STAFF REPORT TO THE CITY COUNCIL
DATE: Regular Meeting of February 28, 2023
TO: Mayor and Members of the City Council
VIA: Dante Hall, City Manager
SUBMITTED BY: Tim Rood, Community Development Director Michael Roberts, City Engineer
Larissa Alchin, Contract Planner
SUBJECT: Lot Line Adjustment 22-02 for Sycamore Crossing for Lots 1 and 2 of Parcel Map MS 476-97 (APNs 404-020-094 & 404-020-095) RECOMMENDED ACTION: Adopt a Resolution approving Lot Line Adjustment 22-02 for Sycamore Crossing to facilitate development of the approved hotel.
EXECUTIVE SUMMARY:
To facilitate the development of the approved hotel at Sycamore Crossing, the owners of the two parcels composing the Sycamore Crossing site, Hercules Hospitality LLC and Lewis Management Corporation, propose a lot line adjustment between the two parcels, Lot 1 Assessor Parcel Number (APN) 404-020-094 and Lot 2 APN 404-020-095. The proposed lots are consistent with the approved Planned Development Plan and meet the Municipal Code and State Subdivision Map Act requirements for a Lot Line Adjustment. The accompanying plat map and legal exhibits have been provided in a form acceptable to the City Engineer. Council approval is required under the Municipal Code.
BACKGROUND:
The proposed lot line adjustment will facilitate the development of the proposed hotel by adjusting the boundaries of the existing Lot 1, the hotel site, consistent with the approved Sycamore Crossing Initial/Final Planned Development Plan FPDP #14-01.
Figure 1 shows the proposed changes to the southeastern boundary of the hotel parcel.
Figure 1. Proposed Lot Line Adjustment
The two existing lots are bounded by San Pablo Avenue, Sycamore Avenue, and Tsushima Street in the City of Hercules. Lot 1 (1.77 acres) fronts Sycamore Avenue and abuts the west side of the creek. Parcel 2 (11.12 acres) extends from Tsushima Street on the west side of the site, across the creek, to the eastern tip at the intersection of San Pablo Avenue and Sycamore Avenue. The Sycamore Crossing site is bifurcated by the west branch of Refugio Creek (also known as Ohlone Creek). The current configuration of Lot 1 and 2 was approved by Lot Line Adjustment 17-01 and recorded as Instrument No. 2017-0087541.
The City Council adopted Resolution No. 2019-051 on September 10, 2019, approving a Sycamore Crossing vesting tentative map creating Parcel A, B, C, D, E, F, and G. However, a Final Map was not completed.
As shown below in Figure 1 and in Attachment 2, Legal Description, the proposed lot line adjustment would transfer approximately 0.17 acres along Refugio Creek from Lot 2 to Lot 1 and transfer approximately 0.05 acres from Lot 1 to Lot 2, for a net transfer of 0.12 acres from Lot 2 to Lot 1, resulting in a new Lot 1 area of 1.89 acres and Lot 2 area of 11.0 acres.
ANALYSIS
Section 10-2.102(e) of the Hercules Municipal Code and Section 66412(d) of the State Subdivision Map Act provide that lot line adjustments of the type being requested are not subject to other subdivision provisions so long as:
The proposed lot line adjustment is between two or more existing adjacent parcels; The land taken from one parcel is added to an adjacent parcel; A greater number of parcels than originally existed is not created; The City of Hercules has not imposed conditions or exactions on its approval of the lot line adjustment except to conform to local zoning and building ordinances; and The lot line adjustment is approved by the City Council in a form acceptable to the City Engineer.
Pursuant to State Govt. Code Section 66412(d), staff finds the proposed lot line adjustment conforms to the local General Plan, any applicable specific plan, any applicable coastal plan (none are applicable within the City of Hercules) and to zoning and building ordinances as follows:
General Plan
The proposed Lot Line Adjustment involves two properties designed Planned Commercial-Residential (PC-R), Public/Semi-Public Open Space (P/SP-OS), and General Commercial (GC) in the General Plan. The proposed lot line adjustment does not alter the two parcels’ compliance with the General Plan Land Use designations.
Central Hercules Plan
The proposed Lot Line Adjustment involves two properties within the Central Hercules Plan area, which was adopted in 2001. The proposed lot line adjustment does not alter the two parcels’ conformance to the Regulating Code of the Central Hercules Plan.
Zoning Ordinance
The current zoning approved for the overall Sycamore Crossing site through the Sycamore Crossing Initial/Final Planned Development Plan (FPDP 14-01) includes Planned Commercial Residential Mixed-Use, with lot size, frontage and depth standards as defined in the FPDP; General Commercial (CG), with lot size, frontage and depth standards as defined in the Zoning Code, and Public/Quasi-Public—Open Space, which has no minimum lot size, frontage, or depth. Figure 2 shows the current zoning designations per the approved FPDP.
Figure 2. Current zoning map
Lot 1 will conform with Planned Commercial Residencial Mixed-Use zoning in that the proposed lot size, frontage and depth and proposed setbacks are consistent with the approved FPDP.
Lot 2 will conform with Planned Commercial Residencial Mixed-Use zoning in that lot size, frontage and depth and proposed setbacks are consistent with the approved FPDP. Lot 2 will also conform to General Commercial (CG) zoning requirements in that the lot meets the minimum lot size of 0.23 acres, lot frontage of 100 ft and lot depth of 100 ft.
Building Code
The proposed Lot Line Adjustment involves two vacant properties (containing no structures) and therefore no inconsistency with building codes is created.
Subdivision Map Act
The proposed project is consistent with the Subdivision Map Act 66412(d) since it involves a lot line adjustment between four or fewer existing adjoining parcels where the land taken from one parcel is added to an adjoining parcel and because a greater number of parcels than originally existed will not be created. Also, as noted above, the proposed lot line adjustment results in no inconsistency with the City’s General Plan and Zoning Ordinance.
FISCAL IMPACT OF RECOMMENDATION:
There is no fiscal impact associated with this item.
ATTACHMENTS:
Attachment 1 – Draft Resolution
Attachment 2 – Exhibit A – Legal Description
Attachment 3 – LLA Mapping Exhibit
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