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HomeMy WebLinkAbout10/29/1991, 2 - MINOR SUBDIVISION MS 91-115 - CONSIDERATION OF SUBDIVISION HEARING OFFICER'S RECOMMENDATION TO APPROVE A TENTATIVE MAP CREATING TWO LOTS - WITH EXCEPTIONS TO LOT AREA, WIDTH AND DEPTH - FROM ONE LOT LOCATED BETWEEN GEORGE AND IRIS STREETS �II��uI�N���I�II�III�lllllll ".7 c MEETING DATE �pl�l1� Cl O Sdi1 LUIS OBISpO gob COUNCIL AGENDA REPORT ITEM NUMBER: FROM: Arnold Jonas, Community Development Director C PREPARED BY: Greg Smith, Associate Planne(?� SUBJECT: Minor Subdivision MS 91-115 - Consideration of Subdivision Hearing Officer's recommendation to approve a tentative map creating two lots - with exceptions to lot area, width and depth - from one lot located between George and Iris Streets between Ruth and Henry Streets. CAO RECOMMENDATION: Adopt a resolution approving the tentative map for Minor Subdivision MS 91-115, including exceptions, subject to findings and conditions. DISCUSSION: Back2round On September 6, 1991, the Subdivision Hearing Officer considered the proposed lot split, and recommended approval subject to the findings and conditions in the attached draft Council resolution. Minutes of the hearing are also attached. The project consists of dividing an existing 7500 square foot lot to create two 3750 square foot lots. Each lot would,accommodate one existing two-bedroom house, and each lot would have a 50-foot frontage on a dedicated City street. The tentative map is a vesting map, which means approval would 'lock in" development regulations and fee structures which were in effect at the time the application was certified complete (August 16, 1991). Each lot would involve exceptions to standards in the City's subdivision regulations: 3750 square foot area where 6000 square foot area is normally required, 75 foot lot depth where 90 foot is normally required, and 50 foot lot width where 60 foot is normally required. The Subdivision Regulations require Council approval of subdivisions which involve exceptions to subdivision standards. Since the proposed lots would have less area and less depth than normally required, the Hearing Officer's recommendation has been forwarded to the Council for final action. The Council recently approved a similar lot split one block northeast of the current project's site (MS 91-025, 1234 George Street; June 18, 1991). The Council initiated a study of the possibility of rezoning the vicinity from R-2 to R-1 at that time, and rezoning will be considered by the Planning Commission in January, 1992. MS 91-115 Page 2 Data Summary Address: 1139 Iris, 1136 George Owner/Subdivider: Evans and Johnston Representative: John Evans, Contract Survey and Design Zoning: R-2 General Plan: Medium Density Residential Environmental Status: Negative declaration approved by Director. Site Description The site is developed with two, two bedroom residences, one oriented toward each street. Two off-street parking spaces are provided with each residence, with driveway access to the respective street frontages. Tandem driveway parking is provided with the residence oriented toward Iris Street; a two-car garage is attached to the house facing George Street. Several mature trees are located on the site. The trees are not proposed to be removed. No other significant vegetation is located on the site. EVALUATION Exceptions to the standards in the Subdivision Regulations may be made subject to special findings intended to ensure that the public health, safety and welfare are protected, and to ensure that the exceptions are consistent with the intent of the regulations, and the General Plan. Staff has identified a number of issues relative to the exception requests, similar to those identified in the review of the recent, similar parcel map approval: 1. Consistency with General Plan and Zoning The proposed lots are developed in accordance with current standards in the Zoning Regulations, and consistent with the density specified in the General Plan. Development would continue to be consistent after the proposed subdivision. 2. Lot Size Standards As noted above, the subdivider proposes exceptions to normal lot area, width, and depth requirements. One purpose of the lot standards is to promote efficient subdivision layout in terms of utility and street services. Staff believes this consideration is less important in the case of this subdivision, since: - Small lot or double frontage subdivisions would normally be considered inefficient, due to the extra paving and utility infrastructure required. Because of the extent and patterns of.development in the vicinity, however, it is unlikely that there will be any changes to those systems in this neighborhood for the foreseeable future. - Because of the R-2 zoning on this lot, each of the small lots could support a two- J-z MS 91-115 Page 3 bedroom unit, required parking, and appropriate open space. 3. Cumulative Effects As noted in more detail in the initial study, there have been eight similar lot splits in the neighborhood which pre-date current subdivision standards, in addition to the recent MS 91- 025. There may also be as many as two dozen similar projects city-wide in the future, if the current project were to serve as a precedent. It is difficult to predict what the cumulative effects of such projects would be, but staff believes that there would be a shift in ownership vs. rental housing. New opportunities would be created for up to several dozen owner-occupied, two-bedroom houses. The price of such units is difficult to predict, but would likely be slightly higher than that of a similarly sized condominium unit, and slightly lower than that of a similar house on a larger lot. Opportunities for rental housing units would decrease, to the extent that ownership opportunities increased. Since rental housing units are affordable to a greater number of households than are owner-occupied units,.other factors being equal, the net result would be a decrease in the number of households which could afford to live in the City. The Land Use and Housing Elements of the General Plan encourage provision of both ownership and rental housing units in all price ranges; neither is given a priority over the other. Other likely cumulative effects: better property maintenance; slightly increased property tax revenue; more demolition of existing structures to facilitate subdivisions. Staff concludes that the conversion of several units per year - the likely cumulative result of approving this subdivision - will not significantly affect the availability of affordable rental housing in the City.The site is developed with two, two bedroom residences, one oriented toward each street. Two off-street parking spaces are provided with each residence, with driveway access to the respective street frontages. Tandem driveway parking is provided with the residence oriented toward Iris Street; a two-car garage is attached to the house facing George Street. Several mature trees are located on the site. The trees are not proposed to be removed. No other significant vegetation is located on the site. CONCURRENCES The attached draft resolution reflects the findings and conditions recommended by the Hearing Officer. The conditions and ordinance requirements listed in the resolution reflect the recommendations and requirements noted by other City departments. FISCAL IMPACT No significant impacts are expected on City costs or revenues. (Note: The fact that the subdivider has filed for approval as a "vesting map" means that the final map will be processed under our 'old" fee schedule, in accordance with State requirements. The fees collected will be several hundred dollars less than if processed under the revised fee schedule.) 402-3 MS 91-115 Page 4 ALTERNATIVES The Council may deny the proposed subdivision; a draft resolution incorporating possible findings is attached. The Council may not continue the proposed subdivision, due to State Map Act deadlines, unless the subdivider consents to the continuance. RECOMMENDATION Staff recommends the Council adopt the attached draft resolution, approving the tentative map for Minor Subdivision MS 91-115, including exceptions to lot area, width, and depth, subject to the findings, conditions and code requirements recommended by the Hearing Officer. Attachments: Draft Resolutions for approval, denial Vicinity Map Tentative Map Subdivider's Statement Subdivision Hearing Minutes Initial Study ER 28-91 gtsd:MS91115C.wp RESOLUTION NO. (1991 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING THE VESTING TENTATIVE MAP FOR MINOR SUBDIVISION NO. MS 91-115 LOCATED AT 1139 IRIS STREET AND 1136 GEORGE 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 vesting tentative map of Minor Subdivision MS 91-115 and the Community Development Director' s recommendations, staff recommendations, and reports thereof, makes the following findings: 1. The design of the subdivision is consistent with the general plan. 2 . The site is physically suited for the type and density of development allowed in the R-2 zone. 3 . The design of the subdivision is 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 will not conflict with easements for access .through (or use of property within) the proposed subdivision. 5. The City Council has determined that the proposed subdivision will not have a significant effect on the environment and approves the negative declaration filed by the Community Development Director. SECTION 2 . Exceptions. Approval of exceptions to allow lot area of 3 , 750 square feet where a minimum lot area of 6000 square feet is normally required; lot depth of 75. feet where a minimum of 90 feet is normally required; and a lot width of 50 feet where 60 feet is normally required are hereby approved, based on the following findings: Resolution No. (1991 Series) Minor Subdivision 91-115 Page 2 1. The property is such a size and shape that it is undesirable to conform to the strict application of lot area and dimension standards. 2 . The exceptions will not be detrimental to the public health, safety, or welfare, nor will they be injurious to other properties in the vicinity. 3 . The cost to the subdivider of strict compliance with the standards is not the sole reason for granting the exceptions. 4 . Granting the requested exceptions is consistent with the intent and purposes of the Subdivision Regulations, and is consistent with the General Plan. SECTION 3 . Conditions. The approval of the vesting tentative map for MS 91-115 is subject to the following conditions: 1. Subdivider shall submit a final map to the city for review, approval and recordation. The map shall be prepared by, or under the supervision of, a registered civil engineer or licensed land surveyor. 2 . Subdivider shall provide individual electrical, cable television, and natural gas services and metering for each unit to the approval of affected public utility agencies and the City Engineer. 3 . Subdivider shall provide individual water services and sewer connections for each lot, to the approval of the City Engineer. SECTION 4 . Code Reouirements. The following represent standard requirements required by various codes, ordinances, and policies of the City of San' Luis Obispo, but are not limited to the following: 1. Subdivider shall abandon all utility services which cross the newly created property line, to the approval of the Chief Building Official, or provide appropriate easements to the approval of the Chief Building Official and City Resolution No. (1991 Series) Minor Subdivision 91-115 Page 3 Engineer. 2. Subdivider shall provide an easement for existing private storm drain across Lot 1. 3 . Lot corners shall be staked by a registered civil engineer or licensed land surveyor. 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 , 1991. Mayor ATTEST: City Clerk Resolution No. (1991 Series) Minor Subdivision 91-115 Page 4 APPROVED: ity Adm'nistrative Officer t to ney Community De opment Director -O RESOLUTION NO. (1991 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING TENTATIVE MINOR SUBDIVISION NO. MS 91-115 LOCATED AT 1139 IRIS STREET AND 1136 GEORGE STREET BE IT RESOLVED by the Council of the City of San Luis Obispo to deny the tentative map for Minor subdivision MS 91- 115, based on the following findings: SECTION 1. Findings. That this council, after consideration of the tentative map of Minor Subdivision MS 91- 115 and the Community Development Director' s recommendations, staff recommendations, and reports thereof, makes the following findings: 1. The site is not physically suited for the type and density of development allowed in the R-2 zone. 2. The proposed parcels would not meet the minimum standards established by the Subdivision Regulations for lot area, lot width, or lot depth. 3 . Approval of exceptions to the standards noted above would not be consistent with the intent of the Subdivision Regulations as stated in Section 16. 04 . 020 of the Municipal Code. SECTION 2 . 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 , 1991. �- 9 Resolution No. (1991 Series) Minor Subdivision 91-115 Page 2 Mayor ATTEST: City Clerk APPROVED: City Admi istrative Officer tt ney Community Dev to ment Director -l0 ®==P® •,� 0 t � : hMIlf•y _ �* � i Rloq•ro Re2oS �!rs .. 4•�. it LtillO iiN a!1 y. a� Oart� tar ••snr y ,�4t« �� ° ' O L F - too •: a,' �� dl 1 16 Ct 1T''� •�}'t:+!••J `gyp• o , V 3' sit .� w. Ift op Ale 44 , ya _v O V YyOp Ole O \rI • �j. � en,!1 ii.t r.ki VLrrT +.•u •L 1 'V VLW,1 .+,e,i, rt e.ml VICINITY MAP NORTH _- M 21.1 i ad �ul E7 >2 y � U.1 o 3 all 06 zy` ' - r tY I JCI�OIa�-• ' 'I J w � 9`O�Y 6jy .. Af 4 2 y Z < a'L57 ' SH n0 C �r OvaII'ACep/ .CON ' Ap� p � I I Z —t--- - ---II— v �'i SSI - I � Vesting Tentative Parcal Map 's SLO-91-1 15 SUBDIVIDER'S STATEMENT Similar Subdivisions On June 18, 1991, the San Luis Obispo City Council voted unanimously to approve Minor Subdivision MS 91-025, a tentative parcel map creating two lots- with exceptions to lot area, width and depth- from one R-2 lot located between George and Iris Streets. Some of their findings were: The design of the subdivision is consistant with the general plan. The site is physically suited for the type and density of development allowed in the R-2 zone. The Planning Staff concluded that the approval of Minor Subdivision MS 91-025 would likely lead to the future conversion of other similiar lots and that similiar subdivisions may be appropriate for other properties in the immediate vicinity. We believe that.Minor Subdivision MS 91 -115 is a similiar and appropriate subdivision. Site Description and Project Background The site, at 1 136 George Street and 1 139 Iris Street, is an existing 7,500 square foot R-2 lot, developed with two, two bedroom residences, one oriented toward each street. Two paved parking spaces are provided with each residence, with a driveway access to the respective street frontages. A garage is provided with the residence oriented toward George Street. Several mature trees are located on the site. The trees are not proposed to be removed. No other significant vegetation is located on the site. This entire neighborhood is unique in the City of San Luis Obispo, in that all the lots were created as multiple frontage lots. �-/3 Subdivision Benefits The present neighborhood lot configuration only encourages rental investment, while smaller subdivided lots would create new opportunities for lower-cost owner-occupied housing. The modification would increase public health, safety and welfare by decreasing traffic- a result of locating families where multiple, unrelated renters now dwell. Better property maintenance and general appearance would also result. Summary of Requested Exceptions Because the property is such a size and shape that it is undesirable to conform to the strict application of lot area and dimension standards, the following exceptions are requested: Approval to allow a lot area of 3,750 square feet where a minimum lot area of 6,000 square feet is normally required; and a lot depth of 75 feet where a minimum of 90 feet is normally required; and a lot width of 50 feet where 60 feet is normally required. 01_ 7 DIRECTOR'S SUBDIVISION HEARING - MINUTES Friday, September 6, 1991 1136 George Street Minor Subdivision MS 91-115. Consideration of a tentative map creating two lots from one lot, with exceptions to lot area and lot depth. Evans and Johnston, subdividers. Whitney McIlvaine presented the staff report, recommending approval of the subdivision subject to appropriate findings and conditions. The public hearing was opened. John Evans, subdivider, pointed out the similarity between this proposal and the recently approved lot split MS 91-025, and requested approval of the tentative map. Berkeley Johnston, subdivider, noted the lack of affordable starter homes in the community, and stated that approval of the lot split would make two 'such homes available. The public hearing was closed. Ren Bruce noted that the final action on the tentative map must be taken by the City Council, since exceptions to the Subdivision Regulations are requested. He recommended that the Council approve the tentative map for Minor Subdivision MS 91-025, subject to the findings, conditions and code requirements contained in the attached draft Council Resolution. city of san lues oBispo l� INITIAL STUDY OF ENVIRONMENTAL IMPACT SITE LOCATION 001 14- NO. P1ROD CT DESCRI ON l APPLICANT v• �^ STAFF RECOMMENDATION: NEGATIVE DECLARATION MITIGATION INCLUDED EXPANDED INITIAL STUDY REOWRE ENVIRONMENTAL IMPACT REPORT REQUIRED PREPARED BY S DAT COMMUNITY DEVELOPM T DIRECTOR'S A7 ION. DATE g! 1 SUMMARY OF INITIAL STUDY FINDINGS I.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING If.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS A. COMMUNITY PLANS AND GOALS ........................................ B. POPULATION DISTRIBUTION AND GROWTH.......................................... C. LAND USE ....................................................................... D. TRANSPORTATION AND CIRCULATION .............................................. E. PUBLIC SERVICES ................................................................ F. UTILITIES........................................................................ G. NOISE LEVELS ................................................................... H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS .................... I. AIR QUALITY AND WIND CONDITIONS............................................... J. SURFACE WATER FLOW AND QUALITY .............................................. KPLANT LIFE'...................................................................... LANIMAL LIFE...................................................................... M. ARCHAEOLOGICALIHISTORICAL ................................................... N. AESTHETIC ......................................:............................... O O. ENERGYIRESOURCE USE .......................................................... P. OTHER .......................................................................... III.STAFF RECOMMENDATION 'SEE ATTACHED REPORT I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING The project consists of dividing an existing 7500 square foot lot to create two 3750 square foot lots. Each lot would have a 50- foot frontage on a dedicated city street. Each lot would involve exceptions to standards in the city's subdivision regulations: 3750 square foot area where 6000 square foot area is normally required, 75 foot lot depth where 90 foot is normally required, and 50 foot lot width where 60 feet is normally required. The site is developed with two, two bedroom residences, one oriented toward . each street. Two off-street parking spaces are provided with each residence, with driveway access to the respective street frontages. Tandem driveway parking is provided with the residence oriented toward Iris Street; a two-car garage is attached to the house facing George Street. Several mature trees are located on the site. The trees are not proposed to be removed. No other significant vegetation is located on the site. The project site is one of approximately 30 double frontage, 150 foot deep lots in the neighborhood. ' Of the original number, approximately 8 have were split in a manner similar to the proposed project, prior to adoption of current subdivision standards in the mid-1950 ' s. Approximately 8 of the original lots have been combined or resubdivided to accommodate development of commonly- owned lots, leaving approximately 14 lots similar to the project site. Of the fourteen lots still in the original configuration, roughly half have been developed with two houses, as is the case with the project site. There are 9 additional lots similarly situated between Rachel and Swazey Streets in a separate nearby subdivision, and there are two locations where double frontage lots occur with one frontage on a limited-access road. Otherwise, there are no other areas in the city where a double-frontage lot pattern occurs. A lot split similar to this project was recently approved by the city (Minor Subdivision MS 91-025, ER 20-91) . Thus, in reviewing cumulative impacts of the project, this initial study will assume that ultimately, as many as two dozen similar projects may occur. II. POTENTIAL IMPACT REVIEW A. COMMUNITY PLANS AND GOALS The new lots would not meet standards for minimum lot area or depth, as specified in the city's Subdivision Regulations. Existing development, as well as likely future development, would comply with all other city development standards, and would comply with General Plan policies for density of residential development in Medium Density Residential districts. As noted above, up to two dozen similar projects may occur. It does not appear that even that number of projects would constitute a significant adverse impact in terms of consistency with the city's adopted plans and goals. The neighborhoods where the projects would occur is substantially developed, and it will not be feasible to replace roads and other infrastructure with more efficient layouts in the foreseeable future. Two dozen similar projects would result in the gradual shifting of up to four dozen residential units from rental status to owner occupancy, and a likely reduction in the number of families to which the units would be affordable. The Housing Element includes a goal of "Maintaining a stock of housing types to meet the needs of renters and buyers at all income levels" , and there are no specific policies favoring rental versus owner-occupied housing. Evaluation: No significant conflict with adopted plans and goals will occur, either as a result of this project or as . a cumulative result of similar projects. F. UTILITIES Individual utility services will be required for each of the two lots. Existing utility main lines are adequate. No significant effect will occur. O. ENERGY/RESOURCE USE The city's reliable supply of water from all sources is less than the typical demand, and the city has imposed mandatory water conservation and construction allocation regulations in an effort to mitigate the effects of the demand/supply imbalance. However, the proposed project will not affect the amount of water consumed, since the project site is already fully developed. III. STAFF RECOMMENDATION No significant adverse effect will occur. A negative declaration should be adopted.