HomeMy WebLinkAbout06/07/2011, PH 3 - APPROVAL OF A LOT LINE ADJUSTMENT BETWEEN TWO LOTS (CITY APN 053-412-008 AND COUNTY DOC. NO. 2009-4 council MK„K
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C I T Y OF SAN L U IS O B I S P O
FROM: John Mandeville, Community Development Director
Prepared By: James David, Assistant Planner
SUBJECT: APPROVAL OF A LOT LINE ADJUSTMENT BETWEEN TWO LOTS
(CITY APN 053-412-008 AND COUNTY DOC. NO. 2009-43146) AND
ANNEXATION OF A PORTION OF 1146 FARMHOUSE LANE
(ANNX/LLA/ER 117-10).
RECOMMENDATION
As recommended by the Planning Commission, adopt a resolution approving a lot line
adjustment between two lots (one in the City and one in the County),.and approving a concurrent
annexation request and Negative Declaration of environmental impact.
REPORT-IN-BRIEF
The Planning Commission (PC) has recommended that the City Council approve a lot line
adjustment between two lots (one in the City and one in the County), and approve a concurrent
annexation request and Negative Declaration of environmental effect. The 0.76 acre piece of land
to be annexed is in the Airport Area, and is designated Services and Manufacturing on the
General Plan Land Use Map. It is in the City's .Urban Reserve and within the Sphere of
Influence. Annexation of this land is consistent with the Airport Area Specific Plan, and General
Plan policy that states "the City intends to actively pursue annexation of the Airport Area."
The applicant's stated purpose is to improve access to the vacant parcel in the City(4600 Broad).
It is a triangle piece of property that fronts on Broad Street, with limited frontage on Farmhouse
Lane. Access is restricted on this section of Broad Street because of high volume and speeds of
vehicle traffic, and the existing frontage on Farmhouse Lane is not adequate for access due to
proximity to the intersection. The lot line adjustment increases the frontage on Farmhouse Lane
to allow for safer access, thereby enhancing the development potential of the City parcel.
DISCUSSION
Background
The applicant, Fred Glick, would like to reconfigure the lot lines between two parcels (one in the
City and one in the County) to improve access to the vacant City parcel, which will enhance
development potential (Attachment 1, Vicinity Map). The lot line adjustment application is
concurrent with a request for annexation of a portion of the County lot to be adjusted, which
requires environmental review.
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ANNX 117-10 (4600 Broad)
Page 2
Advisory Body Recommendation
At its public hearing held April 13, 2011, the PC voted 6-0 to recommend the City Council
approve the annexation request based on finding that the annexation is consistent with the
General Plan Land Use Map, Airport Area Specific Plan (RASP), and within the Sphere of
Influence and City's Urban Reserve (Attachment 7, PC Minutes, April 13, 2011). The PC also
found that the proposed lot line adjustment is consistent with the City's Zoning Regulations and
Building Code, and complies with the City's Subdivision Regulations and the State Subdivision
Map Act.
Property Description
Address: 4600 Broad (City), 1146 Farmhouse (County)
Property Owner/Applicant: Fred Glick
Applicant's Representative: Cindy Chambers, Wallace Group
Zoning: Service Commercial (C-S), Edna-Islay Specific Plan, Airport Area Specific Plan
General Plan: Services &Manufacturing
Environmental Status: An initial study was prepared and a negative declaration of environmental
impact is proposed.
Site Description
The 1.32 acre parcel in the City is vacant commercial land. It is a triangle piece of non-native
grassland that is at the intersection of Broad Street and Farmhouse Lane. The adjacent 2.80 acre
parcel in the County fronts on Farmhouse Lane and is part of an approved development project
with three commercial buildings under construction. A 0.76 acre piece of this parcel is proposed
for annexation. The entire site is in the City's Urban Reserve and Sphere of Influence, and has
been prezoned Service-Commercial per the AASP.
There is an industrial office park to the northwest occupied by a towing company, tour bus
operator, and various construction material wholesalers and installers. The San Luis Obispo
County Airport to the west across Broad Street (State Hwy 227), and additional vacant parcels to
the southeast across Farmhouse lane are all outside of the City limits.
Project Description
The project is a lot line adjustment between two adjacent parcels that will reconfigure one lot to
accommodate a better site design for future development. Lot I is 2.80 acres and is in San Luis
Obispo County, and Lot 2 is 1.30 acres and lies within the City of San Luis Obispo. The lot line
adjustment application is concurrent with a request for annexation of a portion of Lot 1 (0.76
acres) into the City, such that the adjusted line will become the new City-County boundary.
The stated purpose is to improve site access for Lot 2 (Attachment 2, Project Description).
Access to Lot 2 is restricted from Broad Street (State Hwy 227), and it is difficult to establish
conforming access from the small portion of the site that fronts on Farmhouse Lane given its
proximity to the Broad Street intersection. Adjusting the lot line and City boundary will increase
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ANNX 117-10 (4600 Broad)
Page 3
./Existing City boundary Proposed City boundary
� • i .,b LO"r.:.
Lot 2 Lot 1
the size of Lot 2 to 2.06 acres, and increase the frontage on Farmhouse Lane allowing easier safer
access. The applicant has a conceptual development plan for Lot 2 that proposes a 28,000 square
foot two-story commercial building with 67 parking spaces (Attachment 5, Conceptual
Development Plan). Access would be via a shared driveway between Lot I and Lot 2. Lot 2 will
be served by City water and sewer services (Attachment 6, Will Serve Letters).
Lot 1 is part of a larger development plan approved in the County for three commercial buildings
on a ten-acre site (County File #D000336D). The entitlement permits up to 180,000 square feet
of Commercial Services uses. The project received a mitigated negative declaration of
environmental impact. Lot I will remain in the County's jurisdiction, and be served by Fiero
Lane Water Company.
Annexation
Annexation of this land is consistent with the General Plan, which says that "the City intends to
actively pursue annexation of the Airport Area". Annexation of this property has been anticipated
since the adoption of the AASP in August 2005. The parcel was not included in Phase 1 of the
Airport Area Annexation that occurred in 2008. The annexation of this property continues a
reasonable pattern of development that will allow for the extension of City services along Broad
Street. Development of the existing parcel in the City is hindered due to access restrictions, and
the annexation will enable future development by adding Farmhouse Lane frontage suitable for
safe access to the site.
If the City approves the annexation, negative declaration and lot line adjustment, the Local
Agency Formation Commission(LAFCO) will initiate action on the annexation. No General Plan
amendment or zone change is necessary since the land proposed to be annexed was prezoned
Service-Commercial per the AASP, and is designated Services and Manufacturing on the
General Plan Land Use Map. Portions of the Airport Area that are not within the City limits
became eligible for annexation once the AASP was adopted.
As a general rule, the City prefers to annex larger areas with proposed development all at-once
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ANNX 117-10 (4600 Broad)
Page 4
instead of piecemeal annexation. The entire ten-acre site in the County is within the AASP and
Urban Reserve. The applicant's representative,has indicated that the property owner is not
interested in annexation of the whole ten-acre site at this time because he has already obtained
permits in the County and has no need for City utilities since the project will be served by Fiero
Lane Water Company.
The City's Public Works Division supports the annexation application as submitted because
private (Fiero District) utilities have been installed in Farmhouse Lane (private) to serve the
County properties within Tract 2368. The proposed annexed property will be served by City
utilities originating from the Broad Street frontage. To avoid permit-related confusion associated
with City required permits for utility work within Farmhouse Lane that would serve non-city
properties, Public Works recommends that Farmhouse Lane not be included in the annexation
consistent with the recommendation by County Engineering and as shown on the proposed
annexation boundary map.
The General Plan states that "the City will annex the [Airport] area and accommodate
incremental development consistent with the growth management policies" (LUE 7.12). Staff
supports the proposed incremental annexation because it improves development potential of a
constrained City parcel, and it meets annexation criteria stated in Land Use Element (LUE)
Policies 1.12.3.A and 7.3:
1. The property is contiguous to the existing city limits; and
2. The property is within the existing Urban Reserve Line; and
3. The property is located near to existing infrastructure; and
4. Existing infrastructure capacity is available to serve the proposed development; and
5. The conceptual development plan is consistent with the AASP and. City development
standards.
Environmental Review
An initial study was completed resulting in a Negative Declaration of environmental impact for
the proposed annexation (Council Reading File 1, Initial Study). In general, the land to be
annexed is too small to be considered important farmland, and lacks biological, cultural or
mineral resources. Annexation of the land will enable development of Services and
Manufacturing uses that are consistent with the AASP and eventual development will need to
comply with applicable City standards. The project was routed to City Departments for review
and comments, and all reviewing departments have indicated their ability to serve the additional
0.76 acres included in the annexation proposal.
Lot Line Adjustment
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
PH3-4
ANNX 117-10 (4600 Broad)
Page 5
General Plan, local zoning and building ordinances, or to facilitate the relocation of existing
utilities, infrastructure or easements.
The proposed lot line adjustment will not result in a greater number of parcels than originally
existed, which is consistent with the State Subdivision Map Act and the City's Subdivision
Regulations. The 1.32 acre parcel in the City (Lot 2) will continue to meet all of the subdivision
standards and zoning requirements for the C-S zone with the addition of the 0.76 acre proposed
for annexation. Total. square footage will increase to 2.06 acres (Attachment 4, Lot Line
Adjustment Exhibit). The subject parcel and annexation area is designated as Service-
Commercial on the General Plan Land Use Element map. The lot line adjustment is consistent
with the General Plan, and proposed conceptual site development is allowed within the C-S zone.
The lot line adjustment must be recorded before the applicant can finalize their application to
LAFCO. Due to the property tax exchange requirements that accompany annexation requests, the
applicant must record the lot line adjustment before LAFCO will authorize the City and County
to initiate discussions. As a result, Council needs to determine that the annexation is supportable
prior to taking action on the lot line adjustment as it would be inappropriate to create a lot that is
half within the City and half under County jurisdiction.
Conclusion
Development of the existing parcel in the City (Lot 2) is hindered due to access restrictions on
Broad Street, and the annexation will enable future development by providing site access via
Farmhouse Lane. There are no apparent significant environmental impacts associated with the
annexation, and the lot line adjustment conforms to the Subdivision Regulations and the AASP.
Staff recommends the City Council adopt the attached draft resolution.
FISCAL IMPACT
When the General Plan was prepared, it was accompanied by a fiscal impact analysis of on-going
costs and revenues that found that overall the General Plan was fiscally balanced. Because the
proposed annexation is consistent with the General Plan and the AASP prepared to guide
development of this area, the fiscal impact of the project is neutral. Furthermore, the Public
Facilities Financing Plan (Chapter 8) of the AASP shows that the land uses proposed in the
Airport Area can support the public facilities required to serve the area through impact fees and
user fees. The annexation can be further analyzed by comparing the costs of serving the parcel
with municipal services with the benefits associated with eventual development and General Plan
implementation.
Costs
The City's direct costs include public safety, public utilities, transportation, leisure, cultural and
social services, and community development services. Indirect costs are administrative, such as
legal services or financial administration. The City has the capacity to accommodate the
increased demand of this incremental annexation of less than an acre. The majority of costs
PH3-5
ANNX 117-10 (4600 Broad)
Page 6
associated with public utilities and transportation will be recovered via development impact fees.
The lot currently within the City is developable and has access to City services, and the
annexation of a portion of the adjoining lot will make development of this lot more feasible and
may allow a larger amount of development on the lot than would otherwise occur. The increase
in demand on municipal services for the whole Airport Area is similar to the increase anticipated
in the General Plan, and the adopted mitigation measures for the AASP reduce projected impacts
to public services and utilities to a less than significant level.
Benefits
Benefits of annexation include provision of new jobs (construction related and permanent), and
implementation of General Plan policies for the Airport Area such as business park development
and greenbelt protection. Per Land Use Element Policy 7.4, Airport Area annexations are
required to help protect an appropriate part of the greenbelt near the Airport Area through
dedication or an in-lieu fee that is collected at time of building permit issuance. Fiscal benefits of
the annexation include revenue from development impact fees, utility users' tax, and sales tax
from potential tenants of the service-commercial office park (e.g. warehouse sales, internet sales
or wholesaling). The Memorandum of Understanding between the City and the County related to
annexations indicates that for non-residentially zoned land, the County retains the base property
tax and increment and the City retains the sales tax. While the City will not see an increase in
property tax revenue from the annexed portion of the development, the increased size of the
overall property and ability to more easily accommodate the development envisioned will most
likely increase the property value of the portion that is already within the City limits.
ALTERNATIVES
1. Continue review of the project with specific direction to the applicant and staff.
2. Approve a resolution to deny .the applicant's proposal, based on findings of inconsistency
with the General Plan as specified by the Council. This is not recommended because the City
parcel would remain constrained for future development due to limited access.
ATTACHMENTS
1. Vicinity Map
2. Project Description
3. Project Annexation Map
4. Lot Line Adjustment Exhibit
5. Conceptual Development Plan
6. Will Serve Letters
7. Planning Commission Minutes, April 13, 2011
8. Draft Resolution
COUNCIL READING FILE
1. Initial Study
T.•ICouncil Agenda Reportsl CommunityDevelopment CAR120111ANNX 117-10(4600 Broad)
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Attahment 1
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AIRPORT FARMHOUSE
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VICINITY MAP File No. 117=10 N
4600 Broad
Attachment 2
Project Description
Lot Line Adjustment and Annexation WALLACE GROUP®
August 2, 2010
0397-0004(0100) (0225)
Site Address: 1146 and 1160 Farmhouse Lane, San Luis Obispo
Site Location: Broad Street south of Tank Farm Road
Land Use Designation: Commercial Services
Combining Designations: Airport.Area, San Luis Obispo Planning Area
Prior Entitlements: Development Plan D000336D, COAL 08-00301
ED01-273 (all in SLO County)
Concurrent Applications: LLA—City of San Luis Obispo
LLA—San Luis Obispo County
Annexation - LAFCO
Existing Uses: Vacant commercial parcels
APN's: 076-511-010 (County) and 053-412-007 & -008 (City)
Existing Lot Sizes: 2.80 acres (County) and 1.32 acres (City)
Proposed Lot Sizes: 2.06 acres each (County= Lot 1, City = Lot 2)
Application Request:
This is a request to adjust the lot lines between two adjacent parcels that will
reconfigure one lot to accommodate a better site design for future development.
One lot lies within the City of San Luis Obispo, the other is in San Luis Obispo
County. The lot line adjustment application is concurrent with a request for
annexation of the adjusted portion of Proposed Lot 2 into the City of San Luis
Obispo, such that the adjusted line will become the new City-County boundary.
Background:
County Planning Commission approved a Development Plan (D000336D) for three
commercial buildings on a ten-acre site that lies partially in the County and partially
in the City. After approval, it was discovered that two of the parcels were actually
one lot (Lots F and G of the Rodriguez Tract). A lot line adjustment was
subsequently filed (COAL 08-0030) to re-create the assumed lot configuration and
incorporate a small remainder parcel from Tract 2368 into Lot F, which became a
2.80-acre parcel. This Lot Line Adjustment involved two Assessor's Parcels, 076-
511-010 and 076-512-0027, which are now identified as C.O.C. #2009-043146; a
PH3-S
` .
Senn Williams Lot Line Adjustme
Project Description Attacbmm
August 2,2010
Page 2 of 4
new Assessor's number has not yet been assigned. Please refer to the Assessor's
Maps, City Sphere of Influence exhibit, and the LLA/Annexation maps provided.
The City-County line follows the west line of C.O.C. #2009-043146 such that the WALLACE GROUPe
prior lot line adjustment involved property located entirely in the County. The
adjacent parcel to the west of C.O.C. #2009-043146 is comprised of two Assessor's
Parcels: 053412-007 and -008. This lot, identified as Deed 392/OR/341 and
located at Farmhouse Lane and Highway 227, is a roughly triangular 1.32-acre lot
within City limits with no viable street access. The parcel frontage on Farmhouse
Lane is too close to the intersection of Highway 227 to allow safe ingress and
egress, constraining development of this property.
This project proposes to relocate the boundary line between the two parcels and
also shift the boundary line between the City and the County to provide a better
access and development configuration for the Highway 227 frontage parcel in the
City. The adjustment includes annexing 0.74 acres into the City, increasing Deed
392/OR/341 from 1.32 acres to 2.06 acres, and reducing C.O.0#2009-043146 from
2.80 acres to 2.06 acres in size. The portion to be annexed is currently zoned
Commercial Service in the County, and is proposed to be zoned Service
Commercial in the City.
The County parcel, C.O.C. #2009-043146, has an approved Development Plan
(D000336D) which permits up to 180,000 square feet of Commercial Services uses
over 10 acres. This lot would remain in the County's jurisdiction, and will provide
access to the City parcel through a shared access easement. This parcel has an
approved Mitigated Negative Declaration under ED01-273 (SLO County), see copy
provided with this application.
The City parcel, Deed 392/OR/341, would be developed in the future with up to
28,000 square feet of Commercial Services uses and associated parking. Any future
proposed development on the City parcel will be subject to the City's Architectural
Review Committee and City permit process. A conceptual site layout is provided on
the "after" exhibits for illustrative purposes.
Access:
Both parcels have frontage along Farmhouse Lane. The existing City parcel, located
at the corner of Highway 227 and Farmhouse, cannot take direct access from
Highway 227, and the Farmhouse Lane frontage width is insufficient to provide
access due to proximity to the highway intersection. As a result, the applicant is
proposing a shared driveway, located on the County parcel, with a shared access
easement along the common property line. Please see the attached exhibits
provided with this application.
Requirements:
San Luis Obispo County:
Under the development plan (D000336D), the County parcel was initially approved
to be served by wells and septic, and was required to maintain a minimum parcel
size of 2.5 acres. Following that approval the owners negotiated with Fiero Water
Company to provide community sewer and water service to the property in the
397-041Pmi Desa(1).doc -
PH3-9
• Senn Williams Lot Line Adjustmek / `/� 2
Project Description Attacbment
August 2,2010
Page 3 of 4
County. Per SLO County Zoning Ordinance Section 22.22.090, the minimum parcel
size for Commercial Service category is 6,000 square feet where served by
community water and sewer. The adjusted Proposed Lot 1 parcel, with water and
sewer service provided by Fiero Water Company, will meet the minimum parcel size WALLACE GROUPe
with 2.06 acres. Please refer to the Fiero Water Company will-serve letter provided
with this application.
The County parcel (C.O.C. #2009-043146) will comply with all planning area
standards in the County's San Luis Obispo Urban Area Plan Section 22.108.050.
The adjusted parcel size and site design is consistent with the approved Use
Permit's Development Plan.
City of San Luis Obispo:
Per City of San Luis Obispo Zoning Section 17.46.020, the minimum parcel size is
9,000 square feet. Proposed Lot 2 (Deed 392/OR/341) will be 2.06 acres in size
after the adjustment and annexation. This parcel will utilize community water and
sewer services provided by the City. Please see the City of San Luis Obispo will-
serve letter provided with this application.
This parcel will be subject to the City's Architectural Review Committee (ARC)
approval of a development plan when future development is proposed. A
conceptual site layout is provided with this lot line adjustment application to illustrate
the intent of the shared parking and access.
Per the.Citv's Airport Area Specific Plan (AASK
For Service Commercial uses, AASP Table 4.4 requires minimum parcel
dimensions of 60 feet by 100 feet, with a maximum depth-to-width ratio of 3:1. The
minimum required frontage is 40 feet. Proposed Lot 2 will meet these standards.
As noted, all City development standards for proposed Lot 2 will be applied at the
time development is proposed under a Use Permit application in the future.
The existing lot in the City (Deed 392/OR/341) currently meets the frontage
standard with 85 feet on Farmhouse Lane, but due to traffic safety issues with
proximity to the intersection of Highway 227, access cannot be provided. As
proposed, Lot 2 will have nearly 300 feet of frontage on Farmhouse Lane, and will
share access with Proposed Lot 1 to minimize potential traffic conflicts.
Annexation of the adjusted portion of 0.74 acres to Proposed Lot 2 will realign the
City-County boundary at the new edge of this parcel, allowing City control of this
parcel's development. City Ordinance No. 1481 (2005 Series) adopted the Airport
Area Specific Plan and amended the City's General Plan and Zoning Map to include
pre-zoning of the County parcel (C.O.C. #2009-043146) for Commercial Service—
Specific Plan (CS-SP) in the City. Therefore, the adjusted area is pre-zoned for
annexation to the City.
Findings:
A Lot Line Adjustment may be approved when the resulting parcels maintain a
position that is equal to or better than the pre-existing condition with respect to both
397-041Proj Do=(1).doc
PH3-10
Senn Williams Lot Line Adjustrnea Attachment 2
Project Description
August 2,2010
Page 4 of 4
City and County zoning standards. Both parcels are currently conforming and will
be conforming to the respective jurisdiction standards after adjustment. The
proposed Lot 1 will be equal to the existing condition in that it currently meets all
County standards, and will meet all County standards after adjustment. WALLACE GROUP®
The lot line adjustment will improve the site development and access configuration
potential on the City parcel, Proposed Lot 2, resulting in a "better than existing"
condition. The proposed parcel configuration will be more conforming to standards
than the current triangular shape. The City has indicated that water and sewer
services can and will be provided to this lot for future development. Proposed Lot 2
will meet all applicable City standards following the LLA and annexation.
397-041Pmj Desc(1).d=
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879 Morro Street• San Luis Obispo, CA 93401
Attachment 6
July 23, 2010
Cindy Lewis
Wallace Group
612 Clarion Court
San Luis Obispo, California 93401
Re: APN 053-412-008
4600 Broad Street
Dear Ms. Lewis:
From your July 22, 2010 letter, I understand Wallace Group is preparing a Lot Line
Adjustment and Annexation application for consideration by LAFCO to incorporate 0.75
acres of County property into an existing parcel(APN 053-412-008) within the San Luis
Obispo city limits. The City will provide water and wastewater services to the parcel mi
accordance with the City's rules and regulations.
If you have any questions please contact me via email at cmattingly@slocity.org or by
phone at 805-781-7205. Thank you.
Sincerely, '
?Carrieattingly, Di for Utiliti s
City of San Luis Obispo
OThe 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 'ft3-16
_ FIERO LANE WA a ER COMPANY
PO BOX-14704
SAN LUIS OBISPO,CA 93406
TELEPHONE 805.540-5207
FAX 805.5444294
Attac�e�t 6
WILL SERVE LETTER
July 30, 2010
The Fiero Lane Water Company is able to and will provide water and wastewater
service per the allocations listed below to the following;
Owner: East Airport Development Company, LLC
PO Box 957
San Luis Obispo, CA 93401
Location: Broad Street & Farmhouse Lane
Lots 1 and 2 of COAL 08-0030 (formerly lots E and F of the
Rodriguez Tract) and Lot E of the Rodriguez Tract (APN 076-511-
010)
Allocations: 3,000 gpd of wastewater service
Potable and recycled water service
The Fiero Lane Water Company has the capacity to serve this property.
Robert S. Miller, R.C.E.
General Manager
PH3-17
i 1 i
- Attachment 7
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
April 13, 2011
OATH OF OFFICE: City Clerk Elaina Cano administered the oath of office to re-
appointed Commissioner Mary Whittlesey
ROLL CALL:
Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airiin
Singewald, Charles Stevenson, Vice-Chairperson Mary Whittlesey,
and Chairperson Michael Multari
Absent: None
Staff: Deputy Community Development Director Kim Murry, Assistant
Planner James David, Assistant City Attorney Andrea Visveshwara,
and Recording Secretary Janet Miller
ELECTION: The Commission re-elected Chairman Multari and Vice-Chair
Whittlesey
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: Minutes of March 23, 2011, were approved as amended.
PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments.
Commr. Stevenson recused himself, due to a potential conflict of interest,
occurring through overlap of a professional relationship for item #1.
PUBLIC HEARINGS:
1. 4600 Broad Street. ANNX/LLA/ER 117-10: Review of a lot line adjustment
between two lots (one in the City and one in the County) and concurrent annexation
request; C-S zone; Fred Glick, applicant. (James David)
James David, Assistant Planner, presented the staff report, recommending the Planning
Commission adopt the resolution which recommends the approval of the annexation, lot
line adjustment, and negative declaration of environmental impact for the project at
4600 Broad Street, based on findings and subject to conditions which he outlined in a
slightly-revised resolution.
Cindy Chambers, the applicant's agent, spoke in support of the project.
PUBLIC COMMENTS: There were no comments.
PH3-18
Planning Commission Minutes - Attachment 7
April 13, 2011
Page 2
COMMISSION COMMENTS:
Commr. Draze questioned whether the larger parcel should be considered for
annexation and why LAFCO expressed concerns regarding the proposal. He also
indicated that the fiscal analysis of the annexation should reflect the incremental
increases associated with City Administration fees and costs of providing Fire and
Police protection in addition to those mentioned in the staff report.
Vice-Chair Whittlesey questioned if a signal would be provided at Farmhouse Lane.
Staff indicated that impact fees would pay for circulation improvements but was not
certain if a signal is planned for the intersection.
There were no further comments made from the Commission.
On motion by Commr. Draze, seconded by Vice-Chair Whittlesey, the Commission
voted to adopt the revised Planning Commission resolution which recommended the
approval of the annexation, lot line adiustment, and negative declaration of
environmental_ impact for the proiect at 4600 Broad Street, based on findings and
subject to conditions.
AYES: Commrs. Boswell, Draze, Meyer,. Singewald, Vice-Chair Whittlesey, and
Chairperson Multari
NOES: None
RECUSED: Commr. Stevenson
ABSENT: None
The motion passed on a 6:0 vote.
Co r. Stevenson returned to the meeting.
COMMEN ND DISCUSSION:
2. Staff
a. Agenda Forecast Deputy Director Murry provided the forecast for the April
27th and May 11th Co ission meetings.
b. By-Laws— Biennial Revie Odd Year)
On motion b Commr. Sin ewal econded by Commr Draze the Commission
voted to amend the by-laws to reflect,tha election of officers occurs durinq the first
meeting in April of each year instead of A n 5t
AYES: Commrs. Boswell, Draze, Meyer, Si wald, Stevenson, Vice-
Chairperson Whittlesey, and Chairperson Multari
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote
PH3-19
Attachment 8
RESOLUTION NO. (2011 Series)
A RESOLUTION APPROVING A LOT LINE ADJUSTMENT BETWEEN TWO LOTS
(CITY APN 053-412-008 AND COUNTY DOC. NO. 2009-43146), ANNEXATION OF A
PORTION OF 1146 FARMHOUSE LANE, AND ADOPTING A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT FOR THE PROJECT
(ANNX/LLA/ER 117-10)
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June 7,
2011, for the purpose of considering Planning Application No. ANNX/LLA/ER 117-10, a
request to reconfigure the lot lines between 1146 Farmhouse Lane in the County (Lot 1) and
4600 Broad Street in the City (Lot 2), concurrent with a request for annexation of the adjusted
portion of Lot 2 such that the adjusted line-will become the new City-County boundary; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, on April 13, 2011, for the purpose of formulating and forwarding recommendations to
the City Council of the City of San Luis Obispo regarding the project; and
WHEREAS, the Airport Area Specific Plan was adopted by the City Council on August
23, 2005, satisfying the requirements of the General Plan (Land Use Element policies 1.12.3, 7.3
and 7.4), which require adoption of specific plans prior to annexation; and
WHEREAS, the proposed annexation is necessary for the City to implement the adopted
Specific Plan; and
WHEREAS, the City Council considered the Initial Study and Negative Declaration of
Environmental Impact (ER 117-10) for the project, and determined that the document adequately
addresses the potential environmental effects of the proposed annexation; and
WHEREAS, the proposed annexation is consistent with the adopted Sphere of Influence
for the City of San Luis Obispo; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff,presented at
said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the City Council makes the
following findings:
PH3-20
Attachment 8
Council Resolution No. XXXX(2011 Series)
1. Annexation of land in the Airport Area will promote the public health, safety and welfare
by ensuring that all new development complies with the comprehensive land use plans
and property development standards established in the Airport Area Specific Plan.
2. The proposed annexation of land in the Airport Area is consistent with Land Use Element
Policy 7.3, which says that the City will actively pursue annexation of the Airport Area.
3. The proposed annexation is consistent with the General Plan Land Use Map because the
land to be annexed has been prezoned Service-Commercial, and is within the Sphere of
Influence and City's Urban Reserve.
4. As conditioned, the lot line adjustment is consistent with the City's Zoning Regulations
and Building Code, and complies with the City's Subdivision Regulations and the State
Subdivision Map Act because it will not create a greater number of lots than originally
existed and the resulting parcels meet the minimum requirements for lot area and
dimensions in the C-S zone.
5. The proposed Negative Declaration for the project adequately addresses the
environmental impacts of the project because annexation does not create any
environmental effects that are different from those identified in the Final Program EIR for
the Airport Area Specific Plan and Related Facilities Master Plans.
SECTION 2. Environmental Determination. The City Council does hereby adopt a Negative
Declaration for the project.
SECTION 3. Action. The City Council does hereby approve the lot line adjustment, and
annexation of approximately 0.76 acres of land in the Airport Area as identified and incorporated
herein by reference in Exhibit A, subject to the following conditions:
I. Per Resolution #9728 (2005 Series), and Land Use Element Policy 7.4, an Airport Area
annexation shall not take effect unless the annexed area helps protect an appropriate part
of the greenbelt near the Airport Area, through dedication or an in-lieu fee.
2. The lot line adjustment shall be finalized with either a parcel map or a lot line adjustment
agreement and recorded prior to initiating annexation through LAFCO. 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
from the City of San Luis Obispo. The submittal shall include all required recording and
processing fees and an 8 %i" x 11"map exhibit suitable for recording.
3. A record of survey may be required in accordance with Business and Professions Code
Section 8762.
4. The parcel map or lot line adjustment agreement exhibits and legal descriptions shall be
PH3-21
r
Attachment 8
Council Resolution No.XXXX(2011 Series)
prepared by a California Licensed Land Surveyor or Civil Engineer authorized to practice
land surveying.
5. A beneficiary consent to LLA shall be recorded concurrent with or prior to recordation of
the LLA.
6. A separate exhibit showing all existing public and/or private utilities and improvements
shall be approved to the satisfaction of the Community Development Director and Public
Works Director prior to recordation of the LLA. The site/utility plan shall include any
drainage and street improvements, water, sewer, storm drains, gas, electricity, telephone,
cable TV, water wells, private waste disposal systems, and any utility company meters for
the proposed city parcel.
7. Any existing private or Fiero utilities stubbed into the City parcel shall be relocated,
abandoned on terminated to the satisfaction of the City of San Luis Obispo. Any utility
relocations or abandonments shall be completed with proper permits and receive final
inspection approvals prior to recordation of the LLA. Any utility services proposed to
remain shall be approved by the City and may require the recordation of an agreement
between the property owner and the City.
8. Any required easements shall be recorded prior to or concurrent with the recordation of
the LLA to the satisfaction of the Community Development Director, Public Works
Director and serving utility companies.
Upon motion of , seconded by , and on the following vote:
AYES:
NOES:
ABSENT:
The foregoing Resolution was adopted this 2011.
Mayor Jan Marx
ATTEST:
Elaina Cano, City Clerk
APPR D AST RM:
Christine Dietrick, City Attorney
PH3-22