REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento

Transcription

1 REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 915 I Street, Sacramento, CA PUBLIC HEARING December 10, 2015 To: Members of the Planning and Design Commission Subject: 1567 Santa Ynez Tentative Map (P15-050) A request to subdivide a 0.15 acre parcel into two parcels to allow the two existing single family homes to be located on separate parcels in the Single-Unit Dwelling (R-1) zone. This proposal requires a Tentative Map and Site Plan and Design Review with deviations for lot size, lot dimensions, setbacks, and lot coverage. A. Environmental Determination: Exempt per CEQA Guidelines Section 15061(b)(3) - No Significant Effect; B. Tentative Map to subdivide one 0.15 parcel into two parcels in the Singleunit Dwelling (R-1) zone; C. Site Plan and Design Review with deviations to reduce the minimum lot size from 6,200 square feet to 3,720 square feet for Parcel 1 which is a corner lot and to reduce the minimum lot size from 5,200 square feet to 2,680 square feet for Parcel 2 which is an interior lot; D. Site Plan and Design Review with deviations to reduce the minimum lot depth from 100 feet to feet and to reduce the minimum lot depth from 100 feet to 40 feet for Parcel 2; E. Site Plan and Design Review with deviations to allow 51.7% lot coverage on Parcel 2 where the maximum lot coverage is 50% for structures under a total of 2,500 square feet.; and F. Site Plan and Design Review with deviations to reduce the minimum front yard setback from 20 feet to 9 feet, the minimum interior side yard setback from 5 feet to 3 feet, and the rear yard setback from 15 feet to 5 feet for the existing home on Parcel 2. Location/Council District 1567 Santa Ynez Way, Sacramento Assessor s Parcel Number: Council District 3 1

2 1567 Santa Ynez Tentative Map (P15-050) December 10, 2015 Aerial and Zoning Map 2

3 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-F above, and its decision is appealable to City Council. At the time of the writing of this report, the project is considered noncontroversial. Contact: Elise Gumm, LEED AP BD+C, Associate Planner, (916) ; Evan Compton, Senior Planner, (916) ; Applicant: Klima Land Surveys; c/o: Kris Klima, (916) , 3430 Sophia Way, Sacramento, CA Owner: Summary Eric Zacharias & Sandra Zacharias 4317 F ST, Sacramento, CA The applicant is requesting to subdivide a 0.15 acre parcel into two parcels to allow the two existing single family homes to be located on separate parcels in the Single-Unit Dwelling (R-1) zone. After subdividing the property, each lot will contain one dwelling unit. The project does not involve any new construction at this time. The entitlements necessary for the project include a tentative map and site plan and design review with deviations for lot size, lot dimensions, lot coverage, and setbacks. Table 1: Project Information General Plan designation: Traditional Neighborhood Low Density Design Review District: Citywide Existing zoning of site: Single-Unit Dwelling (R-1) zone Existing use of site: Two Detached Single Family Homes Property area: Approximately 0.15 acres Background Information The project site was developed in 1968 and there is no recent history of any prior planning entitlements. The Planning and Development Code includes development standards for parcels in the R-1 zone. The proposed project requires approval from the Planning and Design Commission because some of the deviations requested are more than a 50% reduction of the standard requirement as stated in Section (B)(1). Public/Neighborhood Outreach and Comments Staff routed the proposal to neighborhood groups and associations including: East Sacramento Chamber of Commerce, East Sacramento Improvement Association, East Sac Give Back, and East Sacramento Preservation. Staff also mailed the public hearing notice to property owners within a 300 foot radius from the subject site. At the time of writing this report, staff has not received any objections to the project. 3

4 Environmental Considerations The project consists of subdividing one 0.15 acre parcel into two parcels at a location in which infrastructure is available. The Community Development Department, Environmental Planning Services Division has reviewed this project and determined that the project is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) - No Significant Effect. The activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA in that the proposed new lot line to separate the existing single family homes will not change or modify the characteristics of the neighborhood or create any impacts to the environment. Policy Considerations General Plan The 2035 General Plan Update was adopted by City Council on March 3, The 2035 General Plan s goals, policies, and implementation programs define a roadmap to achieving Sacramento s vision to be the most livable city in America. The site is designated in the General Plan as Traditional Neighborhood Low Density, which provides for single-family detached dwellings, single-family attached dwellings (e.g., duplexes, triplexes, townhomes), accessory second units, limited neighborhood-serving commercial on lots two acres or less, compatible public, quasi-public, and special uses. The project is consistent with the goals and policies of the General Plan and is compatible to the neighborhood in the vicinity. Some of the goals and policies supported by this project are: Goal LU 4.1 Neighborhoods Promote the development and preservation of neighborhoods that provide a variety of housing types, densities, and designs and a mix of uses and services that address the diverse needs of Sacramento residents of all ages, socio-economic groups, and abilities. Staff finds that the proposed project promotes diversity in housing types and densities to address the housing needs for residents. Policy LU Small-lot Single Family Development Within areas designated Traditional Neighborhood, the City shall allow single family homes on existing parcels of 6,400 square feet or less. Staff finds that the creation of smaller lots to accommodate the existing detached, single family homes will provide new ownership opportunities in the neighborhood while maintaining adequate yard areas and onsite parking. Given that the two single family homes have been in place since the late 1960 s, the neighborhood character will not be affected by the subdivision of the property. 4

5 Project Design Tentative Map Map Design: The project involves a proposed subdivision of a 0.15 acre parcel into two parcels. The proposed new property line results in the creation of two parcels for the two existing homes. Parcel 1 will be 40 feet wide by 93 feet in depth and the minimum size for a corner lot is typically 62 feet by 100 feet. Parcel 2 will be 67 feet wide by 40 feet in depth and the minimum size for an interior lot is 52 feet by 100 feet. The proposed new lots are similar to the lotting pattern of other corner lots which also were further subdivided in the neighborhood. Each lot will be adequately sized for a single family home and the necessary improvements. Findings On November 18, 2015, the Subdivision Review Committee, with all ayes, voted to recommend approval of the proposed Tentative Map, subject to conditions of approval found in Attachment 1. In evaluating tentative maps, the Commission is required to make the following findings: 1. None of the conditions described in Government Code section exist with respect to the proposed subdivision as follows: a. The proposed map is consistent with the General Plan, all applicable community and specific plans, Title 16 of the City Code, and all other applicable provisions of the City Code; b. The design and improvement of the proposed subdivision is consistent with the General Plan, all applicable community and specific plans, Title 16 of the City Code, and all other applicable provisions of the City Code; c. The site is physically suitable for the type of development; d. The site is physically suitable for the proposed density of development; e. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; f. The design of the subdivision and the type of improvements are not likely to cause serious public health problems; 5

6 g. The design of the subdivision and 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. 2. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, all applicable community and specific plans, Title 16 of the City Code, and all other applicable provisions of the City Code (Gov. Code ). 3. The discharge of waste from the proposed subdivision into the existing community sewer system will not result in a violation of the applicable waste discharge requirements prescribed by the California Regional Water Quality Board, Central Valley Region, in that existing treatment plants have a design capacity adequate to service the proposed subdivision (Gov. Code ). 4. The design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities (Gov. Code ). 5. The City has considered the effect of the approval of this tentative subdivision map on the housing needs of the region and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources (Gov. Code ). Staff finds that the tentative map is consistent with the policies of the General Plan and Title 16 of the City Code. The site is physically suitable for the existing homes; the size of the new parcels and the existing improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife and their habitat, and the design of the subdivision and 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. The project will not overly burden the sewer system, nor will it preclude future passive or natural heating and cooling opportunities. Height, Setbacks, and Lot Coverage Table 2A and 2B provide height, setback, and lot coverage standards for the R-1 zone: Table 2A: Development Standards (Parcel 1 Corner Lot) Required Proposed Deviations Lot Depth 100 feet feet Yes, 6.65 feet Lot Width 62 feet 40 feet (Existing) No Lot Size 6,200 Sq.Ft. 3,720 Sq.Ft. Yes, 2,480 Sq.Ft. Front Setback Average of adjacent Existing No homes Street-side Setback 12.5 feet 9.6 feet (Existing) No Interior yard 5 feet 5 feet (Existing) No Setback Rear yard Setback 15 feet 17 feet No Lot Coverage 40% or 2,500 Sq.Ft., which is greater* 2,500 Sq.Ft., 35% No 6

7 Table 2B: Development Standards (Parcel 2 Interior Lot) Required Proposed Deviations Lot Depth 100 feet 40 feet Yes, 60 feet Lot Width 52 feet 67 feet No Lot Size 5,200 Sq.Ft. 2,680 Sq.Ft. Yes, 2,520 Sq.Ft. Front Setback 20 feet 9 feet Yes, 11 feet Interior yard 5 feet 14.7 feet No Setback (alley) Interior yard 5 feet 3 feet Yes, 2 feet Setback Rear yard Setback 15 feet 5 feet Yes, 10 feet Lot Coverage 40% or 2,500 Sq.Ft., which is greater* 2,500 Sq.Ft., 51.7% Yes, +1.7% *Or 2,500 square feet, whichever is greater provided it does not to exceed 50% With the subdivision of the parcel, the front setback for Parcel 2 will be 9 feet instead of 20 feet, the rear setback will be 5 feet instead of 15 feet, and the interior setback will be 3 feet instead of 5 feet. Although the existing structure is less than 2,500 square feet, the lot coverage exceeds the 50% maximum by 1.7% and therefore deviations are required. There are no changes to the existing footprints of the buildings however, the subdivision of the parcel triggers the proposed setback and lot coverage deviations. Staff has reviewed the proposed deviations and finds that the project is acceptable since it will provide additional home ownership opportunities in an established neighborhood, each home will continue to have public street frontage, and both properties have adequate yard areas and onsite parking. In evaluating site plan and design review proposals of this type, the Commission is required to make the following findings: 1. The design, layout, and physical characteristics of the proposed development are consistent with the general plan and any applicable specific plan or transit village plan, in that the proposed development is consistent with general plan goals and policies within the Traditional Neighborhood Low Density designation in that the project provides housing ownership opportunities in an established neighborhood. 2. The design, layout, and physical characteristics of proposed development are consistent with all applicable design guidelines and with all applicable development standards or, if deviations from design guidelines or development standards are approved, the proposed development is consistent with the purpose and intent of the applicable design guidelines and development standards in that the proposed project does not include any exterior modifications to the dwelling units and maintains the same character of the neighborhood. 7

8 3. The proposed development is consistent with the single family residential design principles and the proposed deviations are consistent with the purpose and intent of the applicable design guidelines and development standards, in that the proposed project will maintain the existing character and quality of this neighborhood, consistent with the goals of the design principles. 4. All streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards; The project has been analyzed by City departments and it is determined that all streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards. 5. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood. The proposed development is visually and functionally compatible with the surrounding neighborhood in that the project will provide ownership singledwelling units that are compatible in size and height to the neighborhood in the vicinity. 6. The design, layout, and physical characteristics of the proposed development are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance, in that no new use or new construction is proposed 7. The proposed development is not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance in that the project maintains public street frontage for each lot and provides onsite parking for each dwelling. Recommendation Staff recommends the Commission approve the request based on the findings and subject to the conditions listed in Attachment 1. The project is consistent with the goals and policies of the General Plan, and the project site is already developed so there will be no changes visible from the neighborhood perspective. Furthermore, the project will provide additional home ownership opportunities in an established neighborhood, each home will continue to have public street frontage, and both properties have adequate yard areas and onsite parking. 8

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10 ATTACHMENT 1 PROPOSED FINDINGS OF FACT AND CONDITIONS OF APPROVAL 1567 SANTA YNEZ TENTATIVE MAP (P15-050) 1567 SANTA YNEZ WAY, SACRAMENTO, CA Findings of Fact A. Environmental Determination: Exemption: Minor Land Divisions (15315) Based on the determination and recommendation of the City s Environmental Planning Services Manager and the oral and documentary evidence received at the hearing on the Project, the Planning and Design Commission finds that the Project is exempt from review under the following sections of the CEQA Guidelines: Section 15061(b)(3) - No Significant Effect. The activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA in that the proposed new lot line to separate the existing single family homes will not change or modify the characteristics of the neighborhood or create any impacts to the environment. B. Tentative Map to subdivide one 0.15 parcel into two parcels in the Single-unit Dwelling (R-1) zone is approved based on the following findings: 1. None of the conditions described in Government Code section exist with respect to the proposed subdivision as follows: a. The proposed map is consistent with the General Plan, all applicable community and specific plans, Title 16 of the City Code, and all other applicable provisions of the City Code; b. The design and improvement of the proposed subdivision is consistent with the General Plan, all applicable community and specific plans, Title 16 of the City Code, and all other applicable provisions of the City Code; c. The site is physically suitable for the type of development; d. The site is physically suitable for the proposed density of development; e. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; f. The design of the subdivision and the type of improvements are not likely to cause serious public health problems; 10

11 g. The design of the subdivision and 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. 2. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, all applicable community and specific plans, Title 16 of the City Code, and all other applicable provisions of the City Code (Gov. Code ). 3. The discharge of waste from the proposed subdivision into the existing community sewer system will not result in a violation of the applicable waste discharge requirements prescribed by the California Regional Water Quality Board, Central Valley Region, in that existing treatment plants have a design capacity adequate to service the proposed subdivision (Gov. Code ). 4. The design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities (Gov. Code ). 5. The City has considered the effect of the approval of this tentative subdivision map on the housing needs of the region and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources (Gov. Code ). C-F Site Plan and Design Review with deviations for lot size, lot dimensions, lot coverage, and setbacks are approved based on the following findings: 1. The design, layout, and physical characteristics of the proposed development are consistent with the general plan and any applicable specific plan or transit village plan, in that the proposed development is consistent with general plan goals and policies within the Traditional Neighborhood Low Density designation in that the project provides housing ownership opportunities in an established neighborhood. 2. The design, layout, and physical characteristics of proposed development are consistent with all applicable design guidelines and with all applicable development standards or, if deviations from design guidelines or development standards are approved, the proposed development is consistent with the purpose and intent of the applicable design guidelines and development standards in that the proposed project does not include any exterior modifications to the dwelling units and maintains the same character of the neighborhood. 3. The proposed development is consistent with the single family residential design principles and the proposed deviations are consistent with the purpose and intent of the applicable design guidelines and development standards, in that the proposed project will maintain the existing character 11

12 and quality of this neighborhood, consistent with the goals of the design principles. 4. All streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards; The project has been analyzed by City departments and it is determined that all streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards. 5. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood. The proposed development is visually and functionally compatible with the surrounding neighborhood in that the project will provide ownership single-dwelling units that are compatible in size and height to the neighborhood in the vicinity. 6. The design, layout, and physical characteristics of the proposed development are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance, in that no new use or new construction is proposed. 7. The proposed development is not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance in that the project maintains public street frontage for each lot and provides onsite parking for each dwelling. CONDITIONS OF APPROVAL B. Tentative Map to subdivide one 0.15 parcel into two parcels in the Single-unit Dwelling (R-1) zone is hereby approved subject to the following conditions: NOTE: These conditions shall supersede any contradictory information shown on the Tentative Map approved for this project (P15-050). The design of any improvement not covered by these conditions shall be to City standard. The applicant shall satisfy each of the following conditions prior to filing the Parcel Map unless a different time for compliance is specifically stated in these conditions. Any condition requiring an improvement that has already been designed and secured under a City Approved improvement agreement may be considered satisfied at the discretion of the Department of Public Works 12

13 The City strongly encourages the applicant to thoroughly discuss the conditions of approval for the project with their Engineer/Land Surveyor consultants prior to City Planning and Design Commission approval. The improvements required of a Tentative Map can be costly and are completely dependent upon the condition of the existing improvements. Careful evaluation of the potential cost of the improvements required by the City will enable the applicant to ask questions of the City prior to project approval and will result in a smoother plan check process after project approval: GENERAL: All Projects B1. Pay off existing assessments, or file the necessary segregation requests and fees to segregate existing assessments. B2. Show all continuing and proposed/required easements on the Final (Parcel) Map. PUBLIC WORKS B3. 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 Department of Public Works. Improvements required shall be determined by the city. The City shall determine improvements required for each phase prior to recordation of each phase. 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 adjacent to the subject property per City standards to the satisfaction of the Department of Public Works. B4. 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 Department of Public Works. B5. City Code A requires residential driveways to be at least 20-ft in length. The applicant shall apply for and obtain a driveway variance permit for the existing site driveway along P Street per City standards to the satisfaction of the Department of Public Works. SMUD B6. Dedicate a 5-ft public utility easement along north property line of Parcel 2 for overhead and underground facilities. 13

14 SASD B7. Developing this property may require payment of Regional San sewer impact fees. Regional San sewer impact fees shall be paid prior to issuance of building permits. For questions pertaining to Regional San sewer impact fees, please contact the Fee Quote Desk at (916) DOU B8. The applicant shall grant and reserve easements as needed for water, drainage and sanitary sewer facilities, and for surface storm drainage, at no cost at or before the time of sale or other conveyance of any parcel or lot. A note stating the following shall be placed on the Final Map: Reciprocal easements for utilities, drainage, water and sanitary sewer facilities, and surface storm drainage shall be granted and reserved, as necessary and at no cost, at or before the time of sale or conveyance of any parcel shown in this map. B9. Per City Code Section, , multiple water services to a single lot or parcel may be allowed if appropriate DOU Development Review and Field staff have reviewed the proposed number of taps and associated location and have no issues or concerns. Any new water services (other than fire) shall be metered. Excess services shall be abandoned to the satisfaction of the DOU. (Note: If the existing water service is serving Parcel 1 and Parcel 2, the applicant will be required to separate services.) ADVISORY NOTES The following advisory notes are informational in nature and are not a requirement of this Tentative Map: B10. 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. B11. Developer to contact SMUD new services SMUD (7683) for any new services. B12. Developer to comply with SMUD requirements; i.e. panel size/location, clearances from SMUD equipment, transformer location and service conductors. B13. Any necessary future SMUD facilities located on the customer s property may require a dedicated SMUD easement. This will be determined prior to SMUD performing work on the customer s property. 14

15 B14. The proposed project is located in a shaded X zone, on the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs), defined as areas of 0.2% annual chance flood; areas of 1% chance flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 1% annual chance flood. Accordingly, the project site lies in an area with no requirements to elevate or flood proof. C-F Site Plan and Design Review with deviations for lot size, lot dimensions, lot coverage, and setbacks are approved subject to the following conditions: C-F 1. With this approval, Parcel 2 shall not exceed 52% lot coverage, and shall maintain a side yard setback of 3 feet, a rear yard setback of 5 feet, and a front yard setback of 9 feet. Parcel 1 shall be at least 93 feet in depth and 3,720 square feet in size. Parcel 2 shall be at least 40 feet in depth and 2,680 square feet in size. Any modification and/or additions to the site are subject to additional planning review and additional entitlements may be required. 15

16 1567 Santa Ynez Tentative Map (P15-050) December 10,