CC 2015-01-13_08k Approve Final Parcel Map _Chilton StreetMEMORANDUM
TO: CITY COUNCIL
FROM: TERESA MCCLISH, DIRECTOR OF COMMUNITY DEVELOPMENT
BY: MATT HORN, CITY ENGINEER
SUBJECT: CONSIDERATION OF APPROVAL OF FINAL PARCEL MAP 14-001;
SUBDIVIDING ONE (1) PARCEL INTO TWO (2) PARCELS AT 1450
CHILTON STREET; APPLIED FOR BY PATRICK KIMBELL AND
CARLOS CASTANEDA
DATE: JANUARY13, 2015
RECOMMENDATION:
It is recommended the City Council approve Final Parcel Map 14-001; Subdividing one
(1) parcel into two (2) parcels at 1450 Chilton Street; applied for by Patrick Kimbell
and Carlos Castaneda.'
IMPACTON FINANCIAL AND PERSONNEL RESOURCES:
There are no fiscal impacts at this time.
BACKGROUND:
The subject .map is located at 1450 Chilton Street. The map divides one ( 1) parcel into
a total of two (2) parcels. One (1) parcel fronting Chilton Street is developed with one
(1) existing duplex. To date no additional development or redevelopment of that parcel
is currently proposed. One ·(1) parcel fronting El Camino Real is undeveloped and
zoned Office Mixed Use, which is compatible with commercial, office and multi-family
residential. ·
i
ANALYSIS OF ISSUES:
The City has received Final Parcel Map 14-001. This Final Map substantially conforms
with the approved Vesting Tentative Parcel Map 14-001, approved by the Planning
Commission on June 3, 2014. Conditions of Approval as outlined in Planning
Commission Resolution Number 14-2210 are complete or financial securities provided
to the City, to ensure all conditions will be satisfied.
ALTERNATIVES:
The following alternatives are provided for the Council's consideration:
• Approve staff's recommendation;
• Do not approve staff's recommendation; or
• Provide direction to staff.
Item 8.k. - Page 1
CITY COUNCIL
CONSIDERATION OF APPROVAL OF FINAL PARCEL MAP 14-001; PATRICK
KIMBELL AND CARLOS CASTANDEDA
JANUARY 13, 2015
PAGE2
ADVANTAGES:
The final map is consistent with and substantially conforms to the vesting tentative
parcel map, and its approval is required by law.
DISADVANTAGES:
None
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted in front of City Hall on Thursday, January 8, 2015. The
Agenda and staff report were posted on the City's website on Friday, January 9, 2015.
No public comments were received.
Attachment
1. Final Parcel Map 14-001
2. Vesting Tentative Map
3. Resolution No. 14-2210 -Conditions of Approval
Item 8.k. - Page 2
ATTACHMENT 1
Item 8.k. - Page 3
Item 8.k. - Page 4
Item 8.k. - Page 5
ATTACHMENT 2
Item 8.k. - Page 6
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RESOLUTION N0.14-2210
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE APPROVING VESTING
TENTATIVE PARCEL MAP NO. 14-001 AND PLANNED UNIT
DEVELOPMENT NO. 14-001; 1450 CHILTON STREET;
APPLIED FOR BY PATRICK KIMBELL & CARLOS
CASTANEDA
WHEREAS, the subject property is zoned both Single Family Residential (SF) and Office
Mixed Use (OMU); and
WHEREAS, applicant has filed Vesting Tentative Parcel Map No. 14-001 and Planned Unit
Development No. 14-001 to subdivide the 15}79 square foot property into two (2) parcels of
7,250 square feet and 8,529 square feet consistent with the dual zoning; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered Vesting
Tentative Parcel Map No. 14-001 and Planned Unit Development No. 14-001 at duly noticed
public hearings on May 20, 2014 and June 3, 2014 in accordance with the Municipal Code
of the City of Arroyo Grande; and
WHEREAS, the Planning Commission has found that this project is consistent with the City's
General Plan, Development Code and the environmental documents associated therewith,
and have determined that this project is categorically exempt per Section 15061 (b )(3) of the
CEQA Guidelines: and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, that the following circumstances exist:
Tentative Parcel Map Findings:
1. The proposed tentative parcel map is consistent with goals, objectives, policies,
plans, programs, intent and requirements of the Arroyo Grande General Plan, as well
as any applicable specific plan, and the requirements of this title.
The proposed tentative parcel map would allow the site to be developed with an
allowed use and at a density that is consistent with section 16.36.020 of the Municipal
Code and the land use element of the City's General Plan.
2. The site is physically suitable for the type of development proposed.
Parcel 2 is already developed with a duplex and no development is currently
proposed for Parcel 1. Parcel 1 is physically suitable for development consistent with
the OMV zoning district since it is 8, 529 square· feet in area, relatively flat and is
located within an urbanized area with major infrastructure already in place. The OMU
zoning district is intended to provide for a mixture of commercial, office and multi-
family residential uses compatible ·with the surrounding neighborhood.
ATTACHMENT 3
Item 8.k. - Page 7
RESOLUTION NO. 14-2210
VTPM 14-001 & PUD 14-001
JUNE 3, 2014
PAGE2
3. The site is physically suitable for the proposed density of development.
The project proposes to divide the existing property into two (2) parcels consistent
with the dual zoning. Parcel 2 would be larger than the required minimum lot size for
the SF zoning district and would have a larger rear yard setback than required to
provide greater separation of uses. Parcel 1 would adhere to development standards
of the OMU district at the time of development, which must be primarily commercial,
and all development will occur within a defined building envelope.
4. The design of the tentative parcel map or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat.
The design of the parcel map will not cause substantial environmental damage nor
will it injure either fish or wildlife or their habitat, as the site is located in an urbanized
area.
5. The design of the subdivision or type of improvements is not likely to cause serious
public health problems.
The design of the subdivision will not cause any serious public health problems.
Future development of Parcel 1 will be required to meet the performance standards r·~.
(16.48. 120) of the Arroyo Grande Municipal Code. I
6. The design of the tentative parcel map 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 tentative parcel map or that alternate easements for access or for
use will be provided, and that these alternative easements will be substantially
equivalent to ones previously acquired by the public.
The design of the tentative parcel map has been reviewed by City staff and will not
conflict with any public easements.
7. The discharge of waste from the proposed subdivision into an existing community
sewer system will not result in violation of existing requirements as prescribed in
Division 7 (commencing with Section 13000) of the California Water Code.
Conditions of approval ensure that the subdivision will abide by all City and South
County Sanitation District standards relating to sewer system design.
8. Adequate public services and facilities exist or will be provided as the result of the
proposed tentative parcel map to support project development.
The project is located adjacent to all necessary public facilities and will not
negatively affect the adequacy of those facilities.
Planned Unit Development Findings:
L. J
Item 8.k. - Page 8
RESOLUTION NO. 14-2210
VTPM 14-001 & PUD 14-001
JUNE 3, 2014
PAGE3
Planned Unit Development Findings:
1. The proposed development is consistent with the goals, objectives and programs of
the General Plan and any applicable specific plan.
2.
3.
There is no proposed development at this time. Future development of Parcel 1 will
be principally commercial with a maximum of two (2) residential units subordinate to
the commercial use. All development will be within the designated building
envelope, and will be subject to the development standards of the OMU zoning
district, consistent with applicable goals, objectives and programs of the General
Plan. Parcel 2 is already developed with a duplex. The property is not within a
specific plan area.
The site for the proposed development is adequate in size and shape to
accommodate the use and all yards, open spaces, setbacks, walls and fences,
parking area, loading areas, landscaping, and other features required.
Parcel 1 can accommodate development of a commercial use or commercial mixed-
use consistent with the OMU zoning district. The parcel is B, 529 square feet in
size, is rectangular in shape, gently sloped, and has an adequate building envelop
delineation. Parcel 2 is already developed with a duplex.
The site for the proposed development has adequate access, meaning that the site
design and development plan conditions' consider the limitations of existing streets
and highways.
Parcel 1 has direct access to El Camino Real, which is a public street. Parcel 2
fronts on Chilton Street and is already developed with a duplex.
4. Adequate public services exist, or will be provided in accordance with the conditions
of development plan approval, to serve the proposed development; and that the
approval of the proposed development will not result in a reduction of such public
services to properties in the vicinity so as to be a detriment to public health, safety
or welfare.
Subdivision of the property and future development of Parcel 1 will not result in a
reduction in public services such as to cause a detriment to public health, safety or
welfare to properties in the vicinity.
5. The proposed development, as conditioned, will not have a substantial adverse
effect on surrounding property, or the permitted use thereof, and will be compatible
with the existing and planned land use character of the surrounding area.
Item 8.k. - Page 9
RESOLUTION NO. 14-2210
VTPM 14-001 & PUD 14-001
JUNE 3, 2014
PAGE4
Subdivision of the dual-zoned property is consistent with existing surrounding
properties, which were also dual-zoned and subsequently subdivided along the
zoning boundary.
6. The improvements required, and the manner of development, adequately address
all natural and manmade hazards associated with the proposed development and
the project site, including, but not limited to, flood, seismic, fire and slope hazards.
The proposed subdivision and future development of Parcel 1 will comply with all
applicable California Building Code (CBC) requirements relating to seismic and fire
hazards. The site is not subject to flooding, and there are no steep slopes present
on the site.
7. The proposed development carries out the intent of the Planned Unit Development
provisions by providing a more efficient use of the land and an excellence of design
greater than that which could be achieved through the application of conventional
development standards.
The proposed subdivision provides a more efficient use of the land than that which
could be achieved through the strict application of OMU zoning district development r--·
standards. Dividing the property along the zoning boundary allows for a clean
separation of uses. ---'
8. The proposed development complies with all applicable performance standards
listed in Section 16.32.050(E).
There is no proposed development at this time. The proposed subdivision
delineates a building envelop for Parcel 1. Future development of Parcel 1 will
require a Conditional Use Permit per Section 16.36.030 of the Arroyo Grande
Municipal Code. Adherence to applicable performance standards will be assessed
at the time of application submittal.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo
Grande hereby approves Vestirtg Tentative Parcel Map No. 14-001 and Planned Unit
Development No. 14-001, as shown in Exhibit "B," attached hereto and in~orporated herein
by this reference with-the above findings and subject to the conditions as set forth in Exhibit
"A", attached he'reto and incorporated herein by this reference.
On motion by Commissioner Russom, seconded by Commissioner Keen, and by the
following roll call vote, to wit:
AYES:
NOES:
ABSENT:
Russom, Keen, Goss, Sperow, Martin
None
None
I '"
Item 8.k. - Page 10
RESOLUTION N0.14-2210
VTPM 14-001 & PUD 14-001
JUNE 3, 2014
PAGES
the foregoing Resolution was adopted this 3rd day of June, 2014.
ATTEST:
J~~
CHAIR
AS TO CONTENT:
~ £ 101= ·C:---rds~ ccusH
COMMUNITY DEVELOPMENT DIRECTOR
Item 8.k. - Page 11
RESOLUTION NO. 14-2210
VTPM 14-001 & PUD 14-001
JUNE 3, 2014
PAGES
EXHIBIT "A"
CONDITIONS OF APPROVAL
VESTING TENTATIVE PARCEL MAP NO. 14-001
PLANNED UNIT DEVELOPMENT N0.14-001
1450 Chilton Street
Patrick Kimbell & Carlos Castaneda
This approval authorizes the subdivision of a 15,779 square foot property into two (2)
parcels of 7 ,250 and 8,529 square feet consistent with the dual zoning of the property (SF
and OMU).
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS:
1. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
2. The applicant shall comply with all conditions of approval for Vesting Tentative Parcel
Map No. 14-001 and Planned Unit Development No. 14-001.
3. Development shall occur in substantial conformance with the plans presented to the
Planning Commission at its meeting of June 3, 2014 and marked Exhibit "B".
4. This tentative map approval shall automatically expire on June 3, 2016 unless the
final map is recorded or a time extension is granted pursuant to Section 16.12.140
of the Development Code.
5. The applicant shall, as a condition of approval of this tentative or final map
application, defend, indemnify and hold harmless the City of Arroyo Grande, its
present or former agents, officers and employees from any claim, action, or
proceeding against the City, its past or present agents, officers, or employees to
attack, set aside, void, or annul City's approval of this subdivision, which action is
brought within the time period provided for by law. This condition is subject to the
provisions of Government Code Section 66474~9. which are incorporated by
reference herein as though set forth in full.
PLANNING DIVISION
6.
7.
Future development of Parcel 1 shall primarily be commercial use (as allowed in the
Office Mixed Use (OMU) zoning district). Any residential use must be clearly
subordinate, incidental and accessory to the principal commercial use. Any
residential development shall not exceed fifty percent (50%) of the overall project
square footage. Development shall be limited to the area within the delineated
building envelop shown on the Tentative Parcel Map (Exhibit B).
Condition No. 6 shall be included on the final map.
n
Item 8.k. - Page 12
I -'
RESOLUTION NO. 14-2210
VTPM 14-001 & PUD 14-001
JUNE 3, 2014
PAGE7
8. Pursuant to Section 16.36.030 of the Arroyo Grande Municipal Code, a _Conditional
Use Permit (CUP) is required for all new commercial buildings. As an additional
submittal requirement for the Conditional Use Permit application, a health risk
assessment shall be provided for any proposed residential use. Recommendations
from the health risk assessment shall be incorporated into the design of the project.
ENGINEERING DIVISION
All conditions of approval as listed below are to be complied with prior to recording the map,
unless specifically noted otherwise.
GENERAL CONDITIONS
9. For the duration of construction activities, clean all streets, curbs, gutters and
sidewalks at the end of the day's operations or as directed by the Director of
Community Development or the Director of Parks, Recreation and Maintenance.
10. Perform construction activities during normal business .hours (Monday through
Friday, 7 AM. to 5 P.M.) for noise and inspection purposes. The developer or
contractor shall refrain from performing any work other than site maintenance
outside of these hours, unless an emergency arises or approved by the Community
Development Director. The City may hold the developer or contractor responsible
for any expenses incurred by the City due to work outside of these hours.
SPECIAL CONDITION
11. Prior to recording the final map, a tree removal mitigation plan shall be submitted,
approved by the Public Works Director, and implemented. Tree replacement shall
be at a ratio of 3:1 for the six (6) trees previously removed on the project site for a
total of eighteen (18) replacement trees. It is expected that the trees will be planted
off-site at a pre-approved receiver site within" the City. Replacement trees can be a
combination of one (1) and five (5) gallon tree sizes, with at least nine (9) five (5)
gallon size trees.
IMPROVEMENT PLANS
12. Property line for parcel 1 is not at back of sidewalk. No structures shall be
constructed within the City's right-of-way. An agreement will be required for any
proposed improvements within the City's right-of-way.
WATER
13. Each parcel shall have separate water meters.
14. At the time of building permit application, plans shall show lots using fire sprinklers
shall have individual service connections. If the units are to be fire sprinkled, a fire
sprinkler engineer shall determine the size of the water meters.
Item 8.k. - Page 13
RESOLUTION N0.14-2210
VTPM 14-001 & PUD 14-001
JUNE 3, 2014
PAGES
15. Existing water services to be abandoned shall be properly abandoned and capped at
the main per the requirements of the Public Works Director.
16. The existing dwarf hydrant adjacent to the property fence shall be abandoned.
17. The existing 2" waterline on Chilton shall be abandoned per City standards. Water
service for addresses 1481 and 1503 shall be connected to the main on El Camino
Real.
18. Existing water meter on El Camino Real shall be used to serve Parcel 1.
SEWER
19. Each parcel shall be provided a separate sewer lateral: Sewer lateral on El Camino
Real to serve Parcel 1 shall be required. This will require permission from City
Manager for any trenching on El Camino Real. New paving from property line to
property line shall be expected.
20. All sewer laterals within the public right of way must have a minimum slope of 2%.
21. All sewer mains or laterals crossing or parallel to public water facilities shall be [
constructed in accordance with California State Health Agency standards. .:.::,
22. Existing sewer laterals to be abandoned shall be properly abandoned and capped at
the main per the requirements of the Director of Public Works.
23. The existing sewer easement between the parcels shall be protected. The map shall
include a note indicating that there shall be no construction or planting within this
easement.
PUBLIC UTILITIES
24. Prior to issuing a building permit for Parcel 1, all new and existing overhead public
· utilities shall be placed underground in accordance with Section 16.68.050 of the
Development Code.
STREETS
25. Obtain approval from the Director of Publ!c Works prior to excavating in any street
recently over-laid or slurry sealed. The Director shall approve the method of repair of
any such trenches, but shall not be limited to an overlay, slurry seal, or fog seal.
26. All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned
and filled with epoxy.
27. All street repairs shall be constructed to City standards.
Item 8.k. - Page 14
RESOLUTION NO. 14-2210
VTPM 14-001 &·PUD 14-001
JUNE 3, 2014
PAGES
DRAINAGE
28. Erosion control shall be maintained until Parcel 1 has been developed or vegetation
to cover all the disturbed area has been established.
DEDICATIONS AND EASEMENTS
29. All easements, abandonments, or similar documents to be recorded as a document
separate from a map, shall be prepared by the applicant on 8 Y2" x 11" City standard
forms, and shall include legal descriptions, sketches, closure calculations, and a
current preliminary title report. The applicant shall be responsible for all required
fees, including any additional required City processing.
30. Street tree planting and maintenance easements shall be 'dedicated adjacent to all
street right of ways. Street tree easements shall be a minimum of 10 feet beyond the
right of way, except that street tree easements shall exclude the area covered by
public utility easements.
31. A Public Utility Easement (PUE) shall be reserved a minimum 6 feet wide adjacent to
all street right of ways. The PUE shall be wider where necessary for the installation
or maintenance of the public utility vaults, pads, or similar facilities.
PERMITS
32. Obtain an encroachment permit prior to performing any of the following:
a. Performing work in the City right of way,
b. Staging work in the City right of way,
c. Stockpiling material in the City right of way,
d. Storing equipment in the City right of way.
33. A grading permit is required prior to commencement of any grading operations on
site.
34. Pay all required City fees at the time they are due.
35. Fees to be paid prior to plan approval:
a. Map check fee.
b. Plan check for grading plans based on an approved earthwork estimate.
c. Plan check for improvement plans based on an approved construction cost
estimate.
d. Permit Fee for grading plans based on an approved earthwork estimate.
Item 8.k. - Page 15
RESOLUTION N0.14-2210
VTPM 14-001 & PUD 14-001
JUNE 3, 2014
PAGE10
e. Inspection fee of subdivision or public works construction plans based on
an approved construction cost estimate.
36. Impact fees to specific capital improvement projects as determined by the Community
Development Director.
IMPROVEMENT SECURITIES
37. All improvement securities shall be of a form as set forth in Development Code
Section 16.68.090, Improvement Securities.
OTHER DOCUMENTATION
38. Tax Certificate: The applicant shall furnish a certificate from the tax collector's office
indicating that there are no unpaid taxes or special assessments against the property.
________________ Ib~-~RP-licant may_be_ reguired to bond for qffil_ unpaid taxel:?_or_jj~JJ~-~gsiinst the
property. This shall be submitted prior to placing the map on the City Council Agenda
for approval.
39. Preliminary Title Report: A current preliminary title report shall be submitted to the
Director of Public Works prior to checking the map.
40. Subdivision Guarantee: A current subdivision guarantee shall be submitted to the
Director of Public Works with the final submittal of the Map.
PRIOR TO ISSUING A BUILDING PERMIT
41. The Final Map shall be recorded with all pertinent conditions of approval satisfied.
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Item 8.k. - Page 16
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