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HomeMy WebLinkAboutPC-1052-2022 (SBDV-0781-2021 -- 1146 Farmhouse)RESOLUTION NO. PC- 1052-2022 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING A TENTATIVE PARCEL MAP TO CREATE TWO PARCELS FROM ONE EXISTING LOT (SLO 21-0025), WITH AN EXCEPTION FROM THE SUBDIVISION REGUALTIONTS FOR THE MINIMUM STREET FRONTAGE OF 0 FEET, WHERE 40 FEET IS NORMALLY REQUIRED, AND ASSOCIATED ADDENDUM TO THE ADOPTED SENN- GLICK IS/MND PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED FEBRUARY 9, 2022 (1146 FARMHOUSE, SBDV-0781-2021) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web based public hearing on February 9, 2022, pursuant to a proceeding instituted under SBDV-0781-2021, Farmhouse Development, LLC, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Planning Commission hereby grants final approval to the project (SBDV-0781-2021), based on the following findings: 1. The design of the tentative parcel map is consistent with the General Plan because the proposed subdivision is consistent with the development pattern established in the neighborhood and the resulting parcels allow for commercial development with sufficient access through a shared drive aisle. 2. The site is physically suited for the type of development allowed in the C-S zone, since the resulting parcels require minimal exceptions to the Subdivision Regulations and resulting development will be subject to consistency with the development standards of the Airport Area Specific Plan and Zoning Regulations. 3. The design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision since all resulting parcels will have adequate access from Farmhouse Road through a shared drive aisle. Resolution No. PC- 1052-22 1146 Farmhouse Road, SBDV-0781-2021 Page 2 4. 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 because the design will result in a more efficient use of the land. An exception is requested to use a shared access aisle for the new parcels rather than the creation of new driveways or illogical lot pattern configurations intended to simply conform to the lot frontage requirements. 5. The cost to the subdivider of strict or literal compliance with the regulations is not the sole reason for granting the modification, because other findings are made to support approval of the exceptions related to existing physical conditions of the project site such as the existing development on the site, and steep slopes along the east property line that are infeasible to accommodate a new drive aisle for the sole purposes of complying with the frontage requirements. 6. The modification will not be detrimental to the public health, safety, and welfare, or be injurious to other properties in the vicinity since the minor exception will provide for a shared driveway access rather than a new individual driveway, and there are several examples of similar subdivisions and development in the immediate vicinity. 7. Granting the modification is in accord with the intent and purposes of the Subdivision Regulations and is consistent with the General Plan because the exceptions are consistent with other properties in the vicinity and the project does not grant special privileges or modify allowable land uses within the existing C-S zoning district. SECTION 2. Environmental Review. In accordance with Section 15164 of the State CEQA Guidelines, the City of San Luis Obispo has determined that an Addendum to the Senn-Glick IS/MND is necessary to document minor changes that have occurred in the project description since the IS/MND was adopted. The Addendum is approved and no supplemental environmental document is required pursuant to Public Resources Code §21166 and State CEQA Guidelines Section 15162 because: 1. The minor change to the project consists of the subdivision of an existing parcel into two parcels and no development is currently proposed. Full build-out of the subject site would not exceed the underlying assumptions identified in the adopted Senn-Glick IS/MND, including maximum floor area and area of disturbance. 2. None of the following circumstances included in Section 15162 of the State CEQA Guidelines have occurred which require a subsequent environmental document: a. The project changes do not result in new or more severe environmental impacts. b. The circumstances under which the project is undertaken do not require major changes to the adopted Mitigated Negative Declaration. c. The modified project does not require any new mitigation measures and the Resolution No. PC- 1052-22 1146 Farmhouse Road, SBDV-0781-2021 Page 3 project will comply with all previously-adopted mitigation measures. SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The Planning Commission does hereby approve tentative parcel map SBDV-0781-2021, allowing a minor subdivision of one lot into two parcels at 1146 Farmhouse Road subject to the following conditions: Planning Division 1. All pertinent conditions, code requirements and mitigation measures applicable to this project site per the County of San Luis Obispo adopted Mitigated Negative Declaration (MND) (ED01-273) for the Senn/Glick Conditional Use Permit (D000366D), as well as the Final Environmental Impact Report (FEIR) for the Airport Area Specific Plan (AASP), and the MND for the East Airport Annexation (ANNX-2030-2018). A full-size sheet shall be included in working drawings submitted for a building permit that lists all mitigation measures applicable to the project approval as Sheet No. 2. Reference should be made in the margin of listed items as to where in plans requirements are addressed. 2. Prior to parcel map recordation, all affected parties must record an updated agreement governing the shared driveway access, to the satisfactory of the Community Development Director. 3. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located within 20 feet of the front property line and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. Engineering Division – Public Works/Community Development Department 4. The subdivision shall be recorded with a parcel map. The parcel map preparation and monumentation shall be in accordance with the City’s Subdivision Regulations, Engineering Standards, and the Subdivision Map Act. The parcel map shall use United States Customary Units in accordance with the current City Engineering Standards. Resolution No. PC- 1052-22 1146 Farmhouse Road, SBDV-0781-2021 Page 4 5. Plans submitted final parcel map recordation, shall demonstrate consistency with all requirements and engineering standards associated with the East Airport Pre- Annexation Agreement adopted on March 17, 2020 (ANNX-2030-2018). 6. The parcel map exhibits and legal descriptions shall be prepared by a California Licensed Land Surveyor or Civil Engineer authorized to practice land surveying. 7. If the scope of subdivision improvements does not include any public improvements on site and does not require the extension of public water, sewer, or storm drain mainlines, or the installation of street improvements, said improvements may be shown on the building plans with the requirement for a separate encroachment permit. Separate public improvement plans are not otherwise required where the scope of work within the public right-of-way or areas of dedications is limited to curb ramp, curb, gutter, sidewalk, bus stop upgrades, and driveway approach repairs or replacements, and for utility abandonments or new utility construction or connections. 8. A separate exhibit showing all existing public and private utilities shall be approved to the satisfaction of the Community Development Director and Public Works Director prior to recordation of the map. The utility plan shall include water, sewer, storm drains, site drainage, gas, electricity, telephone, cable TV, water wells, private waste disposal systems, and any utility company meters for each parcel if applicable. The relocation of any utility shall be completed with proper permits prior to recordation of the map. Utilities shall not cross proposed property lines unless located within suitable easements. Easements, if proposed, shall be shown on the parcel map or shall be recorded concurrently to the satisfaction of the Community Development Director, Public Works Director and serving utility companies. 9. Any easements including but not limited to provisions for all public and private utilities, access, grading, drainage, construction, common driveways, and maintenance of the same shall be shown on the parcel map and/or shall be recorded separately prior to map recordation if applicable. Said easements may be provided for in part or in total as blanket easements. 10. Any shared improvements or utilities shall include a maintenance agreement or other mechanism to clarify the maintenance responsibility between separate owner’s or a Property Owner’s Association. 11. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director prior to recordation of the map or shall be covered under a subdivision improvement surety. 12. Plans submitted for final parcel map recordation shall include and/or dedicate a ten-foot wide street tree easement and a ten-foot wide public utility easement Resolution No. PC- 1052-22 1146 Farmhouse Road, SBDV-0781-2021 Page 5 (P.U.E.) across the frontage of each lot, as needed. Said easement shall be adjacent to and contiguous with all public right-of-way lines bordering each lot. 13. The parcel map shall show and label all existing and proposed easements and dedications including the existing dedication(s) for Farmhouse Lane. 14. Unless otherwise allowed for deferral by the Community Development Director, separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall be served to each parcel to the satisfaction of the City and serving utility companies. A private sewer main may be proposed to the satisfaction of the Building Official, Utilities Engineer, and Public Works Director. Wire utilities to new/future structures shall be underground. 15. The parcel map submittal shall include a summary drainage report to clarify the existing and proposed drainage improvements, post-development drainage impacts, and any proposal or requirements for drainage system upgrades for the campus. 16. The developer/owner shall include an analysis of the drainage from the existing impervious surfaces and any existing designed and/or passive water quality treatment systems. The owner and engineer of record shall propose reasonable and readily achievable water quality upgrades to treat the existing run-off prior to discharge to the off-site receiving waters or stormdrain systems. The upgrades may include mechanical systems or filter inserts. These upgrades are not subject to the Post Construction Stormwater Regulations as promulgated by the Central Coast Water Board. The upgrades may require an O & M Manual and recorded agreement to maintain the improvements. 17. Unless otherwise approved by the Public Works Department, future access to Parcels 2 shall be through the common access easements across Parcels 1 rather than by direct access from Farmhouse Lane. Access rights shall be dedicated to the City along Farmhouse Lane except at approved driveway locations shown on the tentative map. 18. A separate notice of requirements shall be recorded in conjunction with the map to identify any specific development conditions that may pertain to the development or redevelopment of the proposed vacant or developed parcel. 19. A preliminary soils report is required in accordance with the Subdivision Map Act and the City of San Luis Obispo Subdivision Regulations. The report is required at the time of parcel map submittal and prior to map recordation. The report shall be referenced on the map in accordance with the City’s Subdivision Regulations and the Subdivision Map Act. Utilities Department Resolution No. PC- 1052-22 1146 Farmhouse Road, SBDV-0781-2021 Page 6 20. Water services are not permitted to serve development on multiple parcels. Plans submitted for a building permit shall identify separate domestic and landscape water meters shall be provided to each parcel in the proposed subdivision consistent with the City’s Municipal Code. 21. Plans submitted for a building permit shall identify an 8-inch recycled water main that must be placed within the public right of way and along the proposed frontage improvements. If there is an existing recycled water main that was installed prior to the property annexing into the City, the main can remain if it meets the City specifications and pressure ratings. 22. The subdivision is within the City’s Recycled Water Master Plan area, however the City’s recycled water distribution system may not be extended to Farmhouse Lane for a few years. Applicant shall design the irrigation system of future proposed projects to the standards described in the City’s Procedures for Recycled Water Use so that recycled water may be used for irrigation of the site’s landscape when it is available in the future. This includes providing the appropriate backflow prevention device on the project’s domestic water services. Fire Department 23. Plans submitted for parcel map recordation shall identify a dedicated minimum 20- foot-wide fire access easement to the rear lot. 24. Plans submitted for parcel map recordation shall identify a utility easement for the Fire lateral from the public way to the rear lot, to include a double backflow device with Fire Department connection within 20 feet of the public way. Due to the distance, on-site fire hydrants may be required, subject to the satisfaction of the Fire Marshal. Indemnification 25. The applicant shall defend, indemnify and hold 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 project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner Hopkins, seconded by Commissioner Kahn, and on the following roll call vote: Resolution No. PC- 1052-22 1146 Farmhouse Road, SBDV-0781-2021 Page 7 AYES: Commissioners Dandekar, Francis, Hopkins, Kahn, Wulkan and Chair Jorgensen NOES: None ABSENT: Vice Chair Quincey RECUSED: None The foregoing resolution was adopted this 9th day of February 2022. ____________________________________ Tyler Corey, Secretary Planning Commission