HomeMy WebLinkAbout12-09-2015 PC Item 2 - 2881 Broad (SBDV-1988-2015)
Meeting Date: December 9, 2015
Item Number: 2
PLANNING COMMISSION AGENDA REPORT
SUBJECT: A determination of whether the disposition and acquisition of property bordering a
parcel at 2881 Broad Street Drive is in conformance with the City's General Plan
ADDRESS: 2881 Broad Street BY: Walter Oetzell, Assistant Planner
FILE: SUBDV-1988-2015 Phone: 781-7593
e-mail: woetzell@slocity.org
FROM: Tyler Corey,Interim Deputy Director
RECOMMENDATION: Adopt a resolution (Attachment 1), finding that the proposed property
exchange is consistent with General Plan goals and policies.
SUMMARY
Applicant California Coastal Investments,
LLC
Representative Dustin Piers
Application Filed October 29, 2015
Deemed Complete (pending)
General Plan Medium Density Residential
Zoning Medium-Density Residential,
Special Considerations (R-2-S)
Environmental
Status
Categorically exempt from
CEQA Review (§ 15312-Surplus
Property Sales)
An application has been filed for the subdivision of one parcel, located between Stoneridge
Drive and Perkins Lane, west of Broad Street, into four lots for single-family residential
development. The parcel is somewhat irregular in shape, and is adjacent to a City-owned lot that
runs along the southerly side of Stoneridge Drive (“Lot A”, as shown in Attachment 4). The
boundary between the subject parcel and City lot travels diagonally at an angle to Stoneridge.
The applicant wishes to obtain the property from the City in order to align the property boundary
with Stoneridge Drive and to make the subject parcel more regular in shape. In exchange, the
applicant would offer a portion of the subject parcel, along with certain public improvements, to
the City to be incorporated into the public right-of-way along Perkins Lane.
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COMMISSION PURVIEW
Pursuant to Government Code § 65402, the Planning Commission will consider the disposition
and acquisition of property as to conformity with the City’s General Plan. The determination of
the Commission will be forwarded to the City Council as a recommendation on the exchange of
a portion the City-owned lot along Stoneridge Drive for property and improvements along
Perkins Lane.
PROJECT INFORMATION
Site Information and Setting
The project site is a gently sloping parcel west of Broad Street and south of Stoneridge Drive. It
is located in a Medium-Density Residential (R-2) Zone. The immediate area is characterized by
commercial and residential development along Broad Street to the north, south, and east, and by
lower-density residential development to the west, along Stoneridge Drive. It was previously
developed with a single-family house that was recently demolished.
Natural features are limited to several trees on the site. The north side of the site includes
extensive shrub growth behind a retaining wall, with several tall palm trees in front of the wall,
framing the entry to the Stoneridge development. A residential development sign advertising the
Stoneridge development is installed at the corner of Broad and Stoneridge. The landscaping,
trees, and sign for the entry to the Stoneridge subdivision are all contained on City-owned
“Lot A” with the Stoneridge Homeowner Association responsible for maintenance of the
landscaping and the sign.
Minor Subdivision
The subject parcel is proposed to be subdivided with a parcel map into four smaller parcels, as a
minor subdivision (Subdivision Regulations § 16.08.010). It has been proposed as a Common
Interest Subdivision (Sub. Regs. Ch. 16.17) wherein three of the four resulting parcels share a
common driveway within an easement area. An application for architectural review of four
single-family residences has also been submitted in conjunction with this application. The
subdivision application will be decided by the Subdivision Hearing Officer, as provided in
Subdivision Regulations § 16.04.030(A.1).
Figure 1: South side of Stoneridge at Broad, including sign and wall
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SUBDV-1988-2015 (159 Broad)
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Property Exchange
“Lot A” measures 3,956 square feet in area and is situated between the subject parcel (to be
subdivided) and Stoneridge Drive. It was created by Tract 1150 (Stoneridge I), approved in
1986. It is a remnant non-buildable parcel that resulted from the need to align Stoneridge Drive
perpendicular to Broad Street where they intersect. As the remnant was well outside the area
needed for additional right-of-way, the developer of Stoneridge agreed to dedicate this extra land
in fee to the City, with the intent that it be included with future development south of Stoneridge.
The proposed exchange would transfer ownership
of a portion of Lot A to the owner of the parcel at
2881 Broad Street, with a strip of land retained by
the City for future widening of Stoneridge Drive.
In return, the property owner would dedicate a
portion of the parcel at 2881 Broad running along
Perkins Lane, with improvements, to the City for
use as public right-of-way.
EVALUATION
In considering conformity to the General Plan, evaluation is focused on the policies of the Land
Use Element and the goals and policies of the Circulation Element as they apply to any need the
City may have for Lot A in providing adequate vehicle and pedestrian circulation.
Land Use Element (LUE)
Neighborhood Connections: There should be continuous sidewalks or paths of
adequate width [...] to provide continuous pedestrian paths throughout the City
(§ 2.2.4).
Compatible Development: New development shall match the typical range of
setbacks used in areas adjacent to the project (§ 2.3.9(A))
Table 1: Property Exchange
Lot A (Stoneridge)
Original Size 3,956 sq. ft.
Portion to owner 2,213 sq. ft.
Portion retained 1,743 sq. ft.
Offer to City (Perkins) 3,633 sq. ft.
Figure 2: Configuration before (left) and after (right) proposed exchange
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The proposed property exchange results in a parcel with a more regular and rectilinear shape,
whose boundary more closely conforms to the neighborhood pattern. This allows for setbacks
that more closely match those provided on the adjacent property. The property offered to the City
along Perkins will be improved with curb, gutter, and sidewalk, enhancing the street and
extending pedestrian network along the property frontage.
The subject site will be developed for medium-density residential use in conformance to the use
and density limitations associated with its designation in the General Plan for Medium Density
Land Use. The layout and configuration of lots and the location and arrangement of structures on
the property will be evaluated through the City’s subdivision and architectural review process for
consistency with applicable regulations, policies, and guidelines set forth in the City’s General
Plan, Subdivision Regulations, Zoning Regulations, and Community Design Guidelines.
Circulation Element
Stoneridge Drive and Perkins Lane are classified as Local Streets in Figure 1 (Streets Classification
Diagram) of the Circulation Element. The site will be developed for medium-density residential use,
and the adequacy of the circulation network in providing safe and efficient circulation for this type
of development has been evaluated in the General Plan.
Sidewalks and Paths: The City should complete a continuous pedestrian network
connecting residential areas with major activity centers… (§ 5.1.2)
Complete Streets: The City shall design and operate City streets to enable safe,
comfortable, and convenient access and travel for users of all abilities including
pedestrians, bicyclists, transit users, and motorists.
The proposed property exchange would enhance the City’s goals for safe and efficient circulation in
that it includes improvement of Perkins Lane with sidewalk, curbs, and gutters. Disposition of
Lot A would not conflict with circulation goals because most of it is not needed for street purposes.
A portion of the lot will, however, be retained by the City to allow for the future development of a
“right-turn pocket” leading to Broad Street, should the need arise.
DEVELOPMENT REVIEW
The proposed property exchange has been reviewed by several City departments (Fire, Public
Works, and Utilities). Review of the subdivision and architectural review applications by these
departments is ongoing; however, they have identified no inconsistency between the proposed
property exchange and relevant General Plan goals and policies.
ENVIRONMENTAL REVIEW
This project is categorically exempt from the provisions of the California Environmental Quality
Act (CEQA) because it involves the disposition of surplus property, as described in § 15312 of
the CEQA Guidelines.
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ALTERNATIVES
1. Find that the disposition of Lot A or acquisition of property offered by the owner of 2881
Broad conflicts with General Plan goals or policies, and recommend to the City Council
that they do not approve the proposed property exchange.
2. Continue consideration of a determination of General Plan consistency to a future date,
with specific direction to staff and the project applicant on pertinent issues or necessary
information.
ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Assessor Parcel Map depicting “Lot A”
4. Map of Tract 1150
5. Exhibit - Property disposition and acquisition
6. Aerial photograph
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RESOLUTION NO. PC-####-15
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
DETERMINING THAT DISPOSITION OF A PORTION OF A CITY-OWNED LOT
AT THE SOUTHERLY EDGE OF STONERIDGE DRIVE AND ACQUISITION OF
PROPERTY ALONG THE NORTHERLY EDGE OF PERKINS LANE, ADJACENT TO
PROPERTY LOCATED AT 2881 BROAD STREET IS IN CONFORMANCE WITH
THE GOALS AND POLICIES OF THE GENERAL PLAN (SUBDV-1988-2015)
WHEREAS, California law requires a local planning agency to report on the location,
purpose, and extent of an acquisition or disposition of real property as to conformity with an
adopted General Plan; 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 December 9, 2015, to consider the disposition and acquisition of property as part
of a proposed minor subdivision, pursuant to a proceeding instituted under application SUBDV-
1988-2015, California Coastal Investments, LLC, applicant; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and evaluation and recommendations by staff
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the Commission makes the
following findings:
1. Acquisition of property adjacent to Perkins Lane will enhance the pedestrian
network by extending new sidewalk facilities of an appropriate width, which will
provide a better connection between residential neighborhoods to activity centers
along Broad Street.
2. Acquisition of property adjacent to Perkins Lane will facilitate development that
matches the setbacks used along Perkins Lane by aligning the right-of-way and
associated public improvements along the subject property with that of the
adjacent property.
3. The proposed disposition and acquisition of property enhances the safety,
comfort, and convenience of access and travel for pedestrians, bicyclists, transit
users, and motorists by enabling the construction of improved street and sidewalk
ATTACHMENT 1
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Resolution No. PC ####-15 Page 2
SUBDV-1998-2015 (2881 Broad)
facilities along Perkins Lane and by retaining sufficient property along Stoneridge
Drive to accommodate a future “right-turn pocket” leading to Broad Street.
4. The property proposed to be disposed of is not required for streets or other public
right-of-way, and sufficient property is retained by the City adjacent to Stoneridge
Drive to provide for street widening that may be needed in the future to meet
circulation goals set forth in the Circulation Element of the General Plan.
SECTION 2. Environmental Review The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA), as it is a Minor Land Division,
as described in §15315 of the CEQA Guidelines.
SECTION 3. Action. The Commission hereby determines that the disposition of
property along the southerly edge of Stoneridge Drive, west of Broad Street and the acquisition
of property along the northerly edge of Perkins Lane, west of Broad Street, conforms to
applicable goals and policies of the City’s General Plan.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 9th day of December, 2015.
_____________________________
Tyler Corey, Secretary
Planning Commission
ATTACHMENT 1
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