HomeMy WebLinkAboutStoneridge II Map ApprovalRESOLUTION NO. 8145
I
1993 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
GRANTING APPROVAL OF VESTING TENTATIVE TRACT NO. 2126
LOCATED AT 500 STONERIDGE DRIVE
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 2126 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 -1 -PD zone.
3. The design of the subdivision and the proposed improvements
are not likely to cause serious health problems, substantial
environmental damage or substantially and unavoidably injure
fish or wildlife or their habitat.
4. The design of the subdivision or the type of improvement
will not conflict with easement for access through (or use
of property within) the proposed subdivision.
5. The subdivision will not have a significant adverse impact
on the environment, subject to the mitigation measures of
the Final Environmental Impact Report (EIR) certified by the
City Council on April 28, 1992, and listed in Exhibit "A ",
being incorporated into the project, and the mitigation
monitoring program adopted with approval of the preliminary
development plan on July 21, 1992 being followed.
SECTION 2. Exception. That an exception to the parking and
driveway standards to enable more than four properties to be
served by the proposed private street is hereby approved based on
the following:
1. The exception will not constitute a grant of special
privilege inconsistent with the driveway or parking
limitations upon other properties in the vicinity since the
R -8145
C
Resolution No. 8145
Tract 2126
Page 2
1993 Series)
n
proposed private street will be developed to allow for two
lanes of traffic with on- street parking and a conforming
turnaround area.
2. The exception will not adversely affect the health, safety
or general welfare of persons working or residing at the
site or in the vicinity since the principal types of
concerns associated with a larger number of parcels being
served by a private driveway such as provision for unimpeded
traffic and available parking are addressed.
3. The exception is reasonably necessary for the subdivider's
full enjoyment of uses upon the property.
SECTION 3. Conditions. The approval of the tentative map
for Tract 2126 be subject to the following conditions:
1. The subdivider shall relocate and construct the access road
to the Edna saddle water tank to the satisfaction of the
City Engineer, Utilities Engineer and Fire Department. Said
access road shall be constructed as an all- weather surface
capable of supporting heavy equipment and fire apparatus to
the satisfaction of.the City Engineer and Utilities
Engineer. Drainage proposed down the access road must be
discharged through an under - sidewalk drain per City
standards.
2. All proposed public streets (including street furniture such
as street lights, fire hydrants, street signs, etc...) must
be constructed to City Standards and to the satisfaction of
the City Engineer (street pavement shall be designed to a.
Traffic Index of 5.5). The subdivider shall install curb,
gutter and sidewalk along all public street frontages.
Sidewalks shall be 4.5 -feet in width.
3. The City Engineer reserves the right to make adjustments,
alterations and modifications to the proposed island and
cistern to accommodate reasonable access by Fire Department
apparatus and City equipment and to provide for public
facilities maintenance (including underground facilities).
4. The subdivider shall construct the off -site storm drain
system to an adequate point of disposal. Plans and
hydraulic calculations shall be prepared by a registered
civil engineer, to the satisfaction of the City Engineer.
Provisions for overflow surface drainage shall be designed
to the satisfaction of the City Engineer.
Resolution No. 8145 (1993 Series)
Tract 2126
Page 3
5. All proposed public mains and services, in the intersection
of Stoneridge and Bluerock, shall be constructed outside the
island and cistern structure within the street pavement
area.
6. The City shall not maintain or replace any special or
decorative pavements. The Homeowners' Association shall be
responsible for all special.or decorative pavement
maintenance and replacement (around proposed cistern & PD
homes - must be noted in the CC &R's). The City shall not
maintain any portion of the proposed cistern or building.
7. All lots shall be served with individual water, sewer, gas,
electric, telephone and cable TV services to the
satisfaction of the City Engineer.
8. All water services shall be sized to accommodate both the
domestic needs and fire sprinkler requirements with regards
to water pressure, to the satisfaction of the Utilities
Engineer and Fire Department.
9. Final alignment and grade of all proposed public water
mains, sewer mains and storm drains are subject to
adjustments to the satisfaction of the City Engineer and
Utilities Engineer.
10. All sewer mains shall be terminated with a manhole, to the
satisfaction of the City Engineer and Utilities Engineer.
11. All cisterns, drain lines and associated facilities (as
shown on the landscape plan) to and from the cisterns are to
be privately owned and maintained by the Homeowners'
Association. An overflow system must be provided, to the
satisfaction of the City Engineer.
12. The drainage pipe along the northerly tract boundary must be
accessible by City crews (public easement, access gates,
etc...), to the satisfaction of the City Engineer. A plan
for access shall be submitted to the City Engineer prior to
the approval of the subdivision improvement drawings. Pipe
size and provisions for overflow must be accommodated to the
satisfaction of the City Engineer. Catch basins in each lot
shall be maintained by each lot owner.
13. The subdivider shall pay a pro -rata share (25 %) towards the
cost of installation of a new traffic signal along Broad
Street in the near vicinity of the project as determined by
the City Engineer and Caltrans.
Resolution No. 8145
Tract 2126
Page 4
1993 Series)
14. Prior to recordation of the Final Map, the subdivider shall
pay any applicable traffic impact fees, as calculated by the
City Engineer.
15. Street trees shal
individual homes.
with the approved
be required upon
Species shall be
design guidelines.
construction of
chosen in accordance
16. All boundary monuments, lot corners and centerline
intersections, BC's, EC's, etc..., shall be tied to the
City's control network. At least two control points shall
be used and a tabulation of the coordinates shall be
submitted with the Final Map. A computer floppy disk (5-
1/4" diameter), containing the appropriate data for use in
Autocad, shall also be submitted to the City Engineer.
17. Rockview Park improvements shall be modified as required to
accommodate the relocated water tank access road, to the
satisfaction of the Public Works Department (including
landscaping, irrigation, etc...). Subdivider shall
guarantee and provide maintenance of new or modified
landscaping and facilities for one year after acceptance.
18. The City Council shall quitclaim the affected portion.of
Rockview Park to accommodate the change in the boundaries of
Rockview Park as shown on the tentative tract map.
19. Rockview Park shall either be irrigated from on -site water
sources or with reclaimed water from off -site. Specific
plans to accommodate this irrigation system shall be to the
approval of the Utilities Director and City Engineer.
20. A maintenance and monitoring program shall be prepared
outlining measures to assure that the proposed wetland area
is installed, established and monitored per the wetlands
mitigation program and to the approval of the City and the
Department of Fish and Game. An agreement between the City
and the developer incorporating the program shall be
executed prior to recordation of the final tract map. The
agreement shall include how the pipe, pump, float valve,
water amount, replantings, removal of invasives, the fence,
interpretive displays ad other wetland area components shall
be maintained.
The agreement shall require the developer to continue to
perform maintenance of plantings and the water system,
replace dead or dying plants, and provide annual reports
regarding the success of the wetland area to the City and
DFG for a specified time period of three years after
J
Resolution No. 8145
Tract 2126
Page 5
1993 Series)
I3
planting and water system installation. The report shall
include photographs of the wetland mitigation site, plant
survival statistics, a description of continuing
maintenance /monitoring, and new mitigation measures should
any aspect(s) of the mitigation fail.
21. 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
that pertain to all lots:
a. Creation of a homeowners' association.
b. No parking except in approved, designated spaces.
C. Prohibition of storage or other uses which would
conflict with the use of garages for parking purposes.
d. No outdoor storage of boats, campers, motor homes, or
trailers nor long -term storage of inoperable vehicles.
e. No change in city- required provisions of the CC &R's
without prior City Council approval.
f. 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.
g. Homeowners' association shall be responsible for the
maintenance of the drainage swale behind Lots 17 -33 as
depicted on Sheet No. 3 of the vesting tentative tract
map.
h. Grant to the city the right to repair facilities and
other improvements 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.
22. CC &R's shall contain
specifically to the
56,.59 & 60:
a. The homeowners'
and provide for
all common area
the following provisions that pertain
ourtyard cluster units, Lots 47 through
association shall enforce the CC &R's
professional, perpetual maintenance of
including private driveways, drainage,
Resolution No. 8145
Tract 2126
Page 6
1993 Series)
parking lot areas, walls and fences, lighting, and
landscaping in a first class condition.
b. The homeowners' association shall provide for
professional, perpetual maintenance of all common area
including the hillside seep water collection system,
water cistern and all improvements within the
Stoneridge Drive turnaround.
C. Grant to the city the right to maintain common area and
other identified facilities 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.
d. Grant to the city the right to tow away vehicles on a
complaint basis which are parked in unauthorized
places.
e. No outdoor storage by individual units except in
designated storage areas.
f. Provision of appropriate "no parking" signs and
red - curbing along interior roadways as required by the
City Fire Department.
g. All garages shall be equipped with automatic garage
door openers and occupants shall be provided with two
remote - control units.
23. The subdivider shall provide a total of eight (8) guest
parking spaces within the cluster courtyard component of the
project (Lots 47 -56, 59 & 60) to the approval of the
Community Development Director.
24. The subdivider shall submit common driveway agreements,
including maintenance provisions, to the approval of the
Community Development Director for all common driveways
affecting Lots 14 -21 at the time of final map approval.
25. Individual lot development shall occur in accordance with
the adopted design guidelines. Any necessary changes to the
design guidelines to recognize conditions imposed upon by
the tract map, including specific review of.building colors
for Lots 17 -33 (using darker.shades of color palette
approved by the ARC), shall be to the approval of the
Community Development Director.
Ca
Resolution No. 8145 (1993 Series)
Tract 2126
Page 7
26. Outlines of the approved building envelopes for Lots 1 -17
shall be shown on the final development plan with a cross
reference to the precise building envelopes and setbacks on
the approved development plan exhibit boards 1 -8 stored in
the Community Development Department. No homes, decks over
8 feet in height, garages, pools or accessory buildings may
be constructed outside of approved building envelopes.
27. Required tree screening shall be installed behind Lots 1 -17
as part of subdivision improvements to the approval of the
Community Development Director. Trees shall be planted so
that they do not interfere with the rear lot storm drainage
system to the satisfaction of the City Engineer. Provisions
for on -going maintenance of trees by the developer until
individual sale of lots shall be made. The developer shall
be responsible for replacing dead trees on unsold lots.
28. The subdivider shall submit a detailed geotechnical
investigation and soils engineering report analyzing
existing conditions on the site and proposed grading
operations. Said investigation and report shall be to the
approval of the City Engineer and shall be submitted with
the final map. All improvement plans for the tract and
grading for individual development of lots shall comply with
the recommendations of the report.
29. Individual soils reports shall be required for all lots with
an average cross slope in excess of 20%. A document shall
be recorded prior to final map approval disclosing this
requirement.
30. All units shall be numbered in accordance with an addressing
plan approved by the Community Development Director.
31. Pursuant to Government Code Section 66474.9 (b), the
subdivider shall defend, indemnify and hold the harmless the
City and /or its agents, officers and employees from any
claim, action or proceeding against the City and /or its
agents, officers or employees to attack, set aside, void or
annul, the approval by the City of this subdivision, Tract
No. 188 -92 (County Tract No. 2126), and all actions relating
thereto, including but not limited to environmental review,
and action taken pursuant to Section 66462.5 of the
Subdivision Map Act to implement Condition No. 4 hereof.
32. An approved water supply capable of supplying the required
fire -flow for fire protection shall be provided to all
premises. Water services to Lots 14 -33, and possibly
others, may require minimum 1 -1/2 -inch meters to reduce
Resolution No. 8145 (1993 Series)
Tract 2126
Page 8
pressure losses for residential fire sprinkler design. The
minimum sizes shall be provided unless hydraulic
calculations are provided which indicate lesser sizing is
determined acceptable.
33. All structures shall be equipped with NFPA 13 -D residential
automatic fire sprinkler systems. The provision of
individual fire sprinkler booster pumps may be required on
Lots 14 -33, and possibly others, to provide minimum
pressure, depending upon height and configuration. For
disclosure purposes, a document shall be recorded for lots
requiring booster pumps to the satisfaction of the City
Engineer and Utilities Director.
34. All buildings, as well as the park area, Edna Saddle water
tank, and the open space easement, shall be accessible to
Fire Department apparatus by way of access roadways meeting
the requirements of the San Luis Obispo Fire Department
Development Guidelines.
35. Proposed water main size within the common access and
utility easement giving access to lots 47 through 60 shall
be sized in conformance with City Public Works Standards. A
fire hydrant is required to be installed on this private
common access easement to meet requirements of hydrant
spacing as specified in the San Luis Obispo Fire Department
Development Guidelines.
36. All structures shall be provide with approved numbers
addresses) in such a position as to be plainly visible and
legible from the street fronting the property. Lettering
shall be a minimum of 5" high on a contrasting background.
Common driveways shall have separate street names or be
otherwise identified to avoid possible confusion during Fire
Department response to emergency situations.
On motion of Council Member Rappa
seconded by Council Member Romero , and on
the following roll call vote:
AYES: Council Members Rappa, Romero, Roalman, Settle, and Mayor Pinard
NOES: None
ABSENT: None
Resolution No. 8145 (1993-Series)
Tract 2126
Page 9
the foregoing resolution was passed and adopted this 6th day of
April 1993.
Mayor pej Pinard
ATTEST:
Qitk Clerk Dian R. Gladwell
APPROVED:
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1-6
Errata to Section 4.1.4
Over the course of the EIR review, the applicant has agreed that all of the lots that back
up to Lawrence Drive (Lots 1 -18 on the original site plan used evaluated in the EIR) will
be developed with single -story homes. All of these lots would have approved building
envelopes specifying maximum allowed building heights. A maximum building height of
15 feet would be allowed at the rear of all lots, with a 20 foot maximum building height
allowed in the front portions of specified lots toward the street (Stoneridge Drive)..
For clarification, building height would be an absolute measurement, the highest point of
the building at any one point, rather than an elevation above average natural grade.
Therefore, many of the original mitigations related to building height and massing would
be superseded by the following mitigation measure:
Lots 1 -17 shown on the revised site plan shall be limited to single -story development.
Building height shall be measured as the highest point of the building above natural
grade, rather than an elevation above average natural grade as outlined in the city's
zoning regulations. A maximum building height of 20 feet may be allowed. At the
time of development plan submittal, a plan for Lots 1 -17 addressing height and
privacy issues shall be submitted to the City Council for approval.
Implementation of the mitigation measure described above necessitates revisions to the
existing mitigation measures in Section 4.1.4; therefore, in conjunction with the previous
mitigation measure, the following revised mitigation measures would reduce the impacts to
neighborhood compatibility to a level of insignificance:
The rear lot setbacks for Lots 1 -17 shall be 25 feet.
The applicant shall install tree screening along the rear of Lots 1 -17 to insure further
protection of privacy for residents of Lawrence Drive at the time of installation of
subdivision improvements. Tree screening shall include a mix of tall, open skyline
trees and medium to large shrubs a maximum of 15 feet high.
The following design restrictions shall be implemented:
1.) Decks more than eight feet above natural ground level shall be prohibited;
and
2.) Massing of development must be such that no part of a building over 15 and
20 feet above the natural ground level may be within 30 and 50 feet of the
north property line, respectively.
A subsurface storm drainage system shall be constructed that runs from Lawrence
Drive to Meadow Creek.
C)
Errata to Section 4.2.4
In addition, the second mitigation included in Section 4.2.4 on page 4-40 listed below would
be superseded:
No more than 33 percent of the floor area would be on the second story. The
majority of the second story would be massed toward the street frontage of the lot.
The third mitigation listed in Section 4.2.4 on page 4-40 would be modified to eliminate the
references to second story development from the second sentence as shown below:
Architectural review of sensitive lots * * (the hillside lots and lots backing up to
Lawrence Drive) will be required prior to issuance of building permits for these lots.
This review shall consider
as —the placement of backyard windows and decks in relation to the adjacent
Lawrence Drive units. For hillside lots, architectural review shall consider structure
elevations on a lot -to -lot basis.
In the case of the sensitive lots identified in the EIR, the proposed design
guidelines endorsed by Staff and the Architectural Review Commission,
indicate that the architectural review requirement included in the EIR would
be handled by planning staff review of plans for consistency with approved
building envelopes and the design guidelines prior to submittal of a building
permit, rather than a formal application for architectural review (see pages
6 -7 of the design guidelines).