HomeMy WebLinkAbout09/18/1990, 4 - MINOR SUBDIVISION 90-203 -- CONSIDERATION OF A TENTATIVE MAP ADJUSTING LOT LINES ON TWO RESIDENTIAL Meeting Date: !-�0 94
d City Of sar, _JIS OBISPO ® Item No. :
UNGe COUNCIL AGENDA REPORT
FROM: Arnold Jonas, Community Development Director; By: Jeff
Ho SS
Plan r
S ECT: Minor Subdivision 90-203 -- Consideration of a tentative
map adjusting lot lines on two residential lots, and an exception
to lot depth at 2046 Swazey Street, on the east side of Swazey
Street between Rachel Court and Jennifer Street.
CAO RECOMMENDATION: Adopt resolution approving the tentative map
and the subdivision exception as recommended by the Subdivision
Hearing Officer.
BACKGROUND
The subdivider wants to adjust the lot .lines of two residential
lots to allow each lot to be redeveloped separately. There is
currently . an older house and garage occupying portions of both
lots. The house, garage, and storage shed, and the existing City
sewer easement preclude development of an additional house. The
subdivider wants to reorient lot lines and demolish the existing
buildings to allow two new houses -- one on each lot.
At the August 17th, 1990 Director's Subdivision Hearing, the
hearing officer recommended that the City Council approve the
tentative map and the requested subdivision exception, based on
findings, conditions and code requirements recommended by staff.
Although it is being processed as a minor subdivision because
council approval is required, this request is more accurately
called a lot line adjustment. Normally the Hearing Officer takes
final action on lot line adjustments; however this item has been
referred to the City Council because the proposed lots do not meet
City standards for lot depth and need an exception. Exceptions
from the Subdivision Regulations require City Council approval.
SIGNIFICANT IMPACTS
No significant environmental impacts are likely. The lot line
adjustment does not result in the creation of additional lots, and
is therefore categorically exempt from environmental review under
CEQA and the City's Environmental Guidelines.
CONSEQUENCES OF NOT TARING THE RECOMMENDED ACTION
If the subdivision exception is not granted, the proposed tentative
map cannot be approved since it would not meet City standards.
Lot 4 cannot be developed further without relocating the existing
6" sewer line. With approval of the exception and the lot line
adjustment, it appears feasible to fit one house on each of the new
lots without relocating the sewer line.
io!A!" jU city of san lues OBlspo
COUNCIL AGENDA REPORT
Staff Report
Page 2
Data summary
Subdivider/Property Owner: TOTEM, A general partnership
Representative: Chuck Crotser, AIA
Zoning: R-2
General plan: Medium-density residential
Environmental status: Categorically exempt (will not result in
additional parcels)
Site description
Two long, narrow sloping lots on the west side of Terrace Bill.
The site is surrounded by houses and apartments, with the Southern
Pacific Railroad nearby, to the west and south of the site. The
site slopes down from Rachel Street to Swazey Street. The lots
have several small- to medium-sized trees. No tree removals are
proposed at this time.
EVALUATION
In the attached letter, the subdivider explains the basis for the
tentative map and lot depth exception. The existing lots are about
50' X 140' (lot 4) and 43 ' X 140 (lot 5) , with street frontage on
both Swazey and Rachel Streets. Development of the site is
complicated. by the lots' relatively long, narrow shape with dual
street frontages, and by the public sewer main which runs through
the center of lot 4 from street to street. Permanent structures
are not allowed to be built over or near a public sewer main.
With this request, the lots would be reconfigured so that they were
"back to back", with the "new lot 4" (Parcel A) facing Swazey
Street, and the "new lot 5" (Parcel B) facing Rachel Street. This
arrangement would allow the possibility of one house to be built
on each lot, without relocating the public sewer. Frontage
improvements would be installed for each lot, including a 5' right-
of-way dedication on Parcel A to allow widening of Swazey Street.
The subdivider would also be required to grant a 10' sanitary sewer
easement, centered over the existing sewer main, to the City
Engineer's approval.
Subdivision Regulations
The proposal would create two parcels that more nearly conform to
the regulations, would substantially improve the site's appearance
and safety, and would allow the possibility of future development
of small- to medium-sized houses consistent with the neighborhood's
character. The minimum lot depth for R-2 lots is 90' . The
proposed parcels A and B have lot depths of 68' and 7211
respectively. In all other respects, the proposed lots meet
�a�iWallll�lp�"�'91�111 city of. san suis oBispo
A COUNCIL AGENDA REPORT
Page 3
Subdivision Regulations. By reorienting the lots, the subdivider
is creating two shallow, but unusually wide lots. This makes it
easier to build a conventional house, but precludes a large rear
yard. Instead, the lots' private yards would be shifted to the
north sides where the sewer easement would be located, in a side-
by-side arrangement with the new houses. The sewer easement could
then used for open yard area and recreation in connection with the
residential use.
ALTERNATIVES
1. Continue the tentative map with direction to the subdivider
on changes or additional information needed; or
2. Adopt resolution to deny the tentative, map and requested
subdivision exception with the recommended findings.
RECOMMENDATION
Adopt the draft resolution approving the tentative map and the
requested subdivision exception subject to the recommended
findings, conditions, and code requirements.
Attachments:
-Draft Resolutions
-vicinity Map
-Tentative Map MS 90-203
-Subdivider's Letter
-Director's Subdivision Hearing Minutes, August 17, 1990
- e-3
0
RESOLUTION NO. "(1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO GRANTING APPROVAL OF TENTATIVE MAP FOR MINOR
SUBDIVISION NO. 90-203 LOCATED AT 2046 SWAZEY STREET
BE IT RESOLVED by the Council of the City of San Luis Obispo,
as follows:
SECTION 1. Findincs. That this council, after consideration
of the tentative map of Minor Subdivision No. 90-203, and the
Community Development Director's recommendations, staff
recommendations and reports thereon, makes the following findings:
1. The design of the subdivision 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-2 zone.
3. , The design of the subdivision and the proposed improvements
C.' 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 subdivision or the type of improvement will
not conflict with easements for access through, or use of
property within, the proposed subdivision.
5. The subdivision will not increase the number .of parcels.
6. The Community Development Director has determined that the
proposed subdivision .is exempt from environmental review.
SECTION 2. Exceptions. Approval of reduction of lot depth
required from 90 feet to 68 feet on Parcel A (shown as "new lot 4.
on map) and to 72 feet on Parcel B ("new lot 5) , based on the
following findings:
1. Due to the shallow configuration of the property to be
divided, with two street .frontages, - it is impractical and
undesirable to conform to the strict application of these
regulations.
Resolution No. (1990 Series)
Page 2
2. The cost to the subdivider of strict or literal compliance
with the regulations is not the sole reason for granting the
modification.
3. The modification will not be detrimental to the public health,
safety, or welfare, or be injurious to other properties in the
vicinity.
4. Granting the modification is in accord with the intent and
purpose of the Subdivision Regulations, and is consistent with
the general plan and with all applicable specific plans or
other plans of the city.
SECTION 3. conditions. That the approval of the tentative
map for Minor Subdivision. No. 89-203 be subject to the following
conditions:
1. The subdivider shall submit a final map to the Community
Development Director- for approval and recordation. l
2. Subdivider shall dedicate to the city, an easement 10 feet
wide centered over the existing sanitary sewer main, to the
satisfaction of the City Engineer. Easement shall be shown
on the final map.
3. Subdivider shall dedicate to the city, five-feet along the
entire width of proposed Lot 4 on the Swazey Street frontage,
to the satisfaction of the City Engineer. _
4. The subdivider shall install frontage improvements consisting
of curb, gutter, sidewalk, and street paveout on both Swazey
and Rachel street frontages, to the satisfaction of the City
Engineer.
5. The subdivider shall remove the existing structures (house and
garage) prior to final- map approval.
SECTION 4. Code Requirements. The following represent
standard requirements required by various codes, ordinances, and
policies of the City of San Luis Obispo, but are not limited to the
following:
o
OResolution No. (1990 Series)
Page 3
1. Subdivider shall install street trees on both street frontages
in accordance with city standards and to the satisfaction of
the City Arborist.
2. Subdivider shall provide individual sewer, water and utility
services for each parcel. New utilities shall be underground.
3. Subdivider shall pay water acreage and frontage fees as
determined by the City Engineer, prior to final map approval.
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
1990.
Mayor Ron Dunin
ATTEST:
City Clerk, Pam Voges
APPROVED:
Qi '
City AtIministra6five Offi r
O
Resolution No. (1990 Series)
Page 4
ci or ey
Community Develop e t Director
C. RESOLUTION NO. (1990 SERIES)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO DENYING THE TENTATIVE MAP AND SUBDIVISION EXCEPTION FOR MINOR
SUBDIVISION NO. 90-203 LOCATED AT 2046 SWAZEY STREET
BE IT RESOLVED by the Council of the City of San Luis Obispo, as
follows:
SECTION 1. Findincs. That this council, after consideration
of the tentative map of Minor Subdivision No. 9.0-203 and the
Community Development Director's recommendations, staff
recommendations and reports thereon, makes the following findings:
1. The site is not physically suited for the density of
development proposed.
2. The design of the subdivision does not conform to the minimum
lot depth standards of the city's Subdivision Regulations, and
circumstances which would justify approval of exceptions do
not exist.
o� SECTION 2. ction. The tentative
�_ parcel map for Minor
Subdivision No. 90-203 and requested lot depth -exceptions are
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
1990.
o
Resolution No. (1990 Series)
Page 2 -
Mayor Ron Dunin
ATTEST:
City Clerk Pam Voges
APPROVED:
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CHARLES CROTSER
ARCHITECT
A.I.A.
July 11, 1990
Community Development Department
Citv of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
RE : 2046 Swazey Street, Tentative Parcel Map SLO 90-203
Planning Staff,
The subject property currently is developed with a single-story
garage structure, which is primarily used for storage, a small storage
shed, and a larger two story house which contains approximately 10
bedrooms, and is being rented as an apartment building. The current zoning
is R-2 which is medium family residential. There is no request to change
thezoning•with this application.
n With this application, the owners simply wish to re-orient the
existing property line which separates lots 4 and 5 so that both lots may
be developed separately. Presently Lot 4 is virtually undevelopable due to
the presence of an existing sewer fine which runs east/west thru the
center of the lot. The proposed re-location of the property line would
allow a reasonable opportunity to provide development on both street
frontages.
The only exception to the property development standards that the
applicant requests would be for the minimum lot depth which requires
that there be a minimum 90 foot depth. The lots as proposed would have
depths of 68.00 feet, and 72.01 feet. All other site requirements are met,
or exceeded with this proposal.
. There are presently no specific plans for development of these lots,
however, the owner is would prefer to develop two separate single-family
type structures (one each lot) so as to maintain the residential character
that currently exists along Swazey, and Rachel Streets
Thank you for your consideration.
Sincerely,
Charles Crotser, AIA
Post Office Box 12528 •San Luis Obispo, California 93406•Phone: 805.546-8484
x{00
DIRECTOR'S SUBDIVISION HEARING - MINUTES -�
i
FRIDAY AUGUST 17, 1990
2046 Swazey Street. Minor Subdivision No. 90-203; Consideration
of a tentative parcel map adjusting lot lines
between two lots with exception to lot depth;
R-2 zone; TOTEM (Alan Michels) , subdivider.
Ken Bruce presented the staff report for Jeff Hook, and outlined
staff recommended findings, conditions, and code requirements.
The public hearing was opened.
Charles Crotser, subdivider's representative, said he had. no
problems with the recommendations made by staff, though Mr. Michels
may have a problem with the condition requiring structure removal
prior to final map approval.
The public hearing was closed.
Ren Bruce explained that the City Council is the only body that can
approve an exception to the Subdivision Regulations, and therefore
the action of the Hearing Officer is a recommendation to the City
Council. The application is tentatively scheduled for council
hearing on September 18, 1990. He further noted that his action
is to recommend to the City Council, approval of the lot -line
adjustment and exception to lot depth, based on findings and
subject to conditions and code requirements recommended by staff.
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