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Home My WebLink About03/07/1995, 3 - CONSIDERATION OF A LOT LINE ADJUSTMENT WHERE THE RESULTING LOTS HAVE A DEPTH LESS THAN THE MINIMUM DEPTH REQUIRED BY CITY SUBDIVISION REGULATIONS. CITY FILE #: LLA 8-95 MEETING DATE: ��N�IQII�i �l city of san LaI s OBISPO 3. .q 5 COUNCIL AGENDA REPORT FrEM NUMBER: CY From: Arnold Jonas, Community Development Director o Prepared by: Whitney McIlvaine, Associate Planner SUBJECT: Consideration of a lot line adjustment where the resulting lots have a depth less than the minimum depth required by City subdivision regulations. City file #: LLA 8-95. CAO RECOMMENDATION Adopt the resolution approving the lot line adjustment and subdivision exception subject to the recommended findings and one condition. DISCUSSION Data Summary Project address: 2046 Swazey Street Applicant: Scott Lathrop Owner: Central Coast National Bank Zoning: R-2 (Medium-density Residential) Environmental status: Categorically exempt (CEQA Section 15305) Background Subdivision regulations require Council approval of any subdivision or lot line adjustment which creates lots that do not meet the minimum standards established in the regulations. In this case lots would have depths of 68 and 72 feet where 90 feet is the minimum required lot depth. Council previously approved a tentative map and an exception to lot depth standards for this project in 1990, but since a final map was never recorded, that approval expired. Proiect Description As currently configured, the two narrow lots slope down from Rachel Street to Swazey Street. The site is surrounded by houses and apartments. Southern Pacific Railroad is nearby, to the west and south. The lots have several small- to medium-sized trees, none of which are proposed for removal at this time. Existing lots are 50' X 140' (lot 4) and 43' X 140' pot 5), with street frontage on both Rachel and Swazey Streets. Development of the lots is complicated by their relatively long narrow shape with dual street frontages, and by the public sewer main that runs down the center of lot 4. Permanent structures are not allowed to be built over or near a public sewer main. 3-/ �� ►�►��IIIII�� II city of San tuts OBISpo COUNCIL AGENDA REPORT LLA 8-95 Page 2 The subdivider wants to adjust the lot lines between these two residential lots to allow each one to be redeveloped separately. An old house and storage shed are in the process of being demolished because of their deteriorated condition and to avoid having structures straddling lot lines. With this request, the lots would be reconfigured with each lot fronting on only one street. Reorienting the lots would improve their ability to be separately developed with new housing since one house could be built on each lot without having to relocate the public sewer main. The proposal would create two lots that more nearly conform with City subdivision regulations, and would allow the possibility of future deveaopment of small- to medium-sized houses consistent with the neighborhood's character. While proposed lots would be less deep than typically required, they would also be wider than required - 93 feet and 77 feet where the minimum required width is 60 feet. Both lots would exceed the minimum required area of 6000 square feet. CONCURRENCES Staff in the Utilities and Public Works Departments note that the lot line adjustment should be conditioned to require official recordation of the 10-foot sewer line easement. ALTERNATIVES 1. Continue action with direction to the applicant and staff. 2. Adopt a resolution denying the lot line adjustment and requested subdivision exception. Attachments: Resolution for approval Other dept. comments Full size maps of the proposed lot line adjustment are contained in each Council member's packet. 3-2 RESOLUTION NO. (1995 Series) A RESOLUTION.OF THE CITY COUNCIL OF SAN LUIS OBISPO GRANTING APPROVAL OF AN ADJUSTMENT BETWEEN TWO LOTS AT 2046 SWAZEY STREET (LLA 8-95) BE IT RESOLVED by the Council of the City of San Luis Obispo, as follows: SECTION 1. Finding . The Council, after consideration of the proposed lot line adjustment (LLA 8-95), and staff recommendations and reports thereon, makes the following findings: 1. The lot line adjustment is consistent with the City's zoning ordinance and building code. 2. The resulting lots are physically suited for the type and density of development allowed in the R-2 zone. 3. The design of the lot line adjustment will not conflict with easements for access through or use of property within the proposed subdivision, providing the sewer easement is officially recorded. SECTION 2. Environmental Determination. The Community Development Director has -determined that the proposed lot line adjustment is exempt from environmental review, pursuant to Section 15305 (a) of the California Environmental Quality Act. The City Council hereby concurs with the exemption. SECTION 3. Exception to Lot Design Standards. Approval of an exception to allow lots with depths of 68 and 72 feet where 90 feet is the minimum required lot depth is hereby granted based on the following findings: 1. The subject property is of such size and shape, and 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. 2. The cost to the subdivider of strict or literal compliance with the regulations is not the sole reason for granting the exceptions. 3. . Granting an exception to the minimum lot depth standard 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 minimum,lot depth standard is in accord with the intent and purposes of subdivision and zoning regulations, and is consistent with the general plan. 3-3 Draft Resolution for Approval LLA 8-95, 2046 Swazey Street SECTION 4. Condition. The approval of the lot line adjustment shall be subject to the following condition: 1. The subdivider shall submit a Declaration of Lot Line Adjustment and a sewer line easement, along with recording and processing fees to the City Engineer for review, approval, and recordation. 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 , 1995. Mayor ATTEST: City Clerk APPROVED: i Atto7ney 3- � RECEIVED JAN 3 01995 Crry OFl�sY N`Uo1saoNmoISKr MEMORANDUM January 30, 1995 TO: Whitney McIlvaine, Project Planner FROM: Dan Gilmore, Utilities Engineer SUBJECT: 2046 Swazey - Lot Line Adjustment This map shall include official recordation of the 10' sewer line easement. The note on the plans referring to the relocation of the sewer line should be deleted, unless improvement plans are approved and included with the map submittal. It will most likely economicly infeasible for the developer to relocate the sewer line. If the sewer line relocation does get approved, then the sewer line easement could be abandoned back to the owner, and a new one could be recorded. If you have any questions, please call me at 781-7208. c: John Moss, Jerry Kenny daa: 200mu.mmo i—DING AGENDA 12 DATE ITEM # Marcn a• 1995 RECEIVED Re: LLA 8-95, 2048 S•-evazey Street MAR - 6 1"S CITY CLERK SAN LUIS OBISPO,CA Dear CounciImember. The proposed lot line adjustment obviously precedes an atten-ipt to develop the property in some fashion. While 1''re do not oppose development there '.'re are concerned about just ,,,,,hat it grill be. We' have been told by the current o',vner he plans to build=a house along the Rachel street side and a duplex along the Stivazey Street Ode. Some years ago another developer attempted the very same process and '„gas stopped only by the sagging economy. In that case the final proposed development ••mould have impacted us significantly, of course that was of no concern to the developer and our fears were largely ignored by the powers that, be. We '•,vould like you to just take note of that issue at this early date and keep in mind that the ultimate resolution of the property is really the key issue and if development there will adversely affect us we feel you -hr uld look; into that at the most appropriate time, perhaps now. just dont ',,,ish to get into the situation down the road --where ,ve are a&'.-iced it is no•,'s too late to raise the issue of adverse impact on existing_ residents. The present dwelling is now partially dismantled and, in fact, it and the property have been mistreated by every single owner since perhaps 1985 or so. it seen-is node of the many owners in the last ten years have er7ter'tairted the slightest interest in the effect of their tenants on the neighborhood, and of course this sort of attitude often carries over into the development stage. It seems to us the key issues are building height and mass, density and neighborhood consistency. A major attraction of this area is the differing architecture yet largely wood frame, it would be nice to maintain this sort of ambiance. Another major feature of life around here is the ,:,ievrscape-any tall building on the site will seriously affect that quality of life that attracted many of us to this area. Sincerely, Pete Evans rREAD CDD DIR �J O FIN DIR �a a G � r�✓ O FIRE CHIEFATTORNEYO PW DIR O POLICE CHF b C�e jsr O REC DiR 1 O UTILDIR O PERS DIR IN 1011 a.,