HomeMy WebLinkAbout04/19/1994, 3 - CONSIDERATION OF A TENTATIVE MAP CREATING THREE LOTS FROM ONE LOT AT 539 SERRANO WAY, WITH AN EXCEPTION TO THE SUBDIVISION STANDARDS FOR LOT DESIGN (MS 17-94; SLO 94-019). ���Vpl� �lllll�f IIu=I�IIIIN MEETINA :CI / of a 1UIS OBISPO
COUNCIL AGENDA REPORT ITNUM ER:J .
From: Arnold Jonas, Community Development Director
Prepared by: Whitney McIlvaine, Associate Planner
SUBJECT: Consideration of a tentative map creating three lots from one lot at 539
Serrano Way, with an exception to the subdivision standards for lot design
(MS 17-94; SLO 94-019).
CAO RECOMMENDATION
Concur with the mitigated negative declaration and approve the tentative map subject to the
findings, conditions, and code requirements outlined in the attached resolution for approval.
DISCUSSION
Data Summary
Subdivider. Don Koberg, property owner
Representative: Barry Williams, architect
Zoning: R-1
General Plan: Low density residential
Environmental status: The Director approved a draft mitigated negative declaration on
March 22, 1994.
Project action deadline: June 29, 1994
Project and Site Description
The applicant proposes to subdivide a residential lot, a little larger than one acre in size,
into three lots, as shown on the attached site plan. The existing lot generally slopes toward
the street with average grades between 5% and 15%, except within the creek ravine at the
rear of the lot, where slopes exceed 30%. There are significant stands of Monterey pines
and Coast live oaks on the site in addition to Eucalyptus, California pepper, and fruit trees-
most of which were planted by the applicant. The property is currently developed with one
house and various small accessory structures. As proposed, the subdivision will require
removal of a portion of the existing house so that it does not cross newly created lot lines.
To the south is the Bressi Ranch, zoned Conservation/Open Space-20. To the west, north,
and east are other houses on property zoned for low density residential use (R-1).
Requested Exception to Subdivision Standards
Generally,providing housing opportunities in established residential areas within City limits
is consistent with City land use policies. However, the proposed design of the subdivision
is not entirely consistent with lot design standards in the subdivision regulations. Therefore,
����M�►b���IIIIII�I�I ���N City of San LUIS OBISPO
COUNCIL AGENDA REPORT
MS 17-94
Page 2
City Council approval of an exception to those standards is required (Section 16.48.010).
Specifically, proposed lots B and C exceed the 3:1 depth to width relationship specified in
Section 16.36.200 of the subdivision regulations.
Environmental Impact
The initial environmental study (attached) concludes that the project will not result in any
significant negative environmental impacts providing mitigation measures are incorporated
into the project. The recommended mitigation addresses protection of the riparian corridor
and significant trees, and energy and resource conservation. The applicant is agreeable to
incorporating the recommended environmental mitigation measures into the project.
Fiscal Impact
The project will enable construction of two new homes, which will require standard City
services. However, since this is an infill project, and since the subdivider will be required
to provide any necessary upgrades to streets and utilities; no significant fiscal impact is
anticipated as a result of project approval.
Staff Evaluation
Although the design of the subdivision is somewhat awkward, the project appears consistent
with the overall intent of the subdivision regulations (attached).
The four required findings for granting an exception to subdivision design standards are:
1. The property to be divided is of such size and shape, or is affected by such
topographic conditions, that it is impractical and undesirable in this particular case
to conform to the strict application of the subdivision regulations.
The existing lot is already very long and somewhat narrow in relation to its length, and the creek
ravine at the rear of the site is not developable.
2. The cost to the subdivider of strict or literal compliance with the regulations is not
the sole reason for granting the exceptions.
The three proposed lots could accommodate future site development consistent with standards
contained in the zoning regulations.
3. Granting an exception to the lot depth to width ratio will not be detrimental to the
public health, safety, and welfare, or be injurious to other properties in the vicinity.
3-2
Pillcity of san Luis osispo
swam As COUNCIL AGENDA REPORT
MS 17-94
Page 3
The fact that newly created lots exceed the standard depth to width ratio of 3:1 is not significant
since further subdivision of the site is not feasible, and further development of the site can be
accomplished without detriment to adjacent properties.
4. Granting an exception to the lot depth to width ratio is in accord with the intent and
purposes of subdivision and zoning regulations, and is consistent with the general
plan.
As conditioned, the subdivision will result in orderly infill development that is consistent with low
density residential neighborhood character.
CONCURRENCES
Comments from other departments support approval of the subdivision subject to conditions
and code requirements which are included in the recommended conditions of approval.
ALTERNATIVE COUNCIL AC'T'IONS
As an alternative to the CAO recommendation, the City Council may continue action with
specific direction to the applicant and staff, or deny the subdivision proposal.
Attachments:
draft resolutions
reduced site plan
initial environmental study
vicinity map
comments from other depts
subdivision regulation excerpts
J-3
Resolution #1 - approving
RESOLUTION NO. (1994 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO GRANTING APPROVAL OF TENTATIVE MAP FOR MINOR
SUBDIVISION NO. 17-94 (SLO 94-017) LOCATED AT 539 SERRANO DRIVE
BE IT RESOLVED by the Council of the City of San Luis Obispo, as follows:
SECTION 1. Findinga The Council, after consideration of the tentative map of Minor
Subdivision No. 17-194, and staff recommendations and reports thereon, makes the following
findings:
1. As conditioned, 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.
SECTION 2. Environmental Determination. The Community Development Director has
determined that the proposed subdivision will not have a significant effect on the environment and
has granted a mitigated negative declaration. The City Council hereby approves the negative
declaration and concurs with the recommended mitigation measures, which are incorporated into
the conditions of approval noted below.
SECTION 3. Exception to Lot Design Standards. Approval of exception to maximum lot
depth to width ratio of 3:1 is hereby granted based on the following findings:
1. The property to be divided is of such size and shape, and is affected by such topographic
conditions, that it is impractical and undesireable in this particular case to conform to the
strict application of the subdivision regulations.
2. The cost to the subdivider of strict or literal compliance with the regulations is not the sole
reason for granting the exceptions.
3-y
Draft Resolution for Approval
MS 17-949 539 Serrano Drive
3. Granting an exception to the lot depth to width ratio will not be detrimental to the public
health, safety, and welfare, or be injurious to other properties in the vicinity.
4. Granting an exception to the lot depth to width ratio is in accord with the intent and
purposes of subdivision and zoning regulations, and is consistent with the general plan.
SECTION 4. Conditions. The approval of the tentative map for Minor Subdivision No. 17-
94 shall be subject to the following conditions, to be accomplished prior to final map approval
unless otherwise specified:
1. The subdivider shall submit a parcel map to the City for review, approval, and recordation.
2. 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 to
the City Engineer 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.
3. The subdivider shall install a new sidewalk, 6 feet wide including curb width, per City
standards.
4. The subdivider shall add an additional fire hydrant on the southeast corner of Penman Way
and Serrano Drive.
5. The subdivider shall dedicate a 6-foot public utility easement and a 10-foot street tree
easement along all street frontages.
6. The subdivider shall dedicate 5 feet of property adjacent to Serrano Drive for public right-
of-way purposes. The new right-of-way line shall be 25 feet from the centerline of Serrano
Drive.
7. The subdivider shall submit a drainage, access, and utility easement for lots A and B for
review, approval, and recordation, to the Community Development Department.
8. To minimize the impact of site development on significant plant life, the subdivider shall
submit a tree preservation agreement to the Community Development Director for review,
approval, and recordation. Terms of the agreement shall be established to the satisfaction
of the City Arborist.
9. To preserve the riparian corridor along the affected portion of Serrano Creek in its natural
state, the subdivider shall grant an open space easement to the City over that portion of the
creek which runs along the southern boundary of the project site. The easement shall
incorporate all of the creek area and a buffer zone that is a minimum of 20 feet from the
top of bank, and shall specify allowed uses and maintenance responsibilities. Any planting
3�
Draft Resolution for Approval
MS 17-94, 539 Serrano Drive
done within the open space easement shall utilize native riparian species only. No building
activity shall be allowed within the easement. The existing garage shall be removed in
conjunction with any alterations to the existing house on proposed lot C. The open space
easement shall be submitted to the Community Development Director for review, approval,
and recordation.
10. To encourage efficient use of energy and natural resources, future site development on
approved lots for this subdivision shall, to the approval of the Architectural Review
Commission:
■ Maximize opportunities for natural daylighting, shade and ventilation, and minimal
energy consumption.
■ Incorporate energy efficient lighting systems for both interior and exterior use.
■ Include facilities for on-site recycling and composting.
■ Include facilities for interior and exterior recycling. The applicant shall consult with
local recyclers regarding the size and location of areas dedicated to on-site recycling
storage.
■ Protect solar exposure for likely locations of future collectors, using only deciduous
trees in landscaping the southern side of proposed buildings.
11. New buldings on lots B and C shall be subject to a minimum setback of 10 feet from
Penman Way.
SECTION 4. Code Requirements. The following are required by San Luis Obispo
Municipal Code, but not all code requirements are listed:
1. All new structures on lots A, B and C shall be equipped with automatic fire sprinkler
systems.
2 All applicable water and sewer fees shall be paid prior to building permit issuance.
3. The subdivider shall install individual sewer,water, and utility services for each parcel. New
utilities shall be underground. A utility easement is required where utilities cross lot lines.
4. Street trees shall be installed to city standards and to the satisfaction of the City Arborist.
5. The subdivider shall pay park-in-lieu fees as determined by,the Community Development
Department prior to final map approval.
3-�
Draft Resolution for Approval
MS 17-94, 539 Serrano Drive
6. New lot comers shall be staked with durable boundary markers by a registered civil engineer
or licensed land surveyor.
7. Lots B and C 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.
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
1994.
Mayor
ATTEST:
City Clerk
APPROVED:
i tto ey
Resolution #2 - denying
RESOLUTION NO. (1994 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING A TENTATIVE MAP FOR MINOR SUBDIVISION NO. 17-94 (SLO 94-017)
LOCATED AT 539 SERRANO DRIVE
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. The Council, after consideration of the tentative map of Minor
Subdivision No. 17-194 and staff recommendations, public testimony, 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, and is inconsistent with the General Plan.
2. The proposed parcels would not meet the minimum standard established by the Subdivision
Regulations for lot depth to width ratio.
The Council may specify additional findings.
SECTION 2. Denial. The request for approval of the tentative map of Minor Subdivision
No. 17-194 is hereby denied.
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 1994.
Mayor
ATTEST:
City Clerk
APPROVED:
to y
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city of San LUIS OBISpo
INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION V APPLICATION NO. I 7 �r
P ECT DESCRIPTION
4rfA VA
APPLICANT
STAFF RECOMMENDATION:
NEGATIVE DECLARATION MITIGATION INCLUDED
-EXPANDED I TIAL TU Y R DIRE ENVIRON WN
TA
LIMPACT REPORTjR�EOUIR/JED
PREPARED BY DATE
COMMUNITY D ELO MENT DIRE OR'S ACTION: DATE 3�7 2�fy
SUMMARY( OF INITIAL STUDY FINDINGS
I.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
11.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
X COMMUNITY PLANS AND GOALS ................................................... r,
B. POPULATION DISTRIBUTION AND GROWTH............................................ u
C. LAND USE ......................................................................
D. TRANSPORTATION AND CIRCULATION .............................................. v
E. PUBLIC SERVICES ................................................................
F. UTILITIES.......................................................................... /.
G. NOISE LEVELS ...................................................................
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS ....................
L AIR QUALITY AND WIND CONDITIONS...............................................
J. SURFACE WATER FLOW AND QUALITY ...............................................
KPLANT LIFE......................................................................
L ANIMAL LIFE......................................................................
M. ARCHAEOLOGICALMISTORICAL ...................................................
N. AESTHETIC ......................................................................
O. ENERGYJRESOURCE USE ..........................................................
P. OTHER ...........................................................................
III.STAFF RECOMMENDATION �(
'SEE ATTACHED REPORT
3n/o
ENVIRONMENTAL INITIAL STUDY
539 Serrano Drive
March 1994
I. PROJECT DESCRIPTION AND SETTING
The applicant proposes to subdivide a roughly 44,000 square-foot, residential lot into three
lots, as shown on the attached site plan. Two of the three lots would be flag lots. The
existing lot has a frontage on Serrano Drive of nearly 124 feet and an average depth of
about 350 feet. The rear (southern) lot line runs at an angle roughly parallel to the
centerline of Serrano Creek, which flows through a deep ravine, conveying drainage from
the Cerro San Luis hillside above. The existing lot generally slopes toward the street with
average grades between 5% and 15%, except within the ravine, where slopes exceed 30%.
There are significant stands of Monterey pines and Coast live oaks on the site in addition
to Eucalyptus, California pepper, and fruit trees. The property is currently developed with
one house and various small accessory structures. As proposed, the subdivision will require
removal of a portion of the existing house so that it does not cross newly created lot lines.
To the south is the Bressi Ranch, zoned Conservation/Open Space-20. To the west, north,
and east are other houses on property zoned for low density residential use (R-1).
II. POTENTIAL ENVIRONMENTAL IMPACTS
A. Community Plans and Goals
Generally, providing housing opportunities within established residential areas within city
limits is consistent with City land use policies. However, the design of the subdivision
proposed is not entirely consistent with subdivision regulations, and therefore requires City
Council approval of an exception to lot design standards. Specifically, proposed lots B and
C exceed the 3:1 depth width relationship and all three lou have side lot lines that are not
perpendicular to the street. The City Council will evaluate the project's overall compliance
with the intent and standards outlined in the subdivision regulations, and the ability of
future site development to meet development standards contained in the zoning regulations,
given the property's slope, topography, vegetation, access, and solar orientation. Approval
of any exception to the City's lot design standards must be based on four findings outlined
in Section 16.48.020 of the 1986 subdivision regulations (attached).
D. Transportation and Circulation
Traffic
Approval of a three-lot subdivision as proposed by the applicant would enable construction
of two new single family houses. The Institute of Traffic Engineers estimates that single
family homes generate 10 vehicle trips per day. Twenty additional vehicle trips per day
would represent an increase in traffic on Serrano Drive of approximately 2.5%. The
ER 17-94
Page 2
additional traffic would be well within the capacity of the road (roughly 2,000 trips per day)
and would have an insignificant impact on existing traffic, which City engineers estimate to
be about 800 trips per day on average.
Circulation
For the purpose of improved road alignment and pedestrian safety, Public Works staff is
recommending that, as a condition of project approval, the subdivider dedicate 5 feet of
Serrano Drive frontage for public right-of-way and install a new sidewalk. The proposed
common driveway for lots A and B and the existing driveway are consistent with the City's
parking and driveway- standards for width and separation. Alternatively, access from
Penman Way for lots A and B would enable a shorter common driveway, but the project site
does not have access rights from Penman Way, which is a private road.
E. & F. Public Services / Utilities
The City Engineer has reviewed this subdivision proposal and determined that the project
can be adequately accommodated without overloading the City's facilities and resources,
subject to water allocation regulations and other code requirements as noted in the attached
comments from various City departments (attached).
J. Surface Water Flow and Quality / Riparian Habitat
Serrano Creek runs along the rear property line. Figure 4 of the Open Space Element
classifies this creek as intermittent with good riparian corridor transitioning to a perennial
creek with a degraded corridor. Creek preservation policies in the 1994 Open Space
Element encourage the establishment of easements and building setback lines in new
subdivisions. Open space creek policies further state that any planting within the established
setback area be done with native riparian species. The administrative creek policy
recommends a minimum setback of 20 feet from the top of bank.
K. Plant Life
Alongside the creek and elsewhere on the site are significant stands of Live oak and
Monterey pine trees, which the City Arborist is recommending be protected through a tree
preservation agreement.
O. Energy / Resource Use
Heating and Cooling
A residential land use objective of the General Plan is development that achieves full use
of special site potentials, consistent with principles of building orientation and design that
9-42
ER 17-94
Page 3
enable the use of natural sunlight, ventilation, and shade. The Energy Element also
encourages new development to minimize conventional energy use by means of proper
design and orientation. Regionally, the reduction of heating and cooling demand benefits
San Luis Obispo and surrounding communities by reducing air pollutant emissions from
electric power plants and carbon dioxide emissions associated with natural gas heating.
To best achieve this General Plan objective, future buildings on the newly created lots
should be oriented within 30 degrees of an east-west axis, or otherwise designed to maximize
solar exposure as a source of winter heating. Proper design can significantly reduce heating
and cooling needs, and allow for more efficient energy use and lower utility costs.
The greatest residential utility savings are associated with solar water heating. To protect
solar exposure for likely locations of future collectors, any trees planted along the southern
side of new buildings should be winter deciduous.
LiQhtin
Interior lighting consumes nearly 309o' of the energy used in commercial buildings, 9% of
the energy used in residences, and about 5% of all energy used in California. Current
technologies and proper building orientation can reduce lighting demand and electricity
consumption. Cumulatively, more efficient use of electricity will reduce air pollution and
reliance on fossil fuels. In addition to designing structures to take maximum advantage of
available solar exposure for natural daylighting, there are several other energy saving
strategies for indoor and outdoor lighting. These include use of compact fluorescent bulbs;
occupancy sensors; and time-clock, dimming, and daylight-activated controls.
Recycling
Background research for the Integrated Solid Waste Management Act of 1989 (AB939)
shows that Californians dispose of roughly 2,500 pounds of waste per month. Over 90% of
this waste goes to landfills, posing a threat to groundwater, air quality, and public health.
Cold Canyon landfill is projected to be at capacity between 2000 and 2005. To help reduce
the waste stream generated by this project, consistent with the City's draft Source Reduction
and Recycling Element, future site development should include convenient recycling and
composting facilities.
Attachments
vicinity map
reduced site plan
comments from other depts.
section 16.48.020 of the subdivision regulations
3-�3
ER 17-94
Page 4
III. SUMMARY OF RECOMMENDED MITIGATION
Surface Water / Riparian Habitat
To preserve the riparian corridor along the affected portion of Serrano Creek in its natural
state, the subdivider shall grant an open space easement to the City over that portion of the
creek which runs along the southern boundary of the project site. The easement shall
incorporate all of the creek area and a buffer zone that is a minimum of 20 feet from the
top of bank, and shall-specify allowed uses and maintenance responsibilities. Any planting
done within the open space easement shall utilize native riparian species only. No building
activity shall be allowed within the easement. The existing garage shall be removed in
conjunction with any alterations to the existing house on proposed lot C. The open space
easement shall be submitted to the Community Development Director for review, approval,
and recordation.
Plant Life
To minimize the impact of site development on significant plant life, the subdivider shall
submit a tree preservation agreement to the Community Development Director for review,
approval, and recordation. Terms of the agreement shall be established to the satisfaction
of the City Arborist.
Energy / Resource Conservation
To encourage efficient use of energy and natural resources, future site development on
approved lots for this subdivision shall, to the approval of the Architectural Review
Commission:
■ Maximize opportunities for natural daylighting, shade and ventilation, and minimal
energy consumption.
■ Incorporate energy efficient lighting systems for both interior and exterior use.
■ Include facilities for on-site recycling and composting.
■ Include facilities for interior and exterior recycling. The applicant shall consult with
local recyclers regarding the size and location of areas dedicated to on-site recycling
storage.
■ Protect solar exposure for likely locations of future collectors, using only deciduous
trees in landscaping the southern side of proposed buildings.
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VICINITY MAP ;,
iiiGlllif','�i�ID►iu;i�iii� city of San US OBISpo -
_= PROJECT REVIEW
Department of Community Development • 990 Palm Street/P.O. Box 8100 e San Luis Obispo,CA 93403.8100 • (805)549.7171
Please review this project and return two copies of this form with your comments prior to the date specified.
Applicant DO!` �--U=[=E'-�f Day Phone 5�) `+
Applicant's Address
Representative(if any) i Day Phone 5``I- -7
Recresentative'sAddress E 5.L•O.` 1
Property Owner(If other than applicant) Day Phone
Owner's Address v
Please indicate if all correspondence is to be sent to ❑ the applicant !3 the representative ❑ the property owner. ❑
What do you want to do?What is your final goal? t%e% 211%6
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Project Address
Name of tract,development or business 'S!J! Oula-�11_:i2 :L ► TH ( 4-' ?F-z 'se I!.4 Z7 , Tc?t;vu 1-??0
Legal Description: Lot Black Tract
Assessor's Parcel Number 5Z=-` n j -17 Present Zone -
APPLICANT/REPRESENTATIVE: I have reviewed this com- PROPERTY OWNERIAUTHORIZED AGENT: I have read this
pleted application and the attached material.The information pro. completed application and consent to its filing.
vided i accurate.1 understand the city might not approve what I'm
apply g`for;
SITE/GRADING COMMENTS
DATE: January 12, 1994
SUBJECT: 539 Serrano
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COMMENTS:
1 Show the location of the existing residence sewer. Create
easement for sewer if located on lots to be created.
2 Lot A and lot B shall have separate sewers connecting to the
public main.
3 Access easement for lot B shall also be a drainage easement
for lot B. Improved runoff from lot B shall be disposed
through easement to Serrano.' Improved runoff from lot A
should also be directed to Serrano.
4 Show setback dimension between the existing residence and the
new lot line.
5 It appears the setback between the existing garage and the
east lot line may not meet zoning or building codes. The city
may want to consider rectifying the situation as a part of
this lot split.
6 The new pull boxes for theutilities serving lot B are located
on lot A, they should be located within the easement for lot
B.
Bob Bishop
MEMORANDUM
TO: Whitney McHvaine, Department of Community Development
FROM: Spencer Meyer, Fire Department R E C E I V E
SUBJECT: 539 Serrano Drive FEB 1 7 1994
Cn OF SAN LUIS OBISPO
DATE: February 15, 1994 F'OMMUNTYDEVELOP1AF'
Access:
Street access, as shown, is adequate.
Fire-Flow:
Distribution main (in the public way) is just adequate to serve the proposed land-use.
All new structures shall be protected with automatic fire sprinklers per NFPA 13D.
Hydrant Locations:
Hydrant (public/private) density is inadequate with reference to proposed lot frontage.
The developer will be required to add and additional fire hydrant on the Southeast corner of
Penman Way and Serrano Drive.
cc:
Jerry Kenny, Engineering Department
Dan Gilmore, Public Utilities Department
Ron Hanson, Fire Department
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.......... S-610MAY 1 0 1993 H I~ 2 NO. FLOOR
'u��ll���Ulllgllll� CrEy Of PLAN REVIEW
aim San LUIS OBISPO
Department of Public Works,955 Morro St, San Luis Obispo, CA 93401
:SJ4"JKS'n"KS�'Yp1 CONS'MPK�(w'YWNitN8:i4:iniin.#>S:"M�N�%4("VWfY.)f4WNNY.OYi%Y.9:•%rW/RYAtiWiF AtAfov.f:uMKMf[MWI4KmWPLO' MfgUAWgW' p'Y
February 28, 1994
To: Whitney Mclivaine, Project Planner
Vi a: Gerald Kenny, Supervising Civil Engineer
From: Mike Bertaccini, Engineering Assistant
Subject: 539 Serrano Drive, Tentative Parcel Map SLO 94-017
GENERAL COMMENTS
The map requires some modifications:
* The map designation must be noted as a tentative minor subdivision, not as
Parcel Map # SLO-94-019 (presently noted under the "Statistics" title block).
* All existing public water and sewer mains must be shown on the tentative minor
subdivision map per Title 16 of MC.
CONDITIONS
Public R/W
1. The subdivider shall dedicate 5' of property adjacent to Serrano Drive for public
R/W purposes. The new R/W line shall be 25' from the centerline of Serrano
Drive.
2. The subdivider shall install a new sidewalk, 6' wide (including curb width), per City
standards.
3. The subdivider shall dedicate a 6' wide public utility easement and 10' wide street
tree easement adjacent to Serrano Drive.
WATER. SEWER & UTILITIES
5. Each lot shall be served with individual water, sewer, and utilities. All water
services shall be sized to accommodate fire sprinklers (easements are required if
crossing property lines).
6. Water and sewer impact fees shall be paid prior to issuance of building permits.
Trees
7. A tree preservation and protection plan shall be submitted prior to issuance of any
building permit for each lot. All Coastal Live Oaks at the southerly end of Lot B
and Lot C, and, the 9 Monterey Pines on the easterly side of Lot C shall be
preserved.
8. Street trees shall be planted at the time of lot development, to the satisfaction of
the City Arborist.
Misc Reouirements
9. All boundary monuments, lot corners and centerline intersections, BC's, EC's,
etc..., 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
or parcel 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.
File: 539SRANO.REV
Address: 539 SERRANO
r The City of San Luis Obispo is committed to include the disabled in all of its services,programs and activities.
Telecommunications Device for the Deaf(805)781-7410
MEMORANDUM
February 22, 1994
TO: Whitney McIlvaine
FROM: Dan Gilmore, Utilities Engined
SUBJECT: 539 Serrano Drive - Parcel Map #SLO-94-019
The subdivision at 539 Serrano Drive brings up a few concerns. All utilities crossing
neighboring lots must be separated and relocated, or lie completely within appropriate
easements. It is not clear how the existing residence is currently being served with sewer
service. The sewer lateral shown is subject to the Utilities Department Sewer Lateral
Abandonment Policy, which must be followed at the time building permits are issued for the
remodel project.
At the time development is proposed, some comment by the Utilities Department will be
necessary. Some typical comments were anticipated and are listed below. These are not
requirements of the parcel map, but will likely be required when plans are submitted for building
permits.
Appropriate water and sewer impact fees will be charged.
Water meters should be placed within public right-of-way, and shall be
manifolded per City Standard 6260, whenever practical.
Meters that are not set in sidewalk areas shall have a concrete apron on all sides
with a minimum width of twelve inches and a typical thickness of four inches.
All units shall be served with individual water meters. A common sewer service
lateral may be utilized to serve the two lots. An plan for sewer service must be
submitted and approved by the Utilities Department.
All water services shall be sized to provide the necessary fire flows to the
satisfaction of the Fire Marshal and the Utilities Engineer.
c: John Moss, Mike Bertaccini
das: 539xm.o o
3�Z3
16.04.010-16.04.040
Chapter 16.04 by establishing standards of design,and by estab-
lishing procedures which ensure proper legal
GENERAL PROVISIONS description and monumenting of subdivided
land;
Sections: G. To protect the natural resources of the
16.04.010 Title. community, including topographic and geologic
16.04.020 Purpose. features, solar exposure, watercourses. wildlife
16.04.030 Adoption authority— habitats and scenic vistas,and to increase reason-
Conformance«ith other able public access to such resources:
regulations. H. To enable innovations in subdivision pro-
16.04.040 Interpretation and application. cedures which facilitate development that will
16.04.050 Conflict with public provisions. best reflect the capability of the land to support a
16.04.060 Conflict with private provisions. desirable living environment. (Ord. 934 § 1
16.04.070 Actions by persons with (part), 1982: prior code §'9101.2)
interest.
16.04.080 Severability. 16.04.030 Adoption authority—Conformance
16.04.090 Procedure summary. with other regulations.
A. These regulations are adopted pursuant to
16.04.010 Title. the Subdivision Map Act,as a"local ordinance"
This chapter shall be known and cited as the as that term is used in that act.and to supplement
.,subdivision regulations of the city."(Ord.934§ the provisions of that act All provisions of the
1 (part), 1982: prior code§ 9101.1) Subdivision Map Act and future amendments
thereto not incorporated in these regulations
16.04.020 Purpose. shall apply to all subdivisions, subdivision maps
The regulations codified in this title are and proceedings under these regulations.
adopted for the following purposes: B. Nothing in this section shall be read to
A. To protect and provide for the public limit the right of the city,as a charter city,to enact
health,safety and general welfare; additional provisions concerning the division of
B. To guide the development of the city in land as are deemed necessary to protect the pub-
accordance with the general plan and specific tic health, safety and general welfare.
plans; C. Approval or conditional approval of a sub-
C. To ensure that real property which is to be division map shall not excuse compliance with
divided can be used without danger to inhabi- other applicable provisions of this code or other
tants or property due to fire.flood,soil instability, applicable ordinances,rules.regulations and pol-
noise or other hazard; icies adopted by the city. (Ord. 934 § 1 (pan),
D. To ensure that proper provision will be 1982: prior code§ 9101.3)
made for traffic circulation,public utilities,facil-
ities, and other improvements within the sub- 16.04.040 Interpretation and application.
divided land and within the city as a whole; In their interpretation and application. these
E. To protect and enhance the value of land regulations shall be held to be the minimum
and improvements and to minimize conflicts requirements for the promotion of the public
among the uses of land and buildings; health, safety and general welfare. (Ord. 934 § l
F. To protect potential buyers and inhabitants (part), 1982: prior code § 9113 (part))
379
6.190—!6.36.240
approach is to have substantially larger lou or 1636.220 Taxing district boundary.
open space use for the steepest areas, drainage No lot shall be divided by a taxing district
swales, rock outcrops, or shallow soils. boundary.(Ord.934§ 1(part), 1982:priorcode§
Approval of the scheme of lot sizes and open 9107.3(H))
areas shall be at the sole discretion of the city.
Open space areas to be maintained for density 16.36.230 Flag lots (deep lot subdivision).
reduction shall not be counted towards fulfill- Flag lou may be approved for sudividing deep
ment of parkland requirements, nor shall.the lou where development would not be feasible
city or subdivider be obligated to provide or with the installation of a standard street, either
maintain any recreational facilities in such alone or in conjunction with neighboring prop-
areas. (Ord. 934 § 1 (part), 1982: prior code § erties,or where justified by topographical condi-
9107.3(D)) tions. Such subdivision shall conform with the
following:
1636.190 Multiple frontages. A. The accessway serving the flag lot(s) shall
Single-family residential lots with frontage on not be included in the determination of required
more than one street are discouraged,except for lot area for any lot.
corner lots or where topography makes a single B. The original lot shall have frontage on a
frontage impractical. The city may require the dedicated street of at least the minimum length
release of access rights on one frontage which required by these regulations for the zone in
shall be noted on the subdivision map. (Ord. which it is located, plus the accessway required
934§ 1 (part), 1982: prior code§ 9107.3(E)) to potential rear lou.
C. The accessway to the rear shall be at least
X1636.200 Depth-width relationship. twenty feet wide(with sixteen feet of pavement)
Lou with a ratio of depth to width greater for residential and conservation/open space
than three shall not be permitted unless there is zones,except where the accessway is more than
adequate assurance that deep lot subdivision one hundred fifty feet long it shall be at least
will not occur or that deep lot subdivision and twenty-four feet wide with twenty feet of pave-
subsequent development will be accomplished ment.For all other zones,the accessway shall be
without detriment to adjacent properties. (Ord. at least thirty feet wide with a paved roadway at
934§ 1 (pan), 1982: prior code§ 9107.3(F)) least twenty-four feet wide.
D. Each lot shall have yards as required by
1636.210 Lot lines. the zoning regulations. A ten-foot yard shall be
A. Lot lines should be at the top of slope provided along the access road pavement.
banks. E. The lot farthest from the street shall own
B. Side lot lines should be perpendicular to the accessway in fee. Other lots using the
the street on straight streets, or radial to the accessway shall have an access easement over it.
street on curved streets, unless another angle (Ord.934§ I(part), 1982:prior code§9107.3(I))
would provide better building orientation for
solar exposure or more lot area to the south of
the likely building site. article IV. Design Criteria and
C. On corner lots, the lot lines .adjacent to Improvement Standards
streets shall be rounded with a twenty-foot
radius (Ord. 934 § l (part), 1982: prior code § 1636.240 General requirement.
9107.3(0)) The design criteria for subdivisions and the
required physical improvements for them shall
be in compliance with the city's grading ordi-
(ssn t.uis Obispo 7$4) 408
16.44 10-16.48.020
within subdivision until all required improve- ments wit 'n a reasonable time following
mems a substantially completed to the satisfac- approval of t e parcel map and prior to the issu-
tion of a community development director, ante of perm for development. (Ord. 934 § 1
provided, owever.building permits and entitle- (pan), 1982: or code y 9109.22)
menu ma be issued for the development of a lot
designated a model home site when the com-
munity dev opment director determines: Chapter 16.48
A. The c ction of all required improve-
ment has pr ed to the extent that comple- SUBDIN'ISION EXCEPTIONS
tion of and a tante of the work seems assured
to occur withi a reasonable period of time;and Sections:
B. The deve pment of the model home sites 16.48.010 Exception authority.
will not confli with work in progress on the 16.48.020 . Required findings and
construction of a requirement improvements, conditions.
(Ord. 934§ 1 ( , 1982: prior code§9109.20) 16.48.030 Filing applications—Timing of
action upon.
16.44 210 Accep ce of improvements. 16.48.040 Filing applications—Form and
After the final pel map or final tract map content.
has been recorded,al subdivision improvement 16.48.050 Planning commission or
properly installed in ordance with previously community development director
approved plans an specifications shall be action.
accepted by the coun and the subdivider and 16.48.060 Council action.
any other person havia interest in such Com-
pletion shall be notifi in writing by the city 16.48:010 Exception authority.
clerk of acceptance by th council.At the time of Upon the recommendation of the planning
acceptance,the city shall me maintenance of commission or the community development
the improvements except otherwise provided director, or upon its sole determination, the
in this chapter. Parcel ma improvements may council may authorize exceptions to the require-
be accepted by the public se 'ces director,tract meatsor standards imposed by these regulations;
map improvements will be a ed by the coun- provided, however, that no exceptions may be
cil. (Ord. 934 § 1 (part), 1 82: prior code § made to any requirements imposed by the Sub-
9109.21) division Map Act; and further provided that
nothing in this chapter shall be construed as
16.44.220 Deferral of improv eats for altering or conflicting with the powers and duties
parcel maps. of the city to approve variances from the zoning
Improvements required for el maps need regulations.(Ord.934§ I (part), 1982:prior code
not be completed until a building it or other §9110.1)
entitlement for development of parcel(s) is
granted by the city; unless the corn unitydevel- 16.48.020 Required findings and conditions.
opment director finds that co letion of A. Before any exception is authorized. all of
improvements is necessary to protec�the public the following findings shall be made:
health and safety or is a necessarypre uisite to • 1. That the property to be divided is of such
the orderly development of the su ounding size or shape, or is affected by such topographic
area. If these findings are made, the 'ry may conditions, that it is impossible, impractical or
require completion of the improvement uire- undesirable, in the particular case,to conform to
418
24
16.48.030-16.52.030
the strict application of the regulations codified separately consider any request for an exception
in this title;and and shall recommend approval or conditional .
2. That the.cost to the subdivider of strict or approval only after determining that findings can
literal compliance with the regulations is not the be made which substantiate the critera set out in
sole reason for granting the modification: and Section 16.36.010. (Ord. 934 § 1 (part). 1932:
3. That the modification will not be detrimen- prior code§ 9110.5)
tal to the public health,safety and welfare, or be
injurious to other properties in the vicinity;and 16.48.060 Council action.
4. That granting the modification is in accord The council shall consider any request for
with the intent and purposes ofthese regulations. exceptions, and the recommendation on such
and is consistent with the general plan and with request,at the same time as the council considers
all applicable specific plans or other plans of the the tentative map and shall grant, conditionally
city. grant, or deny the request. (Ord. 934 § 1 (pan),
B. In granting any exception,the council shall 1982: prior code § 9110.6)
impose such conditions as are necessary to pro-
tect the public health, safety and welfare, and
assure'compliance with the general plan,with all Chapter 1652
applicable specific plans,and with the intent and
purposes of these regulations. (Ord. 934 § 1 VERSION TO ACREAGE
(partk 1982:prior code§9110?)
Sections:
16.48.030 Filing applications—Timing of 1652.01 Purpose.
action upon. 1652.020 Initiation of proceedings.
Exception requests shall be filed with the ten- 1652.030 Public hearing.
tative map and.shall beprocessed with the map 1652.040 equired findings.
and acted upon concurrently. (Ord. 934 § 1 1652.050 equired conditions.
(part), 1982.prior code § 9110.3) 1652.060 livery of reversion map to
co my recorder.
16.48.040 . Filing applications—Form and 16-52.070 E ct of filing reversion map
content. wit the county recorder.
A. Applications for exceptions shall be filed, 1652.080 Tax nd not required.
in writing,by the subdivider with the community
development director; upon a form and in the 1652.010 Purpose.
number of copies required for that purpose. This section is inten ed to enable the aggrega-
B. Each application shall state fully the nature tion of subdivided real roperty. (Ord. 934 § 1
and extent of the exception requested;the spe- (part), 1982: prior code 9111.1)
cific reasons for it. and the facts relied upon to
reach those conclusions. (Ord. 934 § 1 (part), 1652.020 Initiation of p oceedings.
1982: prior code§ 9110.4) Proceedings for reversio to acreage may be
initiated by the council on i own motion or by
16.48.050 Planning commission or petition of all of the owners record of the real
community development director property within the area to be everted.The peti-
action. tion shall contain the follow i.n
The planning commission(tract map)or com- A. Adequate evidence of titl to the real prop-
munity development director(parcel map)shall erty within the subdivision;
419
APR 1 4 1994 MEETING _ AGENDA 3
clTv COUNCIL
DATE � ITEM #_..,.._.�
SAN LUIS OBISPO, CA
April 12 , 1994
City of San Luis 011i5po
990 Palm Street P 0 Box 8100
San Luis Obispo, CA 93403-8100
Reference is the City Council Public Hearing scheduled for Apri119
1994 in the Council Chambers regarding the proposed lot split by
Mr . and Mrs . Don Koberg at 539 Serrano Drive .
We live . across the street from this property at 540 Serrano
Drive . '
We have reviewed the proposal with Mr . Koberg and approve of the
split as requested.
R. H. & D. H. STERLING
540 SERRAMO DRIVE
SAN IDIS OBISPO. CA 93405-1750
1 VOUNCIL CDD DIM
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