HomeMy WebLinkAboutSBDV-2029-2018 PC ReportMeeting Date: April 14, 2021
Item Number: 2
Time Estimate: 45 Minutes
2
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of the proposed subdivision of an existing 0.98-acre parcel into three parcels (Parcel
1 – 9,800 square feet, Parcel 2 – 18,200 square feet, Parcel 3 – 14,600 square feet) (SLO 18-0151), with
an exception from the Subdivision Regulations from the minimum street frontage requirement for 0 feet
where 20 feet is normally required, project includes a Mitigated Negative Declaration of Environmental
Impact (CEQA).
PROJECT ADDRESS: 163 Serrano Heights BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: SBDV-2029-2018 & EID-0100-2020 FROM: Tyler Corey, Deputy Director
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) granting final approval of the project, based on findings, and
subject to conditions.
SITE DATA
Applicant John Rourke
Zoning R-1, Low Density Residential
General Plan Low Density Residential, and Open
Space
Site Area ~0.98 acres
Environmental
Status
An Initial Study of environmental
impact has been prepared with a
recommendation for a Mitigated
Negative Declaration (IS/MND)
SUMMARY
The applicant has applied for a Tentative Parcel Map (SLO 18-0151) to create three parcels from one
existing parcel (APN 052-061-044) (Attachment 2). The existing property contains an accessory barn
and a storage shed, which are planned for demolition. The project site is located along an existing 60-
foot-wide access road known as Serrano Heights Drive, which connects to Serrano Drive on the northern
side of Cerro San Luis. The property is located within the Low-Density Residential (R-1) zone, and no
changes to the zoning or land use designation are proposed. The proposed minor subdivision includes
requested exceptions to the Subdivision Regulations for the lot frontage requirements for Parcel 1, 2, &
3, which do not provide any direct access to the street due to the 60-foot easement that is Serrano Heights
Drive; all three parcels would share access through a 20-foot access road that connects to Serrano Heights
Drive.
The subject property was previously approved for a lot line adjustment (SBDV-0621-2019) on December
18, 2019, that resulted in the configuration of the current parcels (Attachment 3, LLA Findings and
Conditions).
SBDV-2029-2018 & EID-0100-2020
163 Serrano Heights Drive
Page 2
1.0 COMMISSION’S PURVIEW
In most cases, a minor subdivision is reviewed by the Subdivision Hearing Officer. However, when
exceptions are requested, the City’s Subdivision Regulations require the Planning Commission to act on
the project (§16.04, Table 1). The Planning Commission’s role is to review the project in terms of
consistency with the General Plan, Zoning Regulations, and Subdivision Regulations, and take final
action on the subdivision application and environmental document.
2.0 PROJECT INFORMATION
Site Information/Setting
Site Size ~0.98 acres
Present Use & Development Accessory Structure – Barn and Shed
Topography Gentle to moderate slopes
Parcel 1 – 14.1% Average Cross Slope
Parcel 2 – 19.6% Average Cross Slope
Parcel 3 – 18% Average Cross Slope
Access Serrano Heights Drive
Surrounding Use/Zoning North: R-1 (Single-Family Residences)
South: R-1 (Single-Family Residences)
East: R-1 (Single-Family Residences)
West: C/OS-10 (Open space & County Land: Cerro San Luis)
Project Description
The project includes division of a 0.98-acre low-density residential parcel into three parcels 0.202
acres/9,800 sq. ft. (Parcel 1), 0.418 acres/18,200 sq. ft. (Parcel 2), and 0.335 acres/14,600 sq. ft. (Parcel
3) in size (Attachment 2, Project Plans). Parcel 3 currently contains an existing accessory barn and shed
that is planned for demolition. Although no development is proposed as part of the project, it is assumed
that all three parcels would ultimately be developed into single-family residences with accessory
dwelling units, similar to other adjacent properties.
An exception is requested for all three parcels from the Subdivision Regulations to create three lots that
do not provide direct frontage access, where 20 feet of frontage is required for new parcels in the R-1
zone, as detailed in the table below. However, each parcel will provide access from a shared drive aisle.
Project Statistics
R-1 zone Min. Lot Area
(sq. ft.)
Min. Width
(feet)
Min. Depth
(feet)
Min. Street
Frontage (feet)
Density Based
on Slope
Requirement 6,000 50 90 20 1
Parcel 1 ~9,800 100 100 0 1.41
Parcel 2 ~18,200 90 200 0 1.67
Parcel 3 ~14,600 103 140 0 1.34
3.0 PROJECT EVALUATION
The General Plan Conservation Open Space Element Policy 9.1.1 describes that development should
avoid visually prominent locations such as ridgelines, and slopes exceeding 20 percent. The resulting
parcels provide average cross slopes of less than 20 percent in compliance with the intent of Policy 9.1.1.
SBDV-2029-2018 & EID-0100-2020
163 Serrano Heights Drive
Page 3
The City’s Subdivision Regulations Section 16.18.130 (Hillside Subdivisions) provides guidance for
subdivision on properties with steep slopes, where each lot is required to be designed with enough area
to provide for at least one density unit, in accordance with density thresholds per Zoning Regulations
Section 17.70.040. Each parcel has been appropriately sized to comply with the minimum density
allowances based on parcel size for sloping lots that exceed an average cross slope of 15 percent (Parcel
1: 14.1%, Parcel 2: 19.6%, Parcel 3: 18%). Furthermore, the City’s Zoning Regulations Section
17.70.090 and Community Design Guidelines Chapter 7.2 provide development provisions for hillside
properties that exceed a 16% average cross slope. Any future development of Parcel 2 and 3 will be
required to comply with all applicable development standards and guidelines for hillside development.
Condition No. 3 has been incorporated into the draft resolution, which designates each of the three
Parcels as “sensitive sites” and requires architectural review for any future development of the sites.
The property to be divided is of such size that it is impractical/undesirable, in this particular case, to
conform to the strict application of the standards codified in the Subdivision Regulations Section
16.18.030 Table 3 for lot frontage requirements because the design will result in a more efficient use of
the land. An exception is necessary for each parcel from the 20-foot lot frontage requirement to provide
shared access through a new drive aisle, where strict compliance with the Subdivision Regulations would
inhibit the ability to subdivide the property due to the 60-foot easement that is Serrano Height Drive,
which cannot be considered as frontage because it is not part of the public right of way.
The project site has enough area to divide the property into three parcels in compliance with the strict
application of the Subdivision Regulations; however, strict compliance with the lot frontage
requirements would result in illogical lot patterns that places unnecessary and undesirable constraints on
future development of the site. The project site is within an already developed residential subdivision
representing an infill development opportunity.
The proposed exceptions are minor in nature where access from Serrano Heights Drive can easily be
accomplished through a shared private drive aisle. The resulting parcels will be consistent with the size,
density, and development pattern of the neighborhood and can accommodate the existing and proposed
site improvements without exceptions to the City’s property development standards.
Staff has evaluated the proposed parcel map for conformity with the intent of the required findings for
exceptions for lot frontage dimensions as identified in the City’s Subdivision Regulations (16.23.020.A).
No development is proposed at this time, and the resultant parcels and proposed easements would leave
the three parcels with adequate on-site access for the anticipated future development of single-family
residences. Condition No. 2 has been incorporated into the draft resolution to require the removal of the
existing barn and shed from Parcel 3, or acknowledgement as accessory structures to the adjacent single-
family residence through a lot-tie agreement. As these structures shall be accessory to a primary
residence and are not permitted as a primary use of a property within the R-1 zone.
4.0 ENVIRONMENTAL REVIEW
An Initial Study (IS) has been prepared in accordance with the California Environmental Quality Act
(CEQA) to evaluate the potential environmental effects of the proposed project. A Mitigated Negative
Declaration (MND) is recommended for adoption. Mitigation measures in the areas of Air Quality,
Biological Resources, and Cultural Resources, Noise, Utilities and Service Systems, Tribal Cultural
Resources, and Wildfire are recommended to reduce potential impacts to less than significant levels.
SBDV-2029-2018 & EID-0100-2020
163 Serrano Heights Drive
Page 4
The Draft IS/MND was released for the required 30-day public review period on March 4, 2021 and the
public review period concluded on April 5, 2021, and no comments were received during the public
review comment period. The IS/MND shall constitute the complete environmental determination for the
project (Attachment 4, Mitigated Negative Declaration – Initial Study).
5.0 OTHER DEPARTMENT AND AGENCY CONCURRENCE
The project has been reviewed by various City departments and divisions including; Planning,
Engineering, Utilities, Fire, Building, Office of Sustainability, Natural Resources and the City Arborist.
In addition to the conditions highlighted in this report, the Fire Department has included Condition 24
that requires preparation of a vegetation/fuel management plan due to the proximity of the project site
to the adjacent unmanaged open space. Staff has not identified any other unusual site conditions or
circumstances that would require special conditions. Comments have been incorporated into draft
resolution as conditions of approval.
6.0 ALTERNATIVES
6.1 Continue the item to a subsequent hearing date (either certain, or uncertain). An action to
continue the item should include a detailed list of additional information or analysis required.
6.2 Deny the project. An action denying the application should include findings that cite the basis
for denial and should reference inconsistency with the General Plan, Subdivision Regulations,
Zoning Regulations or other policy documents.
7.0 ATTACHMENTS
1. Draft Resolution
2. Project Plans
3. LLA Findings and Conditions
4. Mitigated Negative Declaration – Initial Study