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HomeMy WebLinkAbout01/15/1991, 4 - CONSIDERATION OF A TENETATIVE MAP CREATING THREE LOSTS FROM THE TWO ON THE EASTERN SIDE OF LAWTON STREET BETWEEN MITCHELL DRIVE AND CAUDILL ST (MS 90-286)mn�i�H►�Illlllf �I� ►��u�����ll City Of san LUIS OBISPO COUNCIL AGENDA REPORT FROM: Arnold Jonas, Community Development Director PREPARED BY: Whitney McIlvaine, Assistant Planner SUBJECT: Consideration of a Tentative Map creating three lots from two on the eastern side of Lawton Street between Mitchell Drive and Caudill Street (MS 90 -286). SUMMARY RECOMMENDATION Adopt a resolution approving the tentative map with an exception to the lot depth requirement subject to findings, conditions, and code requirements. DISCUSSION Backcround Subdivision regulations require the Council to consider "any request for exception, and the recommendation on such request, at the same time as the council considers the tentative map and shall grant, conditionally grant, or deny the request." (Section 16.48.060) This subdivision involves a request for exception to the required lot dimensions established by the subdivision regulations. The subdivision regulations require lots to have a minimum depth of 90 feet. The proposed subdivision is a flag lot subdivsion, and meeting the 90 foot lot depth requirement for all three proposed parcels would result in an awkward configuration. The proposed subdivision meets or exceeds all other design requirements of the subdivsion regulations and is consistent with the general plan and zoning regulations. Data Summary Address: 2572 and 2574 Lawton Street Subdivider: Jerry and Janet Veith Representative: Joe Boud Zoning: R -1 General Plan: Low Density Residential Environmental Review Status: Negative Declaration approved by the Community Development Department Director on November 29, 1990. Action Deadline: June 7, 1991 Site Description The site is currently divided into two parcels (see the attached vicinity map). The rear parcel is non - conforming because it does not front on a street and has no guarantee of access. The front parcel has a flag lot configuration. Together they cover i ���naibui�illlll�l�►� ���l city of San tins OBIspo COUNCIL AGENDA REPORT MS 90 -286 Page 2 approximately 29,600 square feet of area. The maximum density allowed for a site this size in an R -1 zone is 4 units, if not divided into lots. The site is relatively flat, sloping slightly to the northeast. A natural drainage channel crosses proposed parcel three at the eastern end of the subdivision. There are two apricot trees on site which are proposed to be removed. The only other significant vegetation are riparian shrubs along the drainage channel. Two small wood frame houses and a separate garage /storage structure are currently on the site. These would also be removed since they cross the new lot lines and would preclude access to the new lots. (An appeal of ARC action taken on the demolition requests is also on this agenda.) The site is surrounded by low density residential development in a well - established, older neighborhood. Consequences of Not Taking the Recommended Action If the council does not grant an exception to the lot depth requirement, the two existing parcels would remain in their present configuration, or could be reconfigured through a lot line adjustment. citizen Participation Two letters (attached) were submitted from and on behalf of adjacent neighbors. They address parking, privacy, and overlook concerns as well as landscaping and maintenance of the panhandle portion of lot 1, and compatibility with the existing neighborhood. Kristin Todd, of 2646 Lawton Street, was present at the Director's Subdivision Hearing to voice her concerns regarding these issues. Staff has also received numerous calls from surrounding neighbors expressing concerns similar to those listed above. Project Evaluation The proposed flag lot subdivision represents an improvement over the existing situation in that all parcels would have a guarantee of access. The rear parcel is currently "landlocked ". This subdivision would provide a common driveway to serve all 3 new parcels. The subdivision meets all zoning and subdivision requirements except the requirement that parcels be a minimum of 90 feet deep. This standard, along with other site dimension standards, was u -a iiIN011111�1I�I��I��� IIIIIII" city Of san tuts OBISPO COUNCIL AGENDA REPORT MS 90 -286 Page 3 established to ensure adequate area for building and parking, useable open space, and privacy in residential development. It allows for front and rear yards typical of traditional residential neighborhoods. These standards are regularly waived in planned developments in order to achieve a more efficient /functional land use pattern. (Because this parcel is less than 1 acre in size, it could not qualify for a "planned development" designation under current zoning regulations.) Flag lots (deep lots) do not fit the traditional parcel configuration for which the lot dimension standards were established. Therefore, staff feels it is not appropriate to hold deep lot subdivisions to these same standards. It is appropriate, however, to require lots to be configured in a way that meets the intent of the lot dimension standards and allows for future site development that is compatible with the surrounding neighborhood. As designed, parcels 1 and 3 of this subdivision include constraints on future site development. Parcel 1 (8770 square feet) has an unbuildable "tail ", leaving a 5400 square foot rectangular area for development. Parcel 3 has a natural drainage channel running across it, which carries storm water run off from other nearby parcels as well as from the project site. As a condition of approval the subdivider will be required to dedicate an easement over the drainage swale and grant a general right of access over parcel 3 to the channel. This will effectively limit the developable area on parcel 3 to approximately 3700 square feet. ( "Developable" areas must also accomodate required setbacks and coverage limitations.) To better ensure that development of these parcels will be compatible with the surrounding neighborhood and sensitive to the concerns of adjacent neighbors, a condition is recommended which would designate all 3 parcels as "sensitive." thereby requiring architectural review of future site development. Staff also recommends that the subdividers grant an easement over a portion of parcel 1 (in the "tail" area) which would serve as a guest parking area for all 3 parcels. In this way guest and resident parking associated with future site development would not be likely to adversely impact the surrounding neighborhood. This would also alleviate some of the design constraints on individual lots. U =3 �����,��►►►�►IIIIIi�P° ���ilil city Of San LUIS OBISpo COUNCIL AGENDA REPORT MS 90 -286 Page 4 This parcel map was reviewed by the Subdivision Hearing Officer on December 21, 1990. The Hearing Officer recommended adoption of a resolution approving the tentative map and granting an exception to the lot depth requirement. Comments from other departments have been incorporated into the recommended conditions and code requirements. ALTERNATIVES 1. The council may deny the tentative map finding that the proposed map does not meet subdivision regulations. The two existing lots would remain in their present configuration. Property owners would still have the option of reconfiguring the parcels through a lot line adjustment. 2. The council may continue review of the tentative map with direction given to the applicant. RECOMMENDATION Adopt a resolution approving the tentative map for Minor Subdivision 90 -286 with the exception to the lot depth requirement and subject to the findings, conditions, and code requirements outlined in Resolution No. 1. Attachments: draft resolutions 1 & 2 vicinity map site plan initial environmental study letters from neighbors tentative map enclosed gm E:90- 286cc.wit 4 do I/ RESOLUTION NO. (1991 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO GRANTING APPROVAL OF TENTATIVE MAP FOR MINOR SUBDIVISION NO. 90 -286 LOCATED AT 2572 AND 2574 LAWTON 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 tentative map of Minor Subdivision No. 90 -286, and the Community Development Director's recommendations, staff recommendations and reports thereon, 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 the R -1 zone. 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 tentative map or the type of improvement will not conflict with easements for access through, or use of property within, the proposed subdivision. 5. Subdivision or further development of the site would not be feasible with the installation of a standard public street. 6. 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. SECTION 2. Exceptions. Approval of exception to required lot dimensions, based on the following findings: 1. The property to be divided is of such size and shape that it is impracticle and undesireable in this particular case to conform to the strict application of the subdivision regulations. U -5 Resolution No. (1991 Series) Page 2 2. The cost to the subdivider of strict or literal compliance with the regulations is not the sole reason for granting the modification. 3. Granting an exception to the lot depth requirement will not be detrimental to the public health, safety, and welfare, or be injurious to other properties in the vicinity. 4. Granting the exception to the lot depth requirement is in accord with the intent and purposes of subdivision and zoning regulations, and is consistent with the general plan. SECTION 3. Conditions. That the approval of the tentative map for Minor Subdivision No. 90 -286 be subject to the following conditions: 1. The subdivider shall submit a final map to the city for review, approval, and recordation. 2. The existing houses and garage shall be removed prior to final map approval. 3. The final map shall note that Parcels 1, 2, and 3 are determined to be sensitive sites, and that any new development on these lots shall require review and approval by the Architectural Review Commission prior to the issuance of building permits. New development shall be compatible with the scale and character of the surrounding neighborhood in terms of massing, architectural style, and height. 4. The subdivider shall submit a common driveway and guest parking area agreement to the Community Development Department staff for approval and recordation, consistent with the city's parking and driveway standards. The precise location of the common driveway easement shall be depicted on the final map. 5. Parcels 1, 2, and 3 shall be addressed as assigned by the Community Development Department. Addresses for all lots shall be posted at the street frontage to the approval of the Community Development Department. 6. Prior to approval of the final map, a hydraulic analysis shall be prepared by a registered civil engineer, indicating the impacts and effects of this development and future structures on the existing swale through Parcel 3. The analysis shall address the effects on downstream properties due to the added run -off from future improved surfaces and shall reflect the adequacy of the existing swale to handle the added drainage. 4-0 Resolution No. (1991 Series) Page 3 7. All boundary monuments and lot corners must 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 along with a 5 -1/4" computer floppy disk, containing the appropriate data for use in Autocad for geographic information system purposes. 8. The subdivider shall dedicate a 12' wide public sewer easement centered over the existing sewer main which crosses this property to the satisfaction of.the Utilities Engineer and the City Engineer. 9. The subdivider shall pay, to the city, the cost of materials for the required public fire hydrant to be located at the Lawton Street frontage, prior to recordation of the final map and issuance of any building permits. The city will install the hydrant. 10. The subdivider shall provide an easement in the "tail" area of Parcel 1 to serve all 3 parcels as a guest parking area. The precise location of the parking easement shall be depicted on the final map. The subdivider shall make the necessary improvements to develop this area for 4 parking spaces prior to recordation of the final map and to the approval of the Community Development Department. SECTION 4. Code Requirements. The following are required by city codes, but not all code requirements are listed: 1. Structures constructed on Parcels 1, 2, and 3 shall be equipped with automatic fire sprinkler systems. 2. Water acreage charges are required to be paid for Parcels 2 and 3, as determined by the City Engineeer. 3. Street trees shall be installed to city standards and to the satisfaction of the City Arborist. 4. 'The subdivider shall install individual sewer, water, and utility services for each parcel. New utilities shall be underground. 5. New lot corners shall be staked by a registered civil engineer or licensed land surveyor. 6. The subdivider shall pay park -in -lieu fees as determined by the Community Development Department prior to final map approval. 4 -? Resolution No. (1991 Series) Page 2 Mayor Ron Dunin ATTEST: City Clerk Pam Voges APPROVED: City Administrative Officer City Attorney Community Development Director APPROVED: 5;; ty A inistrative Officer ' y for ey Community Development Director gmE:ms90 -2e5 4 -IF RESOLUTION NO. (1991 SERIES) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING THE TENTATIVE.MAP FOR MINOR SUBDIVISION NO. 90 -286 LOCATED AT 2572 AND 2574 LAWTON 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 tentative map of Minor Subdivision No. 90 -286 and the Community Development Director's recommendations, staff recommendations and reports thereon, makes the following findings: 1. The design of the subdivision does not conform to the minimum lot depth standards of the city's Subdivision Regulations, and circumstances which would justify approval of exceptions do not exist. 2. The property to be divided is not of such size or shape, nor affected by such topographic conditions which make it impossible, impractical or undesirable to conform to the strict application of the Subdivision Regulations. SECTION 2. Action. The tentative parcel map for Minor Subdivision No. 90 -286 is hereby denied. on motion of AYES: NOES: ABSENT: , seconded by and on the following roll call vote: the foregoing resolution was passed and adopted this day of , 1991. u -9 Resolution No. (1991 Series) Page 2 Mayor Ron Dunin ATTEST: City Clerk Pam Voges APPROVED: City Administrative Officer City Attorney Community Development Director APPROVED: City Ad inistrative Officer ry/i(ttc#n�/ Community Development Director 0 CAUDILL 0 of tr 0- 00 0 Cr 0? 0 OW" 00 Oor _.1 __ 4 .4 T-- 7.1 0 1 Q 1.0 01 -8 *L " "1 1"1 STREET 10 0 zi E— 1"I 0 0 O l 0 0 G . 0 u 0 0 I.-On 0. 0 0 10 0 2 Ran Pi 6"A -?z 0 cl 0 04151 0 10:0000!0000 1 1B 1PI .0- 0 MITCHELL DRIVE I F 010 0 0:0 0 4W 0 1A 67 0 0 01 0 0 Lj 3 0 FO 0 .0 All 0 0 0,0:0 0 0 0:,....L, 0 0!0 0 0 0 0 0 0 6A 14& 4." 1 -m i A'. ... LAWRENCE F DRIVE i 4--.4w J.m I I � I "s , "'� "I I j I am, I "s Wv "I W "T me 9 0 84 0 : (b 0 0 C; 0. 0'0 0. 0 0041 -�0 10 010.nlo 0 -0 v VICINITY MAP MS 90-286 2572 and 2574 Lawton Ran Pi 6"A -?z MS 90-286 2572 and 2574 Lawton � | | | !2{ k _ � J \| tx/} . A : . : \'\ �, \ 77. w \ m � / � . . -- 2 §�B I. . \ ji ■ ! � l•7, z 1V ZINC- 2E § « IL o �| � a E! 2�K ' �;7• w; w �7 Lu | 2 . 2 \ }kk |j!! w_��; « -�■ | ^); o- © � ; @■ w)s �.3 §� ■, .J &g Ja ola N1 ■| � e z v > k ■ .� 0 z a « ■ v � « CL city of San LUIS OBISPO =mom i INITIAL STUDY OF ENVIRONMENTAL IMPACT SITE LOCATION �i`/ �y !� L/V V 1i l �T Ly� 1 f ' APPLICATION NO. Lr . PROJECT DESCRIPTION : ULLIIY i�T'N I'f �. �� `CJ �1.` �•i�c • I j' �I 1�• . �;� {� ��iai r,f ; APPLICANT J�; v,, j V[{ 11N STAFF RECOMMENDATION: NEGATIVE DECLARATION MITIGATION INCLUDED EXPANDED INITIAL STUDY REQUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED , ' l• 1 ' PREPARED BY DATE COMMUNITY DEVELOPMENT DIRECTOR'S ACTION DATE I� t4axvf, SUMMARY OF INITIAL STUDY FINDINGS 1. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING II. POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS A. COMMUNITY PLANS AND GOALS .................... ............................... 1 r E N1 ' B. POPULATION DISTRIBUTION AND GROWTH ........... ............................... `s C. LAND USE ........................................ ............................... r iy r I D. TRANSPORTATION AND CIRCULATION ............... ............................... C E. PUBLIC SERVICES ................................. ............................... F. UTILITIES ......................................... ............................... lII � G. NOISE LEVELS .................................... ............................... H. GEOLOGIC & SEISMIC HAZARDS & TOPOGRAPHIC MODIFICATIONS .................... I. AIR QUALITY AND WIND CONDITIONS ................................................ J. SURFACE WATER FLOW AND QUALITY ............... ............................... ' V� K. PLANT LIFE ....................................... ............................... In „• L. ANIMAL LIFE ...................................... ............................... M. ARCHAEOLOGICAL /HISTORICAL .................... ............................... N. AESTHETIC ....................................... ............................... �•� ^IV�'!� 0. ENERGY/RESOURCE USE ....... ................... ............................... P. OTHER ........................................... ............................... III. STAFF RECOMMENDATION I 1 � �•`( 'SEE ATTACHED REPORT sa-es ER 37 -90 Page 1 I. Description of the Project and Environmental Setting The project involves a deep lot subdivision in an R -1 neighborhood. It would divide two existing parcels into three parcels and meets all the minimum standards for a deep lot subdivision. The project requires the demolition of two wood frame houses and the removal of two apricot trees. The site is currently developed with the two houses noted above. The site is relatively flat, sloping slightly to the northeast. A natural drainage channel bisects parcel three at the eastern end of the proposed subdivision. There is no significant vegetation on site. II. Potential Impact Review F. Utilities At present, the City is experiencing a critical water shortage, and has adopted the Water Allocation Regulations to ensure that increased water use by new development and land use changes does not jeopardize adequate water service to current and new customers. Section 17.89.030 of the regulations states that a water allocation shall be required to: "obtain a connection to the city water system for a structure or facility not previously connected; change the use of land or buildings, whether or not a construction permit is also required; obtain a construction permit." Housing proposed as a result of this subdivision will be required to obtain a water. allocation. To receive an allocation, applicants will have to provide water offsets through retrofitting the plumbing of existing structures to save at least twice as much water annually as the projected demand. Significant Impact: None. Compliance with the provisions of the Water Allocation Regulations are adequate to mitigate the effects of increased water demand. L+,W, I Y RECEIVED DECEMBER 14,1990 cey m San Luis Uo soo DKRISTIN E. TODD AND THOMAS H. SCOPIN Community Oevewr mn- 2646 LAWTON, SAN LUIS OBISPO, CA. 93401 TO: CITY OF SLO DIRECTOR'S SUBDIVISION HEARING RE: FILE NO. MS90 -286 TO WHOM IT MAY CONCERN: WE ARE THE PROPERTY OWNERS AT 2646 LAWTON, THE LOT ADJACENT TO THE FLAG END OF PROPOSED PARCEL 1. THE CURRENT PROPOSAL CALLS FOR A DRIVEWAY TO BE CREATED ALONG THE NORTH END OF THE PROPERTY ALONG SIDE OF OUR HOME. THIS DRIVE WOULD ACCOMODATE ACCESS TO THREE PROPOSED HOMES TO BE BUILT. WE ARE CONCERNED ABOUT THIS PROJECT AND WISH TO ENSURE THE FOLLOWING ISSUES BE RESOLVED: 1. DISCREET SIGNS SHOULD BE POSTED NOTING THAT THIS IS A PRIVATE DRIVE ONLY. 2. PARKING ALONG THIS DRIVE MUST BE RESTRICTED TO THE OWNERS AND GUESTS OF THE NEW HOMES ONLY. a. RANG SHOULD BE ALLOWED ONLY IN PARALLEL TO THE DRIVE AND AS CLOSE TO PARCEL 1 AS POSSIBLE. SIGNS SHOULD BE POSTED AND ENFORCEMENT ALLOWED TO PREVENT USE OF THIS AREA BY OVER FLOW FROM OTHER LAWTON ST. PARKING. b. UNDER NO CIRCUMSTANCES PARKING LOT BE ESTABLISHED AND SHOULD BE AS FAR AWAY FROM THE AS POSSIBLE. SHALL A CONCRETE/PERMANENT ANY OTHER PARKING ARRANGEMENT HOME ON 2646 LAWTON PROPERTY c. TO PREVENT CONFUSION, A NEW CURB SHOULD BE INSTALLED ACROSS THE CURRENTLY EXISTING DRIVEWAY ON LAWTON ST. AND THE ONLY VEHICLE ENTRANCE TO THE AREA SHOULD BE THROUGH THE NEW PROPOSED DRIVEWAY ALONG THE NORTH END OF THE PROPERTY. (SEE ALSO LANDSCAPING BELOW). LEGITIMATE PARKERS CAN THEN TURN OFF THE DRIVE FURTHER DOWN THE ROAD TO PARK PARALLEL. C. NEW HOME OWNERS SHOULD BE ENCOURAGED TO PARK VEHICLES IN FRONT OF THEIR OWN PROPERTY AND ONLY USE THE EXCESS AREA WHEN ABSOLUTELY NECESSARY. A GUARANTEE OF SOME TYPE IS REQUESTED THAT VEHICLES WILL NOT BE STORED IN THIS AREA. e.SHOULD THE ABOVE REQUESTS BE REJECTED, THEN A SOUND. LIGHT AND SIGHT BARRIER SHOULD BE INSTALLED WHICH PROTECTS THE RESIDENTS OF 2646 LAWTON FROM THE NUISANCES CAUSED BY PARKING VEHICLES. L4 CC;rIPnTIBLE W- ZU E`;ISTi dC; 1F. 111 EVENT THF,T THESE .�-W HOI MI.-" TWO STORY K4�NGS, WE REQUEST THAT WE,T00, BE GRANTED, IN WRITING A1•iD Ifv PERPETUITY. THE RIGHT TO BUILD A TWO `TORY ADDITION OR STRUCTURE ON OUR HOME AT 2646 LAWTON. IF, THESE STRUCTURES ARE PRESENTED AS ANYTHING OTHER THAN THREE ONE FAMILY STRUCTURES, WE WILL OBJECT MOST STRENUOUSLY. 4. TREES A THE NEW DRIVE IS APPROXIMATELY 300 Fr ND WE REQUEST THAT, ALTHOUGH IT IS A DRIVE NOT A STREET, THAT THE SAME TREE TO 35 FT. OF STREET RATIO BE REQUIRED ALONG THIS DRIVE. THE DEAD ZONE AREA AS VIEWED FROM LAWTON ST., CREATED BETWEEN THE NEW DRIVE AND THE PROPERTY ON 2646 LAWTON. NEEDS TO BE LANDSCAPED IN SOME WAY COMENSURA.TE WITH BOTH DROUGHT CONDITIONS AND THE EXISTING NEIGHBORHOOD. THIS AREA MUST BE CARE R . TREES, HEDGES OR SOME FORM 07 LANDSCAPE SE N IS SUGGESTED AS A VIABLE SOLUTION. AGAIN, WE EMPHASIZE THAT THIS NOT BE ALLOWED TO REMAIN AN SECONDARY ACCESS TO THE REAR PROPERTIES. (SEE PARKING ABOVE). THANK YOU FOR YOUR TIME AND CONSIDERATION IN THESE MATTERS. IT IS OUR PLAN TO BE PRESENT AT YOUR HEARING ON 12/21/1990, BUT IF NOT, PLEASE CONSIDER THIS LETTER IN OUR ABSENCE. 40.16 RECEIVED QEC 9 No Los UDLVQ �'mwOm' De vIOOIOerr 24010 Ranchito del Rio Court Salinas, CA 93908 December 17, 1990 Community Development Department City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93403 -8100 ATTENTION: Whitney McIlvaine Dear Ms McIlvaine: I'm writing this letter on behalf of my mother Mrs. Dorothy rsen of 516 Mitchell i She would like to empress upon TFe. Community Development Department her deep concerns on the proposed minor subdivision No. 90 -286. The following are items to be included in the public record: - water conservation - most important view obstruction - the beautiful view of Obispo would be lost - noise pollution - recordings should be echo zone the hills of San Luis forever made for this possible - parking congestion - alleged parking on Lawton and next to existing home already indicates space two small to allow for normal front -of -house parking spaces One assumes the Community Development Department will consider those whose homes will be affected by the proposal. My mother has been in her home since the day Pearl Harbor was bombed. To this date she has enjoyed her backyard. Beyond has been an open space and should remain SO. Very truly yours, Judith Ann Collins for Dorothy L. Petersen (homeowner) q or / 67 P.S. If building is allowed to happen, negotiations for the following should be made with the developer: - a buffer zone (small tress and /or shrubs) - building block fencing completely surrounding the area Some discrepancy have been noted: - Letters to surrounding homeowners date hearing for December 21; posted public hearing date is December 17 (called to attention of Community Development Department December 14) - Map of No. 90 -286 is incorrectly labeled - Mitchell Drive is listed as Caudill RECEIVED z: Iq Cny Of San Luis uo"M Camwnity Developmen- MEMO TO: Community Development Department City of San Luis Obispo 990 Palm Street 'YO-3 San Luis Obispo, CA 939.9-0-8100 ATTENTION: Whitney McIlvaine FROM: Judith Ann Collins SUBJECT: Map No. 90 -286 DATE: December 17, 1990 Addition to letter of December 17, 1990 from Judith Ann Collins writing for mother Dorothy L. Petersen for minor subdivision Map No. 90 -286 - area highlighted L4 -) P.S. If building is allowed to happen, negotiations for the following should be made with the developer: - nnly a1nnla atnw hmiaaa In *hnr *%MA nno env - a buffer zone (small tress and /or shrubs) - building block fencing completely surrounding the area Some discrepancy have been noted: - Letters to surrounding homeowners date hearing for December 21; posted public hearing date is December 17 (called to attention of Community Development Department December 19) - Map of No. 90 -286 is incorrectly labeled - Mitchell Drive is listed as Caudill - 2 - y .ar MEETING AGENDA o � DATE ITEM #-- d ❑ »:tUR. ' ❑ FWDUL %TrC RNEY ❑ flN DIR IRECTOR'S SUBDIVISION HEARING - MINUTES 770 aEwom ❑ POLIa m mcmmmm ❑ RBCDRL RIDAY DECEMBER 21, 1990 ❑ RFA FILE ❑ LML DDS T T CYP'lLC 2572 and 2574 Lakton Street. Minor Subdivision No. 90 -286; ti Consideration of a tentative parcel Ae, map to create three lots from two lots; R -1 zone; Jerry Veith, subdivider. Whitney McIlvaiiIe presented the staff report, indicating the subdivision is a, flag lot which meets all subdivision and zoning requirements, except for the required lot dimensions established by the Subdivision Regulations. Because the proposed subdivision is a flag lot, Ms.,McIlvaine explained that meeting the 90 -foot lot depth requireAp for all three proposed parcels is not really feasible. She noted that staff is recommending the Council approve the tentative map, subject to standard findings, conditions and code requirements, which she outlined. She explained that the only condition ;'.Which is not standard is the one which requires that all three rest ting 'Parcels be designated sensitive sites requiring architect�-al re ew for any future development. Ms. McIlvaine also noted that the city had received two letters from different adjacent property owners, expressing concerns with parking, view obstruction and maintenance of the panhandle portion of parcel 1. The public hearing was opened. Joe Boud, subdivider's representative, spoke in support of the request, and said he agreed with the staff - recommended conditions. He did feel that, pertaining to the view obstruction issue, the height differential between Mitchell Drive and this property is 7 feet, therefore, even a two -story structure would not obstruct any views from persons living on Mitchell Drive. Mr. Boud felt that the guest parking spaces should be parallel, since there is 150 feet of flag to deal with. Kristin Todd, 2646 Latwon Street, said she is also speaking for her grandmother who lives at 645 Caudill Street. She said her grandmother is concerned about the creek, and possible flooding because of flooding that has occurred in past rainy years. The property -is adjacent to parcel 3. She also has concerns with the noise at7time of construction. Ken Bruce asked her to explain the flooding issue. He noted that the city; would possibly be asking for some improvement to the creek, if this request is approved, in addition to requesting an easement;over_ the creek for maintenance purposes. P, E. 6 ED CITY COUNCIL SAN LUJS OBISPOy CA Page 2 Ms. Todd explained there is a creek which runs through parcel 3 and through the back end of her grandmother's lot. She said her grandmother's home floods during the rainy years, and her grandmother was concerned that additional development could make it worse. k Ms. Todd then explained her concerns with her property at 2646 Lawton Street which is adjacent to the tail -end of parcel 1. She had concerns with the preservation of the nature of the neighborhood, such as not turning it into a parking lot or pouring a lot of concrete. She would like to see the lawns and trees remain. She said she was under the impression that the city was requiring a parking lot, which she objects to. A more reasonable guest parking solution should be obtained. She felt that if parking is perpendicular to her house, car lights would be shining into her house, and she said she has an area where people could park at the back of her property, but she would discourage parking on the Lawton Street side. She also said she would like to prevent access into that area by just anyone; she doesn't want it turned into overflow parking for the neighborhood. She felt that access should be only through the new driveway, where the houses exist, and the old driveway abandoned. Ken Bruce explained that staff is recommendung four parking spaces be installed in that area, to serve as guest parking for people visiting the houses that will be built on the three new parcels. He felt it was the city staff's vision that the parking would be as far removed from the street as possible. He thought perpendicular spaces were being recommended, with some type of screening, such as a solid fence, to eliminate the problem of the headlights. He further noted that the subdivider is suggesting that parallel parking spaces might also work. The actual design of the parking has not yet been resolved. Whitney McIlvaine noted that the driveway in question is proposed to be abandoned, and the subdivider would install a new driveway on the other side of the property to replace it. Ms. Todd asked for the city's definition of the word abandon, and was told it would no longer be used and the frontage would be restored with curb, gutter and sidewalk. Ms. Todd also noted that she would like to see trees on the property, and said she would be willing to put them in herself, in order to screen her property. The public hearing was closed. Ken Bruce explained that since there is an exception to the Subdivision Regulations, he can only make a recommendation to the City Council, who is the only authorized body to approve exceptions to the Subdivision Regulations. He said his action is to recommend to the City Council, approval based on the staff - recommended I Page 3 findings, conditions and code requirements. He stated that he concurs with the environmental determination that was made. He noted that this item is tentatively scheduled for January 15,., 1991. Ax.. ti