institution, Washington.
Hoover, Robert L .
1981 Archaeological Reconnaissance of the Odom Subdivision,
San Luis Obispo.
1985 Archaeological Evaluation, Toro Creek Bridge
Realignment. Prepared for Engineering Department, City
of San Luis Obispo .
Kreiger , Daniel E .
1988 Looking Backward into the Middle Kingdom, San Luis
Obispo County. Windsor Publications, Northridge,
California.
Kroeber, A.L .
1925 Handbook of the Indians of California . Facsimile
edition, California Book Company , 1953 .
Rogers, D.B.
1929 Prehistoric Man of the Santa Barbara Coast, California .
Santa Barbara Museum of Natural History Special
Publication 1 , Santa Barbara.
5
ispring
'r
California State
324
6M ♦ Polytechnic
oeM
lytn�c College :• 'I' �. aP•s � ti�
-
-13 SPring
72 333
�� - - - - _- __ _ _ _.Airport '..•, • . __ _ _ _ _ _ r_ - �_ _ �" `� I
J
Well`' + O .. Water \ e+ ✓
- • a e '° •Tank J 7
302 4'A
• '� ; 22 e"_ 1 CAUF\r ceiilvr l : 24Na
`a I
00
,t5c
Sch
+%Pros plitr
. ���• C71 i t �� - Ater
Ac r nk
OruAa are 39`.
•.. a r� Y ; Sea ("
tui Raro •am
11 to I ,t -
CIA
\� j O R inti Ros}Z.
It i
j I -
wata• .—_— '� • 1 \ I
Tank I • - ( '� !
-c✓ v l Tank IR \ uta ri ro
iy ey I $ 0 11 �^
(KsS TVJ 260'
ADD
• ! \ igh S:
K. % 34
_• riY
*Jr HVh Sek . ' , �•-`�� I
blims
' et
I � '0R I p.tr r;
I r ` 10 \ I
pli
- r aee
♦ -
Hill'so• ;` 200 . •\
.. ,\ i ,.�: \ ••.: .• :1• .� Sri ; I
J '•'• •+f• 1.
Sea M • :�, . I.
racer t• ` •bMSOM•••. •'•. t--. _J
•cp ' ark oRadio Tower ++ ;I Sinahilerrt;t 60
1 I I
.(KATY)
r ` - i sinsheuner neo •• b,^ ,�/, , I
Park . , ••r r �..•' i.• Y.
' "' • •: :� .0 water.
• a � _ �. y1 _-_- - - 1' .8 .'Tank tel' 606 &r- • OwN[_-
ra3
I•
`- ��► • I y°° ROAD
\•,, 4d'' S p Ir
On 221 ITrsulw I
\
•1Mo I
Et c ••DneNn Twlar .. 4, ' '. ' �. i
"well , Theater ,�-
3 - ,o .� •.
r
EDA
ENGINEERING
DEVELOPMENT
ASSOCIATES
DEVELOPER'S STATEMENT
FOR
TENTATIVE TRACT NO. 1764
IRIS STREET CONDOMINIUMS
The project site is presently zoned R-2S and is not proposed to be
changed. A condominium concept has been employed to create a small
lot single family residential character where each homeowner has fee title
to the unit as well as the parcel. The Common lot area will be owned
jointly by all homeowners and will be maintained by an association. Full
and complete landscaping and irrigation will be installed as part of the
subdivision improvements. The existing riparian area along the
southwesterly.side of the site will be left in its natural state except for the
removal of debris that has accumulated over the years. This drainage
area will be contained within an easement dedicated to the City for the
purpose of access for maintenance. At this time, the developer does not
propose construction of nature or accesstrails in the riparian zone.
As a typical condominium style project, all areas of the project site, except
for the rear and courtyards of each unit, will be maintained by a
homeowner's association. The water and sewer mains will be publicly
maintained and installed within easements dedicated to the city. The
project does not proposed any development concept that is unique to the
City. The CC&Rs will address all typically and customary project related
maintenance and use concerns. Draft CC&Rs have not been submitted
due to the standard nature of this proposal.
Since the project is a condominium style development without dedication
of public streets, we are not asking for any exceptions to the City's
subdivision regulations. The purposed lots do, however, vary from area
and dimensional standards of the City's regulations for typical R-2S
subdivisions.
The project will be constructed in one phase in its entirety as long as
permits for the units can be obtained. Some question exists as to
whether this can be accomplished due to the City's present water
allocation systems. The goal, however, would be to proceed as soon as
possible, to construct all related subdivision improvements and homes.
E N G I N E E R I N G - L A N D SURVEYING - PROJECT ADM I N I S T R A T I O N
1320 NIPOMO STREET SAN LUIS 091SOO . CA 93401 - 805 - 549 - 8658
P .C.' Minutes
October 11, 1989
Page 3.
Commr. Crotser moved to: concur with the negative declaration and approve
the use permit, subject to findings nd amended conditions; approve the
variance with amendment of condition 1; and recommend to the council
approval of the vesting tentative tr ct map and street abandonment.
Commr. Kourakis seconded the motion, Resolution No. 4098-89.
Commr. Schmidt felt closure of Rache Street should again be recommended to
Council ; solar panels needed to be w thin 30 degrees of south, and units
needed to be realigned to preserve t e pepper tree. He did not feel the
site was appropriate for high densit due to problems of soil contamination
and train noise.
Commr. Hoffman felt windows should b openable and solar panels should be
within 30 degrees of south.
Commr. Roalman reiterated that he co ld not support project approval
because of the water shortage.
VOTING: AYES - Commrs. Crotser, Ko rakis, Kerleskint, Hoffman,
and Duerk.
NOES - Commrs. Roalman and Schmidt.
ABSENT- None.
The motion passes.
--------------------------------------------------------
Item 2. Public Hearing: Tract No. 1764. Consideration of a tentative
tract map creating a 7-unit planned development residential
condominium; 1250 Iris Street ; R-2-Szone; Mike Reitkirk and Burt
Caldwell , subdividers.
---------------------------------------------------------------------
Pam Ricci presented the staff report and recommended continuance with
direction to modify the site plan to address concerns with parking and open
space-.
There was commission discussion for clarification of site plan, density,
and open space issues.
Chairperson Duerk opened the public hearing.
Steve Pults, applicant 's representative, discussed slope calculations and
the difficulty in developing the site, maintaining setbacks, cluster
development , and density. He discussed the location of parking and stated
that he wanted to keep guest parking separated. He agreed that he could
reconfigure Unit 7 and the parking lot. He discussed open space areas and
including the walls for privacy. He agreed to a public access easement
path along the creek and discussed common space.
/-3a
P .C. Minutes
October 11 , 1989 --
Page 4.
Chairperson Duerk suggested redesigning the development to duplex or 0-lot
line to make the site more livable in terms of open space. She did not
like the design of the guest parking area, which required vehicles to beck
out directly onto Iris Street.
Commr. Crotser suggested rotating units A and B to make driveways and
parking ■ore accessible, to have more common space, and to make access to
the creek area easier.
Chairperson Duerk closed the public hearing.
Commrs. Kourakis and Schmidt asked for density calculations to be broken
out and made more clear.
Commr. Crotser felt the guest parking was acceptable as proposed. He was
concerned with the lack of common usable space and suggested reorienting
units or going to a duplex design.
The commission agreed unanimously that the project was too dense and that
it should be redesigned by reducing a unit or changing the design to a
duplex idea in order to get more open space. .
Commrs. Duerk, Kourakis, Karleskint, and Schmidt were concerned about the
location of guest parking, the need for backing out, and the spaces being
in the street yard. "
Commrs. Roalman and Crotser felt the guest parking situation was —
acceptable.
Commr. Hoffman felt the pathway between the cul-de.-sac and French Hospital
should be preserved.
Commr. Karleskint was concerned about tree preservation and the large
number of concrete wells.
Commr. Crotser wanted to see site plans for adjacent properties to see how
they worked together and to show landscaping.
Commr . Karleskint moved to continue the item with above direction to
applicants for modification to site.
Chairperson Duerk seconded the motion.
VOTING: AYES - Commrs. Karleskint, Duerk, Crotser, Hoffman, Kourakis,
Roalman. and Schmidt.,
NOES - None.
ABSENT - None.
The motion passes.
MINUTES - CITY PLANNING COMMISSION
City of San Luis Obispo, California
Regular Meeting, December 13, 1989
PRESENT: Commrs. Charles Crotser, Gilbert Hoffman, Barry Karleskint,
and Janet Kourakis. (One vacancy)
ABSENT : Commrs. Donna Duerk and Richard Schmidt.
OTHERS
PRESENT: Pam Ricci,, Associate Planner; Randy Rossi, Interim Community
. Development Director; Erwin Willis, Fire Dept. , and Lisa
Woske, Recording Secretary.
Vice Chairman Crotser chaired the meeting in Chairperson Duerk ' s absence.
The minutes of the November 29 , 1989 regular meeting and the October 9,
1989 special meeting were approved as submitted.
There were no changes to the agenda or public comments.
-----------------------:-----------------------------------------
Item 1. Public Hearing. Tract No. 1764. Consideration of tentative map
creating a 7-unit residential condominium; 1250 Iris Street; R-2-S
zone; Mike Reitkirk & Burt Caldwell, subdividers. (Continued from
October 11 and November 8, 1989)
------------ -------------=----------------------------------------------
Pam. Ricci presented the staff report and recommended the commission
recommend that council approve the vesting tentative tract map including
concurrence with the negative declaration, subject to findings and
conditions.
Vice Chair Crotser noted receipt of a letter from EDA concerning tree
removal and replacement .
Vice Chair Crotser opened the public hearing.
Steve Pults, 1401 Higuera, applicant ' s. representative, agreed with the
staff report and noted he had reduced site density, created more open
space, and provided better creek access, in response to the Commission' s
previous concerns.
Commr. Hoffman felt the eucalyptus trees were unique and significant to the
site and preferred retaining them. He was also concerned that there be
screening between the homes and the hospital area.
Mr. Pults stated that the trees would not realistically survive the amount
of grading proposed around them. He discussed a stairway concept that would
handle the pedestrian traffic to the hospital.
/-31
P.C. Minutes
December 13 , 1989
Page 2.
Commr. Karleskint felt that the revised project was much improved, but. was
also concerned with proposed tree removals.
Vice Chair Crotser closed the public hearing.
Commr. Hoffman discussed compliance with the tree ordinance and recommended
continuing the item to allow the ARC to review the project, including
proposed tree removals. He also suggested stepping the floor levels of
units to minimize cutting and retaining pedestrian access between Iris
Street and French Hospital .
Vice Chair Crotser felt the trees could be replaced with more suitable
specimens.
Based on t-he concern over tree retention, there was much discussion as to
whether it would better serve the applicant to continue the item or deny
without prejudice. The applicant stated he did not favor a continuance.
Commr. Hoffman moved to deny the tentative tract map without prejudice,
with the stated intention of forwarding the item to the ARC for. a
determination on proposed tree removals at their next meeting.
Commr. Kourakis seconded the motion.
Commr. Karleskint felt the item should have gone to the ARC first.
Vice Chair Crotser was against the motion , as he felt conditions had been
met and the project was viable as presented.
VOTING: AYES Commrs. Hoffman, Kourakis , and Karleskint .
NOES - Commr. Crotser.
ABSENT - Commrs. Duerk and Schmidt.
The motion passes.
---------------------------------------------------------------------------
Item
- - ---
Item 2. Public Hearing: Tract No 1846 Consideration of a tentative
map creating a 5-unit air-space industrial condominium conversion ;
2.930 McMillan Avenue; M zone; Troy West„ subdivider.
---------------------------------------------------------------------------
Pam Ricci presented the staff report and recommended the commission
recommend that council approve the tentative tract map, subject to findings
and conditions.
Randy Rossi noted the receipt o.f a letter of support from Terry Boyer
regarding both this item and Item 3.
Vice Chair Crotser opened the public hearing.
/� L
e••~�- y '�� f- - __� _-..: ..'..• /..• =::tet
�� .._./� � ��1` s -.•y•- _► _�.�5_� _ ��-ice..•, ,. S w�.�y��;{,.wlr�.{...:1
\\ • - - s '� � ''rte J Jf�Y..I-:,��f:�„`l
~ ./ L - - .� I. y- .w .\ X17,•, ��'�i{:.:. w � /• -i� '/.^
el
6.4
Ile
ir
oe
�.
fro/ . �° ° � __ •- ° \M��_�� 07
• , l a
- _ r
r .,.
=\ Im -
r
s r a Iql. =r.
• ���� _ . a s ._f S2 q Z .0 1 ..
/) -3
French 4ospifa.Q Devcloprnenf Platt
Ordinance No. 1148 (1989 Series)
Page 4
12. Trash enclosures shall be located as approved by the Community Development Director.
Trash enclosures shall be located within a reasonable distance of the building.
13. Final development plans shall show all existing and proposed utilities, including
existing facilities to be relocated.
14. Building design, landscaping and signage shall be as approved by the Architectural
Review Commission.
15. The applicant shall improve the project's entire Breck Street and Fairview Street
frontages, to the approval of the Community Development Director and City Engineer.
The installation of these improvements may be deferred by the City Council.
16. A 6 foot masonry wall shall be constructed along theproject's southerly boundary
which adjoins the I acre property fronting on the Iris Street cul-de-sac to the
approval of the Architectural Review Commission.
17. At a minimum, the project shall incorporate the following water consumption
mitigation measures:
1.5 gallon toilets
-- low-flow fixtures
-- drought tolerant landscaping
-- pressurized hot water circulation
18. The applicant shall investigate the feasibility of retaining facilities for
helicopter landing at the site or in the vicinity and shall submit written
documentation this effort to them Planning Commission and City Council.
19. The precise development plan shall be submitted_ for review and approval of the
Planning Commission and City Council.
20. Potential traffic impacts shall be mitigated•by the following:.
A. Participation toward the cost of.signalizing the Ella Street/Johnson Avenue
intersection as follows:
$80,000 X 025 = $20,000•
• Represents 1/4 of total signalizing cost
B. Provision or left-turn pockets on Johnson Avenue at Ella Street.
C. Re-striping of cast-bound Ella Street at Johnson Avenue to allow two lanes
east-bound and one lane west-bound.
D. Re-striping of the main (Lizzie Street) access driveway to allow for two exit
lanes.
R R M h C S I C N C R O U (
November 3, 1989
Ms. Pam Ricci
City of San Luis Obispo
Planning Department
P. O. Box 8100
San- Luis Obispo, CA 93403-8100
Subject: Caldwell Property
Dear Pam:
Burt Caldwell, owner of the property at the end of Iris Street adjacent to the Summit
Health property, has requested that I communicate to you the conditions attached
to the recently approved Planned Development Rezoning behind French Hospital
requiring Summit Health to develop a network of pedestrian paths that will serve the
entire area.
Please feel free to refer to Dave Moran who handled the Planned Development
Rezoning to verify the conditions requiring the network of pedestrian walkways
through the site at such as the Summit Place project is actually developed. Since
such access will be provided by French Hospital, Mr. Caldwell should not be required
to provide access through his property to French Hospital.
We have recently_ requested a time extension on our Precise Development Plan
submittal. Since the rezoning was approved in May, we have been working with
Summit Health and French Hospital to refine the actual building program that will
result in the final preparation, submittal, and processing of Precise Development Plan.
Ms. Pam Ricci
November 3, 1989
Page 2
I have attached copies of our site plan as well as highlighted the appropriate
conditions in the adopting ordinance for our Planned Development rezoning. Should
you have any questions, please don't hesitate to give the a call.
Sincerely,
RRM DESIGN GROUP
e0*4 , :2
T. Keith G rnee
Senior Vice President
Director Planning Di " ion
cc: Burt Caldwell
a/kg-cldwl.pd