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Home My WebLink About2024 02 12 - Item 1. SBDV-0362-2023 (3160 Johnson)MINOR SUBDIVISION AGENDA REPORT FILE NUMBER: SBDV-0362-2023 FROM: Rachel Cohen, Senior Planner PROJECT ADDRESS: 3160 Johnson Avenue BY: Hannah Hanh, Associate Planner APPLICANT: Jordan Knauer REPRESENTATIVE: Matt Cebulla of Cebulla Associates Contact Hannah Hanh, Associate Planner at (805) 781-7432 or hhanh@slocity.org for more information. 1.0 PROJECT DESCRIPTION Jordan Knauer (Applicant) has applied for a Tentative Parcel Map (SBDV-0632-2023, flexible lot design subdivision) application to subdivide an existing 0.57-acre lot at 3160 Johnson Avenue in the Low-Density (R-1) Zone (Figure 1 – Project Site). The project would create four (4) parcels, ranging from 6,092 to 6,653 square feet in size, for single-family residential development (Attachment B – Tentative Parcel Map, Attachment C – Project Plans). A common easement is proposed for the shared access, driveway, utilities, drainage, etc. This Tentative Parcel Map accompanies a Minor Development Review (ARCH-0631-2023) application to develop each resulting parcel with a single-family residence, an accessory dwelling unit (ADU), and associated site improvements such as access, landscaping, fencing, etc. To facilitate the overall project, the existing single-family residence and any accessory structures would be demolished. 2.0 PREVIOUS / CONCURRENT REVIEWS In accordance with Section 16.17.030(A)(5) (Review Authority), the Architectural Review Commission (ARC) reviewed the project for consistency with the Community Design Guidelines (CDG) as described in Section 16.17.030(A)(4) (Neighborhood Compatibility). On February 5, 2024, the ARC reviewed the accompanying Minor Development Review (ARCH-0361-2023) application and recommended the Community Development Director (Director) find the project consistent with the CDG for building and site designs, subject to the following considerations: • Plant additional landscaping along property lines shared with the adjacent neighbors to provide screening between the existing and proposed residences. Meeting Date: February 12, 2024 Item Number: 1 Figure 1 – Project Site SBDV-0362-2023 3160 Johnson Avenue Page 2 • Provide additional articulation through the use of architectural detailing, different paint colors, and/or other features on elevations facing adjacent neighbors for residences proposed in the rear (i.e., Plan B on Parcels 3 and 4). These additional features should not result in new privacy or overlook concerns for the adjacent properties. • Consider the use of other natural colors for the proposed color palettes. • The ARC is supportive of the height for the wood fencing and retaining wall combination as proposed. Following the ARC’s review and recommendation, the Minor Development Review is scheduled for a decision by the Director to approve or deny no sooner than February 12, 2024. 3.0 EVALUATION Per Section 16.08.050 (Tentative Parcel Maps), land divisions resulting in the creation of four (4) or fewer parcels require a Tentative Parcel Map, and approval is subject to findings in Section 16.10.110 (Required Findings for Tentative Map Approval). Staff has evaluated the flexible lot design subdivision against relevant standards and found it to be in compliance as discussed in the following analysis. Consistency with the General Plan The project site is located in the Low Density Residential (LDR) land use designation, which the Land Use Element (LUE) describes as intended for uses such as single-family detached dwellings and accessory dwelling units (Table 1 – General Plan Land Use Designations). In addition, Program 6.20 of the Housing Element (HE) states that the City’s Subdivision Regulations would support small lot subdivisions, ownership bungalow court development, and other alternatives to conventional subdivision design. As proposed, the Tentative Parcel Map is consistent with the intent of the land use designation and would facilitate HE Program 6.20 by proposing a flexible lot design subdivision intended for single-family development, as allowed in the preceding Elements of the General Plan. Consistency with the Municipal Code The project complies with requirements outlined in Section 16.17.030(A) (Flexible Lot Design Subdivisions in the R-1 Zone – Purpose) of the Subdivision Regulations and Section 17.16.020 (R-1 Zone – Development Standards) of the Zoning Regulations, as summarized in Table 1 below. No conflicts were identified, or exceptions requested, from the Subdivision Regulations or Zoning Regulations. SBDV-0362-2023 3160 Johnson Avenue Page 3 Table 1 – Project Compliance with Subdivision Regulations and Zoning Regulations Subdivision Design Standards Allowance or Requirement Proposed Maximum Number of Lots Four (4) lots Four (4) lots Minimum Lot Size 6,000 square feet 6,092 to 6,653 square feet Access and Driveways Easement or separate lot commonly owned and managed by homeowners’ association Shared access easement Zoning Development Standards Allowance or Requirement Compliant Maximum Floor Area Ratio 0.4 Yes Minimum Front Setback 20 feet Yes Minimum Side Setback 5 feet for the first 12 feet in height; incrementally increases to 11 feet at a maximum building height of 25 feet Yes Minimum Rear Setback 5 feet for the first 12 feet in height; incrementally increases to 11 feet at a maximum building height of 25 feet Yes Maximum Building Height 25 feet Yes Maximum Lot Coverage 40% Yes Minimum Lot Area 6,000 square feet Yes Minimum Number of Parking Spaces 2 spaces for the first four (4) bedrooms (includes offices) Yes Maximum Fence Height 9 feet for combined fence and retaining wall height as measured from lower side Yes Environmental Determination The project is categorically exempt from environmental review under Sections 15315 (Minor Land Divisions) and 15332 (In- Fill Development Projects) of the CEQA Guidelines for the residential subdivision and development, respectively. Minor Development Review (ARCH-0361-2023) – Concurrent Reviews Neighborhood Compatibility The ARC recommended the Director find the building and site designs of the project consistent with the CDG for infill development and single-family housing design, subject to considerations to (a) plant additional landscaping for screening between the project site and adjacent properties; (b) provide additional articulation on building elevations facing adjacent SBDV-0362-2023 3160 Johnson Avenue Page 4 properties for residences proposed in the rear; and (c) consider use of other natural colors for the building color schemes. It is also noted that the ARC is supportive of the height for the wood fencing and retaining wall combination as proposed. Tree Removals The project includes removal of two (2) onsite trees (eucalyptus and palm). The City Arborist recommends approval of the removal and compensatory plantings as shown in the landscape plan to the Director. The Tentative Parcel Map meets the findings for approval as outlined in Section 16.10.110 (Required Findings for Tentative Map Approval) because the project is consistent with the General Plan and complies with applicable standards in the Subdivision and Zoning Regulations (Attachment A – Draft Resolution). 4.0 CONCURRENCES The project has been reviewed by the Planning Division, Building Division, Engineering Division, Fire Department, and Utilities Department. Recommended conditions of approval, including any information on applicable application or code requirements, have been incorporated into the Draft Resolution (Attachment A). 5.0 ENVIRONMENTAL REVIEW The project is categorically exempt from environmental review under Section 15315 (Minor Land Divisions) of the California Environmental Quality Act (CEQA) Guidelines because it includes the subdivision of a residentially zoned property into four (4) parcels; is located in an urbanized area; is consistent with applicable policies of the General Plan and development standards in the Zoning Regulations; does not require variances or exceptions from the Subdivision Regulations; and all required services and access to the proposed parcels to local standards are available and will serve the project. Additionally, the existing parcel was not involved in a division of a larger parcel within the previous two (2) years and does not have an average slope greater than 20 percent. 6.0 ACTION ALTERNATIVES 6.1 Approve the project based on the findings. 6.2 Continue the project. An action continuing the application should include direction to the applicant and staff on pertinent issues. 6.3 Deny the project. An action denying the application should include findings that cite the basis for denial and reference inconsistency with the General Plan, Subdivision Regulations, Zoning Regulations, or other policy documents. 7.0 ATTACHMENTS A. Draft Resolution B. Tentative Parcel Map C. Project Plans DIRECTOR'S RESOLUTION NO. 24-XX AN ACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR OF THE CITY OF SAN LUIS OBISPO APPROVING A TENTATIVE PARCEL MAP (SLO 23-0034) (FLEXIBLE LOT DESIGN SUBDIVISION) TO SUBDIVIDE AN EXISTING PARCEL INTO FOUR (4) PARCELS WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED FEBRUARY 12, 2024 (3160 JOHNSON AVENUE, SBDV-0362-2023) WHEREAS, the Community Development Director of the City San Luis Obispo conducted a public hearing on February 12, 2024, for the purpose of considering a Tentative Parcel Map (flexible lot design subdivision) to subdivide an existing parcel into four (4) parcels pursuant to a proceeding instituted under application SBDV-0362-2023, Jordan Knauer, applicant; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the Community Development Director has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Community Development Director of the City of San Luis Obispo as follows: SECTION 1. Findings. The Community Development Director hereby grants final approval to the project (SBDV-0362-2023), based on the following findings: 1. The proposed subdivision, together with provisions for its design and improvement, is consistent with the General Plan, particularly the Land Use Element and Housing Element, because it is a flexible lot design subdivision that would create parcels for single-family development as allowed in the underlying the land use designation and facilitate Program 6.20 of the Housing Element as an alternative to the conventional subdivision design. 2. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision because the proposed residences have been designed to exceed setback requirements, which would provide adequate distance between buildings for natural ventilation and solar exposure. 3. The site is physically suitable to accommodate four (4) future single-family residences because the proposed parcels satisfy the minimum lot area requirement, and the proposed residences meet development standards for the Low-Density Residential (R-1) Zone. 4. The design of the subdivision would not cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat because the subdivision will occur in an urban area and on a site that has been SBDV-0362-2023 3160 Johnson Avenue Page 2 previously developed with a single-family residence. In addition, approval of the subdivision does not grant any exceptions from the Subdivision Regulations, Zoning Regulations, or applicable code requirements. 5. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision or with public access to public resources as defined and regulated by Section 66478.1 et seq. of the Government Code because the project site does not include public access to public resources and is privately owned. 6. The approval of the subdivision as it relates to the housing needs of the region has been considered and has balanced those needs against the public service needs of its residents and available fiscal and environmental resources with favorable results pursuant to Section 66412.3 of the Government Code. 7. The approval of the subdivision requires that the subdivider shall defend, indemnify, and hold harmless the city and its agents, officers and employees from any claim, action or proceeding against the city or its agents, officers, or employees to attack, set aside, void or annul, the approval by the City of this subdivision, and all actions relating thereto, including but not limited to environmental review. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. SECTION 2. Environmental Review. The project is categorically exempt from environmental review under Section 15315 (Minor Land Divisions) of the California Environmental Quality Act (CEQA) Guidelines because it includes the subdivision of a residentially zoned property into four (4) parcels; is located in an urbanized area; is consistent with applicable policies of the General Plan and development standards in the Zoning Regulations; does not require variances or exceptions from the Subdivision Regulations; and all required services and access to the proposed parcels to local standards are available and will serve the project. Additionally, the existing parcel was not involved in a division of a larger parcel within the previous two (2) years and does not have an average slope greater than 20 percent. SECTION 3. Approval. The Community Development Director does hereby approve the Tentative Parcel Map (SLO 23-0034), subject to the following conditions: Planning Division – Community Development Department 1. The Parcel Map application shall be in substantial conformance with the Tentative Parcel Map (SBDV-0362-2023) and Minor Development Review (ARCH-0361-2023) applications. The Parcel Map application shall demonstrate compliance with the following conditions of approval. 2. The Parcel Map shall be recorded prior to issuance of building permits for construction of the single-family residences associated with the Minor Development Review (ARCH- 0361-2023) application. SBDV-0362-2023 3160 Johnson Avenue Page 3 Engineering Division – Community Development / Public Works Departments 3. Park in-lieu fees shall be paid for each new dwelling unit as part of the map recordation. The fees shall be based on the fee resolution in effect at the time of map recordation. Credit for the removal of any lawful unit will be applied to the final fee. 4. Any easements including, but not limited to, provisions for all public and private utilities, access, grading, drainage, slope banks, 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. 5. An agreement for the shared common driveway, drainage, and utilities shall be prepared and recorded concurrently with the Parcel Map. The agreement shall contain provisions for maintenance by the owners sharing the easement area described in the agreement. 6. The Parcel Map may require a public pedestrian easement for the ADA sidewalk extension. 7. The subdivider shall dedicate a 10’ wide street tree and public utility easement across the frontage of each parcel fronting Johnson Avenue. Said easement shall be adjacent to and contiguous with all public right-of-way lines bordering each parcel. 8. The building plan submittal shall comply with all requirements and conditions of the Development Review and Tentative Subdivision approvals. 9. The Parcel Map may be recorded prior to construction of the required public and/or private subdivision improvements. If so, the map conditions or code requirements may be satisfied by the preparation and approval of a subdivision improvement plan. 10. The building plan submittal showing all existing public and/or private utilities and improvements shall be approved to the satisfaction of the Community Development Director and Public Works Director prior to recordation of the Parcel Map. Any utility relocations, demolitions, and/or other on-site work shall be completed with proper permits and receive final inspection prior to recordation of the Parcel Map. 11. A Stormwater Operations and Maintenance Manual and Private Stormwater Conveyance Agreement shall be provided in conjunction with the development project. The stormwater conveyance agreement shall be recorded separate or concurrent with the map recordation. 12. Unless otherwise approved by the City, all stormwater BMPs shall be located on private property and not within the public right-of-way. If allowed within the right-of-way, a separate encroachment agreement will be required, and may be recorded concurrent with the Parcel Map. SBDV-0362-2023 3160 Johnson Avenue Page 4 Utilities Department 13. A private utility easement and agreement including, but not limited to, water and sewer utilities shall be recorded prior to recordation of the final map and issuance of building permits. The recorded private easement and agreement shall set forth responsibilities for each parcel served, including responsibility for maintenance, inspection, and improvement of the shared sewer lateral. Indemnification 14. Pursuant to Government Code §66474.9(b), 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 subdivision, and all actions relating thereto, including, but not limited to, environmental review. Applicable Application or Code Requirements and Informational Notes 15. 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 U.S. Customary Units in accordance with the current City Engineering Standards. 16. The Parcel Map, exhibits, and legal descriptions shall be prepared by a California Licensed Land Surveyor or Civil Engineer authorized to practice land surveying. 17. The geotechnical report for the project shall be referenced on the Parcel Map in accordance with the City’s Subdivision Regulations and the Subdivision Map Act. 18. A subdivision improvement plan review fee and subdivision map check fee will be required for the Public Works Department review and inspection of the public subdivision/development improvements and map in accordance with the most current fee resolution. The foregoing document was passed and adopted this 12th day of February 2024. Community Development Director Timothea Tway By: Brian Leveille, Hearing Officer ATTACHMENT B ATTACHMENT C ATTACHMENT C ATTACHMENT C ATTACHMENT C ATTACHMENT C ATTACHMENT C ATTACHMENT C ATTACHMENT C 1 ( 6 ( 1 ( / 5 ǻ PARCELS A & B14 PM 270$77+(::35,(6 6 &,9,/Mobile:NORTHLQFK IWGRAPHIC SCALEUTILITY PLANJOHNSON AVECONSTRUCTIONS NOTES:5(029( &$3(;,67,1*:$7(56(59,&(&211(&7,21&216758&708/7,3/(:$7(56(59,&(0$1,)2/'3(56/2&,7<67'5(029((;,67,1*6(:(5/$7(5$/&216758&76(:(5/$7(5$/3(56/2&,7<67'&216758&76(:(5&/($12873(56/2&,7<67'PARCEL 1PARCEL 2PARCEL 3PARCEL 4ATTACHMENT C 1 ( 6 ( 1 ( / 5 ǻ PARCELS A & B14 PM 270$77+(::35,(6 6 &,9,/Mobile:NORTHLQFK IWGRAPHIC SCALEEROSION CONTROL PLANJOHNSON AVEPARCEL 1PARCEL 2PARCEL 3PARCEL 4DESCRIPTION AND PURPOSE      SUITABLE APPLICATIONS                          LIMITATIONS       IMPLEMENTATIONx             xxx             x                                                                                                                                                                     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" #$%#&$'( )* +,&-&'./01)#* /,&)* +,& ! " #$%#&$'( )* +,& 3523(57</,1(6(7%$&.3/$1(/,1( 3523(57</,1(6(7%$&.3/$1(/,1( 2 -&'./01)#* /,&)* +,& ATTACHMENT C