HomeMy WebLinkAbout02/01/2005, PH1 - CONSIDERTION OF A LOT LINE ADJUSTMENT MAP WITH EXCEPTIONS TO THE SUBDIVISION REGULATIONS, 2120 FLOR council ° i* D55
j agenda RepoRt �N
CITY OF SAN LUIS O B 1 S P 0
FROM: John Mandeville,-Community Development Direct
Prepared By: Tyler Corey, Associate Planner
SUBJECT: CONSIDERTION OF A LOT LINE ADJUSTMENT MAP WITH EXCEPTIONS
TO THE SUBDIVISION REGULATIONS, 2120 FLORENCE AVENUE (LLA
218-04).
CAO RECOMMENDATION
Adopt draft Resolution "A," approving a lot line adjustment, with exceptions to the Subdivision
Regulations,based on findings and subject to code requirements.
DISCUSSION
Data Summary
Address: 2120 Florence Avenue
Applicant: KDS Enterprises
Representative: Ric Paul
Zoning: R-2-S (Medium Density Residential Special Consideration)
General Plan: Medium Density Residential
Environmental status: Categorically exempt as a minor lot line adjustment not resulting in the
creation of any new parcel (CEQA Guidelines, Section 15305(a)).
Situation
The City has received an application for a Lot Line Adjustment (LLA) map on a 19,464 square
foot site located on the northeasterly corner of Rachel Street and Florence Avenue (see Vicinity
Map, Attachment 1). This property consists of 4 existing lots of record created in 1887 (Lots 15
through 18 in Block 15 of the Buena Vista Addition to the City of San Luis Obispo). The
applicant would like to consolidate and reconfigure the four existing lots into three lots to allow
for residential development consistent with the site's zoning and surrounding neighborhood. (See
Preliminary Lot Line Adjustment Map, Attachment 2).
The project has been evaluated for consistency with the City's General Plan, Zoning Regulations,
Subdivision Regulations and building codes and it has been determined that exceptions to lot
area and width are necessary to approve the request. Normally lot line adjustment applications
are acted on by the Community Development Director without the need for a public hearing.
When exceptions are requested, the Subdivision Regulations require the application to be acted
on by the City Council.
Council Agenda Report-LLA 218-04
February 1,2005
Page 2
Site & Proiect Description
The project site is vacant and consists of approximately 19,464 square feet and four underlying
lots. These lots are nonconforming because their size (4,838 square feet) and width (41 feet) do
not meet Subdivision Regulation standards established for the underlying zone. The site and
surrounding neighborhood is zoned R-2-S (Medium Density Residential Special Consideration)
and developed with single and multi-family residences and condominiums. The "S" overlay was
established due to concerns with excessive noise generated from the adjacent railroad.
The project involves consolidating the four lots into three and reconfiguring two of the lots from
a north-south orientation to east-west with street frontage off Rachel. The remaining lot will
maintain a north-south orientation with street frontage off Florence. The new lot pattern requires
exceptions to the Subdivision Regulations for lot area and width and will reduce the number of
nonconforming lots at the site from four to two.
Requested Exceptions
The proposed lot line adjustment requires exceptions to the lot area and. width requirements
established for the R-2 zoning district. These exceptions are identified in bold in Table 1 below.
Table 1: Comparison of Proposed Lots and R-2 Zoning District Standards
Municipal Code Requirements Proposed Project
Parcell Parcell Parcel
Minimum lot size: 6,000 square feet 5,442 s f. 5,820 s.f. 7,538 s.f.
Minimum lot depth: 90 feet 101 feet 101 feet 119 feet
Minimum lot width: 60 feet 54 feet 65 feet 64 feet
Minimum street frontage: 30 feet 54 feet 65 feet 64 feet
As previously stated, there are presently four legally developable parcels on this corner. None of
these parcels comply with the minimum area and width standards. Although the proposed
adjustment will require exceptions, each of the resulting parcels will become"more conforming"
as a result.
Evaluation
The Subdivision Map Act limits a local agency's review of a lot line adjustment to a
determination of whether or not the parcels resulting from the lot line adjustment will conform to
the General Plan, local zoning and building. ordinances. Specifically, a local agency cannot
impose conditions or exactions on its approval of a lot line adjustment except to conform to the
General Plan, local zoning and building ordinances, or to facilitate the relocation of existing
utilities, infrastructure or easements. Although exceptions are being requested, the Subdivision
Regulations provide a process for the City Council to approve exceptions if specific findings are
made (Attachment 3, Draft Resolution "A").
Council Agenda Report—LLA 218-04
February 1,2005
Page 3
General Plan Conformance
The project site is designated as Medium Density Residential on the General Plan Land Use
Element (LUE) map and located adjacent to an older established residential neighborhood, as
well as newer condominium projects. This land use designation allows up to 12 dwellings per
net acre. The resulting parcels will be of adequate size to provide densities (Parcel 1 = 1.5du/ac;
Parcel 2 = 1.6 du/ac; Parcel 3 = 2.07 du/ac) consistent with the intent and purpose of the site's
land use designation. General Plan LUE Policies 2.2.6 and 2.2.10 and Housing Element Policy
3.2.6 discuss the City's desire to retain existing neighborhood scale, character and historic
pattern of development. The subject site is surrounded by a variety of housing types on parcels
that are wide ranging in size (3,100 s.f. to 47,100 s.f.) and density (.85 du/ac to 12.9 du/ac). As
proposed, the lot line adjustment will not alter the historic development pattern established in the
neighborhood because the lots will provide for residential development consistent with the
density, housing types and lot sizes of the surrounding neighborhood.
Conclusion.
Staff supports the proposed lot line adjustment for several reasons. 1) The lot line adjustment
will not result in a greater number of lots then presently exists. 2) The appearance of the lots
from the street will be consistent with the pattern and spacing of development in the vicinity and
with the City's property development standards. 3) The adjustment will consolidate four non-
conforming lots into three (one conforming, two nearly conforming). 4) Granting the exception
will not alter the historic development pattern established in the neighborhood or exceed density
provisions of the Medium Density Residential land use designation, which is considered
consistent with the General Plan. 5) No useful purpose would be realized by strict compliance to
the regulations given the minor nature of the request and improved.lot pattern.
CONCURRENCES
This item was distributed to various City departments and comments received have been
included as code requirements where appropriate.
FISCAL IMPACT
When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which
found that overall the General Plan was fiscally balanced. Accordingly, since the proposed
project is consistent with the General Plan, it has a neutral fiscal impact.
ALTERNATIVES
1. The Council may deny the lot line adjustment and/or requested exceptions if the
necessary findings cannot be made.
Council Agenda Report—LLA 218-04
February 1,2005
Page.4 _
2. The Council may continue discussion if additional. information is needed. Direction
should be given to staff and the applicant.
ATTACHMENTS:
1. Vicinity Map
2. Reduced scale Preliminary Lot Line.Adjustment Map
3. Draft Resolution "A"as recommended by staff
4. Alternative Draft Resolution `B"to deny the proposed project
Enclosed: Full-size Preliminary Lot Line Adjustment Map
GAtcorey\CCU LA 218-04(Paul)\LLA 218-04 rpt.doc
JENNIFER
Attachment 1
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Attachment 3
Draft Resolution "A"
RESOLUTION NO. (2005 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO APPROVING A LOT LINE ADJUSTMENT WITH
EXCEPTIONS TO THE LOT AREA AND WIDTH
REQUIREMENTS FOR PROPERTY LOCATED AT
2120 FLORENCE AVENUE, (LLA.218-04).
WHEREAS, the City Council conducted a public hearing on February 1, 2005, and has
considered testimony of the applicant, interested parties and the evaluation and recommendation
of staff; and
WHEREAS, the City Council finds that the proposed lot line adjustment and minor
subdivision exceptions are consistent with the General Plan, Zoning and Building Regulations,
and other applicable City ordinances; and
WHEREAS, the City Council finds that the lot line adjustment is categorically exempt as
provided for by California Environmental Quality Act Guidelines, Section 15305 Minor
Alterations in Land Use.Limitations.
BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this Council, after consideration of the proposed project
(LLA 218-04), the applicant's statement, staff recommendations and reports thereof, makes the
following findings:
1. The lot line adjustment will not increase the number of parcels and complies with Section
66412(d) of the Subdivision Map Act and the City's Subdivision Regulations.
2. With minor exceptions to the Subdivision Regulations, the resulting parcels from the lot line
adjustment will conform to the City's Zoning Regulations and building codes.
3. The site is physically suited to the type and density of development allowed in the R-2-S
zone.
4. The proposed lot line adjustment is categorically exempt from environmental review,
pursuant to Section 15305 of the CEQA Guidelines.
5. The property to be divided is of such size or shape, or is affected by such site or topographic
conditions, that it is impossible, impractical or undesirable, in this particular case, to conform
to the strict application of the regulations codified in Title 16 of the Municipal Code
(Subdivision Regulations) because the site is constrained by two street frontages and
I , 1)
Attachment 3
Resolution No. (2005 Series)
Page 2
topography that limit feasible building site locations.
6. The cost to the subdivider of strict or literal compliance with the regulations is not the sole
reason for granting the modification because the adjustment will consolidate four
nonconforming lots into three lots (one conforming, two nearly conforming).
7. The modification will not be detrimental to the public health, safety and welfare, or be
injurious to other properties in the vicinity since the resulting parcels are consistent with the
lot area and width of other properties in the vicinity and the proposed lot design will
minimize conflicts between adjacent properties.
8. 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 because the adjustment will not alter the historic development pattern established in the
neighborhood or exceed density provisions of the Medium Density Residential land use
designation.
SECTION 2. Approval. The request for approval of the Lot.Line Adjustment (LLA 218-
04) with exceptions to the Subdivision Regulations for lot area and width, is hereby approved
subject to the following code requirements.
1. The lot line adjustment shall be finalized with either a parcel map or a lot line adjustment
agreement. If the agreement is pursued, the applicant shall submit a"Declaration of Lot Line
Adjustment" to the Public Works Director for review, approval and recordation, based on
samples available in the Community Development Department. The submittal shall include
all required recording and processing fees and an 8 %" x 11" map exhibit suitable for
recording.
2. Future development shall require public right-of-way dedication, and public improvements
and utility extensions to the satisfaction of the Public Works Director.
3. A record of survey may be required ;in accordance with Business and Professions Code
Section 8762. If required, it shall be recorded with or prior to recordation of the Lot Line
Adjustment Agreement.
On motion of , seconded by _ , and on the following roll call
voter
AYES:
NOES:
ABSENT:
1 , 2
Attachment 3
Resolution.No. (2005 Series)
Page 3
The foregoing resolution was passed and adopted this I"day of February, 2005.
Mayor David F. Romero
ATTEST:
Audrey Hooper, City Clerk
APPROVED AS TO FORM:
U
J Inathan Lowell, City A torney
1 - 9
Attachment 4
Draft Resolution"B"
RESOLUTION NO. (2005 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO DENYING A LOT LINE ADJUSTMENT WITH EXCEPTIONS
TO THE LOT AREA AND WIDTH REQUIREMENTS
FOR PROPERTY LOCATED AT
2120 FLORENCE AVENUE, (LLA 218-04).
WHEREAS, the City Council conducted a public hearing on February 1, 2005, and has
considered testimony of the applicant, interested parties and the evaluation and recommendation
of staff; and
WHEREAS, the City Council finds that the proposed lot line adjustment and minor
subdivision exceptions are not consistent with the General Plan, Zoning and Building
Regulations, and other applicable City ordinances; and
WHEREAS, the City Council finds that the lot line adjustment is categorically exempt as
provided for by California Environmental Quality Act Guidelines, Section 15305 Minor
Alterations in Land Use Limitations.
BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this Council, after consideration of the proposed project
(LLA 218-04), the applicant's statement, staff recommendations and reports thereof, makes the
following findings:
[Council specifies findings]
SECTION 2. Denial. The Lot Line Adjustment at 2120 Florence Avenue (LLA 218-04)
is hereby denied.
On motion of , seconded by and on the following roll call
vote:
AYES:
NOES:
ABSENT:
I - sem
Attachment
Resolution No. (2005 Series)
Page a.
The foregoing resolution was passed and adopted this 1s1 day of February, 2005.
Mayor David F. Romero
ATTEST:
Audrey Hooper, City Clerk
APPROVED AS TO FORM:
Jonathan Lowell, City Attorney