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HomeMy WebLinkAbout01/18/1994, 2 - MS 155-93 (SLO COUNTY NO. 93-089): MINOR SUBDIVISION TO DIVIDE ONE 0.34-ACRE PARCEL INTO TWO PARCELS, WITH EXCEPTIONS TO LOT WIDTH AND YARDS, ON THE SOUTHWEST CORNER OF ISLAY AND BEACH STREETS.city of San tins OBispo i COUNCIL AGENDA REPORT FROM: Arnold Jonas ommunity Deve BY: Judith Lautner sociate Plan SUBJECT: MS 155 -9 (SLO County no. one 0.34 -acre parcel into width and yards, on the Streets. CAO RECOMMENDATION MEETING DATE: ITEM NUMBER: lopment Director a ner 93 -089): Minor subdivision to divide two parcels, with exceptions to lot southwest corner of Islay and Beach Adopt a resolution approving the subdivision. DISCUSSION Situation The applicants want to divide a large lot into two lots. The present lot contains a historical house and shop building, plus two sheds. The lot division would place the house on one parcel and the shop and sheds on the other. Minor subdivisions are normally acted upon by the Hearing Officer at a Director's Subdivision Hearing. However, the subdivision regulations require Council approval of any exceptions. Therefore, to minimize applicant cost and processing time, and to conserve staff resources, this request has not been reviewed by any other body, and the Council will be the first -to consider it. Data summary Address: 497 Islay Street Applicants /property owners: Larry Knorr Representative: Engineering Development Associates (Peggy Mandeville) Zoning: R -2 General plan: Medium- density Residential Environmental status: Negative declaration, with mitigation, granted by the Community Development Director on Dec. 13, 1993 Project action deadline: January 28, 1994 Site description The site is a rectangular, essentially flat lot on the southerly corner of Islay and Beach Streets. A large house, shop building, and two sheds currently exist on the site. The proposal includes removal of one of the sheds and retention of the remaining buildings. Five trees live on the site, the largest of which has a 24" diameter. The two -story house, which is not currently occupied and is in a deteriorated condition, is on the City's list of historical resources. It is considered not eligible for the National Register, but locally significant. The shop, built of concrete block, has apparently been used for carpentry and other purposes over the years. It is not considered of historical value, and is currently used for storage only. ��i � ►�IIIII�II�� ��U�U city of San LUIS OBISPO aiis COUNCIL AGENDA REPORT MS 155 -93 497 Islay Street Page 2 The neighborhood contains other significant buildings, most notably the Sandercock home (currently Farmer residence) at 535 Islay, across the street, and the Walters home (currently Osborne) at 461 Islay. These two homes sit on large lots. This medium - density neighborhood contains a mix of single - family homes and apartments. Proiect description The request is to divide the 0.34 -acre lot into two parcels, one 7,499.5 square feet and the other 7,502.5 square feet in area. Parcel 1 is to contain the house, and parcel 2 the shop and one shed. The second shed is to be removed. All trees are to remain. The proposed lot line dividing the two new parcels has a small (0.101) jog in it, 90' back from the Islay Street property line. The irregular line was created so that both the house and the shop would have five -foot setbacks from the property line. EVALUATION 1. The exceptions requested. The applicants want exceptions to the subdivision and zoning regulations. The subdivision regulations require lots in the R -2 zone to be 60' wide, and parcels on corner lots to be an additional ten feet wider (total of 70' wide). Parcel 1 is shown as 49.85' wide (average). Parcel 2 is to be 50.15' wide. Therefore, parcel 1 is about 20' narrower than normally required, while parcel 2 is about 10' narrower. The zoning regulations require varying side and rear yards, depending on the height of buildings. The exact height of the two -story house is unknown. The wall facing the new property line is assumed to be about 20' high. A wall this high would require a yard of 8.51. Therefore, a yard exception is needed for parcel 1. The shop is less than 12' in height. Therefore, the proposed five -foot yard is adequate. 2. To grant an exception. The Council must make all of the following findings to grant any exceptions to subdivision (and by extension, zoning) standards: a. The property to be divided is of such size or shape, or is affected by such topographic conditions, that is impossible, impractical or undesirable, in the particular case, to conform to the strict application of the regulations codified in this title. Comment: The property could be divided in the opposite direction, creating two lots fronting on Beach Street instead of Islay Street. This configuration would result in lots that ����� ►�Hi�IIiIIIIIIp�������Ill city of San LUIS OBIspo i COUNCIL AGENDA REPORT MS 155 -93 497 Islay Street Page 3 meet the subdivision and zoning standards, thereby not requiring any exceptions. However, the proposed division duplicates the shape and size of existing lots in this older neighborhood. The new lots would continue the existing pattern, while lots fronting on Beach would not. Therefore, in this case it is undesirable to conform to the strict application of the regulations, because the strict application would result in a change to the character of the neighborhood. b. The cost to the subdivider of strict or literal compliance with the regulations is not the sole reason for granting the modification. Comment: Subdividing the lot in the other direction would result in two conforming lots, which could be sold. Pursuing the proposed pattern is costing the subdivider additional fees and time. Therefore, this finding can be made. C. The modification will not be detrimental to the public health, safety, and welfare, or be injurious to other properties in the vicinity. Comment: With the proposed design, driveways can be located a safe distance from the corner. The lots are generous in size, and there do not appear to be any health or safety issues. The reduced sideyard will not be detrimental to neighbors and is consistent with other yards in the neighborhood. This finding can be made. d. Granting the modification is in accord with the intent and purposes of these regulations, and is consistent with the general plan and all applicable specific plans or other plans of the city. Comment: The exceptions will allow lots to be; created that are consistent with the existing neighborhood pattern. Maintenance of neighborhood character is consistent with the general plan. This finding can be made. 3. Subdivision findings. To approve a subdivision, the Council must find that it is consistent with the general plan and any applicable specific plan. The Subdivision Map Act (Section 66474) also includes findings for denial of a subdivision, which, reversed, may be used as findings for approval. Findings for denial are: �uH�irHI�II�Ip�IhUUIN city of San Luis OBISpo Mis COUNCIL AGENDA REPORT MS 155 -93 497 Islay Street Page 4 a. That the proposed map is not consistent with applicable general and specific plans. b. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. C. That the site is not physically suitable for the type of development. d. That the site is not physically suitable for the proposed density of development. e. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat. f. That the design of the subdivision or .type of improvements is likely to cause serious public health problems. g. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The reverse of each of these findings can be made in this case. ALTERNATIVES The Council may approve the request, as submitted or with modifications to the suggested findings or conditions.. The Council may deny the request, if it finds that it is inconsistent with any City goals or policies. The Council may continue action, with direction to staff and the applicant. Attached: Resolutions Vicinity map Site plan Environmental initial study Letter from representative In packet: Subdivision map _y RESOLUTION NO. (1994 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO GRANTING APPROVAL OF MINOR SUBDIVISION NO. 155 -93 (COUNTY FILE 93 -089), DIVIDING ONE LOT INTO TWO AT 497 ISLAY 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 MS 155 -93 and staff recommendations, and reports thereof, 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 -2 zone. 3. The design of the subdivision 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 subdivision or the type of improvement will not conflict with easements for access through, or use of property within, the proposed subdivision. 5. An initial study of environmental impacts was prepared by the Community Development Department on December 10, 1993, that describes significant environmental impacts associated with project development. The Community Development Director has reviewed the environmental initial study and granted a Negative Declaration of environmental impact, with mitigation. The initial study concludes that the project will not have a significant adverse impact on the environment, subject to the mitigation measures, listed below, being incorporated into the project, and the City Council hereby adopts the Negative Declaration and finds that it reflects the independent judgement of the City Council. �_s Resolution No. Minor Subdivision Page 2 (1994 Series) 155 -93 6. The property to be divided is of such shape, that it is undesirable, in the particular case, to conform to the strict application of the subdivision and zoning regulations because to do so would interrupt the pattern of lot design in this historical neighborhood. 7. The cost to the subdivider of strict or literal compliance with the subdivision and zoning regulations is not the sole reason for granting exceptions to lot width and yard standards. 8. The lot width and yard exceptions will not be detrimental to the public health, safety, and welfare, or be injurious to other properties in the vicinity. 9. Granting exceptions to lot width and yard standards is in accord with the intent and purposes of the subdivision regulations, and is consistent with the general plan and all other plans of the city. SECTION 2. Conditions. The approval of the tentative map for MS 155 -93 is subject to the following conditions: 1. The 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. The final map shall be prepared in accordance with the Subdivision Map Act and Subdivision Regulations. 2. All boundary monuments, lot corners and centerline interesections, BC's, EC's, etcl., shall 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. A 5 -1/4" diameter computer floppy disk, containing the appropriate data for use in autocad for Geographic Information system (GIS) purposes, is also required to be submitted to the City Engineer. Any exception to this requirement must be approved by the City Engineer. 3. The subdivider shall provide individual electrical, cable television, and natural gas services and metering for each lot to the approval of affected public utility agencies and the City Engineer. ,.f4 Resolution No. Minor Subdivision Page 3 (1994 Series) 155 -93 4. The subdivider shall provide individual water servcies and sewer connections for each lot, to the approval of the City Engineer. 5.. The subdivider shall plant street trees along both streets per City standards and to the satisfaction of the City Arborist. 6. An addressing plan shall be submitted for approval by the Community Development Director. 7. Any existing utilities that will cross the new lot line must be removed, or easements created, to the approval of the City Engineer. 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 January, 1994. ATTEST: City Clerk APPROVED: Mayor J-7 RESOLUTION NO. (1994 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING APPROVAL OF THE TENTATIVE MAP FOR MINOR SUBDIVISION 155 -93 (SL093 -89) AT 497 ISLAY STREET (MS 155 -93) BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this council, after consideration of public testimony, the subdivision request MS 155- 93 (also known as SLO 93 -089) , staff recommendations and reports thereon, makes the following finding: 1. The design of the tentative map and the proposed improvements are not consistent with the general plan: SECTION 2. The tentative map for Minor Subdivision 155 -93 is hereby denied. On motion of seconded by call vote: AYES: NOES: and on the following roll ABSENT: the foregoing resolution was passed and adopted this W4 , 1994. day o Resolution no. (1994 Series) MS 155 -93 Page 2 Mayor ATTEST: City Clerk APPROVED: 7 t tt ne A -9 io E 14 Ln HIGH 1 > LL otj tZll ir L - w Ln ZANDERCOCK 6!' VICINITY MAP 1,. �H . OF op ollz S-rRl lo r--j TR- t 9 4 1 lu Lu Ul S-rRS NORTH A 02-10 !a i 2 (� I �I • x Lg � J� U ti I z LU W ,I I I � � I I � Q r opt` •� I 11 I I t o I ni � 4 Q X757 • Cw . co I I 1 � I T• U���� ` a�a� � a•.`, . LL i Q y W wit: Q � �+ V y r � � � �S 'Q; W lawn � •.' � r � � 2 3 � e � � : � _ry�:n w•: w•.a Z :� 3 A a� [+ i [� rr gg 1� I I i � W '1 .� 4p pi `II ry \ F �• � 4, I I .•I Wa AN ' • . .. - I I l Y d 7S/ - -- -i n a h W � O y \ V cl '// SITE LOCATION city o� San WIS OBISp0 INITIAL STUDY OF ENVIRONMENTAL IMPACT 497 Islay Street APPLICATION NO. £E ASS 9 i PROJECT DESCRIPTION Parcel map to divide one residential lot into two SEE ATTACHED REPORT �/ LxTy Knorr APPLICANT STAFF RECOMMENDATION: x x NEGATIVE DECLARATION MITIGATION INCLUDED EXPANDED INITIAL STUDY REQUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED PREPARED BY Judith Lautner, Associate Planner DATE Dec. 10. 1993 \ \, COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: / i DATE N�nCA7_m t\Ef:Amk rz Dec, arm,f, v SUMMARY OF INITIAL STUDY FINDINGS I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING 11. POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS YES* A. COMMUNITY PLANS AND GOALS .................... ............................... NONE B. POPULATION DISTRIBUTION AND GROWTH ........... ............................... NONE C. LAND USE ........................................ ............................... NONE* D. TRANSPORTATION AND CIRCULATION ............... ............................... NONE E. PUBLIC SERVICES ................................. ............................... NONE F. UTILITIES ......................................... ............................... NONE G. NOISE LEVELS .................................... ............................... NONE H. GEOLOGIC & SEISMIC HAZARDS & TOPOGRAPHIC MODIFICATIONS ................... . . NONE I. AIR QUALITY AND WIND CONDITIONS ............................................... NONE J. SURFACE WATER FLOW AND QUALITY .............................................. NONE K. PLANT LIFE ........................................ ............................... NONE L. ANIMAL LIFE ...................................... ............................... NONE M. ARCHAEOLOGICAL/HISTORICAL .................... ............................... NONE N. AESTHETIC .................... .... ....... ............................ .... ..... NONE* O. ENERGY(RESOURCEUSE ........................... ............................... NONE P. OTHER ........................................... ............................... 9Vffffl ?'RTPXl?XT10N, WITH MITIGATION SEE ATTACHED REPORT �/ ER 155 -93 Environmental Initial Study Division of one lot into two 497 Islay Street DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING The project is the division of one 0.34 -acre lot into two lots, each approximately 7,500 square feet in size, including exceptions to lot width and sideyards. The site is a rectangular, essentially flat lot on the southerly corner of Islay and Beach Streets. A large house, shop building, and two sheds currently exist on the site. The proposal includes removal of one of the sheds and retention of the remaining buildings. Five trees live on the site, the largest of which has a 24" diameter. All trees are to remain. The two -story house, which is not currently occupied and is in a deteriorated condition, is on the City's list of historical resources. It is considered not eligible for the National Register, but locally significant. The shop, built of concrete block, has apparently been used for carpentry and other purposes over the years. It is currently used for storage only. The neighborhood contains other significant buildings, most notably the Sandercock home (currently Farmer residence) at 535 Islay, across the street, and the Walters home (currently Osborne) at 461 Islay. These two homes sit on large lots. This medium- density neighborhood contains a mix of single - family homes and apartments. POTENTIAL IMPACTS Community plans and goals General plan: The project would create two lots from one. Residential development at a medium - density level would continue to be allowed. The lot sizes would be similar to many others in the vicinity, and therefore would not represent a new pattern of development. Conclusion: Impacts will be less than significant. Zoning regulations: The lot currently contains a driveway and parking area, which serves the house. The lot division would result in the driveway and house being on separate lots. Therefore, parking would no longer be available for the house. The zoning regulations call for the maintenance of required parking spaces. When required spaces are removed, they mist be replaced. Conclusion: Impact on parking for the house would be significant. -i3 ER 155 -93 497 Islay Street Page 2 Recommended mitigation: A driveway and parking area must be provided for the house on the new lot. Subdivision and zoning regulations: The request includes exceptions to the subdivision and zoning regulations standards. The subdivision regulations say that lots in the R -2 zone are required to be 60' wide, and corner lots 70' wide. The proposed lots are each about 50' wide. Therefore an exception to the lot width standard is needed. The subdivision standards say that subdivision designs must be consistent with the zoning regulations. The lot design creates a sideyard that is less than that required by the zoning regulations. In the R -2 zone, yards vary with the height of the building wall. Walls that are no higher than twelve feet are required to have five -foot yards. Higher walls require larger yards. The proposed southwesterly yard for the existing house is five feet. The exact height of the wall in that location is not known, but is estimated to be about 201. A wall 20' high requires a sideyard of 8.51. Therefore, a sideyard exception is needed. The City Council acts on subdivision exceptions, as part of its action on the subdivision itself. To approve an exception, the City Council must make all of the following findings: 1. The property to be divided is of such size or shape, or is affected by -such topographic conditions, that it is impossible, impractical, or undesirable, in the particular case, to conform to the strict application of the regulations codified in this title. 2. The cost to the subdivider of strict or literal compliance with the regulations is not the sole reason for granting the modification. 3. The modification will not be detrimental to the public health, safety and welfare, or be injurious to other properties in the vicinity. 4. Granting the modification is in accord with the intent and purposes of these regulations, and is consistent with the general plan and with all applicable specific plans or other plans of the city. It appears that these findings can be made in this case. If they cannot, then the subdivision must not be approved. Conclusion: :•tay be significant. a -IAI ER 155 -93 497 Islay Street Page 3 Recommended mitigation: The City exceptions with the required modifications that eliminate the deny the subdivision. Land use Council must 1) approve the findings, 2) require need for exceptions, or 3) The lot division would not result in a new type of land use for the area. Conclusion: Impacts will be less than significant. Transportation and circulation. The project would not result in additional traffic in the area, beyond what may result from the existing lot configuration. An additional driveway will be required to be installed on Beach Street, to serve the house. This driveway will need to be located toward the center of that block, and should not cause any visibility problems for drivers or pedestrians in the area. Conclusion: Impacts will be less than significant. End -ray or-resource use. Water: The project is not expected to generate additional water use. However, additional development, or conversion of existing development, would likely increase the water use on the site. The City's Water Allocation Regulations allow water to be allocated to new development only when such water allocation does not affect the city's supply. This can happen only if the new use replaces a similar use of a similar size, or if water is provided by some other means to replace that used. One method, allowed by the regulations, to obtain additional water is to retrofit existing plumbing fixtures. The City allows a developer to replace fixtures to save approximately twice as much water as the new development is expected to use. With these regulations in force, water allocated to new development will not have a detrimental effect on the available supply. In any case, additional development is possible with or without the land division. Conclusion: Not significant. ER 155 -93 497 Islay Street Page 4 STAFF RECOMMENDATION Grant a negative declaration of environmental impact, with the following mitigation: 1. A driveway and parking area must be provided for the house on the new lot. 2. The City Council must 1) approve the exceptions with the required findings, 2) require modifications that eliminate the need for exceptions, or 3) deny the subdivision. REQUEST FOR EXCEPTION IN ACCORDANCE WITH THE REQUIREMENTS OF CHAPTER 16.48 (SUBDIVISION EXCEPTION) 1. EXCEPTION TO MINIMUM LOT WIDTH LOT TYPE STANDARD REQUEST R -2 Interior Lot 60 ft. 50 ft. R -2 Corner Lot 70 ft. 50 ft. DESCRIPTION The applicant is requesting an exception to the City's standard for minimum lot width at 497 Islay Street (003 -622 -009). All other proposed lot dimensions Oct area, depth, frontage) are consistent with City standards. The subject property is partially developed with one single family residential dwelling unit and one free standing garage /workshop on a 14,993 sq. ft. lot at the southern corner of Beach Street and Islay Street. The neighborhood is fully developed with the exception of a few underdeveloped lots. Approval of the requested exception would allow the property to be subdivided into two standard rectangular residential lots: one developed lot with an existing single family dwelling unit and one undeveloped residential lot with the existing garage /workshop. FINDINGS The following findings can be made in support of an exception to the City's minimum lot width requirement. That the property to be divided is of such size or shape, or is affected by such topographic conditions that it is impossible, impractical or undesirable, in the particular case, to conform to the strict application of the regulations codified in this title. Response: The subject property is an oversized residential lot fronting Islay Street in a developed residential neighborhood. The property conforms to all requirements for subdividing with the exception of minimum lot width. An exception is necessary because the existing dwelling faces Islay Street, not Beach Street. To subdivide the property in. a logical manner in relation to the existing dwelling, the second parcel should front Islay Street so the side yards abut each other. ,2-17 2. That the cost to the subdivider of strict or literal compliance with the regulations is not the sole reason for granting the modification. Response: The applicant is requesting this subdivision exception to allow the subject property to be subdivided in half. Without the approval of an exception the applicant would need to divide his property into two less conventionally shaped lots in order to meet the minimum lot width requirement. Subdividing the property with 'lot frontages on Beach Street has not been proposed because the resulting lots would not conform to the existing lot pattern of the neighborhood. 3. That the modification will not be detrimental to the public health, safety and welfare, or be injurious to other properties in the vicinity. Response: The modification would not be detrimental to public health, safety, and welfare because a standard sized lot is still being created. The requested exception is compatible with existing lot widths on Islay Street as well as consistent with the surrounding neighborhood lot widths. Existing lot widths on Islay Street between High Street and Nipomo Street range in width from 38 feet to 123 feet. -Over 50% of the lots range in size from 45 -53 ft. in width as detailed below. The applicant's request to divide his 100 ft. wide parcel into two 50 ft. wide lots is therefore consistent with the existing neighborhood. LOT WIDTHS (Islay St. between Nipomo St. & High St.) LOT WIDTH # OF LOTS % OF LOTS 38.00 ft. 1 4.0% 40.00 ft. 1 4.0% 45.00 ft. 1 2.5% 50.00 ft. 5 21.0% 52.71 ft. 4 17.0% 55.00 ft. 1 4.0% 60.00 ft. 2 8.0% 72.00 ft. 1 4.0% 75.00 ft. 3 12.5% 100.00 ft. 2 8.0% 123.00 ft. 1 4.0% 4. The granting the modification is in accordance with the intent and purposes of these regulations and is consistent with the general plan and with all applicable specific plans or other plans of the city. Response: The proposed modification is consistent with the City's General Plan which calls for residential uses (up to 12 two- bedroom dwellings per acre). The proposed subdivision results in a density of 5.8 dwellings per acre. The proposed subdivision is consistent with all other Subdivision and Zoning Ordinance regulations. PM\TS\148QSU8.0(C j -/q *Two Conditions (Section.2) have been added RESOLUTION NO. MEHING AGENDA DATE : ITEM # (1994 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO GRANTING APPROVAL OF MINOR SUBDIVISION NO. 155 -93 (COUNTY FILE 93 -089), DIVIDING ONE LOT INTO TWO AT 497 ISLAY 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 MS 155 -93 and staff recommendations, and reports thereof, 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 -2 zone. 3. The design of the subdivision 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 subdivision or the type of improvement will not conflict with easements for access through, or use of property within, the proposed subdivision. 5. An initial study of environmental impacts was prepared by the Community Development Department on December 10, 1993, that describes significant environmental impacts associated with project development. The Community Development Director has reviewed the environmental initial study and granted a Negative Declaration of environmental impact, with mitigation. The initial study concludes that the project will not have a significant adverse impact on the environment, subject to the mitigation measures, listed below, being incorporated into the project, and the City Council hereby adopts the Negative Declaration and finds that it reflects the independent judgement of thF Council . GCDD DIR ❑ FlN DIR ❑ FIRE CHIEF ❑ P1Y DIR ❑ POLICE CHF O REC DIR Q U77L DIR ❑ PERS DIR Resolution No. Minor Subdivision Page 2 (1994 Series) 155 -93 6. The property to.be divided is of such shape, that it is undesirable, in the particular case, to conform to the strict application of the subdivision and zoning regulations because to do so would interrupt the pattern of lot design in this historical neighborhood. 7. The cost to the subdivider of strict or literal compliance with the subdivision and zoning regulations is not the sole reason for granting exceptions to lot width and yard standards. 8. The lot width and yard exceptions will not be detrimental to the public health, safety, and welfare, or be injurious to other properties in the vicinity. 9. Granting exceptions to lot width and yard standards is in accord with the intent and purposes of the subdivision regulations, and is consistent with the general plan and all other plans of the city. SECTION 2. Conditions. The approval of the tentative map for MS 155 -93 is subject to the following conditions: 1. The 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. The final map shall be prepared in accordance with the Subdivision Map Act and Subdivision Regulations. 2. All boundary monuments, lot corners and centerline interesections, BC's, EC's, etcl., shall 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. A.5 -1/4" diameter computer floppy disk, containing the appropriate data for use in autocad for Geographic Information system (GIS) purposes, is also required to be submitted to the City Engineer. Any exception to this requirement must be approved by the City Engineer. 3. The subdivider shall provide individual electrical, cable television, and natural gas services and metering for each lot to the approval of affected public utility agencies and the City Engineer. Resolution No. (1994 Series) Minor Subdivision 155 -93 Page 3 4. The subdivider shall provide individual water services and sewer connections for each lot, to the approval of the City Engineer. 5. The subdivider shall plant street trees along both streets per City standards and to the satisfaction of the City Arborist. 6. An addressing plan shall be submitted for approval by the Community Development Director. 7. Any existing utilities that will cross the new lot line must be removed, or easements created, to the approval of the City Engineer. 8. The 0.1' jog in the new lot line shall be eliminated. 9. A handicap ramp shall be constructed on the corner of Islay Street and Beach Street, to the satisfaction of the City Engineer. 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 January, 1994. Mayor ATTEST: City Clerk APPROVED: /� WZA wmuf 7