REPORT TO PLANNING COMMISSION City of Sacramento

Transcription

1 REPORT TO PLANNING COMMISSION City of Sacramento 915 I Street, Sacramento, CA Honorable Members of the Planning Commission STAFF REPORT February 14, 2008 Subject: Santos Halfplex. A request to subdivide one lot into two halfplex lots and to construct two halfplex units on +.07 acres in the Multiple Family Residential (R-3A) zone. (P07-086) A. Environmental Determination: Exempt per CEQA Section15332; B. Tentative Map to subdivide one lot into two halfplex lots; C. Special Permit to develop two halfplex units in the R-3A zone. Location/Council District: 529 T Street, Sacramento, CA Assessor's Parcel Number Council District 4 Recommendation: Staff recommends the Commission approve the request based on the findings and subject to the conditions listed in Attachment 1. The Commission has final approval authority over items A-C above, and its decision is appealable to City Council. Contact: Applicant: Owner: Mark Kraft, Associate Planner, , Stacia Cosgrove, Senior Planner, Amado Santos, (916) , 309 Powers Street, El Dorado Hills, CA Amado Santos and Carmelita Santos, (916) , 309 Powers Street, El Dorado Hills, CA Summary: The applicant is requesting a Tentative Map and a Special Permit to develop two halfplex units. Staff recommends approval of the project, subject to the conditions listed in Attachment 1. This recommendation is based upon the project's 1

2 consistency with existing General Plan and Central City Community Plan policies promoting infill development. Given the conditions proposed, there are no outstanding issues with this project. P Vicinity Map Santos flail plex First Initial. Last Name Date 2

3 Subject: Santos Halfplex (P07-086) February 14, 2008 Table 1: Project Information General Plan designation: Medium Density Residential (16-29 du/na) Community Plan designation: Multi-Family Residential Existing zoning of site: Multiple Family Residential (R-3A) Existing use of site: Vacant Property area:.07+ net acres Background Information: The applicant is proposing to construct two halfplex units in the Multiple Family (R-3A) zone. The homes are two story. The units are 2 bedroom/2 112 bath, and have a total of 1,682 square feet of conditioned space, and a 30 square foot front porch. One unit faces T Street, and one faces 6 th Street, with entrances facing their respective streets accessed via a concrete walkway. The project is not required by City Code to provide off-street parking, and no parking is provided. The units design and scale are compatible with the surrounding structures, which include both single and multi-family structures. The applicant is seeking to provide ownership housing opportunities close to Central City employment centers, and to efficiently utilize vacant land in a manner consistent with existing zoning. Public/Neighborhood Outreach and Comments: The proposed project application was routed to the Southside Park Neighborhood Association. Landowners within a 500- foot radius of the project site were also notified of the project proposal. No concerns regarding the project have been expressed as of the writing of this report. Environmental Considerations: The Environmental Services Manager has determined that the project, as proposed, is exempt from environmental review pursuant to CEQA Section (Infill development). Policy Considerations: The project is consistent with the Multiple Family (R-3A) zoning, the General Plan designation of Medium Density Residential (16-29 du/na) and the Central City Community Plan designation of Multi-Family Residential. The proposed use is consistent with the Central City Community Plan, and the recommendations of the Central City Housing Strategy encouraging the development of housing in the Central City. The project, in providing residential infill housing units in the Central City, and in providing ownership opportunities, is consistent with the following General Plan Goals and Policies: Sec 1-31 Policy 2- It is the policy of the City that adequate quality housing opportunities be provided for all income households and that projected housing needs are accommodated providing a variety of residential uses near major employment centers,..can help insure housing opportunities for all income households employed in those areas. 3

4 Section 1-33 Policy 3a- Residential neighborhoods within the Central City can provide needed housing options for those choosing to be near their employment and activity hub, offer contrasting land use to stimulate variety in the urbanscape, and afford opportunity of reduced dependency on auto usage. Section 1-34 Policy 5- Some neighborhoods are characterized by vacant land skipped over in the process of development. To more fully utilize this resource, efforts to promote infill and remove development constraints will be necessary. Sec 2-12 Goal B Provide affordable housing opportunities for all income household categories throughout the city. Sec 2-13 Goal C Develop Residential land uses in a manner which is efficient and utilizes existing and planned urban resources. Sec 2-14 Policy 4 Promote infill development as a means to meet future housing needs. Sec 3-47 Policy 1 Improve the infill incentive program to maximize housing development on urban vacant properties. Zoning The project site is zoned Multiple Family Residential (R-3A). This is a multi-family zone located in the central city and certain areas adjacent thereto. It is designed to provide development regulations that are consistent with the goals for various residential areas in the central city. The minimum land area per unit is 1,200 square feet per unit, and maximum density for the R-3A zone if 36 units per acre. The development proposed provides 1,600 square feet per unit, and provides ownership opportunities, consistent with City policy encouraging the development of ownership units in the Central City, while maintaining a development style compatible with the mixture of existing single-family and multi-family homes in the area. Special Permit for Halfplex development in the R-3A zone The zoning code requires a Special Permit for halfplex development in the R-3A zone. In order to approve a Special Permit the Planning Commission must make the following findings: 4

5 A. Sound Principles of Land Use. A Special Permit shall be granted upon sound principles of land use. B. Not Injurious. A special permit shall not be granted if it will be detrimental to the public health safety or welfare, or if it results in the creation of a nuisance. C. Must Relate to a Plan. A special permit use must comply with the objectives of the general or specific plan for the area in which it is to be located. Staff believes that the Planning Commission can make these findings in that the proposed use is compatible with existing development, the proposed project will not result in significant noise, traffic, or parking impacts to the surrounding area, and in that the use is consistent with the Central City Community Plan Residential land use designation for the site, and consistent with General Plan and Community Plan Goals and policies related to the production of ownership housing units on infill properties in the Central City. Tentative Map The proposed Tentative Map provides two half plex lots, measuring 40' x 35'6" and 40'x 34'6" respectively. The Tentative Map was unanimously approved at the January 16, 2008 Subdivision Review Committee meeting. Conditions of approval are included in the attached Notice of Decision. In order to approve a Tentative Map, the Planning Commission must make the following findings: 1. That the proposed map is consistent with the general plan or any applicable specific plan, or other applicable provisions of this code; 2. That the site is physically suitable for the type of development; 3. That the site is physically suitable for the proposed density of development; 4. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 5. That the design of the subdivision or the type of improvements are not likely to cause serious public health problems; 6. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the planning commission may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of 5

6 competent jurisdiction, and no authority is granted to the planning commission to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision; or 7. Subject to Section of the Subdivision Map Act, that the land is not subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (commencing with Section of the Government Code) and that the resulting parcels following a subdivision of the land would be too small to sustain their agricultural use. (Section 66474). (Ord , 2002) Staff believes that the Commission can make the above findings for the proposed project, given that the project falls within the density range specified by the General Plan, Central City Community Plan, and zoning designations for the site, the project meets setback and lot coverage requirements of the zoning code, and the project is in an established urban area, and thus will not injure fish or wildlife habitat or forfeit potential agricultural land. Height and Area and Parking Requirements The proposed project is below the maximum allowed height in the R-3A zone. The maximum height is 35 feet, and the project measures 19'2" to the plate line and 29'6" overall. The lot coverage of 57% is below the maximum of 60% for this zone. The front yard setback of 101" feet is the average of the two adjacent properties, thereby meeting the requirements of the zoning code. The project, given its lot area of 3200 square feet, is not required to provide parking per City Code. The applicant originally proposed to provide parking, but the location of existing street trees made the provision of parking problematic. As seen in the table below, the project also meets other height and area requirements of the zoning code. Setbacks, height and bulk Table 3:. Height and area standards Standard Required Proposed Deviation? Height 35' 19'6" no Front setback 10'1" 10'1" no Interior Side setback 3' 7'6"' no Street Side setback 3' 3'4" no 6

7 Subject: Santos Halfplex (P07-086) February 14, 2008 Rear setback 3' 3' no Lot coverage 60% 57% No Building Design The proposed buildings will be constructed of stucco, with cement tile roof. The project feature porch columns and decorative wall columns, as well as decorative dormers. The site is located within the Southside Park Historic District, and was subject to staff level review by the Historic Preservation staff. The project was approved, with conditions, on November 17, Respecffully submitted by: r7w, MARK KRAFT Associate Planner Approved by: STACIA C O GROVE Senior Planner Recomme' 4 ndation approved: Greg Bitter Firincipal Planner Table of Contents: Attachment 1 Proposed Findings and Conditions 7 Exhibits A-G Tentative Map, Site Plan, Floor Plan and Elevations 15 Attachment 2 Vicinity Map 20 Attachment 3 Land Use and Zoning Map 21

8 Attachment 1 Proposed Findings and Conditions Findings Of Fact A. Environmental Determination: Exemption 1. The Planning Commission of the City of Sacramento finds as follows: Santos Halfplex (P07-086) and has determined the Project is exempt from review under the California Environmental Quality Act as follows: a. The Project is exempt under the following provisions of the California Environmental Quality Act and/or Guidelines: CEQA Guidelines Section 15332, Infill Development Projects b. The factual basis for the finding of exemption is as follows: The proposed project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designations and regulations; The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; The project site has no value as habitat for endangered rare or threatened species; The approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and; The site can be adequately served by all required utilities and public services. 2. The Planning Commission has reviewed and considered the Environmental Planning Services determination of exemption and the comments received at the hearing on the Project and has determined that the Project is exempt from review under the California Environmental Quality Act for the reasons stated above. B. The Tentative Map to subdivide one lot into two halfplex lots in the R-3A zone is hereby approved based upon the following findings: 1. That the proposed map is consistent with the general plan or any applicable specific plan, or other applicable provisions of this code; 3. That the site is physically suitable for the type of development; 8

9 3. That the site is physically suitable for the proposed density of development; 4. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 5. That the design of the subdivision or the type of improvements are not likely to cause serious public health problems; 6. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the planning commission may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction, and no authority is granted to the planning commission to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision; or 7. Subject to Section of the Subdivision Map Act, that the land is not subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (commencing with Section of the Government Code) and that the resulting parcels following a subdivision of the land would be too small to sustain their agricultural use. (Section 66474). (Ord , 2002) C. The Special Permit to construct two halfplex units is hereby approved based on the following findings of fact: 1 The project is based upon sound principles of land use in that: a. the proposed use is compatible with existing development. b. the project will not be detrimental to the public health, safety and welfare in that the proposed project has will not result in significant noise, traffic, or parking impacts to the surrounding area. 2. The project is consistent with the General Plan and Central City Community Plan in that: 9

10 a. The use is consistent with the Central City Community Plan Residential land use designation for the site. b. ) The project is consistent with General Plan and Community Plan Goals and policies related to the production of ownership housing units on infill properties in the Central City. Conditions Of Approval B. The Tentative Map to subdivide one lot into two halfplex lots in the R-3A zone is hereby 'approved subject to the following conditions: DEVELOPMENT ENGINEERING B1. Construct standard subdivision improvements as noted in these conditions pursuant to section of the City Code. All improvements shall be designed and constructed to the satisfaction of the Development Engineering Division. Any public improvement not specifically noted in these conditions or on the Tentative Map shall be designed and constructed to City standards. This shall include street lighting and the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk per City standards to the satisfaction of the Development Engineering Division. B2. The design and placement of walls, fences, signs and Landscaping near intersections and driveways shall allow stopping sight distance per Caltrans standards and comply with City Code Section (25' sight triangle). Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters. Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height. The area of exclusion shall be determined by the Development Engineering Division. PUBLIC/PRIVATE UTILITIES B3. Dedicate a standard 12.5 foot public utility easement (PUE) for underground facilities and appurtenances adjacent to all street right of ways, except where buildings and structures are located. CITY UTILITIES B4. Any new domestic water services shall be metered: Only one domestic water service is allowed per parcel. Excess services shall be abandoned to the satisfaction of the DOU. City records indicate that an existing domestic water 10

11 service crosses two properties, 1916 and " Street to serve the proposed project location. The property owner/developer shall either construct off-site water main extensions in 6 th Street to the satisfaction of the Department of Utilities, obtain private water service easements from the adjacent parcels, or construct water services to both lots under the sidewalk/planter strip on the west side of 6th Street from the SIT Alley. If the applicant chooses to construct the water services under the sidewalk/planter strip the owner/developer shall construct the water services to the satisfaction of the Department of Utilities, Development Services Engineering Division, Building Division and the City's Urban Forest Division. (Note: There is an existing 6-inch water main in the Alley between S & T Street.) B5. No water service taps shall be allowed to the 24" water transmission main in 6 th Street. B6. This project is served by the Combined Sewer System (CSS). Therefore, the developer/property owner will be required to pay the Combined Sewer System Development Fee prior to the issuance of building permit. The Combined Sewer System fee at time of building permit is estimated to be $105 plus any increases to the fee due to inflation. The fee will be used for improvements to the CSS. B7. Only one sanitary sewer service is allowed per parcel. Sanitary sewer services shall not cross property lines without a recorded easement. (Note: There is an existing 8" combined sewer main in T Street south of the proposed project.) B8. If any utilities cross property lines the applicant must enter into and record an Agreement for Conveyance of Easements with the City stating that a private reciprocal sewer and water easement shall be conveyed to and reserved from each parcel as needed, at no cost, at the time of sale or other conveyance of either parcel. A note stating the following must be placed on the Final Map: "The parcels created by this map shall be developed in accordance with recorded agreement for conveyance of easements in Book, O.R. Page_." SPECIAL DISTRICTS: Assessment Districts B9. Pay off existing assessments, or file the necessary segregation requests and fees to segregate existing assessments. PPDD: Parks B10. Payment of In-lieu Park Fee: Pursuant to Sacramento City Code Chapter (Parkland Dedication) the applicant shall pay to City an in-lieu park fee in the amount determined under SCC and equal to the value of land prescribed for dedication under and not satisfied by dedication. (See Advisory Note). B11. Maintenance District: The applicant shall initiate and complete the formation 11

12 FIRE of a parks maintenance district (assessment or Mello-Roos special tax district), or annex the project into an existing parks maintenance district. The applicant shall pay all city fees for formation of or annexation to a parks maintenance district (Contact Development Services Department, Special Districts, Project Manager. In assessment districts, the cost of neighborhood park maintenance is equitably spread on the basis of special benefit. In special tax districts, the cost of neighborhood park maintenance is spread based upon the hearing report, which specifies the tax rate and method of apportionment.) B12. Provide the required fire hydrants in accordance with CFC and Appendix Ill-B, Section 5. B13. Fire service mains shall not cross property lines unless a reciprocal easement agreement is provided. B14. Provide 5' clearance for second story bedroom windows for fire ladder rescue operations. Provide clear access to building openings, free of landscaping and other obstructions. Exterior doors and openings required by this code or the Building Code shall be maintained readily accessible for emergency access by the Fire Department. CFC C. The Special Permit to develop two halfplex units in the R-3A zone is hereby approved, subject to the following conditions: Planning The applicant shall obtain all necessary building permits prior to construction. C2. The project shall substantially conform to the approved plans as shown on attached Exhibits. Any modification to the project shall be *subject to review and approval by Planning Staff (and may require additional entitlements) prior to issuance of building permits. C3. Unless specified by any condition below, this project shall be developed and constructed in full compliance with the Zoning Ordinance. C4. Lot sizes and building setbacks shall comply with the approved site plan. C5. The project is shall comply with the conditions of approval for the staff level Preservation review (PB07-085). C6. Front landscaping and irrigation system shall be provided for each unit. 12

13 C7. During construction, waste shall be diverted for recovery, targeting cardboard, wood waste, scrap metal, brick, concrete, asphalt, and dry wall. The developer must submit the following information to the Solid Waste Division: method of recovery, hauler information, disposal facility, diversion percentage and weigh tickets documenting disposal and diversion. Please contact Michael Root, Solid Waste Division at with any questions. C8. The applicant shall obtain all building permits prior to the commencement of construction and building permits shall not be issued unless the Final Map has been approved. ADVISORY NOTES: The following advisory notes are informational in nature and are not a requirement of this Tentative Map: A. If unusual amounts of bone, stone, or artifacts are uncovered, work within 50 meters of the area will cease immediately and a qualified archaeologist shall be consulted to develop, if necessary, further mitigation measures to reduce any archaeological impact to a less than significant effect before construction resumes. A note shall be placed on the final improvement plans referencing this condition. B. Prior to design of the subject project, the Department of Utilities suggests that the applicant request a water supply test to determine what pressure and flows the surrounding public water distribution system can provide to the site. This information can then be used to assist the engineers in the design of the fire suppression systems C. Per City Code, the point of service for water, sewer and storm drain service is located at the back of curb for separated sidewalks, the back of sidewalk for attached sidewalks and within two feet of the right of way for alleys. The Department of Utilities will maintain the water, sewer, and storm drainage facilities within the public right of way to the point of service. D. Water services obtained from a water main in the alley shall install meter boxes at the right-of-way and shall be as follows: (1) for 1-inch domestic water service, Christy traffic box B1324 (H/20 loading) with reading lid B GH and (2) _for 1.5-inch domestic water service, Christy traffic box B1730 (H/20 loading) with reading lid B G. The applicant must comply with the City of Sacramento's Grading, Erosion and Sediment Control Ordinance. This ordinance requires the applicant to show erosion and sediment control methods on the subdivision improvement plans. These plans shall also show the methods to control urban runoff pollution from the project site during construction. 13

14 F. The proposed project is located in the Flood zone designated as Shaded X zone on the Federal Emergency Management Agency (FEMA) Federal Insurance Rate Maps (FIRMs) that have been revised by a Letter of Map Revision effective February 18, Within the Shaded X zone, there are no requirements to elevate or flood proof. G. Special consideration should be given during,the design phase of a development project to address the benefits derived from the urban forest by installing, whenever possible, large shade trees and thereby increasing the shade canopy cover on residential lots and streets. Trees in the urban environment reduce air and noise pollution, furnish habitat for wildlife, provide energy saving shade and cooling, enhance aesthetics and property values, and contribute to community image and quality of life. H. As per City Code, the applicant will be responsible to meet his/her obligations regarding: 1. Title 16, Park Dedication / In Lieu (Quimby) Fees, due prior to approval of the final map. The Quimby fee due for this project is estimated at $6,720. This is based on two halfplex units and an average land value of $250,000 per acre for the Central City Planning Area, plus an additional 20% for off-site park infrastructure improvements, less acres in land dedication. Any change in these factors will change the amount of the Quimby fee due. The final fee is calculated using factors at the time of payment. 2. Title 18, Park Development Impact Fee, due at the time of issuance of building permit. The Park Development Impact Fee due for this project is estimated at $3,396. This is based on two halfplex units at the rate of $1,698 per unit. Any change in these factors will change the amount of the PIE due. The fee is calculated using factors at the time that the project is submitted for building permit. 3. Community Facilities District , Neighborhood Park Maintenance CFD Annexation. 14

15 tr, _ 6 TH. STREET...It MO.. MAX FAT, PLAI2 a29-00,57. : i1/ t g "" 1115i' i R, 1 g 4 i 4 g9 - q At o A OR! 13 r4 Exhibit A- Tentative Map 15

16 PROJECT ADDRESS z 529 "T" STR.EET. SACRAMENTO, CAUFORNIA APN NO: 5094) Su bject: Santos Ha lfplex (P07-086) February 14, 2008 \ / - \ Epp,. mph., ornan E1 eln5f1511f (7-173,,,2 / OHM MRAIDARLAMMIANIQA ZONING, 54A ALLOWERIMNITICILINESLII 1 UNIT MINIMUM OF 1200 SOUARE FEET LCILSIM eff41" X are REQUIRED LOT SETBACKS; FRONT SETBACK REQUIREMENT (FRONT OF LOT IS 'T. STREET. 25 OR THE AVERAGE OF THE TWO NEAREST BUILDINGS ON THE SAME STREET FRONTAGE, WHICH WOULD BE 1V-1". SEE DRAWINGS. front SETBACK SHOWN ON DRAWINGS W-1" LEEummELBEIEAMEECILMEM LEFT SIDEYARD SHOWN ON DRAWINGS. re: This Indonesia ST ow /21 01 noon am ow WS RIGHT SIDEYARD SETBACK REQUIREMENT. RIGHT SIDEYARD SHOWN ON DRAWINGS 3-4 & T4: T Includen TS S.F nun sous far imit 1 0, 54 SS, of own some lot. urdt 0) REQUIRED OPEN SPACE PER UNIT = 150 S.F. TOTAL OPEN SPACE PER UNIT SHOWN ON DRAWINGS (Combined open paces on OIlS right &Warmth). 220 S.F. for Unit No. I A 120 S.F. 1ot unit No. 2 REAR YARD SFTRACK REQUIREMENT r FOR CORNER LOT REAR YARD SETBACK SHOWN ON DRAWN_ r-r BUILDING LOT COVERAGE REQUIREMENTS = 696 LOT SIZE IS 40. X W OR 3290 SQUARE FEET LOT COVERAGE ALLOWED.60% X SQ. PT. BUILDING LOT COVERAGE FOR THIS PROJECT. TOTAL MAIN FLR AREA (Including 2nd It overhang).1808 SQ FT = 510% THIS IS LESS THAN THE BA LOT COVERAGE REQUIRED SUMMARY OF BUILDING SQUARE FOOTAGESz (lit Fn. APO SF; 2100 FLFL.122 SF) UNIT NO ONE. =AI FLOOR AREA 1682 SO. FT NO. WO: TOTAL FLOOR AREA 1882 SO. FT, Is, e. SCTTh Oran Mt Las A-1 Exhibit B- Site Pla n

17 70JECT: DC AT IOW FICOTOMI 11,1[11.47 PL. F 4.00 MRS WACO warm cm, wams) MI VS, STaA&UM,O.C.MflMA PS. Ge LEON. AoNherect. ION GAD MCA.. MAD 117.R. CA Ileer0 Itt ma gee g Exhibit C- Floor Plans 17

18 Z > 1 1 [calk. WIT. I 4:4 PROJECT: MAMMA A.M. MAG. MA IAA MO M. AMA LocATtON: no, AT. IF...AMATO. CALIFORRAAL MAIM P.S. pe LEON, Ara... Mal OOP IMAM AA, am WATT CA OINVO TIM MO 1.5. AAP Exhibit D- Elevations 18

19 j. PROJECT IMPOSED APAIMENT DWG. FOX FEL M/D YAZD NAACO -SAMOS. 7WOLINITS) PE LEON. AMIS.. LOC.ATION: MS, ST. IISCRAINEXTE, DALIFOR A WPM DE. FAUE. MAE MM. CA.0670 TIO, InIS SSD SOSO. Exhibit E- Elevations 19

20 a tgrfrtir.1-.,rojettilatatiort, Mile s 0.4 P Vicinity Map Santos Halfplex First Initial. Last Name I Date Attachment 2- Vicinity Map 20