HomeMy WebLinkAbout06/06/1990, 5 - TRACT 1877: TENTATIVE MAP TO CREATE TEN RESIDENTIAL CONDOMINIUM LOTS AND ONE COMMON LOT, ON THE NOR I�` I�IkI��Illl�llli �ll�IIIIIIvy p MEETING DATE:
CI O San LUIS OBISPO -�•
j COUNCIL AGENDA REPORT ITEM NUMBER:
FROM: Arnold Jonas, Community Development Dir�tor(�
PREPARED BY.: Judith Lautner, Associate Planner t _/
SUBJECT: Tract 1877: Tentative map to create ten residential
condominium lots and one common lot, on the northeast corner
of Rockview Place and Sweeney Lane.
CAO RECOMMENDATION
Adopt a resolution approving the tentative map, creating ten residential
condominium lots and one common lot.
BACKGROUND
Situation
The subdivider received approval of a use permit to build ten apartments
on the site in March, 1989. He has since obtained building permits.
Now the subdivider wants to create ten small condominium lots and one
common lot on the site. No change to the approved project is proposed,
except for the addition of exterior storage areas for each dwelling unit.
Data summary
Addresses: 2936, 2968, 2976 Rockview
Subdivider: William Dermody
Representative: Engineering Development Associates (Jeff Emrick)
Property owners: Herbert F. and Virginia Hanrion
Zoning: R-2-S
General plan: Medium-density residential
Environmental status: Negative declaration with mitigation granted
by the Director, February S. 1989; no
further study needed
Project action deadline: June 30, 1990
Site description
The site is relatively flat with an average slope of six percent toward
Sweeney Lane. The site surrounds a 6,000 square-foot lot with a house,
which is not a part of the application, and contains a variety of brush
and grasses but does not contain any significant vegetation. Surrounding
land uses include a mix of single-family homes, apartments, and vacant
land to the north, south, and west, and a dairy distribution warehouse
to the east. The site is bordered on the east by service-commercial-
zoned property.
Project description
The project is the subdivision of one lot into ten condominium lots and
one common lot. The ten units are in six buildings, as the project
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��� iWiIIIIfI�piill�Ui City or San LUIS OBIspo n
COUNCIL AGENDA REPORT
Tract 1877
Page 2
includes four duplexes and two detached dwellings. Parking is provided
in two parking lots as well as in garages for three of the units. Each
lot contains a dwelling, an enclosed private open space area, and storage
cabinets.
PREVIOUS REVIEW
The Planning Commission approved a use permit on March 22, 1989, to allow
ten apartments on the site and to allow reduced street yards on Sweeney
lane, a common access driveway, and shared parking. Among conditions of
that use permit were requirements to provide solar water heating for all
buildings and additional noise insulation on the second floor (see
minutes) .
The Architectural Review Commission granted final approval to the project
on April 17, 1989, with requirements for improved pedestrian access and
additional landscaping.
A minor subdivision to divide the lot into three parcels was approved on
November 18, 1988. The final map is ready to be recorded but is awaiting--
action on this request. If the condominium subdivision is approved, th
parcel map will not be recorded.
The Planning Commission reviewed the tentative map for Tract 1877 on
April 25, 1990, and recommends approval.
EVALUATION
Site planning issues were resolved with the use permit and architectural
review. what remains to be discussed is compliance with the condominium
regulations. The city's condominium regulations set standards for open
space, common recreation facilities, storage, laundry, and energy
conservation.
1. Open space. In the R-2 zone, 250 square feet of private open space
and 750 square feet of total (private and common) open space are
required per unit. There is no minimum requirement for common open
space. To qualify as private open space, areas must be private and
directly accessible from the unit it serves, and must have a minimum
dimension in every direction of ten feet (ground level) or six feet
(balcony or elevated deck) . It must also be located outside the
street yard. Common open space must meet the same requirements,
except for the privacy and accessibility requirements.
The project provides an average of 413.5 square feet of private and
337 square feet common open space per unit, or an average of 750.6
square feet per unit of total open space. All units have a minimum
of 250 square feet of private open space. Therefore, the requirement
for open space is met.
, I�►IIIIII city of san-luis OBIspo
COUNCIL AGENDA REPORT
Tract 1877
Page 3
2. Common recreation facilities. No common recreation facilities are
required or provided.
3. Storage. Each unit is required to have a minimum of 200 cubic feet
of enclosed, weatherproof and lockable private storage space, outside
the units. The tentative map shows outdoor storage cabinets within
the private yards for each unit. Each storage unit contains at least
300 cubic feet of storage area and is accessed by double doors.
Therefore, the storage requirement is met.
4. Laundry. Minimum laundry requirement is one washer and dryer for each
ten units or fraction. Therefore, one washer and one dryer is
required. A laundry room is proposed, which contains two washers, two
dryers, a sink, and a counter. The requirement for laundry facilities
is met.
5. Energy conservation. Solar water heating for each unit is required.
Solar water heating is proposed, and was required by the Planning
Commission use permit.
ALTERNATIVES
The council may approve the map, with conditions as suggested by staff
or modified. This action would allow the applicants to sell the
dwellings individually.
The council may continue consideration of the map. Direction should be
given to staff or the applicants.
The council may deny the map, if it can find that it is inconsistent with
city policies or regulations or will harm the environment.
OTHER DEPARTMENT COIDUMs
No department had concerns with this request that had not been met with
previous approvals. Requirements of the three-lot subdivision have been
added as recommended conditions, to assure that they are met as part of
either subdivision.
RECOMMENDATION
Adopt a resolution approving the tentative map, subject to conditions.
Attached:
Vicinity map
Draft resolutions
Planning Commission Minutes
-3
RESOLUTION NO. (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
GRANTING 'APPROVAL OF TENTATIVE TRACT NO. 1877
LOCATED AT 2936-2976 ROCRVIEW 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 the tentative map of Tract 1877 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
will not adversely affect the health, safety, or welfare of
persons living or working in the vicinity.
2. The design of the tentative map and proposed improvements
are consistent with the general plan.
3. The design of the tentative map 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 improvements
will not conflict with easements for access through (or use
of property within) the proposed subdivision.
5. The Community Development Director has determined that the
proposed subdivision will not have a significant effect on
the environment and has granted a negative declaration, with
mitigation.
SECTION 2. Conditions. The approval of the tentative map
for Tract 1877 be subject to the following conditions:
1. The subdivider shall submit a final map to the city for
review, approval, and recordation.
2. The subdivider shall construct a public storm drain in
Rockview and Sweeney, which connects the existing storm
drains per an approved plan on file in the office of the
City Engineer (public improvement plans for MS 88-223) .
i
I-,�L
Resolution No. (1990 Series)
Tract 1877 -
Page 2
3. All lots shall be graded to conform to the grading plan
approved for MS 88-223 and use permit U1434 to the
satisfaction of the City Engineer.
4. No occupancy shall be granted prior to recordation of the
final map, or the condominium conversion process must be
followed.
5. The 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. The 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 areas including private
driveways, utilities, drainage, parking lot area, walls
and fences, lighting, laundry_ facilities, 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 met.
C. No parking except in approved, designated areas.
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 and uncovered parking
spaces 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..
3-S�
Resolution No. (1990 Series)
Tract 1877
Page 3
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..
6. The subdivider shall dedicate to the city a ten-foot-wide
strip of property contiguous with the northerly right-of-
way line of Sweeney Lane,, as shown on the tentative map, for
public right-of-way purposes.
7. The subdivider shall construct street frontage improvements
consisting of curb, gutter, sidewalk, and street paveout on
Rockview Place and Sweeney Lane, to the satisfaction of the
Public Works Department.
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.
Mayor
ATTEST:
City Clerk
J��
Resolution No. (1990 Series)
Tract 1877
Page 4
APPROVED:
ity A inistrative Officer
iZ vtr�li� .
C t 6Y
R
Community Deve pment Director
S-�
RESOLUTION NO. (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING APPROVAL OF THE TENTATIVE MAP FOR TRACT 1877,
ON THE NORTHEAST CORNER OF ROCKVIEW PLACE AND SWEENEY LANE
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the subdivision request Tract
1877, the Planning Commission's recommendation, staff
recommendations and reports thereon, makes the following findings:
1. The design of the tentative map and the proposed
improvements are not consistent with the general plan.
2. The design of the subdivision and the proposed improvements
are likely to cause serious health problems, substantial
environmental damage or substantially and unavoidably injure fish
or wildlife or their habitat.
denied. SECTION 2. The tentative map for Tract 1877 is hereby
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 1989.
1
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Resolution no. (1990 Series) j
Tract 1877
Page 2
Mayor
ATTEST:
City Clerk
APPROVED:
Ci4Admistrative Officer
C" to e
Community DevelApTdent Director
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P.C. Minutes
March 22 , 1989
'age 3 .
of the center for at least another year.
John Pryor , PO Box 746 , San Luis Obispo , project architect , discussed
building setbacks, project design specifications and state-imposed
timelines . He did not favor any delays .
Commr. Duerk was concerned with the service entrance location and
configuration.
Commr. Gerety was concerned with delivery noise.
Joanne Wheatley , 2263 Flora , agreed with the concerns about noise and
deliveries.
Chairperson Kourakis closed the public. hearing.
Commr . Gerety moved to recommend that council approve rezoning of Phase A
to P-F-S and rezoning Phase B to P-F , adding a mitigation measure to survey
the site for rare or endangered plant species.
Commr. Hainline seconded the motion .
Commr . Schmidt felt both parcels should have an S overlay to protect
residents.
..ommr. Roalman agreed with Commr. Schmidt.
VOTING : AYES - Commrs . Gerety , Hainline , Duerk , and Kourakis.
NOES - Commrs. Roalman and Schmidt.
ABSENT - Commr . Crotser .
The motion passes.
Commr. Gerety moved to recommend that council abandon the designated
portion of Bishop Street , subject to findings and conditions .
Commr. Hainline seconded the motion .
VOTING: AYES - Commrs . Gerety, Hainline , Duerk , 'Roalman, Schmidt
and Kourakis.
NOES - None .
ABSENT - Commr. Crotser.
The motion passes .
Item 4 . Use Permit U1434 . Request to allow a 10-unit apartment project on
THree�a jace�ots and to allow reduced street yard setback from_,
20 feet to 10 feet on the Sweeney Lane frontage ; 2936 , 2968 , an!
2980 Rockview Place; R-2 zone; Studio Design Group, applicant.
S'�
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P.C. Minutes ,
larch 22 , 1989
age 4.
Pam Ricci presented the staff report and recommended approval of the use
permit .
Commr. Gerety stated that he did not support granting street yard
exceptions through the administrative use permit process and favored
amending the zoning regulations to consider all such exceptions through the
variance process .
Chairperson Kourakis opened the public hearing.
Brian Starr , applicant ' s representative, stated that the lease for the
dairy on the adjacent property would be ending soon. He discussed the
staff report recommendations and project revisions and stated he would
agree to a shared driveway. He concurred with the findings and conditions ,
but asked for conditions 1 and 2 to be amended. He indicated that
incorporating solar water heating in the project had not been explored.
Tim Ronda , 2975 Rockview, applicant,, felt the project would help drainage
problems and would improve the general neighborhood. He felt the unit
setback exceeded ordinance requirements and was ample for solar access .
Tigue Griffin , 651 Sweeney , agreed with the drainage solution. He was
concerned with the Sweeney Lane culvert and was also concerned with heavy
raffic on that street. He was concerned wi.th the condition of the
` ..ockview Place street and stated there was no on-street parking . He felt
the wall should be 12-feet high for noise attenuation and view protection .
Bill Dermody , 277 South , stated the market for new units would be
professionals or retirees.
Chairperson Kourakis closed the public hearing.
Commr. Duerk was concerned that proposed parking would not be sufficient.
Commr. Schmidt moved to approve the use permit, modifying condition 11
regarding drainage and adding condition 13, requiring passive solar water
heating.
Chairperson Kourakis seconded the motion , Resolution No. 4086-89.
VOTING: AYES - Commrs. Schmidt, Kourakis , Duerk , Hainline, and Roalman.
NOES - Commr. Gerety.
ABSENT Commr. Crotser.
The motion passes.
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